HomeMy WebLinkAboutCC Reso No 2015-045 City Council Reso.RESOLUTION NO. 2015 -045
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA APPROVING RESIDENTIAL DESIGN
REVIEW NO. 2014 -01 PROVIDING BUILDING DESIGNS FOR 82
SINGLE - FAMILY DWELLING UNITS AND RELATED IMPROVEMENTS,
FOR TENTATIVE TRACT MAP NO. 36682
WHEREAS, Pardee Homes, filed an application for Residential Design Review
No. 2014 -01, also referred to as Meadow Ridge II, (the "project') with the City of Lake
Elsinore for a residential subdivision of 20.2+ acres of unimproved property located on
the south side of Holland Road, east of Hermosa Drive and on the north side of Corson
Avenue (APN 358 - 130 -020); and
WHEREAS, the Project is subject to the provisions of the California
Environmental Quality Act (Public Resources Code §§ 21000, et seq.: "CEQA ") and the
State Implementation Guidelines for CEQA (14 California Code of Regulations Sections
15000, et seq.: "CEQA Guidelines ") because the Project involves an activity which may
cause either a direct physical change in the environment, or a reasonably foreseeable
indirect physical change in the environment, and involves the issuance of a lease,
permit license, certificate, or other entitlement for use by one or more public agencies
(Public Resources Code Section 21065); and
WHEREAS, pursuant to CEQA Guidelines Section 15063, the City conducted an
Initial Study to determine if the Project would have a significant effect on the
environment. The Initial Study revealed that the project would have potentially
significant environmental impacts but those potentially significant impacts could be
mitigated to less than significant levels; and
WHEREAS, pursuant to CEQA Guidelines Section 15072, on October 16, 2014
the City duly issued a notice of intent to adopt a Mitigated Negative Declaration; and in
accordance with CEQA Guidelines Section 15073, the Initial Study /Mitigated Negative
Declaration was made available for public review and comment for thirty days beginning
on February 26, 2015 and ending on March 30, 2015; and
WHEREAS, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184
(Design Review) the Planning Commission has been delegated with the responsibility of
making recommendations to the City Council pertaining to residential design review
applications; and
WHEREAS, on April 7, 2015 at a duly noticed public hearing, the Planning
Commission considered evidence presented by the Community Development
Department and other interested parties with respect to this item; and adopted Planning
Commission Resolution No. 2015 -30 recommending that the City Council approve
Residential Design Review No. 2014 -01; and
City Council Resolution No. 2015 -045
Page 2 of 4
WHEREAS, pursuant to Section 17.184.090 of the Lake Elsinore Municipal Code
( "LEMC ") the City Council of the City of Lake Elsinore has the responsibility of making
decisions to approve, modify or disapprove recommendations of the Planning
Commission for residential design review applications; and
WHEREAS, on May 26, 2015, at a duly noticed public meeting, the City Council
has considered the recommendation of the Planning Commission as well as evidence
presented by the Community Development Department and other interested parties with
respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
SECTION 1. The City Council has considered the proposed design for the 82
residential homes and has found it acceptable. The City Council has reviewed and
analyzed the proposed project pursuant to the California Planning and Zoning Laws
(Cal. Gov. Code §§ 65000 et seq.), the Lake Elsinore General Plan and the Lake
Elsinore Municipal Code and finds and determines that the proposed Residential Design
Review No. 2014 -01 is consistent with the requirements of California Planning and
Zoning Law and with the goals and policies of the Lake Elsinore General Plan and the
Lake Elsinore Municipal Code.
SECTION 2. The City Council has considered Mitigated Negative Declaration
No. 2015 -03 and the Mitigation Measures appertaining thereto. Mitigated Negative
Declaration No. 2015 -03 was prepared pursuant to Section 15162 of the California
Environmental Quality Act (CEQA) Guidelines. Appropriate findings were made, and
Mitigated Negative Declaration No. 2015 -03 provides the necessary environmental
clearance for Residential Design Review No. 2014 -01.
SECTION 3. That in accordance with Lake Elsinore Municipal Code Chapter
17.184, the City Council makes the following findings for Residential Design Review No.
2014 -01:
1. The project as conditioned will comply with the goals and objectives of the
City's General Plan.
The design of the proposed map, at a density of approximately 4.0 dwelling
units per acre, is consistent with the approved Low Medium Density
Residential land use designation, and therefore, consistent with the General
Plan.
2. The proposed subdivision is consistent with the setback, lot sizes and
development standards of the R -1 Single - Family Residential District as set
forth in Chapter 17.76 of the Lake Elsinore Municipal Code.
City Council Resolution No. 2015 -045
Page 3 of 4
The layout and configuration of the lots was designed to create a buffer to
the larger adjacent lots. The eastern boundary of the proposed tract map is
configured so that only eight lots abut the larger lots along the Menifee
border. Single -story single- family homes will be built on all of these lots to
further buffer adjacent larger lots. On the southern boundary, the proposed
tract provides for a single - loaded development so that Corson Avenue
serves as a buffer to adjacent lots. The block wall that will be constructed
along the perimeter of the tract further buffers existing homes. The attached
condition of approvals, that require disclosure to purchasers of the new
homes advising them of the adjacent rural uses, recognize the existing
characteristics of the neighboring properties.
3. This project complies with the design directives contained in Chapter
17.184.060 and all other applicable provisions of the Lake Elsinore
Municipal Code.
The Project is appropriate to the site and surrounding developments in that
it will result in the construction of single - family detached units in accordance
with appropriate development and design standards contained in the Lake
Elsinore Municipal Code. The Project creates interest and varying vistas as
a person moves along any street within the subdivision. The Project also
complements the quality of existing neighboring development and will
continue to provide visually - pleasing design and architecture within the
project area.
4. Conditions and safeguards pursuant to Chapter 17.184.070, including
guarantees and evidence of compliance with conditions, have been
incorporated into the approval of the project to ensure development of the
property in accordance with the General Plan and the Lake Elsinore
Municipal Code.
The City Council has considered the project and finds that with the attached
conditions of approval, the Project complies with the purposes and
objectives of the General Plan, and the Municipal Code.
SECTION 4. Based upon the evidence presented, both written and testimonial,
and the above findings, and the attached conditions of approval, the City Council hereby
approves Residential Design Review No. 2014 -001.
City Council Resolution No. 2015 -045
Page 4 of 4
SECTION 5. 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 City Council
of the City of Lake Elsinore, California, on this ?6th day of May 2015, by the following
vote:
nos, Mayor
ATTEST:
Virginia . Blo'o , City Clerk
APPROVED AS TO ARM:
, City Attorney
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
1. The proposed project (Residential Design Review No. 2014 -01) consists of
building design and construction of 82 Single - Family Dwelling Units and Related
Improvements, for Tentative Tract Map No. 36682, Located on the South Side of
Holland Road, east of Hermosa Drive and on the North Side of Corson Avenue.
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 Tentative Tract No.
36682.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the
Community Development Department for inclusion in the case records.
4. The applicant shall submit a check in the amount of $2,260.00 made payable to
the County of Riverside for the filing of a Notice of Determination. The check shall
be submitted to the Planning Division for processing within 48 hours of the
project's approval.
PLANNING DIVISION
5. Design Review approval for Residential Design Review No. 2014 -01, shall lapse
and become void two (2) years following the date on which the design review
became effective, unless one of the following: (1) prior to the expiration of two
years, a building permit related to the design review is issued and construction
commenced and diligently pursued toward completion; or (2) prior to the expiration
of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (B) and (C) of Lake Elsinore
Municipal Code (LEMC) Section 17.184.120. Notwithstanding conditions to the
contrary, a design review granted pursuant to LEMC Chapter 17.184 shall run with
the land for this two -year period, subject to any approved extensions, and shall
continue to be valid upon a change of ownership of the site which was the subject
of the design review application.
Planning Commission Approved Page 1 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
All construction shall comply with these Conditions of Approval and those
provisions and requirements contained in the Lake Elsinore Municipal Code, prior
to issuance of certificate of occupancy and release of utilities.
Future site plotting and construction shall be consistent with these Conditions of
Approval, those conditions approved with Tract Map No. 36682 and those
provisions and requirements contained in the Lake Elsinore Municipal Code,
subject to approval by the Community Development Director or designee.
8. 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. Wood, vinyl or steel (wrought iron or
aluminum) gates are allowed in order to allow access to rear yards.
Additional architectural enhancements and treatments shall be provided for
those side and rear elevations that are within the public view. The applicant
shall indicate which specific side and /or rear elevations will be afforded with
enhanced architectural treatments on future precise grading plans, subject to
approval by the Community Development Director or designee.
All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces
shall be allowed.
9. All houses constructed on Lots on the eastern edge of TTM No. 36682 (Lots 8, 9,
14, 15, 20, 21, 26 and 27) shall be single -story single - family residences only. All
homes shall be placed on these lots as far from the eastern property line as
possible. (Added by the Planning Commission at its April 7, 2015 hearing.)
10. All weep screeds shall be a maximum three inches above any hard surface and
four inches above any earth surface.
11. Any revisions to approved site plans or building elevations shall be reviewed and
approved by the Community Development Director or designee.
12. Materials and colors as depicted in the approved Design Review Package dated
December 2013, shall be used unless minor modifications are approved by the
Community Development Director or designee or major modifications are approved
by the Planning Commission.
Planning Commission Approved Page 2 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
13. Provide a flat concrete pad or area a minimum of 3'- 0" by 7'- 0" adjacent to the
dwelling for the storage of the City trash barrels. The storage pad or area shall
conceal the trash barrels from public view, subject to the approval of the
Community Development Director or designee. Precise grading plans shall identify
the location of the aforementioned flat concrete pad and air conditioning units.
14. The building addresses (in numerals at least four inches high) shall be displayed
near the entrance and easily visible from the front of the unit and public right -of-
way. The applicant shall obtain street addresses for all production lots prior to
issuance of building permit.
15. The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with the
provisions of Municipal Code, Chapter 15.72 and using accepted techniques.
Interim erosion control measures shall be provided 30 days after the site's rough
grading, as approved by the City Engineer.
16. The applicant shall comply with all applicable City Codes and Ordinances.
17. Prior to issuance of building permit, building plans for the model home complex
shall comply with all American Disabilities Act (ADA) requirements, including
provision of a handicapped - accessible bathroom.
18. A cash bond shall be required for the model home complex. This bond is to
guarantee removal of the temporary fencing material, parking lot, etc. that have
been placed onsite for the model home complex. The bond will be released after
removal of the materials and the site is adequately restored, subject to the
approval of the Community Development Director or designee.
19. A cash bond of shall be required for any garage conversion of the model(s).
Bonds will be released after removal of all temporary materials and the site is
adequately restored, subject to the approval of the Community Development
Director or designee.
20. A cash bond 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.
Planning Commission Approved Page 3 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
21. The applicant shall pay school fees to the Lake Elsinore and /or Menifee Unified
School District prior to issuance of building permit.
22. The project shall connect to sewer and meet all requirements of the Elsinore Valley
Municipal Water District ( EVMWD). The applicant shall submit water and sewer
plans to the EVMWD and shall incorporate all district conditions and standards.
23. All mechanical and electrical equipment for the building shall be ground mounted.
All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened along with substantial landscaping,
subject to the approval of the Community Development Director or designee, prior
to issuance of building permit.
24. 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.
• 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 California native drought - tolerant
ground cover, shrubs, and trees. Special attention shall be given to use of
Xeriscape or drought resistant plantings with combination drip irrigation
system to prevent excessive watering.
Planning Commission Approved Page 4 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
• No front -yard grass turf landscaping will be installed
• 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.
• All Model Homes 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 Water Use
Classifications of Landscape Species (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.
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation.
Planning Commission Approved Page 5 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
• 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.
• All landscaping and irrigation shall comply with the water - efficient
landscaping requirements set forth in LEMC Chapter 19.08 (Water
Efficient Landscape Requirements), as adopted and any amendments
thereto.
25. 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.
26. 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.
27. These Conditions of Approval and those conditions approved with Tract Map No.
36682 shall be reproduced on subsequent building plans prior to issuance of
building permit.
28. Provisions of the City's Noise Ordinance shall be satisfied during all site
preparation and construction activity. Site preparation activity and construction
shall not commence before 7:00 AM and shall cease 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.
29. The applicant shall pay all applicable City fees, including but not limited to
Development Impact Fees (DIF), at the rate in effect at the time of payment.
30. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project
Planning Commission Approved Page 6 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
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.
31. Construction traffic shall be prohibited from the segment of Lost Road southwest of
the project site as a construction truck route.
32. The Homeowner's Association shall maintain all natural slopes and open space, all
graded slopes abutting public street rights -of -way which are not part of residential
lots, up slopes from public rights -of -way within private lots and all private streets,
and all drainage basins.
33. The developer shall comply with all Municipal Code provisions regarding
construction debris removal and recycling as set forth in Chapter 14.12
(Construction and Demolition Waste Management) of the Lake Elsinore Municipal
Code.
34. Prior to the issuance of any grading or construction permit for the project or any
stockpiling of soil /materials on the project site, the project applicant shall ensure
that pre- construction presence /absence surveys for burrowing owl will be
conducted on -site and within a 150 -meter buffer according to the methods
described in the Burrowing Owl Survey Instructions for the Western Riverside
Multiple Species Conservation Plan. The protocol consists of four site visits
conducted during the burrowing owl breeding season (March 1 — August 31). If
burrowing owls are observed or detected through presence of sign (whitewash,
feathers, vocalizations, decorated burrows, etc.) the applicant shall notify the
California Department of Fish and Wildlife and the City of Lake Elsinore Planning
Division within 24 hours of the observation /detection. A report detailing the
methods and results of the focused surveys shall be prepared and submitted to the
City of Lake Elsinore Planning Division, the Riverside County Environmental
Programs Department and the Regional Conservation Authority Monitoring
Program Administrator.
35. The applicant shall provide all prospective home buyers and Iwme owners a
written disclosure statement identifying that the project is located within proximity
to rural residential uses which include animal keeping. Said written disclosure
statements shall indicate that such rural residential activities will include but are
not limited to noise impacts excessive odors and dust. (Added by Staff prior to the
City Council hearing on May 26, 2015.)
Planning Commission Approved Page 7 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
ENGINEERING DIVISION
General
36. Comply with all conditions of approval of TTM 36682.
37. Construction phasing shall be approved by the Director of Public Works, and
provide for 2 (two) points of permanent access. Construction traffic access shall
be segregated from residential traffic.
38. All improvements shall be in place prior to first occupancy. Any deviation of
modification is subject to review and approval by the Public Works Director.
Storm Water Management/Pollution Prevention /NPDES
39. The project shall implement LID Principles and LID Site Design, where feasible, to
treat the pollutants of concern identified for the project, in the following manner
(from highest to lowest priority):
• Preventative measures
• Infiltration
• Harvest and use
• Evapotranspire
• Bio- treatment
• Any portion of design capture volume that is not infiltrated, harvested and
used, evapotranspired, and /or biotreated shall be treated prior to discharge.
40. Project hardscape, roofs and roof drains shall be designed and constructed to
provide for drainage into adjacent landscape.
41. Building, landscape, grading and improvement plans shall contain a table listing
Low Impact Development BMP's.
42. The property owner (aka Legally Responsible Party) shall execute and cause to be
recorded a WQMP Operations and Management Plan in the form provided by the
City prior to building permit issuance.
Planning Commission Approved Page 8 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
Final Tract Map
43. The final map will be recorded prior to any building permit issuance.
Grading
44. A grading plan signed and stamped by a California Registered Civil Engineer shall
be submitted for City review and approval for all addition and /or movement of soil
(grading) on the site; a grading permit shall be issued prior to Building Permit.
45. The developer shall obtain all necessary off -site easements and /or permits for off -
site grading and /or drainage acceptance from the adjacent property owners prior to
grading permit.
FIRE PROTECTION PLANNING OFFICE
46. Lake Elsinore Fire Protection Planning Office Responsibility - It is the
responsibility of the recipient of these Fire Department conditions to forward them
to all interested parties. The permit number (as it is noted above) is required on all
correspondence. 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. The following fire
department conditions shall be implemented in accordance with the Lake Elsinore
Municipal Code and the adopted codes at the time of project building plan
submittal, these conditions are in addition to the adopted code requirements.
Prior to Building Permit Issuance
47. Plan Check Fee — The building plan check fee made payable to the "City of Lake
Elsinore" shall be submitted to the Fire Department at time plans are submitted to
our office(s).
48. Fuel Modification Plan - Fuel modification plans shall be provided to the Lake
Elsinore Fire Protection Planning office. Plans shall include fuels modeling and
comprehensive details with regard to the vegetation management plan. The fuels
modification zone shall be not less than 100' from all structures and may be
required to be increased.
Planning Commission Approved Page 9 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
49. 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.
50. Prior to Building Construction Verification - Prior to bringing combustible
materials on site, this project shall be inspected and approved by the Fire Marshal
or designee During such inspection all permanent road signs shall be in place, all
hydrants shall be 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
51. 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. The homes shall at the time of the final
sprinkler inspection, be permanently addressed for emergency response purposes.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015 -1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
52. Prior to the issuance of the first building permit, the applicant shall consent to the
formation of a Community Facilities District or annex into the proposed Community
Facilities District No. 2015 -1 (Safety) the Law Enforcement, Fire and Paramedic
Services Mello -Roos Community Facilities District to offset the annual negative
fiscal impacts of the project on public safety operations and maintenance issues in
the City. Applicant shall make a seven thousand five hundred dollar ($7,500) non-
refundable deposit to cover the cost of the formation or annexation process, as
applicable. The applicant may propose alternative financing mechanisms to fund
the annual negative fiscal impacts of the project on public safety operations and
maintenance issues in the City in lieu of creating /annexing into a district. Contact
the Administrative Services Director at 951 - 674 -3124.
Planning Commission Approved Page 10 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2
(Maintenance Services)
53. Prior to the issuance of the first building permit, the applicant shall consent to the
formation of a Community Facilities District or annex into the proposed Community
Facilities District No. 2015 -2 (Maintenance Services) to fund the on -going
operation and maintenance of the public right -of -way landscaped areas and
neighborhood parks to be maintained by the City and for street lights in the public
right -of -way for which the City will pay for electricity and a maintenance fee to
Southern California Edison, including parkways, open space and public storm
drains constructed within the development and federal NPDES requirements to
offset the annual negative fiscal impacts of the project. Applicant shall make a
seven thousand five hundred dollar ($7,500) non - refundable deposit to cover the
cost of the formation or annexation process, as applicable. The applicant may
propose alternative financing mechanisms to fund the on -going operation and
maintenance of the public right -of -way landscaped areas and neighborhood parks
to be maintained by the City and for street lights in the public right -of -way for which
the City will pay for electricity and a maintenance fee to Southern California
Edison, including parkways, open space and public storm drains constructed within
the development and federal NPDES requirements to offset the annual negative
fiscal impacts of the project in lieu of creating /annexing into a district. Contact the
Administrative Services Director at 951 - 674 -3124.
MITIGATED NEGATIVE DECLARATION NO. No. 2015 -03 (SCH # 2015021082)
MITIGATION MEASURES
54. The applicant shall comply with the following mitigation measures, which are set
forth in the Mitigation Monitoring & Reporting Program (MMRP) for Mitigated
Negative Declaration No. 2015 -03, which was adopted for this project.
a. Mitigation Measure BIO -1: Prior to the issuance of any grading or
construction permit for the project, the project applicant shall ensure that
pre- construction presence /absence surveys for burrowing owl will be
conducted on -site and within a 150 -meter buffer according to the methods
described in the Burrowing Owl Survey Instructions for the Western
Riverside Multiple Species Conservation Plan. The protocol consists of four
site visits conducted during the burrowing owl breeding season (March 1 —
August 31). If burrowing owls are observed or detected through presence of
Planning Commission Approved Page 11 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE 11)
sign (whitewash, feathers, vocalizations, decorated burrows, etc.) the
applicant shall notify the California Department of Fish and Wildlife and the
City of Lake Elsinore Planning Division within 24 hours of the
observation /detection. A report detailing the methods and results of the
focused surveys shall be prepared and submitted to the City of Lake
Elsinore Planning Division, the Riverside County Environmental Programs
Department and the Regional Conservation Authority Monitoring Program
Administrator.
b. Mitigation Measure 13I0-2: Regardless of the outcome of the focused
presence /absence surveys required in Mitigation Measure BIO -1, the project
applicant shall ensure that a pre- construction clearance survey for
burrowing owl will be conducted on -site and within a 150 -meter buffer no
more than 30 days prior to site disturbance, as prescribed in the Burrowing
Owl Survey Instructions for the Western Riverside Multiple Species
Conservation Plan. If burrowing owls are detected or observed through
presence of sign (whitewash, feathers, vocalizations, decorated burrows,
etc.), the California Department of Fish and Wildlife (Department) shall be
notified within 24 hours of detection. The applicant shall consult with the
Department on an acceptable passive relocation plan, which would likely
include the use of one -way doors and collapse of burrows (by hand)
following accepted protocols to ensure impacts to owls are minimized or
avoided. Disturbance of active nests shall be avoided if burrowing owl is
present during the nesting season (March 1 - August 31).
C. Mitigation Measure 13I0-3: The applicant shall have a qualified biologist
(approved by the City) conduct a pre- construction survey for nesting birds
on and adjacent to the site (within 100 feet of the site for nesting passerines;
500 feet for nesting raptors) no more than three days prior to construction.
The biologist shall report his or her findings to the City, and the biologist,
applicant, and (if required) the City shall work collaboratively to ensure that
no direct impacts to any nesting birds or raptors occur by establishing the
construction right of way and scheduling initial ground disturbance and
removal of plant material outside of the typical breeding season of birds
(February 1 through August 31). If initial ground disturbance and vegetation
removal is proposed for the bird nesting period (February 1 through August
31), then active nest sites located during the pre- construction surveys shall
be avoided pursuant to the directions of the biologist, and a non - disturbance
buffer zone established dependent on the species. Nest sites shall be
Planning Commission Approved Page 12 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
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(MEADOW RIDGE II)
avoided with non - disturbance buffer zones approved by the biologist until
the adults and young are no longer reliant on the nest site for survival as
determined by a qualified biologist. Should the nesting of any migratory bird
occur on or adjacent to the site during grading or construction activities, a
City qualified biological monitor shall halt all construction activities and notify
the City and corresponding resource agency.
d. Mitigation Measure CR -1: Prior to the issuance of a grading permit, the
project applicant/developer shall retain a City- approved Project
Archaeologist to monitor all ground- disturbing activities in all areas of the
project in an effort to identify any unknown archaeological resources. If
cultural resources are encountered, all activity in the vicinity of the find shall
cease until it can be evaluated by the archaeological and Pechanga tribal
monitor. If the archaeological monitor, in consultation with the Pechanga
tribal representative(s), determines that the resources may be significant,
the archaeological monitor will notify the lead agency and will develop an
appropriate treatment plan for the resources in consultation with the
Pechanga tribal representative(s). The Plan shall outline the protocols for
identification, determination, and mitigation of inadvertent finds which may
include but is not limited to preservation in place, redesign, capping or data
recovery. The archaeologist shall consult with Pechanga tribal
representative(s) in determining appropriate treatment for unearthed cultural
resources. The Project Archaeologist shall prepare a final monitoring report
summarizing the results of the monitoring activity and describe any cultural
resources recovered in the duration of monitoring, including updated DPR
forms and appropriate catalog records. The report shall be submitted to the
City of Lake Elsinore, the Developer, the Pechanga Tribe and the Eastern
Information Center of the California Historic Resources Inventory System.
e. Mitigation Measure CR -2: At least 30 days prior to seeking a grading
permit, the project applicant shall contact the Pechanga Tribe to notify that
Tribe of grading, excavation and the monitoring program, and to coordinate
with the Tribe to develop a Cultural Resources Treatment and Monitoring
Agreement. The Agreement shall address the treatment of known cultural
resources, the designation, responsibilities, and participation of professional
Native American Tribal monitors during grading, excavation and ground
disturbing activities; project grading and development scheduling; terms of
compensation for the monitors; and treatment and final disposition of any
cultural resources, sacred sites, and human remains discovered on the site.
Planning Commission Approved Page 13 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
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(MEADOW RIDGE II)
f. Mitigation Measure CR -3: Prior to commencement of grading, a pre -
construction meeting shall be held. In accordance with the agreement
required in MM CR -2, both the qualified archaeologist and the Pechanga
tribal monitor shall be present at the pre- construction meeting to advise
construction contractors about the sensitive nature of the archaeological
material on the property and to discuss monitoring requirements. The
archaeological monitor's authority to stop and redirect grading will be
exercised in consultation with the Pechanga Tribe in order to evaluate the
significance of any archaeological resources discovered on the property.
g. Mitigation Measure CR -4: Prior to any stockpiling and staging activities on
the property, a surface collection shall be conducted by the project
archaeologist and the Pechanga tribe. All artifacts shall be identified by pin
flagging or other appropriate identifier, GPS points taken, and subsequently
collected. These resources shall be included in the project collection
analysis and catalogue sheet, the final report and site records.
h. Mitigation Measure CR -5: Prior to any stockpiling and staging activities,
the developer, project archaeologist and the tribe shall determine the most
appropriate location for the stockpile soils. It is anticipated that the
stockpile(s) will be places on the southwest corner of the property, avoiding
sites CA -RIV -1021 and CS -001; however, this can be confirmed in
consultation with the Pechanga Tribe prior to placement of materials.
i. Mitigation Measure CR -6: Prior to any staging, mass grading, trenching or
other earthmoving activities on the property, an additional surface collection
shall be conducted by the project archaeologist and the Pechanga tribe to
identify any additional resources that may have been exposed. All artifacts
shall be identified by pin flagging or other appropriate identifier, GPS points
taken, and subsequently collected. These resources shall be included in the
project collection analysis and catalogue sheet, the final report and site
records.
Mitigation Measure CR -7: Prior to beginning grading, the Developer shall
meet and confer with the Pechanga Tribe and the Project archaeologist to
develop an appropriate controlled grading plan for sites CA -RIV -1021 and
CS -001. The purpose of the controlled grading with a paddle -wheel scraper
or other approved equipment at and around the sites is to afford the
Planning Commission Approved Page 14 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
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(MEADOW RIDGE II)
opportunity to determine whether any subsurface resources are associated
with the sites and if so, to collect the resources for appropriate mitigation as
determined in the provisions outlined in the Agreement required in MM CR-
2. All controlled grading shall be monitored by the project archaeologist and
the Pechanga tribe until both are in agreement that controlled grading is no
longer needed.
k. Mitigation Measure CR -8: Prior to issuance of the grading permit, the
Developer, the project archaeologist and the Pechanga Tribe shall conduct
a field visit to determine feasibility for relocation of the boulder outcrop
recorded within CARIV -1021. All reasonable attempts shall be made to
remove the outcrop intact. If it is determined that the outcrop cannot be
safely relocated, the Pechanga Tribe shall be given 14 days to consult with
the Pechanga Cultural Resources Committee to determine and provide
recommendations for the proper and respectful treatment of the feature.
If the outcrop can be safely moved, it shall be relocated to the Pechanga-
Audie Murphy parcel in an area agreed upon by the Tribe and the
Developer during the field visit. The project archaeologist shall update the
CA -RIV -1021 DPR forms as appropriate and submit them, along with the
final monitoring report, as outlined in MM CR 1.
I. Mitigation Measure CR -9: The landowner shall relinquish ownership of all
cultural resources, including sacred items, burial goods, human remains,
and all archaeological artifacts that are found on the project area to the
Pechanga tribe for proper treatment and disposition. Should human remains
and /or sacred /ceremonial items be identified, the Pechanga Tribal
preference is complete avoidance and preservation in place. The treatment
of these resources shall be in accordance with the provisions in the
Agreement required in MM CR -2.
m. Mitigation Measure CR -10: If inadvertent discoveries of subsurface
archaeological /cultural resources are discovered during grading, the
Developer, the project archaeologist, and the Pechanga tribe shall assess
the significance of such resources and shall meet and confer regarding the
mitigation for such resources as outlined in MM CR 1 and the Treatment
Agreement in MM CR 2. Pursuant to Calif. Pub. Res. Code § 21083.2(b)
avoidance is the preferred method of preservation for archaeological
resources, including human remains. If the Developer and the Tribe cannot
Planning Commission Approved Page 15 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
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(MEADOW RIDGE II)
agree on the significance or the mitigation for such resources, these issues
will be presented to the Community Development Director (CDD) for
decision. The CDD shall make the determination based on the provisions of
the California Environmental Quality Act with respect to archaeological
resources and shall take into account the religious beliefs, customs, and
practices of the Tribe.
n. Mitigation Measure CR -11: If human remains are encountered, California
Health and Safety Code Section 7050.5 states that no further disturbance
shall occur until the Riverside County Coroner has made the necessary
findings as to origin. Further, pursuant to California Public Resources Code
Section 5097.98(b) remains shall be left in place and free from disturbance
until a final decision as to the treatment and disposition has been made. If
the Riverside County Coroner determines the remains to be Native
American, the coroner shall contact the Native American Heritage
Commission within 24 hours. Subsequently, the Native American Heritage
Commission shall identify the person or persons it believes to be the "most
likely descendant." The most likely descendant may then make
recommendations, and engage in consultations concerning the treatment of
the remains as provided in Public Resources Code 5097.98 and the
Treatment Agreement described in MM CR 2.
o. Mitigation Measure CR -12: A paleontological grading observation
schedule by a certified paleontologist shall be maintained when grading in
bedrock sedimentary units to further evaluate the fossil resources of the
site.
p. Mitigation Measure CR -13: During construction - related activities of the
project, should paleontological materials be unearthed, the Lake Elsinore
Planning Department shall be notified immediately. Construction affecting
the area shall be halted and the City shall coordinate the appropriate efforts
for handling and /or disposition of these materials.
q. Mitigation Measure NO[-1: During all project site excavation and grading
onsite, construction contractors shall equip all construction equipment, fixed
or mobile, with properly operating and maintained mufflers, consistent with
manufacturer standards. The contractor shall place all stationary
construction equipment so that emitted noise is directed away from the
noise sensitive receptors nearest the project site.
Planning Commission Approved Page 16 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
r. Mitigation Measure NOI -2: The contractor shall locate equipment staging
in areas that will create the greatest distance between construction - related
noise /vibration sources and sensitive receptors nearest the project site
during all project construction.
s. Mitigation Measure NOI -3: Temporary noise barriers that provide at least
10 dBA in attenuation shall be installed when project construction occurs
within 100 feet of existing residential structures. Any such barriers should
break the line of sight from noise generators to sensitive receptors. They
should also be constructed as close to the sensitive receptor as possible to
achieve the greatest attenuation effect and have no gaps or openings.
t. Mitigation Measure NO[-4: Provisions of the City's Noise Ordinance shall
be satisfied during all site preparation and construction activity. Site
preparation activity and construction shall not commence before 7:00 AM
and shall cease 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
PM. Construction activity shall not take place on Sunday, or any Legal
Holidays.
u. Mitigation Measure NOI -5: During construction, the developer shall require
that all contractors turn off all construction equipment and delivery vehicles
when not in use and prohibit idling in excess of three minutes.
v. Mitigation Measure NOI -6: The construction contractor shall limit haul truck
deliveries to the same hours specified for construction equipment. To the
extent feasible, haul routes should not pass sensitive land uses or
residential dwellings.
w. Mitigation Measure NOI -7: For the duration of construction activities, the
construction manager shall serve as the contact person should noise levels
become disruptive to local residents. A sign shall be posted at the project
site with the contact phone number.
X. Mitigation Measure NOI -8: Mitigation is required in order to achieve
exterior noise levels of 65 dBA Ldn at several proposed sensitive receptors
adjacent to Holland Road. This mitigation shall be provided by constructing
Planning Commission Approved Page 17 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
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FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
a six -foot barrier along the top of slope of the residential lots adjacent to
Holland Road and at the northern and western top of slope of the
northernmost lot along the western site boundary. Barriers shall wrap
around to protect the side yards of lots, as well. Recommended barrier
configurations are shown in Appendix F.
y. Mitigation Measure NOI -9: As it is usually not aesthetically desirable to
construct barriers high enough to reduce interior noise levels at second
story sensitive receptors, enhanced building construction methods and
materials shall be employed to attenuate the approximately 25 dB required
to achieve acceptable interior noise levels of 45 dBA Ldn. These methods
include, but are not limited to, the following:
Noise Level Reduction of 15 -20 dBA
1. Air conditioning or mechanical ventilation
2. Double -paned glass
3. Solid core doors with weather stripping and seals
Noise Level Reduction of 20 -25 dBA
Measures 1 -3 above and:
4. Stucco or brick veneer exterior walls or wood siding with one -half
inch thick fiberboard underlayer
5. Glass portions of windows /doors not to exceed 20 percent
6. Exterior vents facing noise source shall be baffled
Noise Level Reduction of 25 -30 dBA
Measures 1 -6 above and:
7. Interior sheetrock of exterior wall attached to studs by resilient
channels or double walls
8. Window assemblies, doors, wall construction materials, and
insulation shall have a lab- tested STC rating of 30 or greater.
Z. Mitigation Measure TRA -1: The project should participate in the phased
construction of the off -site intersection improvements and traffic
signalization through payment of established City of Lake Elsinore fees,
participation in the Western Riverside Transportation Uniform Mitigation
Fees program, assessment district, community facilities district financing
and /or appropriate fair share financing agreement, and construction of
off -site facilities under appropriate fee credit agreements.
Planning Commission Approved Page 18 of 19 City Council
April 7, 2015 May 26, 2015
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2014 -01
FOR TENTATIVE TRACT MAP NO. 36682
(MEADOW RIDGE II)
aa. Mitigation Measure TRA -2: Construct Holland Road from the west project
boundary to the east project boundary at its ultimate half- section width
including landscaping and parkway improvements in conjunction with
development, as necessary.
bb. Mitigation Measure TRA -3: Construct Corson Avenue from the west
project boundary to the east project boundary at its ultimate half- section
width including landscaping and parkway improvements in conjunction with
development or pay cash in lieu for improvements, as approved by the City
Engineer.
cc. Mitigation Measure TRA -4: On -site traffic signing and striping should be
implemented in conjunction with detailed construction plans for the project.
dd. Mitigation Measure TRA -5: Sight distance at project accesses should be
reviewed with respect to California Department of Transportation /City of
Lake Elsinore standards in conjunction with the preparation of final grading,
landscaping, and street improvement plans. The final grading, landscaping,
and street improvement plans shall demonstrate that sight distance
standards are met. Such plans must be reviewed by the City and approved
as consistent with this measure prior to issue of grading permits.
55. The applicant shall fund the implementation of the Mitigation Monitoring &
Reporting Program (MMRP) through every stage of development. The City shall
appoint an environmental monitor who shall periodically inspect the project site,
documents submitted by the applicant, permits issued, and any other pertinent
material, in order to monitor and report compliance to the City until the completion
of the project.
Planning Commission Approved Page 19 of 19 City Council
April 7, 2015 May 26, 2015
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Virginia Bloom, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2015 -045 was adopted by the City Council of the City of Lake
Elsinore, California, at a Regular meeting held on the 26th day of May 2015, and that the
same was adopted by the following vote:
AYES: Mayor Manos, Council Member Hickman, Council Member Johnson and
Mayor Pro Tern Tisdale
NOES: Council Member Magee
ABSENT: None
ABSTAIN: None
Virgini ) Blo City Clerk