HomeMy WebLinkAboutItem No. 23CITY OF LAKE ELSINORE
REPORT TO CITY COUNCIL /REDEVELOPMENT AGENCY
TO: MAYOR & CITY COUNCIL /REDEVELOPMENT AGENCY BOARD
FROM: RON MOLENDYK, CITY MANAGER
DATE: MAY-25,. 1993
SUBJECT: SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP"
27223 (CAPE OF GOOD HOPE) FRIENDLY GROUP 7
REQUESTED USE
A request to approve the Cape of Good Hope Specific Plan (SP 92 -1)
and, the subdivision of the site's 40 acres into 67 custom single -
family residential lots ranging in size from 7,200 to 23,250 square
feet (TTM 27223).
BACKGROIIND
At the March 3, 1993 meeting of the Planning Commission the above
referenced project was denied without prejudice based on concerns
expressed by the Planning Commission and neighboring: residents. A
special committee of neighborhood residents was formed to meet with
members of the Planning Commission and the applicant to resolve a
number of issues associated with this project,
When it was felt that these issues had been properly addressed, the
project was rescheduled for hearing. At its May 5, 1993 meeting
(minutes and staff report attached) Planning Commission recommended
the following to City Council:
1)' Adoption of.Mitigated Negative Declaration 92 -Y;
2) Approval of Specific Plan 92 -1 (adopting Resolution No.
93 -4): and ., .
3) - Approval of Tentative Tract Map 27223 based on the
following Findings and subject to the attached Conditions
of Approval.
DISCUSSION
A number of meetings were held with the applicant, City staff
and /or the neighboring residents, -prior to the May '5th Planning
Commission meeting. The project was modified in an attempt to
address some of the concerns raised by the Planning Commissioni and
the neighboring residents. However, at the May 5th meeting a
number of issues not addressed in the form of modifications to the
plan were discussed: In response to these concerns, condition #'s
10, 14, 17, 51 and 52 were, modified 'imposing more specific
requirements and /or to include additional verbiage for
clarification. In addition, condition # 54 was added and condition
# 8 was modified to include additional verbiage 'subject to the
determination of the City Attorney with respect, to legality and
feasibility. -
ENVIRONMENTAL
The project has been- reviewed pursuant to the-'California
Environmental Quality Act (CEQA) and has been found not to have any
significant impact on the environment or that any impacts will be
mitigated. Subsequently, Mitigated Negative Declaration 92 -1 has
been prepared.
AGENDA ITEM NO. a 3
PAGE ./OF -J
Page 2
May 25, 1993
SUBJECT: SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223
FRIENDLY GROUP 7
RECOMMENDATION
Based on the analysis presented and on Planning Commission
recommendation, staff recommends that the City Council approve the
following:
1) Mitigated Negative Declaration 92 -1.
2) Specific Plan 92 -1 and adopt Ordinance 9sq; and
3) Tentative Tract Map 27223; -
All shall be based on the Findings and subject to the Conditions of
Approval herein attached.
It is recommended that the Redevelopment Agency concur with City
Council action.
FINDINGS - SPECIFIC PLAN 92 -1
1. The Cape of Good Hope Specific Plan meets the City's Specific
Plan criteria for content and required 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 Cape of Good Hope Specific
Plan. Approval of the Specific Plan shall not be interpreted
as waiving compliance with other provisions of the Lake
Elsinore City Code, except in those areas where the Specific
Plan expressly regulates a use.
3. This request will comply with the California Environmental
Quality Act (CEQA). Mitigated Negative Declaration 92 -1 has
been prepared with the finding that this project will not have
any adverse impacts on the environment or that any impacts
will be adequately mitigated.
FINDINGS - TENTATIVE TRACT MAP 27223
1. The proposed subdivision, together with the provisions for its
design and improvement, is consistent with the General Plan.
The proposed subdivision is compatible with the objectives,_
policies, general land uses and programs specified in the
General Plan and any applicable Specific Plan. (Government
Code Section 66473.5)
2. The effects this project is likely to have upon the housing
needs of the region and the needs against the public service
of its residents and available fiscal and environmental .
resources have been considered and are balanced.
3. The design of the subdivision provides to the extent feasible,
for future passive or natural heating or cooling opportunities
in the subdivision. (Governmental Code Section 66412.3)
AGENDA ITEM NO._ .-
PAGE Z OF S/
Page 3,
May 25, 1993
SUBJECT: SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223
FRIENDLY GROUP 7
4. Elsinore Valley .Municipal Water .District (EVMWD) has
determined that the discharge of waste from the proposed
subdivision . into the existing sewer system will not result in
a violation of the requirements as set out in Section 13000 et
seq. of the California _Water. Code (Government Code Section
66474.6).
PREPARED BY: John De Gan a
g Associate Planner
REVIEWED BY: 6A-
Kevin Shear, Community Development Manager
APPROVED BY:
s 0 A is nt City Manager
APPROVED FOR 'l,
AGENDA LISTING: ll�
Ron Molendyk, City Manager
AGENDA ITEM NO.
PAGE 3 OF `�I
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 i TTM 27223
annina -DeDartment
1. The text of the January 1993 version of the Cape of Good Hope
Specific Plan and the associated environmental document
Mitigated Negative Declaration 92 -1 shall be revised to
incorporate any corrections and revisions and any
typographical errors subsequent to their approval. A final
Specific Plan and Neg. Dec. shall be submitted for review and
approval by the Community. Development Director or his
designee within 30 -days of approval by the City Council. No
permit shall be issued until final administrative approval of
the Specific Plan and Neg. Dec. by the Community Development
Director or his designee.
2. Developer shall comply with all mitigation measures
established within the Mitigation Monitoring Program for
Mitigated Negative Declaration 92 -1..
3. An open space plan shall delineate areas to be within
homeowners' association easements and other maintenance
responsibilities and shall. be approved by the Community
Development Director and the Community Services Director.
4. House plotting, architectural drawings, floor plans, land-
scaping and fences /walls shall require Minor Design Review
approval prior to issuance of building permits. All standards
of development and procedural steps in effect at the Minor
Design Review submittal shall apply for this project.
5. A wall and fencing plan shall be developed which designates
where the various fencing types are to be located, i.e.,
decorative masonry, or a combination wrought iron and
decorative masonry or wood. Said wall and fencing plan shall
prohibit wood fencing unless provisions are made for a
homeowners' association to ensure maintenance. The wall and
fencing plan shall be reviewed and approved by the Community
Development Director prior to final map approval.
6. Automatic Garage door openers shall be installed in all
residential units. In cases where garage doors are set back
less than 20 feet (201) from the back of the sidewalk, roll -up
doors shall be used and shall be subject to approval by the
Community Development Director or his designee.
7. For single - family detached housing, on- street parking shall be
provided at a minimum of one (1) space per unit /lot. On-
street parking can be aggregated within a neighborhood.
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.
9. The grade for local streets shall generally not exceed nine
percent (9 %) with the exception that grades up to a maximum of
fifteen percent (15 %) will be considered because of design
constraints with the approval of the City Engineer.
10. Slopes -- =-"-• "••-' lots that are in excess of three -feet
(31) 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.
ACED' J
PACE OF 37 - -- -
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 & TTM 27223 CONT.
c
11. All open space and slopes outside the public right -of -way
shall be owned and maintained $y either' the master home
owners' association or private owners. All open space areas
owned by the homeowners' association shall be offered for
irrevocable dedication to the. City if.deemed necessary or
appropriate by the City.`. Maintenance responsibilities shall
be further defined per the provisions of Condition #3.above.
12. Drainage, structures required on large slopes shall be designed
to avoid an angular layout or rigid geometric patterns'.
13. The developer shall establish a Homeowners Association and
record associated CC & R's to manage and impose fees to
maintain all slope or 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 Community Development Director 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. CC & R's shall be
approved prior to final map approval.
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.
15. Tentative Tract Map 27223 is approved subject to the approval
of Specific Plan 92 -1.
16. Tentative Tract Map 27223 will. expire two (2) -years from date
of approval unless an extension of time is granted by the City
of Lake 'Elsinore City Council din accordance,,with the
Subdivision Map Act.
17. 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 shall be modified to reflect,
said condition.
18. Street names within the subdivision shall be approved by the
Planning Division.
19. Comply with all conditions of the Riverside County Fire
Department including: A) all access easements to open space
for. fire equipment must be approved prior to final map
approval, and B) all required fire protection facilities,
that are to be provided must be: submitted in writing to
Riverside County Fire Department. `..
20. Applicant must meet all requirements of Elsinore' Valley
Municipal Water District (EVNWD).
21. 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 EVMWD.
22. 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
A�"�� tip. a3
AGENDA
PR3E '3 Or ..
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 8 TTM 27223 CONT.
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.
23. Developer shall participate in the City of Lake Elsinore City-
wide Landscaping and. Street Lighting District pursuant -to
Resolution 88 -27.
24. Prior to final map approval of TTM 27223, applicant shall have
entered into a school impact mitigation agreement with the
Lake Elsinore unified School District.
25. Meet all requirements of Southern California Gas Company.
26. Meet all requirements of General Telephone.
27. 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.
28. Prior to final map approval the developer shall submit for
Community Development Director review and approval a design
manual separate and in addition to the design criteria
included within the Specific Plan." The design manual shall
identify for each architectural theme (established by the
Specific Plan) the, following specifications: building
materials, textures and colors; roof materials, style, pitch
and color; type and style of architectural enhancements;
accent materials, textures and colors; building massing and
scale; and distinguishing unique features. "
29. Prior to issuance of any grading permit or building permit,
subdivider shall sign and complete an "Acknowledgment of
Conditions" and shall return the executed original to the
Community Development Department.
30. Pay all applicable City fees in force at the time,- (including
park in lieu fees) , prior to the issuance of building permits.
Engineering Department
31. 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.
32. 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 approval of
final map (Lake Elsinore Municipal Code 16.34).
33. Pay all fees and meet requirements of encroachment permit
issued by the Engineering Department for construction of off -
site public works improvements (Municipal Code, Title 12,
Chapter 12.08 and Resolution 83 -78). 'All fees and
requirements for encroachment permit shall be fulfilled before
Certificate of Occupancy.
34. Public works improvement plans and specifications shall be
prepared by a civil engineer and improvements shall be to
Riverside County Road-Department Standards and City Codes
(Lake Elsinore Municipal Code 12.04 and 16.34).
35. Dedicate underground water rights to the City (Municipal Code,
Title 16, chapter 16.52.030).
36. Pay all Capital Improvement and Plan Check fees (Municipal
Code, Title 16, Chapter 16.34; Resolution 85 -26).
_ 1
AG_hD^ IT =AS NO.
PAGE 4(e OF�
CONDITIONS OF APPROVAL FOR - SPECIFIC PLAN 92 -1 6 TTM 27223 CONT.
37. All compaction 'reports, grade. certification, monument
jcertification (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.
38. Submit a letter of verification, (will -serve) to the City
Engineering-Department, from the:` applicable water district,
stating water and sewer arrangements have been made-for this
project and all sewer and water easements shall be secured
prior to final map approval..
39. Provide street lighting and show, lighting improvements on
street improvement plans as required by the City Engineer.
40. All natural drainage traversing site shall be conveyed through
site, or shall be collected and conveyed by a method approved
by the City Engineer.,
41. On -site 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.
42. Applicant shall enter into a subdivision agreement with the
City for all -off -site improvements .and bond for all public
improvements and grading for subject development as required,
by the City Engineer and Chief Building Official. .
43. Applicant shall obtain all necessary off -site easements for
off -site grading from the adjacent property owners prior to
final map approval.
44. 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, subject to
City Engineer approval.
45. All drainage facilities in this tract shall be constructed to
Riverside County Flood Control District Standards.
46. Developer shall contribute $22,500.00 towards the design and
construction of a traffic signal at Mountain Street and Robb
Road. This development will increase traffic at that
intersection at least 15% and should contribute 15% towards
construction.
47. Mountain Street shall be fully improved to its ultimate width
between Robb Road and the tract boundary prior to the first
Certificate of Occupancy.
48. Spruce Street shall be fully improved to its ultimate width
between Lot 63 and Date Street prior to any Certificate of
Occupancy for lots 63 through 67.
49. If grading exceeds 50 cubic yards, grading plans shall be
prepared by Civil Engineer and approved prior to final map
approval. Prior to any grading,, applicant shall obtain a
grading permit and post appropriate security.
50. The owner shall provide the Citywith proof of his having
filed a Notice of intent with the Regional Water Quality
Control Board for the National Pollutant Discharge Elimination
System (NPDES) with a storm water pollution prevention plan
prior to issuance of grading permits.
51. 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
AGENDA 1iE,10 DJA. - 5.S_%2u 0 '
FACT O� S�
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 i TTM 27223,CONT.
Cotta will take place when APN 389- 190 -002 is developed, in,
the interim, emergency secondaryy 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.
52. 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.
53. All graded pads shall be hydroseeded and have an irrigation
system installed on them (for aesthetic purposes and erosion
control) if building permits have not been pulled within 90
days of the completion of grading or when determined necessary
by the Community Development Director. A bond shall be posted
prior to the issuance to grading permits for,all 67 lots to
insure that this is carried out.
54. 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.
AGENDA ITEM, 140. 3 04gr.1
pa
PAG= O OF 5�
MINUTES OF LAKE ELSINORE PLANNING
HELD ON THE 5TH DAY OF MAY
THE MEETING WAS CALLED TO ORDER AT.7:00P.M.,
PLEDGE OF ALLEGIANCE was led by Commissioner Wilsey.
ROLL CALL:
PRESENT: COMMISSIONERS: Wilsey, Bullard, and Brinley:
ABSENT: COMMISSIONERS: Neff
1993
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
Tentative Parcel Map 27659 - OakGrove Equities - Associate
Planner De Gange presented a.request to subdivide 49.2 acre"
into -9 commercial- lots within jahe Elsinore City Center
ecific Plan" area. The site is located at the southeast
po ion of the intersection" of Grape Street and Railroad
Cany Road. ?
Chairwom Brinley opened the public hearing at•7b07 p.m., and
asked for y written communication. The Secretary reported
no written c munications. She then asked for anyone wishing
to speak in f or.
Mr. Glen"Daigle, epresenting Oak Grove, stated the civil
engineer is also pr ent and they ";will answer any questions
that may arise..
Chairwoman Brinley asked r anyone else wishing to speak in
favor. Receiving no respon e, sY'e asked for those opposed.
Receiving no response,-she,askqd for anyone wishing to speak
on the matter. Receiving'no red 'rise, the public hearing was
closed at 7:09 p.m. .J A
Commissioner Bullard commented on div ion of the property,
timing, the reaabn being to develop at a faster rate and
obtain financg.
There beil�4o further discussion', Chairwoman inley called
for a motion.
r•
MOVFD,BY COMMISSIONER WILSEY,'SECOND BY COMMISSIONER ULLARD
AN� CARRIED BY UNANIMOUS VOTE TO RECOMMEND TO CITY C CIL
;APPROVAL OF TENTATIVE PARCEL MAP 27659 BASED ON THE FIND GS
AND SUBJECT TO THE CONDITIONS OF APPROVAL LISTED IN THE STA
REPORT.
2. Specific Plan 92 -1 and Tentatives!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
AGENDA ITEM N10.
PAGE.. L OF St
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 - outs,
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::'%DA ITEM NJ.
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 7:35p.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 "4asked Mr. Crowe to.address
some of the concerns raised.
Mr..Crowe addresses the followingconcerns: .
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,.expliined . the.type ofllock and gate proposed and
that it will not be opened i for . any access other than
emergency and who will have keys, and; .penalties included
in the homeowners agreement!`fif this gate is opened by
unauthorized individuals.
Slopes, explained that the!
>now; there are a few place;
sloughing off of rock and 3
Mountain Street is extende
amount of flows are turned
Street and reduce the exist:
be monitored by _soils .spe
grading operation and they i
they go through the project s
is less stable.
.opes are reasonably stable
where there has been some
s granular material. once
through the project the
and will go down Mountain
ig flows. The project will
Lalists through the .total
.11 make recommendations as
Lould they find an area that
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
homeowner association failure and the
discussion at the meeting regarding p
o
Leslie to address the
City's recourse, and the
ssible condition.
AGENDA 1TEh'I No' .11.
PAGE /� OF 3l�-
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 lie 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 lime for installation of storm drainage and the size.
AGENDA ITEM NO.
PACE i OF 'T/
Planning Commission _
May 5, 1993
Page 5
SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT 'MAP 27223,
Discussion ensued on the time ine for installation of storm.
drain and, if it becom e es 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:'
-,Hillsides, 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 l
as proposed in the- Specific.Plan.
Engineering Manager O'Donnell exp
slopes are fairly stable.:and a
provide confirmation on anything
the geotechnical backup material.
.,Whether a combination- -crib wal
wall, would be.feasible ?.
ined that normally 2 to 1
otechnicaL engineer must
:eeper.. He then detailed
and .2 to 1.`above the crib
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 l slope.
• Condition number 10, lan8scaping,' 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 ",l that would encompass all
lots, and.add subject to review and approval by the City's
Landscape Architect.
Engineering Manager,O'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 startibefore.7:00 a.m. and cease
at 5:010 p.m., Monday through Fri'da'y "..
• The safest way to close
permanently,. Mountain Avenue,
Engineering Manager O'Donnell ri
approach, install a cul -de -sac
could be placed there.
the secondary access
ice condition number 51.
ponded to remove the driveway
id,la six inch curb or a slope
AGENDA ITEM NO. o�
PAGE 13 OF 5�
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 configure
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:
Conditibn'No. 8e 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 on Individual lets that are' in
excess of three -feet (31) -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.
AGE %DA ITEM
ff��N//SO. 0J
PAGE. ��
Planning Commission
May 5, :1993
Page 7
SPECIFIC PLAN 92 -i nND TFN ATT� TRACT MAP 27223
Condition No. 17: 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 shall be modified to
reflect said.condition.
Condition No. 51: The applicant shall provide for permanent
secondary access from the easterly
boundary of th6 tract that will connect
to Terra Cotta!iacross 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.
Condition No. 52: 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.
Condition No.-54: 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 74
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. SpecificPlan 93 -3, Environmental - Impact rt 93 -3 and
lopment Agreement - Eastlake•Commun Builders /City of
Lake inore - City Planner Leslie ' ed that he would keep
his repor ief and would re that the - Commission allow
representative East L Community Builders to present the
project in more det He then explained the project is a
3,000 acre maste lanned nity.containing a diverse mix
of resident , commercial, open °ce and public uses, the
site is erally bounded by Lakeshore a on the north,
AGENDA ITEM NO.
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: PLANNING COMMISSION
FROM: KEVIN SHEAR, COMMUNITY DEVELOPMENT MANAGER
FOR: PLANNING COMMISSION MEETING OF MAY 5, 1993
SUBJECT: SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 (CAPE OF
GOOD HOPE) FRIENDLY GROUP 7 / K.S. CHEN (DENIED WITHOUT
PREJUDICE AT THE MARCH 3, 1993 MEETING)
FiT-q4T@1A4
A request to approve the Cape of Good Hope Specific Plan (SP 92 -1)
and, the subdivision of the site's 40 acres into 67 custom single -
family residential lots ranging in size from 7,200 to 23,250 and
with an average,of 13,978 square feet (TTM 27223).
BACKGROUND
At its March 3, 1993 meeting the Planning Commission denied without
prejudice the above referenced project (minutes and staff report
attached). The denial of this project was based on the following
concerns expressed by neighboring residents and the Planning
Commission:
• The project as proposed would be a private /gated.
community. This concept was looked at unfavorably..
• The project proposed to utilize existing streets (Apple
Blossom and Cherry Blossom) for access into the tract.
The concern was that traffic within the existing tract
would be increased.
• Concerns with respect to soil stability were expressed
due to the project's proximity to existing residences and
its proposed 1.5 to 1 slopes.
• Currently drainage from the project site comes from up
slope via natural channels. During periods of heavy rain
Apple Blossom and Cherry Blossom are inundated with water
and mud from up slope. A concern was raised that
.development of this project would increase and /or
concentrate this runoff exacerbating the existing
problem.
• When the project initially went to hearing many residents
felt they were not properly notified.
• A concern . was raised that potentially the project could
be graded and left undeveloped. This would be
aesthetically displeasing and would increase erosion.
• There are no existing parks within the general vicinity
of this project. The addition of 67 lots in this area
would increase the demand for parks.
In order to address these concerns a special committee of
neighborhood residents was formed to meet with members of the
Planning Commission and the applicant. Two meetings were held for
this purpose (March 11th and April 13th). At these meetings the
applicant attempted to either answer or address these concerns with
modifications to the project. The following modifications have
been made:
1) The project is no longer proposed as a private gated
community.
AGENDA ITEM NO.
PAGE OFfL.—,,�,
Public Hearing
SP 92 -1 and
TTM 27223
May 5, 1993
Page 2
2) The access point on Apple /Cherry Blossom has been
modified to a temporary access gate for emergency
vehicle use only. The proj'ect's main through. street
which is the extension of Mountain will be stubbed at the
project boundary. Mountain will.be extended through the
adjacent property so that it eventually outlets to Terra
Cotta when this property is developed. At that time the
temporary emergency vehicle access point and gate. will be
removed.
3) The drainage from the portion of the project up slope
from Mountain will be- directed down Mountain and
eventually to Terra Cotta provided off -site drainage
easements can be obtained. If these easements cannot be
obtained the drainage will be directed _through a storm
drain system running beneath!Cherry Blossom.
4) The' applicant has supplied an updated .300<foot radius
mailing label `list.
NVIRONME
The project has been reviewed pursuant to! the, California
Environmental Quality Act (CEQA) and has been found'not to have any
significant impact on the environment or that any impacts will be
mitigated. Subsequently, Mitigated Negative Declaration 92 -1 has
been prepared.
RECOMMENDATION
It is recommended that Planning Commission: _.
t,
Recommend to City Council adoption of Mitigated Negative
Declaration 92 -1;
Recommend to the City Council.approval : of Specific.Plan 92 -1
adopt Resolution No. 93 -4; and �t
Recommend to the City Council approval of Tentative Tract Map
27223 based on the following Findings and subject to the
attached Conditions of Approval.,
FINDINGS - SPECIFIC PLAN 92 -1
1. The Cape of Good Hope Specific Plan meets the City's Specific
Plan criteria for content and required 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 Cape of Good Hope Specific
Plan. Approval of the Specific Plan shall not be interpreted
as waiving compliance with other provisions of the Lake
Elsinore City Code, except in those areas where the Specific
Plan expressly regulates a use.
3. This request will comply with the California Environmental
Quality Act (CEQA). Mitigated Negative Declaration 92 -1 has
been prepared with the finding that this project will not have
any adverse impacts on the environment or that any impacts
will be adequately mitigated.-
AGENDA ITEM NO.
PAGE OF
Public Hearing
SP 92 -1 and
TTM 27223
May 5, 1993
Page 3
FINDINGS - TENTATIVE TRACT MAP 27223
1. The proposed subdivision, together with the provisions for its
design and improvement, is consistent with the General Plan.
The proposed subdivision is compatible with the objectives,
policies, general land uses and programs specified in the
General Plan and any applicable Specific Plan. (Government
Code Section 66473.5)
2. The effects this project is likely to have upon the housing
needs of the region and the needs against the public service
of its residents and available fiscal and environmental
resources have been considered and are balanced.
3. The design of the subdivision provides to the extent feasible,
for future passive or natural heating or cooling opportunities
in the subdivision. (Governmental Code Section 66412.3)
4. Elsinore Valley Municipal Water District (EVMWD) has
determined that the discharge of waste from the proposed
subdivision into the existing sewer system will not result in
a violation of the requirements as set out in Section 13000 et
seq. of the California Water Code (Government Code Section
66474.6).
Prepared by:
Reviewed by:
John De Gange, Associate Planner
Approved for Planning Commission:
llis og s,
Assistant City Manager
AGENDA ITEM NO. L
PAGE OF ��
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 i TTM 27223
Planning Department
1. The text of the January 1993 version of the Cape of Good Hope
Specific Plan and the associated environmental document
Mitigated. Negative - Declaration 92 -1 .shall be revised to
incorporate any corrections and revisions and any
typographical errors subsequent to their - approval., A final
Specific Plan and Neg. Dec. shall be submitted -for review and
approval, by the Community Development Director or his
designee within 30 -days of approval by the City Council. No
permit shall be..issued until final administrative approval of
the Specific Plan and Neg. Dec.. by the Community Development
Director or his designee.
2. Developer shall comply with ,all mitigation measures
established within -the Mitigation Monitoring Program for
Mitigated Negative Declaration 92 -1.
3. An open space plan shall delineate areas to be- within
homeowners' association easements" and other maintenance
responsibilities and shall be approved by the Community
Development Director and the Community Services Director.
4. House plotting, architectural drawings,.. floor plans, land-
scaping and fences /walls shall require .Minor Design Review
approval prior to issuance of building permits. All standards
of development and procedural steps in effect at the Minor
Design Review submittal shall apply for this project.
5. A wall and fencing plan shall be :'developed which designates
where the various fencing types ''are to be located, i.e.,
decorative masonry, or a combination wrought iron and
decorative masonry or wood. Said wall and fencing plan shall
prohibit wood fencing unless provisions are made for a
homeowners' association to ensure maintenance. The wall and
fencing plan shall be reviewed and approved by the Community,
Development Director prior to final map approval
6. Automatic Garage .door openers shall be :installed in all
residential units. In cases where garage doors are set back
less than 20 feet (20') from the back of the sidewalk, roll -up
doors shall be used and shall be: subject to approval by the
Community Development Director or,his designee.
7. For single- family detached housing; on- street parking shall be
provided at a minimum of one (1)i space per unit /lot. On-
street parking can be aggregated within a neighborhood.
y
S. 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.
9. The.grade for local streets.shallg� generally not exceed nine
percent (9 %) with the exception that grades up to a maximum of
fifteen percent-(15 %) will be considered because of design
constraints with the approval of the City Engineer.
10. Slopes on individual lots that are in excess of .three -feet
(31) in height shall be landscaped and irrigation shall be
installed by the developer.
11. All open space and slopes outside the public right -of -way
shall be owned and maintained by either the master.home
owners' association or private owners. All open space areas
owned by the, homeowners' association shall be offered for
irrevocable dedication to the City if deemed necessary or
appropriate by the City. Maintenance responsibilities shall
be further defined per the provisions of Condition #3 above.
12. Drainage structures required on large slopes shall be designed
to avoid an angular layout,or rigid geometric patterns.
AG:NDA ITEiri NO °"
.
PAGE OF 51
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 &,TTM 27223 CONT.
13. The developer shall establish a Homeowners Association and
record associated CC & R's to manage and impose fees to
maintain all slope or 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 Community Development Director 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. CC & R's shall be
approved prior to final map approval.
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 and no roof - mounted or front yard
satellite disk shall be allowed.
15. Tentative Tract Map 27223 is approved subject to the approval
of Specific Plan 92 -1.
16. Tentative Tract Map 27223 will expire two (2) years from date
of approval unless an extension of time is granted by the City
of Lake Elsinore City Council in accordance with the
Subdivision Map Act.
17. The City's Noise Ordinance must be met during all site
preparation activity.
18. Street names within the subdivision shall be approved by the
Planning Division.
19. Comply with all conditions of the Riverside County Fire
Department including: A) all access easements to open space
for fire equipment must be approved prior to final map
approval, and B) all required fire protection facilities
that are to be provided must be submitted in writing to
Riverside County Fire Department.
20. Applicant must meet all requirements of Elsinore Valley
Municipal Water District (EVMWD).
21. 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 EVMWD.
22. 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.
23. Developer shall participate in the City of Lake Elsinore City-
wide Landscaping and Street Lighting District pursuant to
Resolution 88 -27.
24. Prior to final map approval of TTM 27223, applicant shall have
entered into a school impact mitigation agreement with the
Lake Elsinore Unified School District.
25. Meet all requirements of Southern California Gas Company.
26. Meet all requirements of General Telephone.
27. 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.
AGENDA ITEM NO. 6b.
OF
PAGE ZD -51
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 6 TTM 27223 CONT.
28. Prior to final ,map approval the developer shall submit for
- Community Development Director review and approval a design
manual separate. and in addition to the design criteria
included within the Specific Plan'. The design manual shall
identify for each architectural l`theme (established by the
Specific Plan) the following specifications: building
materials, textures and colors; roof materials, style,_pitch
and color;' type and style of architectural enhancements;'
accent materials, textures and' colors; building massing and
scale; and distinguishing unique features.
29. Prior to issuance of any grading permit'or'building permit,
subdivider shall sign and complete an "Acknowledgment of
Conditions" and shall return the', executed- original to the
Community Development Department.'''
30. Pay all applicable City fees''in force at the time, (including
park in lieu fees), prior to the issuance of building permits.
Engineering Department
31. 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'Lapproval.'
32. 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 approval of
final map (Lake Elsinore Municipal Code 16.34).
33. Pay all fees and meet requirements of encroachment permit
issued by the-Engineering Department for construction of off -
site public works improvements (Municipal Code, Title '12,
Chapter 12.08 .and Resolution !83 -78). All fees and
requirements 'for. encroachment permit shall be fulfilled before
Certificate of occupancy.`,
34. Public works improvement plans and specifications shall be
prepared by a civil engineer and'' improvements shall' be to
Riverside County Road Department l,Standards and City Codes
(Lake Elsinore Municipal Code 12.04 and 16.34).
35. Dedicate underground water rights to the City (Municipal Code,
Title 16- chapter 16.52.030).
36. Pay all Capital Improvement and Plan Check fees (Municipal
Code, Title 16, Chapter 16.34; Resolution 85 -26).:
37. All compaction reports;` grade f;. certification, monument
certification (with tie -notes delineated 'on 8 1/2" x 1311
mylar) shall be submitted to Engineering Department before
final inspection of off -site improvements will be scheduled
and approved.
38. Submit a letter of verification (will -serve) to the City
Engineering Department, from the applicable water district,
stating water and sewer arrangements_ have been made for this
project and all sewer and water_ easements . shall be .secured
prior to final,map approval.
39. Provide street lighting and show" lighting improvements on
street improvement plans as required by the City Engineer.
40. All natural drainage traversing site shall be conveyed through
site, or shall be collected and conveyed by a method approved
by the City Engineer.
41. on -site 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.
42. Applicant shall enter into a subdivision agreement with the
City for all off -site improvements and bond for all public n
AGENDA ITEM NJ.
PAGE _!?_L OPT, —
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1,8 TTM 27223 CONT.,
improvements and grading for subject development as required
by the City Engineer and Chief Building Official.
43. Applicant shall obtain all necessary off -site easements for
off -site grading from the adjacent property owners prior to
final map approval. .
44. 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, subject to
City Engineer approval.,
45. All drainage facilities in this tract shall be constructed to
Riverside County Flood Control District Standards.
46. Developer shall contribute $22,500.00 towards the design and
construction of a traffic signal at Mountain Street and Robb
Road. This development will' increase traffic at that
intersection at least 158 and should contribute 158 towards
construction.
47. Mountain Street shall be fully improved to its ultimate width
between Robb Road and the tract boundary prior to the first
Certificate of Occupancy.
48. Spruce Street shall be fully improved to its ultimate width
between Lot 63 and Date Street prior to any Certificate of,
Occupancy for lots 63 through 670."
49. If grading exceeds 50 cubic yards, grading plans shall be
prepared.by Civil Engineer and approved prior to final map
approval. Prior to any grading, applicant shall obtain a
grading permit and post appropriate security.
50. The owner shall provide the City with proof of his having,
filed a Notice of Intent with the Regional Water Quality
Control Board for the National Pollutant Discharge Elimination
System (NPDES) with a, storm water pollution prevention plan
prior to issuance of grading permits.
51. 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; 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 when the
access to Terra Cotta is constructed.
52. 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.
53. All graded pads shall be hydroseeded and have an irrigation
system installed on them (for aesthetic purposes and,erosion
control) if building permits have not been pulled within 90
days of the completion of grading or.when determined necessary
by the Community Development Director. A bond shall be posted
prior to the issuance to grading permits for all 67 lots to
insure that this is carried out.
AGENDA ITEM h0.
PAGE or
Planning Commission Minutes
March 3, 1993
Page 4
Commissioner Gilenson stated that he spoke with r. Friedman
on this project, and voicedi his concerns., asically, no
oblem with the policy action to be taken concern is with
th ining operation. He then commented the environmental
doc tation he expects to see.
Commissi er Neff stated he spoke w Mr. Friedman about the
project an as no particular pro ems. He commented on the
timing of the etter received f. - "m Elsinore Valley Municipal
Water District, nd encourage timely correspondence in the
future. Does not lieve th r concerns are directly affected
by the action toniq i
Commissioner Bullard s d that he concurs with Commissioners
Gilenson and Neff. th time, this is policy action only.
MOVED BY COMMISSI ER NEFF, SE D BY COMMISSIONER WILSEY AND
CARRIED BY UN IMOUS VOTE TO COMMEND TO CITY COUNCIL
ADOPTION OF NEdATIVE DECLARATION 93 AND APPROVAL OF GENERAL
PLAN AMENDMENT 92 -5 AND ZONE CHANGE 92 BASED ON THE FINDINGS
LISTED IN THE STAFF REPORT, AND ADOPTION RESOLUTION NO. 93-
1, ENTITLED AS FOLLOWS:
RESOLUTION 93 -1,
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 GENERAL PLAN AMENDMENT
92 -5 TO MODIFY THE TEXT WITHIN THE GENERAL
PLAN LAND USE ELEMENT ALLOWING MINING AND
RECLAMATION USES WITHIN SPECIFIC PLAN AREA "D"
` (NORTH ALBERHILL RANCH)
3. Specific Plan 92 -1, Tentative Tract Map 27223.- Friendly Group
VII (K.S. Chen) Associate Planner.De Gange presented the
Cape of Good Hope Specific Plan and Tentative Tract Map 27223;
the proposed project is a 40 acre gated single - family resi-
dential development subdivided into 67 custom lots, located at
the eastern terminus of Mountain Street northeast of the
intersection of-Robb Road and Lakeshore Drive.
Chairwoman Brinley referred to the written communication (fax)
dated March 3, 1993, from Bowie, Arneson, Kadi, Wiles &
Giannone, 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 approval of the project by City
Council.
Chairwoman Brinley opened the public hearing'at 8:00 p.m.,
asking for anyone wishing to speak in favor.
Mr. "Fred Crowe, The Keith Companies, representing the
applicant, stated their firm prepared the Specific Plan
document and the tentative map. He stated the guidelines and
recommendations contained within the document will establish
this as a showcase type of development, and that concerns have
been adequately addressed and mitigated. He then stated that
they are in agreement with the Staff Report and 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.
AGENDA ITEM�NO. 13 -
PR.GE /(1 J OF_f1__
Planning Commission Minutes
March 3,'1993
Page 5
MFVFFWim
1 -'
The following people spoke in opposition, expressing concern
on notification, the entrance proposed for Cherry Blossom and
associated traffic safety issues, grading of the hillside, and
the absence of a park:
Joann Siminoff, 3572 Cherry Blossom Lane, also
presented petition against gated entrance on
Cherry Blossom Lane;
Leroy Tucker, 3532 Cherry Blossom;
Marty Graff, 3580 Cherry Blossom;
Linda Bryan, 3588 Cherry Blossom;
Richard Grossman, 3465 Cherry Blossom;
George Thompson, 3635 Cherry Blossom;
Sam Helt,,3392 Spruce Street
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 8:15 p.m.
Mr. Crowe asked to respond to some of the concerns raised.
The main gate was planned for Mountain and the gate at Cherry
Blossom was intended for a card gate only, and used only by
the residents. We do have a need for traffic circulation, so
potentially it might be worked out where that gate would only
be used for emergency vehicles. There may be other ways to
minimize or eliminate excess traffic on those streets.
Commissioner Bullard suggested the items be continued, due.to
the opposition raised and the conflict in the paperwork
pertaining to applicant's contact with the residents.
Believes there could be an option for egress over to Terra
Cotta instead of Cherry Blossom.
Chairwoman Brinley detailed the notification process, and
commented on the issues of a gated community and the dislike
of a gated community within a community. Agrees with a
continuance at this time, and asked for the consensus of the
Commission on whether this should be continued to April 7,
allowing staff, the developer and a couple of representatives
from the neighborhood to work together to resolve the issues.
Commissioner Gilenson stated that a continuance to April 7, is
an insufficient period of time, in that the Mitigated Negative
Declaration is not adequate, and would not support a gated
community under any circumstance.
Commissioner Wilsey stated that he would like this opened for
discussion, because direction needs to be given to staff, the
applicant and the community. Build up a reservoir of
questions that can be addressed, establish a committee and
schedule meetings.
Commissioner Gilenson commented as follows:
Feels the Mitigated Negative Declaration is inadequate.
Agrees with the School District's letter.
Insufficient street circulation, against a gated
community - -if Commission and Council wants a gated
community it should have its own ingress /egress.
AGENDA ITEM NO.—.13
PAMjay OF
Planning Commission Minutes
March 3, 1993
Page 6
SPECIFIC PLAN 92 -1. TENTATIVE TRACT MAP 27223 CONTINUED
Commissioner Neff commented on:
• Grading concept,. whether blasting would occur there if
run into rock, at a certain depth. There needs to be
some mitigation and discussion:
• Not in opposition to a gated community, but it seems odd
to have a secondary access which terminates in an
existing residential neighborhood.,
• Economics of project, given the steep hillsides.
Concerned about erosion control and landscaping because
of its visibility.
• Mr. Crowe's suggestion to lock off that one gate, except
for emergency services, and investigation of an
alternative access to Terra Cotta.
• Whether the open space in the project could be dedicated
to the City and unsure if this could be used for park
facilities.
• Responsibilities of the HOA and the City as it relates to
landscaping and maintenance, and the condition that some
-of those landscaped areas be conveyed to the City.
• Applicant's willingness to meet with representatives from
the neighborhood and work out'some-of the issues.
Commissioner Wilsey commented on:
• Deviations from minimums in grading, Specific Plan lists
grading 1.5:1 and our minimums are 2:1. Not interested
in anything that deviates from our minimum.
• Cherry Blossom area, those streets were never designed to
be through streets - -they meander through that tract and
are not meant to -be a thoroughfare street. Not
interested in seeing a secondary ingress /egress into that
,project through that area. Asked staff to provide the
distance from the applicant's property line to Terra
Cotta.
Mr. De Gange responded that this distance is approxi-
mately 600 feet.
• Notification.
• Letter indicating communication with neighboring
residents.
• Questions on the environmental documentation prepared and
the need to meet and review closely.
• Inquired why a Specific Plan was submitted, why not a
Tentative Tract Map with a Hillside Overlay? The design,
landscape, building criteria and trade -off amenities for
a Specific Plan is missing from this document.
Commissioner Bullard commented on the need for additional
communication with the other. citizens involved and the affects
upon this area, and moved to continue Specific Plan 92 -1 and
Tentative Tract Map 27223.
Motion died for lack of a second.
AGENDA ITEM �✓ NO. D-�
PAGE OF L�
Planning Commission Minutes
March 3, 1993
Page 7
SPECIFIC PLAN 92 -1 TENTATIVE TRACT MAP 27223 CONTINUED
Commissioner Gilenson.stated a few of the Commissioners have
expressed a desire to discuss this with the residents,
applicant and staff. The problem is that the public hearing
has been opened and closed and we cannot meet outside a public
hearing. The only way would be through a published or a
continued opened meeting, or if the developer wishes to
withdraw the project and resubmit.
Discussion ensued on alternative actions available to the
Commission.
Chairwoman Brinley suggested that a committee be formed and
the area residents select representatives to serve on this
committee and work with staff and the applicant to resolve the
issues. She then commented, as follows:
• Concerns are the same as raised by the other
Commissioners.
• The park issue needs to be addressed. "
• Dislike of a gated community within a community, as it
causes problems.
• Ingress /egress situation has to be addressed.
• Erosion control needs to be addressed.
Discussion ensued on whether to continue; ask the applicant.to
withdraw and resubmit; the procedure for resubmittal, and deny
without prejudice.
Mr. Crowe stated they have been working on this for years and
would like to relay these concerns to the owner. He then
requested that a staff member be assigned as project manager,
enabling the neighbors and myself to contact an individual to
set -up regular or neighborhood meetings.
Chairwoman Brinley responded that Mr. De Gangs would be the
contact person, as he is the Planner handling,this proposal.
City Planner Christen suggested a contact person from the
neighborhood.be appointed, and the City would then set -up the
meetings.
Chairwoman Brinley asked that Joann Siminoff be the contact
person for the neighborhood area, along with the selection of
two other representatives. She informed Ms. Siminoff that it
would be their responsibility to keep the residents abreast of
conversations and meetings with staff and the developer.
Commissioner Gilenson commented on the past problems where the
Commission was cut out because the public hearing had been
opened and it went back to staff, as the. liaison, the
homeowners and developers and eventually the project was
scrapped.
MOVED BY COMMISSIONER GILENSON TO DENY WITHOUT PREJUDICE AND
RECOMMEND TO CITY COUNCIL THAT IF THE PROJECT IS,BROUGHT BACK
THAT THE FEES BE WAIVED.
Chairwoman Brinley asked for discussion, stating that the Tee
Pee Ranch was a different story, as the property had been sold
a number of times between the meetings and negotiations.
AGENDA ITEtd 140.-23- -
PkGc o?(e OF=J L
Planning Commission Minutes
March 3, 1993
Page 8
SPECIFIC PLAN 92 -1 TENTATIVE TRACT MAP 27223 CONTINUED
Commissioner Bullard asked for clarification on the motion.
Chairwoman Brinley stated the motion is to deny without malice
and the applicant has to resubmit.
Discussion ensued on the motion, deny without prejudice, which
enables the applicant to resubmit and the City's operation
under the Cost Recovery Program.
Commissioner Neff inquired whether this reserves the right for_
another public hearing in the future.
Commissioner Gilenson responded that`it reserves the right for
discussions individually or collectively with both the_:
residents and developer.
Commissioner Neff asked if it was not another alternative to
re -open the public hearing and then continue the public
hearing.
Commissioner Gilenson responded in the affirmative;.however,r
we cannot talk with the residents or developer.
SECOND BY COMMISSIONER WILSEY.
There being no further discussion Chairwoman Brinley called
for the question.
MOTION CARRIED BY UNANIMOUS VOTE.
At this time, 8:45 p.m., the Planning Commission recessed.
At this time, 9:02 p.m., the Planning Commission reconvened.
BUSINESS ITEMS
Single - Family Residence - 32925 Kevin Place - John And Hele
Risk - Assistant Planner villa presented -a request for M r .:
esign Review of a one - story, single - family dwelliZenting 925
in Place. Chai man Brin ley asked if there was anyone repre the
applica and if there were any concerns. eceiving no
response, he -asked for discussion at the tab
Commissioner say commented on this bein in a Specific Plan
Area. Inquired they the Specific Plan alled for a masonry
reenforced wall_; i ot, why the devi�,on from the standard?
Requested that condi ' n number 9 be amended to reflect the
standard verbiage.
Assistant Planner Villa a ined the, Specific Plan was
approved in early 1980, ant3're ations for fencing was not
included.
Commissioner Gilenso commented on con ion 9, and suggested
the words " reenforced masonry wall" be de ted and the words
"wood fence" beiinserted.
Discussion e6sued on condition 9, with the recomAipdation that
the words/fand /or wood fence" be inserted.
There�ieing no further discussion,'Chairwoman Brinley alled
for,`a motion.
810VED BY COMMISSIONER WILSEY, SECOND BY COMMISSIONER NEFF AN
AGENDA ITEM NO. -LD
PAC = 17 OF 51
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: PLANNING COMMISSION
FROM: KEVIN SHEAR, COMMUNITY DEVELOPMENT MANAGER
FOR: PLANNING COMMISSION MEETING OF MARCH 3, 1993 .
BUBJECT: SPECIFIC PLAN 92 -1 AND TENTATIVE TRACT MAP 27223 (CAPE OF
GOOD HOPE) FRIENDLY GROUP 7 / K.S. CHEN
OWNER /APPLICANT
Friendly Group 7 (Dr. Kang -Shen Chen),
6984 Overlook Terrace
Anaheim Hills, California 92807
REQUESTED USE
This request is to approve the Cape of Good Hope Specific Plan (SP
92 -1) and, the subdivision of the site's 40 acres into 67 custom
single - family residential lots ranging in size from 7,200 to 23,250
square feet (TTM 27223). •
SIZE AND LOCATION
The project site is 40 acres located at the eastern terminus of
Mountain Street, northeast of the intersection of Robb Road and
Lakeshore Drive.
ENVIRONMENTAL SETTING
PROJECT DESCRIPTION
Specific Plan 92 -1:
The Cape of Good Hope Specific Plan establishes design guidelines
for the entire 40 acre project site. These guidelines will
implement standards for the development of this private /gated
hillside community and are designed to promote architectural
consistency, require efficient hillside development techniques by
minimizing grading, and minimize impacts to the surrounding natural
environment through the preservation of 18.5 acres of open space.
AGENDA ITEM NO. 13
PAGE 94 OF 5
EXISTING LAND USE
ZONING
GENERAL PLA
Project Site
Vacant
R -1
Low Medium
Density
Residential
North
Vacant
R -1
Alberhill
Ranch
Specific Plan
West
Lewis Homes
R -1 (HPD)
Low Medium
(Tract 19750)
Density
Residential
South
Single- Family
R -1
Low Medium
Residential
Density
Residential
East
Vacant
R -1
Low Medium
Density
Residential
PROJECT DESCRIPTION
Specific Plan 92 -1:
The Cape of Good Hope Specific Plan establishes design guidelines
for the entire 40 acre project site. These guidelines will
implement standards for the development of this private /gated
hillside community and are designed to promote architectural
consistency, require efficient hillside development techniques by
minimizing grading, and minimize impacts to the surrounding natural
environment through the preservation of 18.5 acres of open space.
AGENDA ITEM NO. 13
PAGE 94 OF 5
Public Hearing
SP 92 -1 and
TTM 27223
March 3, 1993
Page 2
Tentative Tract Mao 27223:
Tentative Parcel Map 27223 proposes to subdivide the 40 acre site,
characterized by diverse topography, into 67 custom single - family
residential lots. As proposed these lots range in size from'7200
to 23,250 square -feet with an average of approximately 9,300 square
feet.
Being that this project is a proposal
staff has required that not only
(manufactured slopes) be indicated on
delineating the construction _limit
provided.
r -KiAkjlu
Specific Plan 92 -1:
for hillside development,
the extent of grading
the map but also the line
(building envelopes). be
The Cape of Good Hope Specific Plan adequately implements
guidelines and design standards, to ensure consistent architectural
design, efficient hillside development techniques, and reduced
impacts to the surrounding natural environment.
Tentative Tract Mao 27223:
This subdivision meets all requirements for minimum lot area,
average lot sizes and frontage widths. Lot sizes and configuration
are consistent with the adjacent existing subdivision patterns to
the south and west.
SPECIAL PROJECT CONCERNS (For SP 92 -1 and TTM 27223)
A number-of issues.associated with this project pose some concern.
The most significant of these issues are listed and discussed as
follows:
1. Impacts To Existing Residential Developments
s
Upon the initial submittal of this document staff relayed
concerns to the applicant that the existing neighboring
residences could potentially be opposed to having a private
gated community significantly higher in elevation adjacent to
their development. Subsequently the applicant was instructed
to solicit: responses from the neighboring property owners,
with respect to the proposed project.. The applicant, however,
reported no negative responses from the neighboring
development.
2. Design Standards
In order to insure that each of ".the "custom lots within this
subdivision are built with a consistent architectural. theme.
TTM,.27223 has been conditioned to include a design manual
which outlines the basic criteria for architectural design.
Condition 28 discusses what should be :included within the,
design manual.
3. Manufactured Slopes
within various areas of the project site, manufactured slopes
at 1.5:1 are proposed. This exceeds the City's minimum -
standard of 2:1. Condition of Approval number 8 requires all
slopes greater than 2:1 to be accompanied by a geotechnical
report certifying their stability.
AGENDA ITEM NO.
PAGE R OF `-7
Public Hearing
SP 92 -1 and
TTM 27223
March 3, 1993
Page 3
2. Private Street /Gated Community Concept
This project proposes to be a gated private community with
privately owned streets. A Homeowner's Association must be
established in order to oversee the maintenance of these
private streets. In addition, all conditions imposed by the
Riverside County Fire Department addressing gated communities
must be met.
3. Traffic Impacts To Existing Streets
As proposed, TTM 27223 will take access from Cherry Blossom/
Apple Blossom Lane, which is an existing right -of -way within
an existing single - family subdivision. Build out of TTM 27223
will increase the daily traffic trips through this existing
subdivision by 150 vehicles.
ENVIRONMENTAL
The project has been reviewed pursuant -to the California
Environmental Quality Act (CEQA) and has been found not to have any
significant impact on the environment or that any impacts will be
mitigated. Subsequently, Mitigated Negative Declaration 92 -1 has
been prepared.
It is recommended that Planning Commission:
Recommend to City Council adoption of Mitigated Negative
Declaration 92 -1;
Recommend to the City Council approval of Specific .Plan 92 -1
adopt Resolution No. 93 -2 ; and
Recommend to the City Council approval of Tentative Tract Map
27223 based on the following Findings and subject to the
attached Conditions of Approval.
FINDINGS - SPECIFIC PLAN 92 -1
1. The Cape of Good Hope Specific Plan meets the City's Specific
Plan criteria for content and required 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 Cape of Good Hope Specific
Plan. Approval of the Specific Plan shall not be interpreted
as waiving compliance with other provisions of the Lake
Elsinore City Code, except in those areas where the Specific
Plan expressly regulates a use.
3. This request will comply with the California Environmental
Quality Act (CEQA). Mitigated Negative Declaration 92 -1 has
been prepared with the finding that this project will not have
any adverse impacts on the environment or that any impacts
will be adequately mitigated.
AGENDA ITEM NO. ),Ir
PAGE 30 OF -/
Public Hearing
SP 92 -1 and
TTM 27223 `
March 3 1993
Page 4
FINDINGS - TENTAtryE TRACT MAP 27223
1. The proposed subdivision, together with the provisions for its
design and improvement, is consistent with the General Plan.
The proposed subdivision is compatible 'with the objectives,
policies, general land uses and programs specified in the
General Plan and any applicable.Specific.Plan. (Government
Code Section 66473.5)
2. The effects this project is likely to have upon the housing
needs of the region, and needs against the public service'needs
of its residents and available. fiscal and environmental
resources have been considered and are balanced.
3. The design of the subdivision provides to the extent feasible,
for future passive or natural heating or cooling
opportunities in the subdivision. ,,(Governmental Code Section
66412.3)
4. Elsinore Valley Municipal Water District �'(EVMWD) has
determined that the discharge of waste from the proposed
subdivision into the existing sewer system will not result in
a violation of the requirements as set out in Section 13000 et,
seq. of the California Water Code (Government Code Section
66474.6).
Prepared by:
Reviewed by:
John De Gange, Associate Planner
Approved for Planning Commission -
0
lis o e s,
Assi ant. Cit anager
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 i TTM 27223
Planning Department
1. The text of the January 1993 version of the Cape of Good Hope
Specific Plan and the associated environmental document
Mitigated Negative Declaration 92 -1 shall be revised to
incorporate any corrections and revisions and any
typographical errors subsequent to their approval. A final
Specific Plan and Neg. Dec. shall be submitted for review and
approval by the Community Development Director or his
designee within 30 -days of approval by the City Council. No
permit shall be issued until final administrative approval of
the Specific Plan and Neg. Dec. by the Community Development
Director or his designee.
2. Developer shall comply with all, mitigation measures
established within the Mitigation Monitoring Program for
Mitigated Negative Declaration 92 -1.
3. An open space plan shall delineate areas to be within
homeowners' association easements -and other maintenance
responsibilities and shall be approved by the Community
Development Director and the Community Services Director.
4. House plotting, architectural drawings, floor plans, land-_
scaping and fences /walls shall require -Minor Design Review
approval prior to issuance of building permits. All standards
of development and procedural steps in effect at the Minor
Design Review submittal shall apply for this project.
5. A wall and fencing plan shall be developed which designates
where the various fencing types are to be located, i.e.,
decorative masonry, or a combination wrought iron and
decorative masonry or wood. Said wall and fencing plan shall
prohibit wood fencing unless provisions are made for a
homeowners' association to ensure maintenance. The wall and
fencing plan shall be reviewed and approved by the Community
Development Director prior to final map approval.
6. Garage door openers shall be installed in all residential
units. In cases where garage doors are set back less than 20
feet (201) from the back of the sidewalk, roll -up doors shall
be used and shall be subject to approval. by the Community
Development Director or his designee.
7. For single - family detached housing, on- street parking shall be
provided at a minimum of one, (1) space per unit /lot. On-
street parking can be aggregated within a'neighborhood.
S. All manufactured slopes greater than 30 feet in height shall
be contour graded. Any slopes steeper than 2:1 must be
accompanied by a geotechnical report approved by a registered
engineer.
9. The grade for local streets shall generally not exceed nine
percent (9 %) with the exception that grades up to a maximum of
fifteen percent (15 %) will be considered because of design
constraints with the approval of the City Engineer.
10. Slopes on individual lots that are in excess of three -feet
(3') in height shall be landscaped and irrigation shall be
installed by the developer.
11. All open space and slopes outside the public right -of -way.
shall be owned and maintained by either the master home
owners' association or private owners. All open space areas
owned by the homeowners' association shall be offered for
irrevocable dedication to the City. Maintenance
responsibilities shall be further defined per the provisions
of Condition $3 above.
ACEN A ITEM NO. a2)
PACE �10F_1 --
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 & TTM 27223 CONT.
12. Drainage structures required on large slopes shall be designed
to avoid an angular layout or rigid geometric patterns.
13. The developer shall establish a> Homeowners Association and
record associated CC & R's to manage and impose .fees i ,to
maintain all slope or 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 Community Development 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. CC & R's shall-be
approved prior to final map approval'.
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 disk and no roof - mounted or front yard disk -shall
be allowed.
15. Tentative Tract Map 27223 is'approved- subject to the approval
of Specific Plan 92 -1.
16. Tentative Tract Map 27223 will expire two (2) years from date
of approval unless an extension of time is granted by the city
of -Lake Elsinore City Council in accordance with the
Subdivision Map Act.
17. The City's Noise Ordinance `must be met during all site.
preparation activity.
18. Street names within the subdivision shall be'approved by the
Planning Division.
19. Comply_ with all conditions of the Riverside County Fire
Department including: A) al l- access' easements to open space
for fire equipment must be approved prior to final ';map
approval, and B) all required 'fire protection facilities
that are to be provided must be submitted in writing:' to
Riverside-county-Fire Department.-
20. Applicant must meet all requirements of Elsinore Valley
Municipal Water District (EVMWD)'.'
21. 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.
22. 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 Cityiand
shall'be installed in accordance with the City Standards.
23. Developer shall participate in the City of Lake Elsinore City-
wide Landscaping and Street` Lighting District pursuant` to-
Resolution 88 -27.
24. Prior to final map approval of TTM 27223, applicant shall have
entered into a school impact mitigation agreement with -;the
Lake Elsinore Unified School District.
25. Meet -all requirements of Southern California Gas Company:"
A,CENDA ITEIA h0.
3 0=
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92-1 & TTM 27223 CONT.
_26. Meet all requirements of General Telephone.
27. All trailers and /or mobile homes used during construction,
mailboxes and signage shall be subject to Planning Division
review and approval prior to installation.
28. Prior to final map approval the developer shall submit for
Community Development Director review and approval a design
manual separate and in. addition to the design criteria
included within the Specific Plan. The design manual shall,
identify for. -each architectural theme (established by the
Specific Plan) the following specifications: . building
materials, textures and colors; roof materials, style, pitch
and color; type and style of architectural enhancements;
accent materials, textures and colors;.building massing and
scale; and distinguishing unique features.
29. Prior to.issuance of any grading permit or building permit,
subdivider shall sign and complete an "Acknowledgment. of
Conditions" and shall return the executed- original to the
Community Development Department.
30. Pay all applicable City fees in force at the time, (including
park in lieu fees),, prior to -the issuance -of building permits.
Engineering Department
31. 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.
32. 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 approval of
final map (Lake Elsinore Municipal Code 16.34).
33. Pay all fees and meet requirements of encroachment permit
issued by the Engineering Department for construction of off-
site public works improvements (Municipal Code, .Title 12,
Chapter 12.08 and Resolution 83 -78). All fees and
requirements for encroachment permit shall be fulfilled before
Certificate of Occupancy.
34. Public works improvement plans and specifications shall.be
prepared by a civil engineer and improvements shall be to
Riverside County Road Department Standards and City Codes
(Lake Elsinore Municipal Code 12.04 and 16.34).
35. Dedicate underground water rights to the City (Municipal Code,
Title 16, chapter 16.52.030).
36. Pay all Capital Improvement and Plan Check fees (Municipal
Code, Title 16, Chapter.16.34; Resolution 85 -26).,
37. 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.
38. Submit a letter of verification (will - serve) to the City.
Engineering Department, from the applicable water district,
stating water and sewer arrangements have been made for this
project and all sewer and water easements shall be secured
prior to final map approval..
39. Provide street lighting and show lighting improvements on
street improvement plans as required by the City Engineer.
t.0 °_N. ^A ITEPA O.
157
OF �
CONDITIONS OF APPROVAL FOR SPECIFIC PLAN 92 -1 6 TTM 27223 CONT.
40. All natural drainage traversing site shall be conveyed through
site, or shall be collected and conveyed by a method approved
by the City Engineer.
41. On -site 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.
42. Applicant shall enter into a subdivision agreement with the
City for all off -site improvements and bond for all public
improvements and grading for subject development as required
by the City Engineer and Chief Building Official.
43. Applicant shall obtain all necessary off -site easements for
off -site grading from the adjacent property owners prior to
final map approval.
44. 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, subject to
City Engineer approval.
45. All drainage facilities in this tract shall be constructed to
Riverside County Flood Control District Standards.
46. Developer shall contribute $22,500.00 towards the design and
construction of a traffic signal at Mountain Street and Robb
Road. This development will increase traffic at that
intersection at least 15% and should contribute 15% towards
construction.
47. Mountain Street shall be fully improved to its ultimate width
between Robb Road and the tract boundary prior to the first
Certificate of occupancy.
48. Spruce Street shall be fully improved to its ultimate width
between Lot 63 and Date Street prior to any Certificate of
Occupancy.for lots 63 through 67.
49. If grading exceeds 50 cubic yards, grading plans shall be
prepared by Civil Engineer and approved prior to final map.
approval. . Prior to any grading, applicant shall obtain a
grading permit and post appropriate security.
50. The owner shall provide the City with proof of his having
filed a Notice of Intent with the Regional Water Quality
Control Board for the National Pollutant Discharge Elimination
System (NPDES) with a storm water pollution prevention plan
prior to.issuance of grading permits.
I.G-KDA ITE%4 NO.
P� `c OF 3�
51
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AGENDA ITEM NO.
PAGE -4 OF `�/
t'FIRE NTY RIVERSIDE COUNTY
FIRE DEPARTMENT
M. HARRIS 210 WEST SAN JACINTO AVENUE a PERRIS, CALIFORNIA 92570 (909) 657 -3183
CHEF
February is, 1993 CITY OF LAKE ELSINORE
RECEIVED
TO: LAKE ELSINORE PLANNING DEPARTMENT
FEB 2 2 1993
ATTN: R. Christer PLANNING DEPT.
RE: . Tract 27223
With respect to the conditions of approval for the above refer-
enced land division, the Fire Department recommends the following
fire protection measures be provided in accordance with Riverside
County Ordinances and /or recognized fire protection standards:
FIRE PROTECTION
1. Schedule A fire protection approved standard fire
hydrants, (6 "x4 "x2 1/2 ") located one at each street
intersection and spaced no more than 330 feet apart in-
any direction, with no portion of any lot frontage more
than 165 feet from a hydrant. Minimum fire flow shall
be 1000 GPM for 2 hours duration at 20 PSI.
2. Prior to recordation the Applicant /Developer shall furnish
one copy of the water system plans to the Fire Department
for review. Plans shall be signed by a registered civil
engineer, containing a Fire Department approval signature
block, and shall conform to hydrant type, location, spacing
and minimum fire flow. Once plans are.signed,by the
local water company, the originals shall be presented to
the Fire Department for signature.
3. Blue retroreflective pavement markers shall be mounted on
private streets, public streets and driveways to indicate
location of fire hydrants. Prior to installation, placement
of markers must be approved by the'Riverside County Fire
Department.
4. Prior to recordation the applicant /developer shall provide
written certification from the appropriate water company
that the required fire hydrants are either existing or that
financial arrangements have been made to provide them.
FIRE PREVEN71ON DIVISION
8 RIVERSIDE OFFICE PLANNING SEC71ON - O INDIOOFFlCE
3760121h Street, Riverside, CA 92501 79-733 Country Club Drive, Suite F, Indio, CA 92201
(909) 275-4777 v FAX (909) 369 -7451 (619) 863.8186 • FAX (619) 863.7072
MA ��pp
.. �.f/NIa.,O
AGENDA ITEM NO. 23
RE: TR 27223
5. The required water system,
installed and accepted by
prior to any combustible
an individual lot.
DRIVEWAY ACCESS
Page 2
including fire hydrants, shall
the appropriate water agency
building material being placed
be
on
6. Driveways exceeding 150' feet in length, but less than
800' feet in length, shall provide a turnout near the
midpoint of the driveway. Where the driveway exceeds 800'
et, turnouts shall be provided no more .than, 400'
et apart.
TURNOUTS shall,be a minimum of 10' feet wide and
30' feet in length, with a minimum 25' feet taper
on each end.
A approved TURNAROUND shall be provided at all building
sites on driveways over 300 feet in length, and shall be
within 50 feet of the building.
7. Access will not have an up, or downgrade of more than 15%.
Access will not be less than 16 feet in width and will
have a vertical clearance of 15 feet. Access will'be
free of sharp confined turns. Access will be designed to
withstand the weight of any type of emergency vehicle.
Access will have a turning radius of 45 feet capable
of accommodating fire apparatus.
S. The mediums at each entrance shall be setback a minimum of
thirty feet from face of curb.
9. All cul -de -sac's shall comply with the correct radius
per ordinance 461.
AUTOMATIC /MANUAL GATE ACCESS
10. Gate(s) shall be automatic minimum 16 feet in width.
Gate access shall be equipped with the Knox Co. rapid entry
system. Plans shall be submitted to the Fire Department
for approval prior to installation. Automatic /manual gate
pins shall be rated with shear pin force, not to exceed
30 foot pounds. _Automatic gates shall be equipped with
emergency backup power. Gates activated by the Knox System
shall remain open until closed by the Knox System.
RE PROTECTION /VEGETATION MANAGEMENT
11. Prior to the issuance of a grading permit, the developer
shall prepare and submit to the fire department for approval
a fire protection /vegetation management that should include
but not limited to the following items:
ACENDA ITEM NO.
PnG°AOF /
RE: TR 27223
Page 3
a.) Fuel modification to reduce fire loading.
b.) Appropriate fire breaks according to fuel
load, slope and terrain.
c.) Non flammable walls along common boundaries
between rear yards and open space.
d.) Emergency vehicle access into open space areas
shall be provided at intervals not to exceed
1500 feet.
e.) A homeowner's association, or appropriate district
shall be responsible for maintenance of all fire
protection measures within the open space areas.
All questions regarding the meaning of conditions shall be re-
ferred to the Riverside County Fire Department Planning Division
staff.
RAYMOND H. REGIS
Chief Fire Department Planner
Py
Marg&re Albanese
Fire Safety Specialist
MA:js
AGENDA ITE I SL No. "3
r;.C-E �.. GF
LAKE ELSINORE ,UNIFIED SCHOOL DISTRICT
545 Chaney Street, Lake Elsinore, CA 92530
909/674. 7731 -FAX: 909/674 -1716
CITY OF LAKE ELSINORE
RECEIVED
FEB 0 9 1993 ; Ir r °'c` "'—` �;:- ;t
February 8, 1993 c = _�,
PLANNING DEPT.
Mr. John DeGange PLANNING DEPT.
Citv of Lake Elsincre. Planning Division'-
130 S. Main Street
Lake Elsinore, Ca 92530
Re: The' Cape of Good Hope
Mitigated Negative Declaration
Dear Mr. De Gange.
Thank you for the opportunity to respond to the Notice of Preparation of the Initial
Study and Negative DeclaratioxvMitigated Negative Declaration for Specific Plan
92 -1 and Tentative Tract Map 27223; a request to approve the Cape of Good Hope
Specific Plan.
The District is currently updating Student Generation Factor. When completed, the
number of students to be generated by these units will be calculated. The units will
have a negative impact on student housing, these impacts to be more defined as
previously mentioned study is complete.
In any event, Lake Elsinore Unified School District will require adequate mitigation
of all impacts to be identified.
i -
Sincerely,;
Carol A. Fisher. .
Facilities Planner
CAF /dg..
Enclosure
GOVERNING BOARD: Jeanie Corral - Richard Jenkins, J.D. - Vick Knight, Ed.D. - Jeannine Martineau - Sonla Wilson
SUPERINTENDENT: David L. Long, Ph.D.
ACENDA ITEM NO.
PACE_gAZ'. OF `
® THE KEITH COMPANIES - BUTTERFIELD, INC.
April 28, 1993
TO: HOMEOWNERS ADJACENT TO PROPOSED TENTATIVE TRACT 27223,
BETWEEN MOUNTAIN STREET AND CHERRY BLOSSOM LANE
The developer, city staff, and The Keith Companies have been
sensitive to and have seriously considered your concerns
regarding this project. The project is conditioned to
mitigate your concerns as best we know how. We will try to
respond to your concerns as we understand them.
The developer wanted a Specific Plan for several reasons and
some of those are stated in the document, Section 3.1, etc.
In general, the concept is to create a residential
development which is sensitive to its hillside setting.
Also, it was recognized that the terrain is similar to the
Country Club Heights area (the hill areas immediately
southeasterly of the lake. The city has already designated
the Country Club Height's area of the future Specific Plan
as areas J and K in their General Plan, realizing the need
to have different development guidelines in this type of
terrain.
The density and lot size of the project is consistent with
the city's R -1 zone. The housing units are clustered or
arranged on the lots differently to minimize slope grading.
After meeting with city staff and to address the concerns of
the adjoining homeowners, it is my understanding that the
city will condition the project to build Mountain Avenue to
the easterly tract boundary at this time and the owner of
the land to Terra Cotta Road will be required to provide
Mountain Street access to Terra Cotta Road when his property
is developed (this provides that owner with the most design
flexibility for his property). There will be a locked
temporary emergency gate (only emergency services having
keys) to Cherry Blossom Lane that will be removed and the
access drive permanently closed to Cherry Blossom Lane when
Mountain is extended to Terra Cotta. With regard to the
drainage of this project, it is planned to allow less flows
to enter Cherry Blossom and Apple Blossom Lanes than do so
now. Other flows will be routed easterly toward Terra Cotta
Road. The developer has conceded to not place a gate on
Mountain Street at the main entrance. This was requested by
some planning commissioners and neighbors.' The streets are
still proposed to be private and we believe their design is
best for this property and will not harm, but be attractive
to, the neighbors.
9312303984m ..
UM) 6141181 FAX (714) 6740997
685 puroy Street. Suite F, talus Elsi m G 92830
T
Ptumiey
Enpurnuq
EnwammnW
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AGENDA ITEM NO. -�3
PAGE 0 OF 2
HOMEOWNERS
April 28 1993
Page Two,.,
With regard to grading recommendations and soil stability,
Zeiser Geotechnical has a very fine reputation within the
profession and their guidelines have been adhered to during
the design process. Zeiser believes.;:,the soil is stable.
The geotechnical firm must monitor the grading operation on
a day -to -day basis during construction and make appropriate
recommendations as the project is.built. , Also, the city
will condition the project for'' the soils engineer "s
certification for the construction phase of development.
The city'' Will, also' require:`the grading .contractor to'.be
licensed and bonded, so that if damage results to adjacent
property`, because of construction methods used ,or lack of
dust control, there will'be .recourse. The city has also
indicated they will require. bonding at time of grading
permit for landscaping and maintenance of graded slopes
during the time between grading and` occupancy of the homes.
There will be a continuous monitoring effort by the
developer, the city, and the private engineers as plans are
prepared, and during construction to ensure a quality product
without harm or damage to neighboring properties'.
Some of ' the neighbors in the . area, stated their desire , to
have a playground build on Spruce Street. The developer
does not feel it would be convenient for his buyers to get
to, and 'ethat the buyers would not want to pay for the
maintenance. The developer proposes to pay park fees to the
city. The city also has a policy of discouraging parks less
than 10 !acres in size in their system. The developer would
like to have a park in the area for his buyers to be able to
use. A site somewhere along Terra Cotta'would be convenient'
for most homeowners in the future.._
With regard to noise, I an not aware of any sound barriers
that would be effective on this type of terrain. However, .
the controlling of speed and restricting of through traffic
would yield a reduction in sound created.
We hope this alleviates your concerns with respect this
project.
Sincerely,
il
Fred W. Crowe, P.L.S.
Director of Engineering
FWC /dm
0312- 30338dm
THE KEITH COMPANIES
AGENDA ITEM NO. OLD
PAGE OF._L_
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.
The Planning Commission of the City of Lake Elsinore does
resolve as follows:
Section 1. The Planning Commission hereby certifies that
there has been filed with the City of Lake Elsinore an application
by Friendly Group VII, for adoption of Specific Plan 92 -1, which
consists of approximately 40 acres. The project proposes to
establish 67 custom single - family residential lots at a density of
3.9 dwelling units per acre and preserve 18.5 acres of open space.
The project is located at the eastern terminus of Mountain Street
northeast of the intersection of Robb Road and Lakeshore Drive; due
notice of said application has been given and public hearing
conducted thereon pursuant to State Planning and Zoning Law and
local ordinances:
Section 2. The Planning Commission hereby. determines that:
1. The Cape of Good Hope Specific Plan meets the City's
Specific Plan criteria for content and required
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 Cape of ,Good Hope
Specific Plan. Approval of the Specific Plan shall not
be interpreted as waiving compliance with other
provisions of the Lake Elsinore City Code, except in
those areas where the Specific Plan expressly regulates
a use.
3. This request will comply with the California
Environmental Quality Act (CEQA). Mitigated Negative
Declaration 92 -1 has been prepared with the finding that
this project will not have any adverse impacts on the
environment or that any impacts will be adequately
mitigated.
Section 3. The Planning Commission hereby recommends that
the City Council adopt Mitigated Negative Declaration 92 -1, and
approve Specific Plan 92 -1, based upon the findings and Conditions
of Approval listed in the Staff Report.
Section 4. The Secretary of the Planning Commission shall
certify the adoption of this resolution and forward a copy to the
City Clerk for reference and consideration of the City Council.
Pamela Brinley, Chairwoman
Lake Elsinore Planning Commission
I hereby certify that the preceding resolution was adopted by the
Planning Commission at a regular meeting thereof_ conducted on May.
5, 1993, by the following vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
Kevin Shear, Secretary to the
Planning Commission
AGENDA ITEM h
PAGE OF s�
PETITION AGAINST GATED ENTRANCE ON CHERRY BLOSSOM LANE
NAME ADDRESS
3 13S c x p- 3 vss
to iACC
AGENDA ITEM ;,0. al.
PAGE 41 OF S�
e
PETITION AGAINST GATED ENTRANCE ON CHERRY BLOSSOM LANE
NAME ADDRESS
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AGENDA ITEiv F:' . �..��,,'7'
PACE OF _.0
PETITION AGAINST GATED'ENTRANCE ON CHERRY BLOSSOM LANE
NAME ADDRESS
1 3S L..rLti- L =�J -fi-
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AGENDA ITEM NO. ��
PAGE 0751
Bowen, ARNESON, KADI, WUM & GL%MON>r
A PARTNERSM 04CLIJ NG A PRIDFESSIONAL CORPORATION
ATTORNMATLAW
ALEXANDER BOVIV
JOAN C ARNESON
MILL" J. KADI
VDWN.WnB
PATMAW01ANNONE
ROBERT E AN
ERIC R. DOERM
52NNETH S- LEVY
ARTOJ.MUUM M
MARY K DENNO -
JANETL MU57M
•AIeoRifMMUCORMAMM
4920 CAMPUS DRIVE
NEWPORT BEACH, CALIPORNIA OMW
May 4, 1993
via Facsimile
Planning Commission
City of Lake Elsinore
130 S. Main Street
Lake Elsinore,'CA 92330
AREA CODE 714
TELEPH 4E851.1]00
FAX (110851.2014
s.&AW
Re: Lake Elsinore Unified School District
Specific Plan No. 92 -1 Tentative Tract Map No. 27223,
Mitigated Negative Declaration 92 -1
Dear Planning Commission Members:
This firm represents the Lake Elsinore Unified School
District ( "District"). on March 3, 1993 we submitted a letter to
the Planning Commission in opposition of the above - referenced
project (OProjectN) in that significant adverse impacts to the
school facilities of the District would not be mitigated. We
request that prior to approval of the Project by the Planning
Commission, a condition be added which reads as follows:
Prior to recordation of the Final Tract Map, applicant shall
have entered into a school impact mitigation agreement with
the Lake Elsinore Unified School District.
Absent the inclusion of such a condition, the District would
oppose the approval of the Project.
E /Z *d OT02•TSB•4TL axte 92:9T EG, 40 AdW
AG=- ZA ITEi;j; t7C.9�
PALE —, 07 51
BOwEE, ARNESON, KADI, Wuzs & GMN' ONE
Planning Commission
City of Lake Elsinore
May 4; 1993
Page 2
Should you require any additional information, please do not
hesitate to contact this firm..
Very truly yours,
BOWIE, ARNESON, KADI,
WILES 6 GIANNONE
By
Eric R. Doering
79
cc: Mr.. Normand.Tanguay, Lake Elsinore Unified.School District
Mr..John DeGandy
E /E'd
4T02 T58 bTL QMiH S2:9T ES, b0 AtA4
AGENDA
ORDINANCE NO. J! j4
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, ADOPTING THE
CAPE OF GOOD HOPE (FRIENDLY GROUP VII /K.S.
CHEN) SPECIFIC PLAN 92 -1
THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA,
DOES ORDAIN AS FOLLOWS: '
WHEREAS, there has been an application by the Friendly Group
VII /K.S. Chen for the Specific Plan 92 -1, 40 acres, located
northeast of the intersection of Robb Road and Lakeshore Drive.
WHEREAS, the Planning Commission has reviewed Mitigated
Negative Declaration 92 -1 and has recommended that the City Council
(1) certify requirements of the California Environmental Quality
Act and the City's CEQA Guidelines; and (2) approve the Specific
Plan for the Project; and
' WHEREAS, the City Council has ,reviewed Mitigated Negative
Declaration 92 -1 prepared 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 approved Mitigated Negative
Declaration 92 -1 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
Specific Plan for the Project area attached hereto as Attachment A
is consistent with the General Plan of the' City, (ii) finds the
adoption of the Specific Plan is in the public interest, (iii)
approves and adopts the Specific Plan.
1. The Cape of Good Hope Specific Plan meets the City's Specific
Plan criteria for content and required 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 Cape of Good Hope Specific
Plan. Approval of the Specific Plan shall not be interpreted
as waiving compliance with other provisions of the Lake
Elsinore City Code, except in those areas where the Specific
Plan expressly regulates a use.
3. This request will comply with the California Environmental
Quality Act (CEQA). Mitigated Negative Declaration 92 -1 has
been prepared with the finding that this project will not have
any adverse impacts on the environment or that any impacts
will be adequately mitigated.
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.
AGENDA ITEM NN�O.�„�
0
PAGE OF
Ordinance No.
Page two
PASSED, UPON FIRST READING this 25th day of May 1993,
by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTENTIONS: COUNCILMEMBERS:
PASSED, APPROVED AND ADOPTED UPON SECOND READING this 8th
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 11��NO.,�T�.1.
PACE _5
LOF- +.cs --