HomeMy WebLinkAboutPC Agenda Item No. 3CITY OF i/'r�
LADE LS11J0P,E
DREAM EXTREMEn
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRMAN
AND MEMBERS OF THE PLANNING COMMISSION
FROM: RICHARD J. MACHOTT, LEED GREEN ASSOCIATE
PLANNING MANAGER
DATE: JANUARY 21, 2014
PROJECT: TENTATIVE TRACT MAP NO. 36624 AND RESIDENTIAL DESIGN
REVIEW NO. 2013 -07 FOR "TRIESTE."
APPLICANT
& OWNER: TIMOTHY KANE, PRESIDENT, MBK HOMES SOUTHERN
CALIFORNIA LTD, 4 PARK PLAZA, SUITE 1000, IRVINE, CA 92614
Proiect Description
The applicant proposes to subdivide 13 gross acres into 75 single - family residential lots,
private streets, parkways and public utility lots; and proposes to construct three (3) floor
plans with three (3) architectural styles, which are 2,321 square feet, 2,464 square feet,
and 2,717 square feet in size, and a model home complex.
Proiect Location
The project site is located on the southwest corner of Rosetta Canyon Drive and
Highway 74, in the Ramsgate Specific Plan, and is known as Assessor's Parcel No.
347 - 120 -047.
PC January 21, 2014 Item No. 3
Page 1 of 64
PLANNING COMMISSION STAFF REPORT
TTM 36624 & RDR 2013 -07
JANUARY 21, 2014
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Environmental Setting
Project Background
On August 22, 2006, the City of Lake Elsinore City Council approved Ramsgate Specific
Plan No. 89 -1 Fourth Revision and Addendum No. 3 to the Final Supplemental
Environmental Impact Report (SCH No. 88090525). The Fourth Revision permitted
medium high density residential development at the project site, and provided design
standards and guidelines. Residential Design Review No. 2005 -24 for 121 single - family
condominiums, in conjunction with Tentative Tract Map No. 34231, a one -lot subdivision
for Condominium Purposes, were submitted by MBK Homes and approved.
RDR 2005 -24 was allowed to expire, and MBK now proposes to reduce the number of
units to 75 traditional single - family homes and to eliminate the condominium feature, in
response to recent trends in the current housing market.
Analysis
At a density of 6.2 dwelling units per acre, the project is consistent with the approved
Ramsgate Specific Plan, and therefore, consistent with the City's General Plan.
Although the interior streets will be private, with parking allowed on one side of the
street only, the proposed circulation is consistent with the Ramsgate Specific Plan
requirements for residential streets, and is acceptable to the City Fire Planning Division.
PC January 21, 2014 Item No. 3
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EXISTING
ZONING
GENERAL PLAN
LAND USE
Project
Vacant
Ramsgate Specific Plan
Ramsgate Specific Plan
Site
(Medium High Density
Residential, 12 -16 dus /ac
North
Scattered residential,
North Peak Specific Plan,
North Peak Specific Plan,
Vacant
R -R (Rural Residential),
Low Density Residential
Count
3 dwellings/acre)
South
Rosetta Canyon
Ramsgate Specific Plan,
Ramsgate Specific Plan
Regional Park & Fire
(Community Park)
Station
East
Centex Homes
Ramsgate Specific Plan,
Ramsgate Specific Plan
(Medium Density
Residential, 5 -12 dus /ac
West
Ridgestone
Ramsgate Specific Plan,
Ramsgate Specific Plan
Apartments
Apartment Density
Project Background
On August 22, 2006, the City of Lake Elsinore City Council approved Ramsgate Specific
Plan No. 89 -1 Fourth Revision and Addendum No. 3 to the Final Supplemental
Environmental Impact Report (SCH No. 88090525). The Fourth Revision permitted
medium high density residential development at the project site, and provided design
standards and guidelines. Residential Design Review No. 2005 -24 for 121 single - family
condominiums, in conjunction with Tentative Tract Map No. 34231, a one -lot subdivision
for Condominium Purposes, were submitted by MBK Homes and approved.
RDR 2005 -24 was allowed to expire, and MBK now proposes to reduce the number of
units to 75 traditional single - family homes and to eliminate the condominium feature, in
response to recent trends in the current housing market.
Analysis
At a density of 6.2 dwelling units per acre, the project is consistent with the approved
Ramsgate Specific Plan, and therefore, consistent with the City's General Plan.
Although the interior streets will be private, with parking allowed on one side of the
street only, the proposed circulation is consistent with the Ramsgate Specific Plan
requirements for residential streets, and is acceptable to the City Fire Planning Division.
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION STAFF REPORT
TTM 36624 & RDR 2013 -07
JANUARY 21, 2014
PAGE 3 of 5
Design Review
The three styles of architecture — Santa Barbara, Mediterranean and Spanish Colonial —
are proposed to offer a few distinctive features and materials, however, MBK's intent is
to develop a cohesive neighborhood or "district" of similar construction that sets it apart
from the larger Rosetta Canyon development that is already built -out. Hence, the range
of architectural choices are limited, in order to emphasize a "community" atmosphere.
On January 9, 2014, MBK Homes presented the "Trieste" project to the Rosetta Canyon
Homeowners' Association at their regular monthly meeting. Response to the
presentation was positive and cooperative, with the HOA willing to work with MBK
regarding the conveyance of drainage.
Amenities
Because of its location directly across from the Rosetta Canyon Regional Park and Fire
Station, MBK proposes to provide a recreation amenity at the Regional Park in lieu of
providing play areas within the tract. The City benefits from such a proposal because
the Park enhancement will not only serve the "Trieste" residents, but also other
residents in Rosetta Canyon and the City.
Working with the City's Lake, Parks and Recreation Department, the applicant has
located two sites at the Regional Park suitable and in need of canopied group picnic
areas, complete with furnishings such as tables, barbecues, seating, trash cans and
locked electrical outlets. The project has been conditioned such that these amenities will
be "turnkey," and will be completed prior to the first issuance of a Certificate of
Occupancy for a production home in the tract.
HOA Maintenance
The project is conditioned to form a homeowners' association responsible for the
maintenance of perimeter landscaping on Highway 74, Rosetta Canyon Drive and
Ardenwood Way where appropriate. Additionally, the HOA shall maintain the interior
private streets and common areas within the tract.
Further, the project is conditioned to provide a secondary means, such as entering into
the City's Lighting & Landscaping Maintenance District, to maintain these areas in the
event that the HOA defaults on their obligation.
Environmental Determination
Environmental analysis and clearance for the MBK Homes project is provided by
Addendum No. 3 to the Final Supplemental Environmental Impact Report, State
Clearinghouse No. 88090525, for the Ramsgate Specific Plan. Addendum No. 3 was
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION STAFF REPORT
TTM 36624 & RDR 2013 -07
JANUARY 21, 2014
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approved by the City Council on August 22, 2006, to address changes associated with
Ramsgate Specific Plan No. 89 -1 Amendment No. 4.
In accordance with California Environmental Quality Act Guidelines Section 15162, the
proposed project does not present a substantial change or reveal any new information
that would require further CEQA analysis. The environmental impacts associated with
development of the project were contemplated by Addendum No. 3 to the Final
Supplemental Environmental Impact Report, and were fully analyzed and mitigated
therein. No new CEQA documentation is necessary for this project.
Recommendation
Staff recommends that the Planning Commission:
1. Adopt Resolution No. 2014 -_; Resolution of the Planning Commission of the city
of Lake Elsinore, Recommending to the City Council Adoption of Findings of
Consistency with the Multiple Species Habitat Conservation Plan (MSHCP) for
Tentative Tract Map No. 36624 and Residential Design Review No. 2013 -07,
Located at the Southwest Corner of State Highway 74 and Rosetta Canyon Drive,
in the Ramsgate Specific Plan.
2. Adopt Resolution No. 2014- ; Resolution of the Planning Commission of the City
of Lake Elsinore, California, Recommending to the City Council Approval of
Tentative Tract Map No. 36624, to Subdivide 13 Gross Acres into 75 Residential
Lots, Private Streets, Parkways, and Public Utility Lots.
3. Adopt Resolution No. 2014- ; Resolution of the Planning Commission of the City
of Lake Elsinore, California, Approving Residential Design Review No. 2013 -07 for
"Trieste," Located at the Southwest Corner of State Highway 74 and Rosetta
Canyon Drive, in the Ramsgate Specific Plan.
Prepared by: Carole K. Donahoe, AICP
Project Planner
Approved by: Richard J. MacHott, LEED Green Associate
Planning Manager
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION STAFF REPORT
TTM 36624 & RDR 2013 -07
JANUARY 21, 2014
PAGE 5 of 5
Attachments:
1. Exhibit `A' - Vicinity Map
2. Resolution No. 2014- recommending Findings of Consistency with the
MSHCP
3. Resolution No. 2014 -_ recommending that the City Council approve Tentative
Tract Map No. 36624.
a. Exhibit 'B' — Tentative Tract Map No. 36624
b. Exhibit'C' — Preliminary Grading Plan
4. Resolution No. 2014- approving Residential Design Review No. 2013 -07.
a. Exhibit `D' - RDR 2013 -07 Site Plan
b. Exhibit `E' — Model Home Marketing Complex Site Plan & Conceptual
Landscape Plan
C. Exhibit `F' — Tract Maintenance Plan
d. Exhibit 'G' — Tract Phasing Plan
e. Exhibit 'H' — Conceptual Regional Park Amenity Plan
f. Exhibit `I' - Product Elevations & Floorplans
g. Exhibit 'J' — Conceptual Landscape Plan
PC January 21, 2014 Item No. 3
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VICINITY MAP
For Tentative Tract Map No. 36624 and
Residential Design Review No. 2013 -07
"Trieste" by MBK Homes
PLANNING COMMISSION
PC January 21, 2014 Item No. 3
Page 6 of 64
RESOLUTION NO. 2014-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL ADOPTION OF FINDINGS OF CONSISTENCY
WITH THE MULTIPLE SPECIES HABITAT CONSERVATION
PLAN (MSHCP) FOR TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07, LOCATED AT THE
SOUTHWEST CORNER OF STATE HIGHWAY 74 AND ROSETTA
CANYON DRIVE, IN THE RAMSGATE SPECIFIC PLAN
WHEREAS, MBK Homes submitted applications for Tentative Tract Map No.
36624 and Residential Design Review No. 2013 -07 to subdivide 13 gross acres into 75
residential lots, private streets, parkways, and public utility lots; and to construct three
(3) floor plans with three (3) architectural styles and a model home complex; on property
located within the Ramsgate Specific Plan; and
WHEREAS, these applications comprise the "project" as defined by Section
21065 of the California Environmental Quality Act (CEQA), California Public Resources
Code Section 21000 et seq., which is defined as an activity which may cause either a
direct physical change in the environment, or a reasonably foreseeable indirect physical
change in the environment and which includes the issuance to a person of a lease,
permit, license, certificate or other entitlement for use by one or more public agencies;
and
WHEREAS, Addendum No. 3 to the Final Supplemental Environmental Impact
Report (SCH No. 88090525) was prepared to evaluate environmental impacts resulting
from the Ramsgate Specific Plan and Medium High Density Residential uses on the
project site; and
WHEREAS, public notice of said project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties with respect to this item on January 21, 2014;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER
AS FOLLOWS:
SECTION 1. The Planning Commission has reviewed and analyzed the
proposed applications and their consistency with the MSHCP prior to making a decision
to recommend that the City Council adopt Findings of Consistency with the MSHCP.
SECTION 2. That in accordance with the California Planning and Zoning Laws,
the City of Lake Elsinore Municipal Code, and the Western Riverside County Multiple
Species Habitat Conservation Plan, Findings for adoption have been made as follows:
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION RESOLUTION NO. 2014 - _
MSHCP CONSISTENCY FOR TTM 36624 & RDR 2013 -07
PAGE 2 of 5
1. The proposed project is a project under the City's MSHCP Resolution, and the
City must make an MSHCP Consistency Finding before approval.
The proposed project includes a tentative tract map and requires a number of
discretionary approvals from the City, including CEQA review. Pursuant to the
City's MSHCP Resolution, the project has been reviewed for MSHCP
consistency, including consistency with "Other Plan Requirements." These
include the Protection of Species Associated with Riparian /Riverine Areas and
Vernal pool Guidelines (MSHCP, Section 6.1.2), Protection of Narrow Endemic
Plant Species Guidelines (MSHCP, Section 6.1.3), Additional Survey Needs and
Procedures (MSHCP, Section 6.3.2), Urban/Wildlands Interface Guidelines
(MSHCP, Section 6.1.4), Vegetation Mapping (MSHCP, Section 6.5.1)
requirements, Fuels Management Guidelines (MSHCP, Section 6.4), and
payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance,
Section 4).
2. The proposed project is not subject to the City's LEAP (Lake Elsinore Acquisition
Process) and the County's Joint Project Review processes.
The proposed project is not located within an MSHCP Criteria Cell area,
therefore, no formal LEAP submittal was required. However, the project is still
required to demonstrate compliance with "Other Plan Requirements." The project
is in compliance as described further below.
3. The proposed project is consistent with the Riparian /Riverine Areas and Vernal
Pools Guidelines.
No vernal pools exist on the site and therefore vernal pool species are not
expected to occur. Section 6.1.2 of the MSHCP focuses on protection of
riparian /riverine areas and vernal pool habitat types based on their value in the
conservation of a number of MSHCP- covered species, none of which has any
potential to occur on the project site.
4. The proposed project is consistent with the Protection of Narrow Endemic Plant
Species Guidelines.
The proposed project site is not located within the Narrow Endemic Plant
Species Survey Area (NEPSSA) as shown on Figure 6 -1 of the MSHCP. Based
on its location outside of any NEPSSA or Criteria Area Species Survey Area
(CASSA), the proposed project is compliant with MSHCP Section 6.1.3.
5. The proposed project is consistent with the Additional Survey Needs and
Procedures.
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION RESOLUTION NO. 2014 - _
MSHCP CONSISTENCY FOR TTM 36624 & RDR 2013 -07
PAGE 3 of 5
The MSHCP requires additional surveys for certain species if the project is
located in CASSA, Amphibian Species Survey Area with Critical Area, Burrowing
Owl Survey Areas with Criteria Area, and Mammal Species Survey Areas with
Criteria Areas of the MSHCP. The project site is located outside of any CASSA
for plants and mammals and no CASSA plant species were observed during the
focused surveys for the site.
The proposed project is located within the survey area identified for the
burrowing owl. The site has already been rough graded and adjacent road
improvements constructed. No suitable burrowing owl habitat currently exists on
the project site. However, due to the migratory nature of the burrowing owl, there
is a possibility that although burrowing owls are not currently located on the
project site, they could occupy the site prior to actual project construction.
Therefore, a pre- construction burrowing owl survey will be required per the
MSHCP.
Based upon the above, it can be concluded that the proposed project is
consistent with the provisions of the MSHCP.
6. The proposed project is consistent with the UrbaniWildlands Interface
Guidelines.
The proposed project site is separated from nearby criteria cells by existing
residential subdivisions located within the Ramsgate Specific Plan. Therefore the
urban /wildlands interface guidelines set forth in Section 6.1.4 of the MSHCP are
not applicable.
7. The proposed project is consistent with the Vegetation Mapping requirements.
No vegetation mapping requirements apply to the proposed project.
8. The proposed project is consistent with the Fuels Management Guidelines.
The proposed project site is separated from nearby criteria cells by existing
residential subdivisions located within the Ramsgate Specific Plan. Therefore,
the fuels management guidelines set forth in the MSHCP are not applicable.
9. The proposed project is conditioned to pay the City's MSHCP Local Development
Mitigation Fee.
Conditions of Approval require that prior to the issuance of a building permit, the
applicant pay the City's Multiple Species Habitat Conservation Plan Local
Development Mitigation Fee in effect at the time of issuance.
10. The proposed project overall is consistent with the MSHCP.
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION RESOLUTION NO. 2014 - _
MSHCP CONSISTENCY FOR TTM 36624 & RDR 2013 -07
PAGE 4 of 5
The City received a letter dated February 27, 2006, from Thomas B. Mullen,
Executive Director, Western Riverside Regional Conservation Authority stating
that projects within the Ramsgate Specific Plan are covered by the mitigation
program contained in that plan and accepted in anticipation of the MSHCP being
adopted and the agency permits signed. Mr. Mullen concluded that the
preservation of the mitigated lands for the Ramsgate SP helped to insure that the
permits were signed.
The entire project is consistent with the MSHCP and provides effective
conservation on the project site to meet the biological issues and considerations
of the MSHCP.
11. There is no substantial evidence, in the light of the whole record before the
agency, that the project may have significant effects on the environment.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, on the 21st day of January, 2014.
David Blake, Chairman
City of Lake Elsinore Planning Commission
ATTEST:
Richard J. MacHott, LEED Green Associate
Planning Manager
PC January 21, 2014 Item No. 3
Page 10 of 64
PLANNING COMMISSION RESOLUTION NO. 2014 - _
MSHCP CONSISTENCY FOR TTM 36624 & RDR 2013 -07
PAGE 5 of 5
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE SS
I, Richard J. MacHott, Planning Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2014 -_ was adopted by the Planning Commission of
the City of Lake Elsinore at a regular meeting held on the 21 st day of January 2014, and
that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
►_I161r_Ii.5
Richard J. MacHott, LEED Green Associate
Planning Manager
PC January 21, 2014 Item No. 3
Page 11 of 64
RESOLUTION NO. 2014 -_
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP NO.
36624, TO SUBDIVIDE 13 GROSS ACRES INTO 75 RESIDENTIAL
LOTS, PRIVATE STREETS, PARKWAYS, AND PUBLIC UTILITY
LOTS, LOCATED AT THE SOUTHWEST CORNER OF STATE
HIGHWAY 74 AND ROSETTA CANYON DRIVE, IN THE
RAMSGATE SPECIFIC PLAN
WHEREAS, MBK Homes filed an application for Tentative Tract Map No. 36624
and Residential Design Review No. 2013 -07 (the "project ") with the City of Lake
Elsinore for a residential subdivision of 13.81± acres of unimproved property; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of making recommendations to the City Council
pertaining to the subdivision of land; and
WHEREAS, public notice of said project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties with respect to this item at a public hearing
held on January 21, 2014;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER
AS FOLLOWS:
SECTION 1. The Planning Commission has reviewed and analyzed the
proposed applications prior to making a decision to recommend approval of the project.
SECTION 2. That in accordance with the California Planning and Zoning Laws
and the City of Lake Elsinore Municipal Code, the Planning Commission makes the
following findings for Tentative Tract Map No. 36624:
1. The proposed subdivision, together with the provisions for its design and
improvements, is consistent with the City of Lake Elsinore General Plan. The
proposed subdivision is compatible with the objectives, policies, general land
uses and programs specified in the General Plan (Government Code Section
66473.5).
The design of the proposed map, at a density of 6.2 dwelling units per acre, is
consistent with the approved Ramsgate Specific Plan, and therefore, consistent
with the General Plan.
2. The site of the proposed subdivision of land is physically suitable for the
proposed density of development in accordance with the General Plan.
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION RESOLUTION NO. 2014 - _
TTM 36624
PAGE 2 of 3
The design and density is compatible with the Ridgestone Apartments to the
west, State Highway 74 on its northern border, and the Rosetta Canyon
Community Park to the South.
The map provides landscaped open space areas surrounding the project on all
four sides that protect the natural topography, and soften the perimeter
community walls.
3. The effects that this project are likely to have upon the housing needs of the
region, the public service requirements of its residents and the available fiscal
and environmental resources have been considered and balanced.
The project is consistent with the City's General Plan. During the approval of the
General Plan Update in December, 2011, housing needs, public services and
fiscal resources were scrutinized to achieve a balance within the City.
4. The design of the proposed division of land or type of improvements is not likely
to cause serious public health problems.
Tentative Tract Map No. 36624 is conditioned to comply with all development
standards of the Ramsgate Specific Plan Sixth Revision. Standards within the
Specific Plan have been prepared and reviewed to benefit the public health,
safety and welfare.
5. The design of the proposed division of land or the type of improvements will not
conflict with easements, acquired by the public at large, for access through or
use of property within the proposed division of land.
a. All known easements or requests for access have been incorporated into the
design of Tentative Tract Map No. 36624.
b. The map has been circulated to City departments and outside agencies, and
appropriate conditions of approval have been applied for their approval during
construction.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PC January 21, 2014 Item No. 3
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PLANNING COMMISSION RESOLUTION NO. 2014 - _
TTM 36624
PAGE 3 of 3
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, on the 21st day of January, 2014.
David Blake, Chairman
City of Lake Elsinore Planning Commission
ATTEST:
Richard J. MacHott, LEED Green Associate
Planning Manager
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE SS
I, Richard J. MacHott, Planning Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2014 -_ was adopted by the Planning Commission of
the City of Lake Elsinore at a regular meeting held on the 21 st day of January 2014, and
that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Richard J. MacHott, LEED Green Associate
Planning Manager
PC January 21, 2014 Item No. 3
Page 14 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
GENERAL
1. The proposed project consists of product design and construction of 75 single - family
detached residential units and related improvements on 13 gross acres subdivided into 75
residential lots, 16 lots for utilities, open space, parkway and private streets, and two (2)
public street entrances.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or
proceeding against the City, its Officials, Officers, Employees or Agents to attach, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning the Residential Design Review and /or Tentative Tract Map
attached hereto.
3. The City intends to file a Notice of Determination with the, Riverside County Clerk's office
within five (5) business days from the approval of this project by the City Council. Twenty -
four (24) hours prior to the public hearing, the applicant shall provide the City a check
payable to the Riverside County Clerk in the amount of $50.00 to cover the Clerk's
processing fee for this filing.
4. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgement of Conditions," and shall return the executed original to the
Community Development Department for inclusion in the case records.
PLANNING DIVISION
5. Design Review approval for Residential Design Review No. 2013 -07 will lapse and be
void unless a building permit is issued within two (2) years of the approval date. The
Community Development Director may grant an extension of time for up to one (1) year
prior to the expiration of the initial Design Review. An application for a time extension and
required fee shall be submitted a minimum of one (1) month prior to the expiration date.
6. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the Ramsgate Specific Plan and Lake Elsinore Municipal
Code, prior to issuance of certificate of occupancy and release of utilities.
7. Applicant shall comply with all relevant Mitigation Monitoring Program requirements as set
forth in the Mitigation Monitoring Program dated June 2007 for the Ramsgate Specific
Planning Commission Page 1 of 18
January 21, 2014
PC January 21, 2014 Item No. 3
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Plan, Sixth Revision. The applicant shall fund the preparation of Mitigation Monitoring
Program Reports if deemed necessary by the Community Development Director during
construction. A final report shall be prepared prior to issuance of any certificate of
occupancy for the seventh and final phase of construction.
8. A pre - grading burrowing owl survey is required in order to comply with the requirements
of the Multiple Species Habitat Conservation Plan. The focused survey shall be
conducted by a qualified biologist during the appropriate season (March through August
for burrowing owls), and no earlier than 30 days prior to grading.
9. All site improvements shall be constructed as indicated on the approved building
elevations, site plan, phasing, maintenance or other plans submitted for the Residential
Design Review and the Model Home Complex.
10. As an alternative to providing on -site recreational amenities for residents, the applicant
shall prepare and construct "turn -key" off -site amenities at the Rosetta Canyon Regional
Park across Ardenwood Way.
a. Construction drawings shall be provided to the Director of Lake, Parks & Recreation
for review and approval, with a copy to the Director of Community Development, prior
to the issuance of the first building permit for Trieste production units.
b. Construction of recreational amenities at the Rosetta Canyon Regional Park shall be
completed, inspected and approved for use prior to the issuance of the first Certificate
of Occupancy for the Trieste production units.
11. Future site plotting and construction shall be consistent with these Conditions of Approval
and the approved Tentative Tract Map No. 36624 exhibit, and those provisions and
requirements contained in the Municipal Code, subject to approval by the Community
Development Director or designee.
12. The applicant shall submit for review and approval by the Building Division building plans
that are designed to current UBC and adopted codes, and meet all applicable Building
and Safety Division requirements.
a. Driveways shall be constructed of concrete per Building and Safety Division
standards.
Planning Commission Page 2 of 18
January 21, 2014
PC January 21, 2014 Item No. 3
Page 16 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
13. The following architectural details shall be provided:
• All front fence returns will be decorative masonry walls. Wood fences will not be
allowed along the front elevation.
• The applicant shall provide four -sided articulation. Architectural enhancements
and treatments shown on approved elevations shall be provided for those side
and rear elevations that are within the public view. The applicant shall request
and provide evidence for certain specific side and /or rear elevations that may not
be constructed with enhanced architectural treatments, subject to approval by the
Community Development Director or designee.
Eight (8) different color schemes shall be provided. The applicant shall submit for
review and approval by the Community Development Director or his designee, a
detailed Plotting Plan prior to the issuance of building permits for each phase,
which indicates the style and color scheme to be used on each lot. Styles shall
be evenly distributed throughout the site. The identical product and /or color
scheme shall not be constructed directly across or adjacent to one another.
14. Materials and colors depicted on the materials board shall be used unless modified by the
Community Development Director or designee.
15. All weep screeds shall be a maximum three inches above any hard surface and four
inches above any earth surface.
16. Any revisions to approved site plans or building elevations shall be reviewed and
approved by the Community Development Director or designee.
17. The applicant shall provide, where a side yard can accommodate, a flat concrete pad or
area a minimum of 3'- 0" by 7'- 0" adjacent to the dwelling for the storage of trash barrels.
The storage pad or area shall conceal the trash barrels from public view, subject to the
approval of the Community Development Director or designee. Precise grading plans
shall identify the location of the aforementioned flat concrete pad and air conditioning
units.
18. The applicant shall prepare a list of proposed street names for review and approval by the
Planning, Building, and Fire Departments of the City.
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PC January 21, 2014 Item No. 3
Page 17 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
19. The building addresses (in numerals at least four inches high) shall be displayed near the
entrance and easily visible from the front of the unit and public right -of -way. The
applicant shall obtain street addresses for all production lots prior to issuance of building
permit.
20. Prior to the issuance of a grading permit, the applicant shall initiate the formation of a
homeowners' association (HOA), and provide to the City for review and approval
Covenants, Conditions and Restrictions (CC &Rs) for said HOA.
a. All open space or common areas, maintenance easements, drainage facilities, private
streets, landscape easements and perimeter landscaping along Rosetta Canyon Drive
and Ardenwood Way Rights -of -Way, Lot 77 and other perimeter landscaping, and
street side landscaping at the project entrance, shall be maintained by the HOA
b. CC &Rs shall prohibit on- street storage of boats, motor homes, trailers and trucks over
one -ton capacity.
c. CC &Rs shall prohibit or front -yard microwave satellite antennas.
d. All letter lots shall be owned and maintained by the HOA and so noted on the Final
Map.
e. In the event the applicant chooses a method of assuring perpetual maintenance which
is subject to revocation by the property owners by an election or other means of
termination, applicant shall establish a backup alternative which will be capable of
automatically assuming the maintenance funding obligation, in the event the primary
method is no longer available. The documents creating the method for permanent
maintenance and any necessary backup alternative(s) shall be subject to and have
been approved by the City Attorney and the Director of Community Development and
in place prior to approval of the final map. The private street improvement plans and
standards for maintenance shall be subject to approval by the Director of Public
Works. The landscaping improvement plans and standards for maintenance shall be
subject to approval by the Director of Community Development.
21. All HOA documents shall be approved by the City and recorded, such as the Articles of
Incorporation and the CC &Rs prior to the first Certificate of Occupancy.
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
22. The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with the
provisions of Lake Elsinore Municipal Code (LEMC), Chapter 15.72 and using accepted
techniques. Interim erosion control measures shall be provided 30 days after the site's
rough grading, as approved by the City Engineer.
23. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. Site preparation activity and construction
shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday
through Friday. Only finish work and similar interior construction may be conducted on
Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00
p.m. Construction activity shall not take place on Sunday, or any Legal Holidays
24. Upon violation by the applicant of the City's Noise Ordinance or Condition of Approval No.
23, the applicant shall cease all construction activities and shall be permitted to
recommence such activities only upon depositing with the City a $5,000 cash deposit
available to be drawn upon by the City to fund any future law enforcement needs that may
be caused by potential project construction violations and the enforcement of the City's
Noise Ordinance and Condition of Approval No. 21. The applicant shall replenish the
deposit upon notice by the City that the remaining balance is equal to or less than $1,000.
25. The applicant shall comply with all applicable City Codes and Ordinances.
26. Prior to issuance of building permit, building plans for the Model Home Complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped - accessible bathroom.
27. Construction phasing shall be implemented in accordance with the approved Phasing
Plan which avoids construction traffic from entering occupied neighborhoods within the
tract.
28. A cash bond of $1,000.00 shall be required for the Model Home Complex. This bond is to
guarantee removal of the temporary fencing material, parking lot, etc. that have been
placed onsite for the Model Home Complex. The bond will be released after removal of
the materials and the site is adequately restored, subject to the approval of the
Community Development Director or designee.
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
29. A cash bond of $1,000.00 shall be required for any garage conversion of the model(s).
Bonds will be released after removal of all temporary materials and the site is adequately
restored, subject to the approval of the Community Development Director or designee.
30. A cash bond of $1,000.00 shall be required for any construction trailers used during
construction. Bonds will be released after removal of trailers, subject to the approval of
the Community Development Director or designee.
31. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
32. The project shall connect to sewer and meet all requirements of the Elsinore Valley
Municipal Water District ( EVMWD). The applicant shall submit water and sewer plans to
the EVMWD and shall incorporate all district conditions and standards.
33. The design and construction of the project shall meet all County Fire Department
standards for fire protection.
34. All mechanical and electrical equipment associated with the residences shall be ground
mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened behind fence returns, subject to the approval
of the Community Development Director, prior to issuance of building permit.
35. All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation systems to provide 100 percent plant coverage using a
combination of drip and conventional irrigation methods. Construction Landscape &
Irrigation drawings shall be prepared, reviewed and approved by the City's Landscape
Architect Consultant and the Community Development Director or designee. A Cost
Estimate for materials and labor shall also be submitted for review and approval. A
Landscape Plan Check fee will be charged prior to final landscape approval based on the
Consultant's fee, inspection, permit and administration fees.
• The applicant shall replace any street trees harmed during construction, in
conformance with the City's Street Tree List, at a maximum of 30 feet apart and at
least 24 -inch box in size.
• Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
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PC January 21, 2014 Item No. 3
Page 20 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
• The applicant shall ensure a clear line of sight at ingress /egress points by providing
plantings within 15 feet of ingress /egress points whose height does not exceed three
feet and whose canopy does not fall below six feet.
• The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City's adopted Landscape Guidelines. Special attention shall be
given to use of Xeriscape or drought resistant plantings with combination drip irrigation
system to prevent excessive watering.
• All landscape improvements shall be bonded with a ten percent (10 %) Faithful
Performance Bond of the approved estimated labor and materials cost for all planting.
The bond shall remain in effect for one year from Certificate of Occupancy.
• All landscaping and irrigation shall be installed within an affected portion of any phase
at the time a certificate of occupancy is requested for'any building.
• One of the proposed lots of the Model Home Complex shall be Xeriscaped and
signage provided identifying Xeriscape landscaping. Xeriscape is a method of
landscape design that minimizes water use by:
1) Implementing hydrozones;
2) Minimizes high water -use plant material as identified by WUCOLS (such as turf)
and incorporates water - efficient ( "drought- tolerant" / climate- appropriate) plants;
3) Requires an efficient irrigation system that includes:
a. ET -Based ( "Smart irrigation ") controller(s) with weather - sensing, automatic shut-
off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
i. Low - volume point- source irrigation (such as drip irrigation and bubblers) for
all shrub planter areas (maximum of 3:1 slope) with a minimum irrigation
efficiency of 0.90 ; and /or
ii. Spray or rotor -type nozzles for areas a minimum of eight (8) feet wide, for
slopes 3:1 and greater, AND with a minimum irrigation efficiency of 0.71
Planning Commission Page 7 of 18
January 21, 2014
PC January 21, 2014 Item No. 3
Page 21 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation
• The Final landscape plan shall be consistent with any approved site and /or plot plan.
• The Final landscape plan shall include planting and irrigation details.
• All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
36. The applicant shall submit a Wall & Fence Plan for the entire project prior to the issuance
of building permits. The plan shall clearly identify with distinguishable symbols the
location of all different types of wall and fence materials proposed. The Plan is subject to
review and approval by the Community Development Director or his designee.
37. Fences located in any front yard shall not exceed three feet in height with the exception
that wrought -iron fences may be five feet in height. Chain link fences shall be prohibited.
38. All perimeter walls shall be coated with anti - graffiti paint. Any retaining walls visible to the
public shall match the perimeter walls in color and style.
39. All rear and side yard wood fencing shall be painted or treated with a high - grade, solid
body, penetrating stain approved by the Community Development Director or his
designee.
40. Garages shall be constructed to provide a minimum of twenty feet by twenty feet (20' x
20') of interior clear space to accommodate two vehicles.
41. The applicant shall restripe Rosetta Canyon Drive, providing a Class III bicycle lane.
42. These Conditions of Approval shall be reproduced on subsequent building plans prior to
issuance of building permit.
43. The applicant shall pay all appropriate City fees.
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January 21, 2014
PC January 21, 2014 Item No. 3
Page 22 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
44. The applicant has satisfied the Multiple Species Habitat Conservation Plan Fee
(MSHCP) Local Development Mitigation Fee prior to obtaining building permits, as noted
in the Eighth Operating Memorandum of Understanding to the Development Agreement
between the City of Lake Elsinore and Rialto Development Corporation, recorded Jun3
27, 1990.
45. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site
identifying the approved days and hours of construction activity and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674 -3124.
46. If applicable, the applicant shall participate in the City's Lighting and Landscape
Maintenance District.
ENGINEERING DEPARTMENT
General Requirements:
47. Any existing Conditions of Approval of Tract 36624 are in effect for this project.
48. Tentative Map 36624 consists of one phase of a final plan. All related public
improvement shall be completed and guaranteed before approval of Final Map. All
WQMP and grading shall be completed in one phase
49. All dedications to the City and utilities shall be revised from number lots to letter lots.
Easement shall be secured for the benefit of EVMWD.
50. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required
if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified
as determined by the City Engineer. If the grading is less than 50 cubic yards and a
grading plan is not required, a grading permit shall still be obtained so that a cursory
drainage and flow pattern inspection can be conducted before grading begins.
51. Prior to commencement of grading operations, applicant to provide to the City with a map
of all proposed haul routes to be used for movement of export material. Such routes shall
be subject to the review and approval of the City Engineer.
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
52. All grading shall be done under the supervision of a geotechnical engineer and he shall
certify all slopes steeper than 2 to 1 for stability and proper erosion control.
53. An Encroachment Permit shall be obtained prior to any work on City right -of -way.
54. Street improvements including street lighting, traffic signal, traffic signing and striping are
required as part of this project. The improvements shall be prepared by a registered civil
engineer and shall meet city and /or Riverside county standards.
55. Left turns out of the development will be restricted by "pork- chop" 'type islands and
signage at both access points. Street "G" at Rosetta Canyon Road will have island
constructed with mountable curb to facilitate fire access.
56. Bike lane striping (Class III) will be required along the property frontage at Rosetta
Canyon Road.
57. A three -foot wide public utility easement shall be dedicated on both sides of the interior
streets. Additional easement shall be dedicated to the City for accessing street lights and
fire emergency
58. All privately -owned streets shall have sidewalks on both sides of the street that meet
minimum ADA requirements.
59. All proposed knuckles and cul -de -sac shall meet City standards.
60. On Ardenwood Way, a curb depression shall be provided for access and removable
balusters or a locked gate installed at access road.
61. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway or alley shall be the responsibility of the property owner or his agent.
62. Underground water rights shall be dedicated to the City pursuant to the provisions of
Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore
Valley Municipal Water District.
63. Applicant shall pay all development impact/mitigation fees, including but not all inclusive:
TUMF, MSHCP, TIF and Area Drainage Fees.
64. Grading that affects "waters of the United States ", wetlands or jurisdictional streambeds,
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
shall require approval and necessary permits from respective Federal and /or State
agencies.
65. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall
be contained within the street right -of -way or dedicated right -of -way for storm water (Lot
76). When either of these criteria are exceeded, drainage facilities shall be provided.
66. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8'/2" x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
67. All waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or other phases of the construction shall be disposed of at
appropriate recycling centers. The applicant should contract with CR &R Inc. for recycling
and storage container services, but the applicant may use the services of another
recycling vendor. Another recycling vendor, other than CR &R Inc., cannot charge the
applicant for bin rental or solid waste disposal. If the applicant is not using CR &R Inc. for
recycling services and the recycling material is either sold or donated to another vendor,
the applicant shall supply proof of debris disposal at a recycling center, including
verification of tonnage by certified weigh master tickets.
68. In accordance with the City's Franchise Agreement for waste disposal & recycling, the
applicant shall be required to contract with CR &R Inc. for removal and disposal of all
waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or all other phases of construction.
69. On -site drainage shall be conveyed to a public facility, accepted by adjacent property
owners by a letter of drainage acceptance by Caltrans or pertaining agencies /property
owner, or conveyed to a drainage easement.
70. All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer.
71. Roof drains shall not be allowed to outlet directly through coring in the street curb.
72. Roofs should drain to a landscaped area.
73. Applicant shall comply with all NPDES requirements in effect; including the submittal of a
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Water Quality Management Plan (WQMP) as required per the Santa Ana Regional Water
Quality Control Board.
74. City of Lake Elsinore has adopted ordinances for storm water management and discharge
control. In accordance with state and federal law, these local storm water ordinances
prohibit the discharge of waste into storm drain system or local surface waters. This
includes non -storm water discharges containing oil, grease, detergents, trash, or other
waste remains. Brochures of "Storm Water Pollution, What You Should Know"
describing preventing measures are available at City Hall.
PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain system, or
waterways - without Regional Water Quality Control Board permit or waver — is strictly
prohibited by local ordinances and state and federal law.
Prior to Issuance of a Grading Permit
75. Prior to approval of grading plans, the applicant shall obtain a General Construction
Activity Storm Water Permit from the State Water Resources Control Board in compliance
with National Pollutant Discharge Elimination System ( NPDES) requirements. Proof of
filing a Notice of Intent (NOI) will be required by the City. The WDID# shall be displayed
on the title sheet of the grading plans.
76. Submit grading plans with appropriate security. Developer shall mitigate any flooding
and /or erosion downstream caused by development of the site and /or diversion of
drainage. All storm drain facilities shall comply with Riverside County Flood Control
District's design standards with appropriate safety factors.
77. The applicant shall obtain all necessary off -site easements for off -site grading and /or
drainage acceptance from the adjacent property owners prior to grading permit issuance.
78. The applicant shall provide a copy of appropriate correspondence or necessary permits
from Federal and /or State regulatory agencies prior to grading that affects wetlands or
"waters of the United States."
79. Applicant to provide erosion control measures as part of their grading plan. The applicant
shall contribute to protection of storm water quality and meet the goals of the BMP in
Supplement "A" in the Riverside County NPDES Drainage Area Management Plan.
Planning Commission Page 12 of 18
January 21, 2014
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
80. Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for
their storm water pollution prevention plan including approval of erosion control for the
grading plan prior to issuance of grading permits. The applicant shall provide a SWPPP
for post construction, which describes BMP's that will be implemented for the
development and including maintenance responsibilities.
Prior to approval of Final Map
81. Prior to final map recordation, the developer shall ensure that a homeowner's association
is established for the purpose of maintaining all private streets, common areas, and
private utilities as provided herein. The association documents, including all necessary
Covenants, Conditions and Restrictions (CC &R's), shall be subject to the review and
approval of the Public Works Department and the City Attorney and shall be recorded
concurrently.
82. Prior to recordation the developer shall finish the construction or post security
guaranteeing construction of all improvements. Said improvements shall include, but are
not limited to, the following:
a) All street facilities (list the streets /highways by name.)
b) All drainage facilities (list the channels /storm drains by name or reference them by
street)
c) All required grading, including erosion control
83. Prior to final map recordation the applicant shall prepare a disclosure statement indication
that the property is within an Assessment District, Community Facilities District and /or
Landscape Maintenance District and will be subject to annual levy. The disclosure
statement is subject to the review and approval of the Public Works Department and shall
be recorded concurrently with the final map.
Prior to Issuance of Building Permit
84. Unless other timing is indicated, all Public Works requirements shall be complied with as
a condition of development for Tract 36624 and as specified in the Lake Elsinore
Municipal Code (LEMC) prior to building permit.
85. Submit a "Will Serve" letter to the City Engineering Division from the applicable water
agency stating that water and sewer arrangements have been made for this project and
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January 21, 2014
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
specify the technical data for the water service at the location, such as water pressure
and volume etc. Submit this letter prior to applying for a building permit.
86. Street improvements shall include ac pavement, curb /gutter, sidewalk, signing and
striping, and street lighting.
87. Driveway approached near the end of cul -de -sac that are too close should be combined
to provide for smoother transition.
88. Pay all Capital Improvement Impact/Mitigation Fees and Plan Check fees (LEMC 16.34).
Prior to Occupancy
89. Prior to the first Certificate of Occupancy, the applicant shall record Covenants,
Conditions and Restrictions (CC &R's) or enter into an acceptable maintenance
agreement with the City to inform future property owners to implement the approved
WQMP.
90. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of
notification to the future homeowners and /or occupants of all structural BMP's and
educational and training requirements for said BMP's as directed in the approved WQMP.
91. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 1/2" x 11" Mylar) shall be submitted to the Engineering Division.
92. All street improvements (onsite and offsite) including signing and striping, and street
lighting and drainage improvements shall be completed in accordance with the approved
plans or as condition of development for Tract 36624 to the satisfaction of the City
Engineer.
93. Water and sewer improvements shall be completed in accordance with Water District
requirements.
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January 21, 2014
PC January 21, 2014 Item No. 3
Page 28 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
ADMINISTRATIVE SERVICES DEPARTMENT
94. Prior to issuance of any building permit, the applicant shall create a new funding
mechanism, or expand the services of Lighting and Landscape Maintenance District No. 1
(Zone 15), to offset the annual negative fiscal impacts of the new public street lights within
the development for which the City will pay for electricity and maintenance fees to
Southern California Edison. Applicant shall pay to the City the appropriate non - refundable
deposit to cover the cost of the formation process. The applicant may propose alternative
financing mechanisms to fund the annual maintenance costs, including the creation of a
Mello -Roos Community Facilities District.
95. Prior to issuance of any building permit, the applicant shall create a new funding
mechanism, or expand the services of Lighting and Landscape Maintenance District No. 1
(Zone 15), to offset the annual negative fiscal impacts of the new public street lights within
the development for which the City will pay for electricity and maintenance fees to
Southern California Edison. Applicant shall pay to the City the appropriate non - refundable
deposit to cover the cost of the formation process. The applicant may propose alternative
financing mechanisms to fund the annual maintenance costs, including the creation of a
Mello -Roos Community Facilities District.
96. Developer shall comply with all City Ordinances regarding construction debris removal
and recycling as per Section 8.32 of the Lake Elsinore Municipal Code.
FIRE PROTECTION PLANNING OFFICE
GENERAL CONDITIONS
97. Lake Elsinore Fire Protection Planning Office Responsibility- Questions should be
directed to the Riverside County Fire Department, Lake Elsinore Fire Protection Planning
Division at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671 -3124 Ext. 225,
Fax: (951) 471 -1419.
98. Blue Dot Reflectors- Blue retro- reflective 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 Dept.
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January 21, 2014
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
99. Minimum Hydrant Fire Flow- Minimum required fire flow shall be 1,000 GPM for 2 hours
duration at 20 PSI residual operating pressure, which must be available before any
combustible material is placed on the job site
100. Hydrant System- Fire hydrant (s) (6" x 4" x 2 -1/2 ") will be located not less than 25 feet or
more than 250 feet from any portion of the building as measured along approved
vehicular travel ways. The required fire flow shall be available from any adjacent hydrant
(s) in the system Average spacing between hydrants shall be as follows 500' maximum
spacing between hydrants and 250' maximum distance from any point on the street or
road frontage to hydrant.
101. Hazardous Fire Area- The proposed project is located high or very high fire zone as
adopted in the Lake Elsinore Municipal Code. The project shall adhere to all high fire
requirements as prescribed in the Title 24 Codes, any applicable state and local codes
pertaining to high fire. The structures shall comply with Chapter 7A of the Building Code
and or Section R327 of the California Residential Code. Roofing Materials shall be
classified at not less than class "A ".
102. Secondary Access- In the interest of Public Safety, this project shall provide an Alternate
or Secondary Access. Said access shall be constructed in accordance to the City of Lake
Elsinore Engineering Department standards to accommodate full fire response and
community evacuation.
103. Automatic / Manual Gates- Gate entrances shall be at least two feet wider than the
width of the traffic lane (s) serving that gate and no less than 20 feet wide. Any gate
providing access from a road to a driveway shall be located at least 35 feet from the
roadway and shall open to allow vehicle to stop without obstructing traffic on the road.
Where a one -way road with a single traffic lane provides access to a gate entrance, a 40
foot turning radius shall be used. Gate access shall be equipped with a 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 rapid entry system shall remain open until closed by the rapid entry
system. Contact the Fire Planning office for current plan check fees.
104. Separation of Occupancy- A fire barrier wall for the separation of occupancies is
required per the California Building Code. Fire walls, fire barriers, fire partitions, smoke
barriers, and smoke partitions or any other wall required to have protected openings or
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CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
penetrations shall be effectively and permanently identified with signs or stenciling. Such
identification shall be located in accessible concealed floor, floor ceiling or attic spaces
repeated at intervals not exceeding 30 feet along the wall, and include lettering not less
than .5 inch in height, incorporating the suggested wording "FIRE AND /OR SMOKE
BARRIER — PROTECT ALL OPENINGS," or other wording.
PRIOR TO GRADING PERMIT ISSUANCE
105. Vegetation Management Plan- Vegetation management plans shall be provided to the
Lake Elsinore Fire Protection Planning office. Plans shall include the proposed fuels and
comprehensive details with regard to the vegetation management plan. The vegetation
management plan shall be not less than 100' from all structures or to the property line.
PRIOR TO BUILDING PERMIT ISSUANCE
106. Water System Plans- Applicant and /or developer shall separately submit 2 sets of water
system plans to the Fire Department for review. Plans must be signed by a registered
Civil Engineer and /or water purveyor prior to Fire Department review and approval.
Mylars will be signed by the Fire Department after review and approval. Two (2) copies of
the signed and approved water plans shall be returned to the Fire Department before
release of a building permit.
107. Prior to Building Construction Verification- This project shall be inspected and
approved by the Fire Marshal or designee prior to bringing combustible materials on site.
During such inspection all permanent road signs shall be in place, all hydrants shall on
operating and approved for use by the water purveyor, and all permanent road surfaces
shall be completed including primary and secondary access circulation.
PRIOR TO BUILDING FINAL INSPECTION
108. Residential Fire Sprinkler Systems for Single family and two- family 13D- Install a
complete fire sprinkler system designed in accordance with California Residential Code,
California Fire Code and adopted standards. A C -16 licensed contractor must submit plans,
along with the current fee, to the Fire Department for review and approval prior to
installation.
109. Designated Fire Lanes- The applicant shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting and /or
Planning Commission Page 17 of 18
January 21, 2014
PC January 21, 2014 Item No. 3
Page 31 of 64
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
signs.
LAKE PARKS AND RECREATION DEPARTMENT
Development Conditions for Voluntary Off -Site Improvements to Rosetta Canyon Park:
110. In -lieu of Applicant constructing recreational amenities at the Project Site per the
Ramsgate Specific Plan and to satisfy Quimby Act requirements, the Applicant has
agreed to make the following recreational improvements to Rosetta Canyon Community
Park.
111. Construct two "turn -key" group picnicking shelter areas, with concrete flooring, per the
following general specifications:
a. Prepare concept site plan showing placement of shade structures at park for
approval by Director of LPR Department.
b. Final Plans & Specifications approved by Director of LPR Department, with initials
on plans.
C. Quantity of two (2) Group Shade Structures that are substantially similar to Model
Poligon Marquee #MAR 30'x34' by Porter Corp., Holland, MI
d. Amenities (City Standard Precast Concrete):
i. (16) Picnic Tables
ii. (4) BBQs and small table
iii. (4) Waste Containers
iv. (2) Hot Ash Containers
f. Construct ADA accessible path of travel from the parking lot to shade structures.
g. Obtain all standard permits and pay fees to City.
h. Pay Prevailing Wage to workers for construction of public improvements.
END OF CONDITIONS
Planning Commission Page 18 of 18
January 21, 2014
PC January 21, 2014 Item No. 3
Page 32 of 64
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RESOLUTION NO. 2014-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL
DESIGN REVIEW NO. 2013 -07 FOR "TRIESTE," LOCATED AT
THE SOUTHWEST CORNER OF STATE HIGHWAY 74 AND
ROSETTA CANYON DRIVE, IN THE RAMSGATE SPECIFIC PLAN
WHEREAS, MBK Homes filed an application for Tentative Tract Map No. 36624
and Residential Design Review No. 2013 -07 (the "project ") with the City of Lake
Elsinore for a residential subdivision of 13.81± acres of unimproved property; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of making recommendations to the City Council
pertaining to the subdivision of land; and
WHEREAS, public notice of said project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties with respect to this item at a public hearing
held on January 21, 2014;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER
AS FOLLOWS:
SECTION 1. The Planning Commission has reviewed and analyzed the
proposed applications prior to making a decision to approve Residential Design Review
No. 2013 -07.
SECTION 2. That in accordance with the California Planning and Zoning Laws
and the City of Lake Elsinore Municipal Code, the Planning Commission makes the
following findings for Residential Design Review No. 2013 -07:
1. The project as conditioned will comply with the goals and objectives of the
Ramsgate Specific Plan Sixth Revision, and therefore the City's General Plan.
The Specific Plan designates the site for Medium High Density Residential (15
dwellings per acre), and the Design Review proposes 6.2 dwelling units per acre.
2. The project complies with the design directives of the Ramsgate Specific Plan
No. 89 -1 Sixth Revision and those pertinent directives contained in Section
17.82.060 and all other applicable provisions of the City Municipal Code.
The project design has been reviewed with adjacent neighborhoods for similar
quality of construction, pleasing use of color and materials, a respect for privacy
and views, and visually attractive landscaping and open space amenities for its
residents.
PC January 21, 2014 Item No. 3
Page 35 of 64
PLANNING COMMISSION RESOLUTION NO. 2014 -
RESIDENTIAL DESIGN REVIEW 2013 -07
PAGE 2 of 3
3. Conditions and safeguards pursuant to Section 17.82.070, including guarantees
and evidence of compliance with conditions, have been incorporated into the
approval of the subject project to ensure development of the property in
accordance with the objectives of this Chapter and the planning district in which
the site is located. City departments have provided conditions regarding phasing,
fencing, architectural design, landscaping and maintenance.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, on the 21st day of January, 2014.
David Blake, Chairman
City of Lake Elsinore Planning Commission
ATTEST:
Richard J. MacHott, LEED Green Associate
Planning Manager
PC January 21, 2014 Item No. 3
Page 36 of 64
PLANNING COMMISSION RESOLUTION NO. 2014 - —
RESIDENTIAL DESIGN REVIEW 2013 -07
PAGE 3 of 3
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE SS
I, Richard J. MacHott, Planning Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2014 -_ was adopted by the Planning Commission of
the City of Lake Elsinore at a regular meeting held on the 21 st day of January 2014, and
that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Richard J. MacHott, LEED Green Associate
Planning Manager
PC January 21, 2014 Item No. 3
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