HomeMy WebLinkAboutItem No. 16 Planning App. No. 2016-103 Missiona Trail Apts.Text File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 17-253
Agenda Date: 6/27/2017 Status: Consent AgendaVersion: 1
File Type: ReportIn Control: City Council
Agenda Number: 16)
Page 1 City of Lake Elsinore Printed on 6/22/2017
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Grant Yates, City Manager
Prepared by: Justin Kirk, Principal Planner
Date:June 27, 2017
Project: Planning Application No. 2016-103 (Mission Trail Apartments):A request by
C&C Development for the approval of a Residential Design Review application for
the development 81 multifamily residential units located within four buildings
Applicant:Todd Cottle, C&C Development
Recommendation
adopt, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
APPROVING A MITIGATED NEGATIVE DECLARATION (ER 2017-00005) (SCH 2017041057)
FOR PLANNING APPLICATION 2016-103 (RESIDENTIAL DESIGN REVIEW 2016-00023);
AND,
adopt, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION 2016-103 IS
CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP); AND,
adopt, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING OF PLANNING APPLICATION 2016-103 FOR 81 MULTIFAMILY
RESIDENTIAL UNITS LOCATED WITHIN FOUR BUILDINGS AND RELATED
IMPROVEMENTS, LOCATED AT ASSESOR PARCEL NUMBER 365-030-001.
Project Request/Location
The applicant is proposing to build an affordable multifamily development with 81 apartments
units and associated features and facilities including resident/visitor parking, a
leasing/management office, a community center, onsite laundry facility, active and passive open
spaces, and a maintenance garage. The Project is generally located on vacant land west of
Mission Trail, approximately 500 feet south of Hidden Trail and Elberta Road and is more
specifically referred to as Assessor Parcel Number (APN: 365-030-001).
Page 2 of 6
Background
Community Outreach
The applicant on two separate occasions met with the adjacent Summerly planned community.
At these meetings, the applicant discussed the composition of residents, the specific screening
process of potential residents, the income limits for the property, and other project details. Staff
attended the second of the two meetings as was able to provide some detail on the City’s
affordable housing requirements, consistency with the General Plan and zoning requirements,
and specific Conditions of Approval that would alleviate potential impacts on the residential
community.
Correspondence Received
The City received six pieces of correspondence related to the project they are included in exhibit
E, the following is a summary:
•Renee Rolander: In opposition to the project as it would reduce the value of the adjacent
SFD.
•Department of Toxic Substances: Wanted to ensure adequate testing had occurred and
there were adequate mitigation conducted.
•CDFW: Proposed mitigation ratios were not acceptable and during the permit process
revisions to this may be required.
•Paul Williams: In favor of the project, did not see the affordable aspect reducing value.
•Marcel Reim: Opposed the project, as it would diminish the views and character of the
Wildomar side of Mission Trail.
Planning Commission
The Planning Commission took action and unanimously recommended approval of the proposed
project to the City Council, with several modifications and additions to Conditions of Approval as
noted in Exhibit D.
Environmental Setting
EXISTING LAND USE EAST LAKE SP GENERAL PLAN
Project Site Vacant Medium Residential Specific Plan
North Single Family Residential Low-Medium Residential1 Specific Plan
South Vacant Low-Medium Residential2 Specific Plan
East ROW ROW ROW
West Vacant Low-Medium Residential3 Specific Plan
Description of Residential Design Review No. 2016-103
The proposed 81-unit development is located on a 5.37-acre site and would have an overall
density of 15.1 dwelling units to the acre. The projects would consist of four (4) residential
buildings with a total of nine (9) two-bedroom units and 72 three-bedroom units and would range
1 ELSP AMENDMENT #6
2 ELSP
3 ELSP AMENDMENT #8
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in height between 23’-10”-37’-4” as detailed below in Table 1.
Table 1 Building/Unit Breakdown
Building Stories Height 2 BR
Units
3BR
Units Total Building Additional Facilities
1 1-2 23’10”3 8 11 Leasing and
Management Office
2 3 37’4”0 24 24 -
3 3 37’4”0 24 24 -
4 3 37’4”6 16 22 Community Center,
Laundry Facility
TOTAL 9 72 81
Architectural Features
The building architecture would feature white stucco buildings with red and mocha terracotta
blend concrete barrel tile roofs. Additional architectural features include; stucco eave detail, faux
clay vents, wood bargeboard and wood fascia details. Vinyl windows would have decorative trim,
including some with faux wood grain shutters. The proposed trim is to be painted light brown, with
accents in gray-blue. Concrete open riser stairs with metal rails provide access to second and
third story units.
Building colors and finishes:
Stucco Color 1: Omega “Milky Quartz”
Stucco Color 2: Omega “Safari Tan” 30/30 finish (entry surrounds and columns)
Roof Tile: Eagle “3815 Red Bluff Blend” – maroon, mocha, terracotta blend, with streaks
Trim Paint: Vista “Pocahontas”
Accent Paint: Vista “Mirador”
Site fencing would primarily consist of 6’ high tube steel fencing, with the exception of the main
entry and along the southern parcel boundary. The main entry of the site would include decorative
stone clad block wall, which would connect to the tube steel fencing and would contain the
community’s monument signage. The southern boundary of the parcel would include a 6’-0” high
concrete masonry unit (CMU) wall.
Landscaping
Trees, shrubs, and ground cover located in the perimeter landscaping areas provide effective
screening of the project. Interior landscaping will provide foreground softening of the buildings.
The landscape will be drip irrigated and controlled by an ET based smart controller. Plant selection
by hydro-zone will reduce overall irrigation requirements.
Community Amenities
The proposed project offers both active and passive recreational opportunities. The main
community open space area adjacent to Building 2, 3, and 4 would include a tot lot, barbecue
pavilion, picnic tables, benches, and an open turf area. Three open space lawn areas would
provide active or passive recreation. A landscaped open space courtyard would separate
Buildings 2 and 3, which would include seating areas. In addition, three open lawn areas, several
Page 4 of 6
seating areas, and a barbecue pavilion surround Building 1.
Site Access and Parking
Vehicular access to the Project site would be provided via one un-signalized driveway along
Mission Trail, which would be aligned with the access of the existing U-Wash self-serve car wash
across the street on the east side of Mission Trail. The Project would add a west leg with an
eastbound-shared left turn/right-turn outbound lane and one inbound lane to the driveway. The
Project would also install a “STOP” sign and “STOP” bar on the eastbound approach of the
driveway for outgoing vehicles. In addition, the Project would restripe the northbound approach
to provide an exclusive northbound left-turn lane and would improve the southwesterly side of
Mission Trail to the ultimate half-width along the Project boundary. Improvements within Mission
Trail would occur entirely within previously disturbed right-of-way.
From Mission Trail, vehicles would access the interior of the site via a gated (sliding gate) entrance
located just beyond a main entry call box. Vehicles would proceed through the site via a one-
way, looped drive aisle, which would terminate at the main entry/non-signalized driveway. Guest
and leasing office parking would be provided immediately north of the driveway. Drive aisle widths
internal to the proposed Project vary but have been designed to adequate accommodate fire
department access.
Standard concrete sidewalks provide pedestrian access within the community. At select locations
including at the main entry, the leasing office patio, the open space courtyard between Buildings
two (2) and three (3), and near several outdoor community spaces will incorporate Enhanced
paving
The proposed projects incorporates 189 parking spaces, including 88 covered/carport parking
spaces and 101 uncovered parking spaces. Of these spaces, eight (8) would be ADA parking
spaces.
Analysis
The proposed project has been reviewed for consistency with the General Plan, the Lake Elsinore
Municipal Code (LEMC), and the East Lake Specific Plan (ELSP).
General Plan
The ESLP and the subsequent amendments were subject to a consistency finding with the
General Plan prior to adoption. The proposed project is consistent with the provisions of the ESLP
and is therefore consistent with the General Plan. Furthermore, the proposed development helps
the City’s Regional Housing Needs Allocation (RHNA) goals by providing additional affordable
housing stocks that furthers the goals and objectives of the Housing Element.
ELSP/LEMC
The Project has a zoning designation governed by the East Lake Specific Plan and the LEMC.
Under the ELSP, the project has a designation of Medium Density Residential (Res 2), Table 2
details the Project’s consistency with the ELSP:
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Table 2
Development Standard Required/Limit Proposed
Building Height 45’-0”37’-4”
Front Setback 20’-0”26’-0”
Side Setback 0’-0”32’-0”
Side Setback 0’-0”90’-0”
Rear Setback 0’-0”103’-0”
Building Separation 10’-0”19’-0”
Maximum Lot Coverage 70%17.5
The project has maximum density of 14 dwelling units per acre, which translates to a maximum
of 75 units on the Project site. The City has processed a density transfer to allow six units of
additional density to be transferred to the Project site from another site within the ESLP (APN
371-020-001), thus eliminating the potential inconsistency with the maximum density of
development. The proposed project has a maximum lot coverage
The proposed development has a parking requirement of one covered space, plus one point two
(1.2) open spaces per dwelling unit, which translates to 81 covered spaces and 98 uncovered
spaces for a total of 179 parking spaces. The project proposes 88 covered spaces and 101
uncovered spaces for a total of 189 parking spaces, thus exceeding the minimum requirements.
Overall, the proposed development is of a high quality and is consistent with all applicable
governing documents. The proposed architecture effectively employs horizontal and vertical
elements to break up the massing of the buildings. The uses of arches, shutters, and other
architectural treatments reinforce the high quality of the proposed design. In order to minimize
potential visual and/or privacy impacts to the adjacent residential community, building one (1) has
been designed to feature a single story element on the northerly facing building frontage and
transitions to a two (2) story building that does not incorporate any windows adjacent to the
residential community. The applicant has proposed tubular steel adjacent to the residential
community’s block wall to not create a blind area. Adequate recreational amenities have been
provided and are consistent with other multi-family residential projects.
Building, Engineering, and Fire staff have reviewed the requested Design Review application and
have conditioned the project to mitigate any concerns. Overall, the proposed project as designed
and conditioned will provide a high quality and complimentary housing option to the Summerly
Development.
Environmental Determination
An Initial Study was prepared for the Project to identify whether or not any significant
environmental impacts may result from the Project. Based on the Initial Study, A Draft Mitigated
Negative Declaration “MND” (SCH# 2017041057) was prepared to analyze the potential impacts
of the proposed project. No environmental impacts, which could not be mitigated to a level of less
than significant, were identified. Mitigation measures were incorporated to ensure that the Project
would have a less than significant impact on the environment. Pursuant to CEQA, a 30-day public
review period of the MND began on Friday, April 21, 2017, and will end on Friday, May 26, 2017.
Two Comment letters were received during the public review period and are included in the Exhibit
E, Department of Toxic Substances: Wanted to ensure adequate testing had occurred and there
were adequate mitigation conducted and CDFW: Proposed mitigation ratios were not acceptable
and during the permit process revisions to this may be required. In review of the letters, neither
Page 6 of 6
represented significant defect in the IS/MND that required further modification and/or recirculation
Notice to all interested persons and agencies inviting comments on the MND and published in
accordance with the provisions of CEQA, the State CEQA Guidelines, and the Lake Elsinore
Municipal Code.
Fiscal Impact
The Developer Deposit paid for by the applicant has covered the time and costs related to
processing this extension of time request. No General Fund budgets have been allocated or used
in the processing of this application. The approval of the Residential Design Review application
does not fiscally affect the City’s General Fund. Mitigation Measures to protect the City fiscally
have already been included in the Conditions of Approval.
Exhibits:
A. CEQA Resolution
B. MSHCP Resolution
C. RDR Resolution
D. Conditions of Approval
E. Correspondence
F. Vicinity Map
G. Aerial Map
H. Design Review Package
RESOLUTION NO. 2017-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
APPROVING A MITIGATED NEGATIVE DECLARATION (ER 2017-00005) (SCH
2017041057) FOR PLANNING APPLICATION 2016-103 (RESIDENTIAL DESIGN
REVIEW 2016-00023)
Whereas, C&C Housing submitted an application for a residential design review, proposing to
build an affordable multifamily development with 81 apartments units and associated features and
facilities including resident/visitor parking, a leasing/management office, a community center,
onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project
is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden
Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN:
365-030-001); 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,based upon the results of the Initial Study, and based upon the standards set forth in
CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and
circulate the Mitigated Negative Declaration (MND) for the Project; and,
Whereas,pursuant to CEQA Guidelines Section 15072, on Friday, April 21, 2017, the City duly
issued a notice of intent to adopt the MND; and,
Whereas,in accordance with CEQA Guidelines Section 15073, the MND was made available
for public review and comment for a minimum of thirty days beginning on Friday, April 21, 2017,
and ending on May 26, 2017; and,
Whereas,a Mitigation Monitoring and Reporting Program (MMRP) for the Project has been
prepared in accordance with Section 21081.6 of CEQA; and,
Whereas, pursuant to LEMC Chapter 16.24 (17.184 (Design Review) the Planning Commission
(Commission) has been delegated with the responsibility of making recommendations to the City
Council (Council) pertaining to Design Review of residential Projects; and,
Whereas,on June 6, 2017, at a duly noticed Public Hearing the Commission has considered
evidence presented by the Community Development Department and other interested parties with
respect to this item; and,
CC Reso No. 2017-____
Page 2 of 3
Whereas, pursuant to.184 (Design Review) the Council has the responsibility of making decisions
to approve, modify or disapprove recommendations of the Commission for Design Review
applications; and;
Whereas,on June 27, 2017, at a duly noticed Public Hearing the Council has considered
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:
Whereas,on June 27, 2017, 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 DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. The foregoing recitals are true and correct and are hereby incorporated into these
findings by this reference.
Section 2. The Council evaluated all comments, written and oral, received from persons who
have reviewed the MND. The Council hereby finds and determines that all public comments have
been addressed.
Section 3. The Council hereby finds that the MND for the Project is adequate and has been
completed in accordance with CEQA, the State CEQA Guidelines, and the City’s procedures for
implementation of CEQA; and recommends to the City Council that it make the same finding. The
Council has reviewed and considered the information contained in the MND and finds that the
MND represents the independent judgment of the City.
Section 4. The Council further finds and determines that none of the circumstances listed in
CEQA Guidelines Section 15073.5 requiring recirculation of the MND are present and that it
would be appropriate to adopt the MND as proposed to the Council.
Section 5. The Council hereby makes, adopts, and incorporates the following findings regarding
the lack of potential environmental impacts of the Project and the analysis and conclusions set
forth in the MND:
1.Revisions in the Project plans or proposals made by or agreed to by the applicant before
a MND and Initial Study was released for public review and mitigation measures set forth
in the Initial Study would avoid the effects or mitigate the effects to a point where clearly
no significant effects would occur.
Based upon the Initial Study conducted for the Project, there is substantial evidence
suggesting that all potential impacts to the environment resulting from the Project can be
mitigated to less than significant levels. All appropriate and feasible mitigation has been
incorporated into the Project design. The Mitigation Monitoring and Reporting Plan
contains an implementation program for each mitigation measure. After implementation
of the mitigation contained in the Mitigation Monitoring and Reporting Plan, potential
environmental impacts are effectively reduced to less than significant levels.
CC Reso No. 2017-____
Page 3 of 3
2.There is no substantial evidence, in the light of the whole record before the agency
including the initial study and any comments received, that there is no substantial evidence
that the Project will have significant effect on the environment.
Pursuant to the evidence received, including comment letters, and in the light of the whole
record presented, the Project will not have a significant effect on the environment.
Section 7. Based upon the evidence presented, the above findings, and the attached Conditions
of Approval, the Council adopts the MND (ER 2017-00005) (SCH 2017041057).
Section 8. This Resolution shall take effect from and after the date of its passage and adoption.
Passed and Adopted on this 27th day of June 2017, by the following vote:
___________________
Robert E. Magee, Mayor
Attest:
____________________________
Susan M. Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2017-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of June 27, 2017, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
RESOLUTION NO. 2017-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION 2016-103 IS
CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES
HABITAT CONSERVATION PLAN (MSHCP)
Whereas, C&C Housing submitted an application for a residential design review, proposing to
build an affordable multifamily development with 81 apartments units and associated features and
facilities including resident/visitor parking, a leasing/management office, a community center,
onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project
is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden
Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN:
365-030-001); and,
Whereas,Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) requires that all projects which are proposed on land covered by an MSHCP
criteria cell and which require discretionary approval by the legislative body undergo the Lake
Elsinore Acquisition Process (LEAP) and a Joint Project Review (JPR) between the City and the
Regional Conservation Authority (RCA) prior to public review of the project applications; and,
Whereas, Section 6.0 further requires that discretionary development Projects be analyzed
pursuant to the MSHCP “Plan Wide Requirements” even if not within an MSHCP criteria cell; and,
Whereas, the Project is discretionary in nature and requires review and approval by the Planning
Commission (Commission) and City Council (Council); and,
Whereas,a portion of the Project is within MSHCP Criteria Cell 4743 and the entire Project is
within the Elsinore Plan Area of the MSHCP, and therefore, the Project was reviewed pursuant to
the MSHCP “Plan Wide Requirements”; and,
Whereas, Section 6.0 of the MSHCP requires that the City adopt consistency findings prior to
approving any discretionary Project entitlements for development of property that is subject to the
MSHCP; and,
Whereas, pursuant to LEMC Chapter 16.24 (17.184 (Design Review) the Commission has been
delegated with the responsibility of making recommendations to the Council pertaining to Design
Review of residential Projects; and,
Whereas,on June 6, 2017, at a duly noticed Public Hearing the Commission has considered
evidence presented by the Community Development Department and other interested parties with
respect to this item; and,
Whereas, pursuant to.184 (Design Review) the Council has the responsibility of making decisions
to approve, modify or disapprove recommendations of the Commission for Design Review
applications; and,
Whereas,on June 27, 2017, at a duly noticed Public Hearing the Council has considered
evidence presented by the Community Development Department and other interested parties with
respect to this item.
CC Reso No. 2017-___
Page 2 of 5
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 reviewed and analyzed the proposed applications and their
consistency with the MSHCP prior to making a decision to adopt Findings of Consistency with the
MSHCP for the Project.
Section 2. That in accordance with the Lake Elsinore Municipal Code (LEMC), and the MSHCP,
Findings for adoption have been made as follows:
1.The proposed Project is a Project under the City’s MSHCP Resolution, and the City
must make an MSHCP Consistency Finding before approval.
Pursuant to the City's MSHCP Implementing Resolution, prior to approving any
discretionary entitlement, the City is required to review the Project to ensure
consistency with the MSHCP criteria and other "Plan Wide Requirements." The
Project, as proposed, was found to be consistent with the MSHCP criteria. In
addition, the Project was reviewed and found consistent with the following "Plan
Wide Requirements". Protection of Species Associated with Riparian/Riverine Areas
and Vernal Pool Guidelines (MSHCP § 6.2), 1.Protection of Narrow Endemic
Species MSHCP § 6.3), 1.Urban/Wildlands Interface Guidelines (MSHCP § 6.4),
1.Vegetation Mapping (MSHCP § 6.1), 3.Additional Survey Needs and Procedures
(MSHCP § 6.2), 3. Fuels Management (MSHCP § 6.4), and payment of the MSHCP
Local Development Mitigation Fee (MSHCP Ordinance § 4.0).
2.The proposed Project is subject to the City’s Lake Elsinore Acquisition Process
(LEAP) and the County’s Joint Project (JPR) Review processes.
The Project site, borrow site, and temporary haul road is located within Subunit 3
(Elsinore) of Elsinore Area Plan of the Western Riverside County MSHCP. The
Project site, borrow site, and temporary haul road is located within MSHCP Criteria
Cells, proposed extension of the existing Core 3, and in the vicinity of proposed
Linkage 8. The Project site, borrow site, and temporary haul road are located within
the MSHCP Project site, borrow site, and temporary haul road for the western
burrowing owl (Athene cunicularia hypugaea) pursuant to Section 6.3.2 of the
MSHCP. The borrow site and temporary haul road are also located within the
MSHCP Project site, borrow site, and temporary haul road for Narrow Endemic plant
species pursuant to Section 6.1.3 of the MSHCP and Criteria Area plant species
pursuant to Section 6.3.2 of the MSHCP. The Project would be required to comply
with the MSHCP through obtaining a consistency determination and any other
additional approvals required by the MSHCP, including processes such as the City’s
implementation of the HANS (Habitat Evaluation and Acquisition Negotiation
Strategy) process, the Lake Elsinore Acquisition Process (LEAP), and/or a
Determination of Biologically Equivalent or Superior Preservation (DBESP), if
appropriate. It is anticipated that a DBESP will be required for this Project, subject
to MSHCP approval, and the Project will be required to demonstrate consistency
with the MSHCP through the preservation of equivalent or superior resources in
comparison to project impacts.
CC Reso No. 2017-___
Page 3 of 5
3.The proposed Project is consistent with the Riparian/Riverine Areas and Vernal
Pools Guidelines.
Section 6.21.of the MSHCP focuses on protection of riparian/riverine areas and
vernal pool habitat types based upon their value in the conservation of a number of
MSHCP covered species. All potential impacts to riparian/riverine areas will be
mitigated as identified in the Determination of Biological Equivalent or Superior
Preservation DBESP) to be completed and approved prior to the issuance of a
building permit. There are no vernal pools or fairy shrimp habitat on the Project Site,
and therefore, the Project is consistent with Section 6.21.of the MSHCP.
4.The proposed Project is consistent with the Protection of Narrow Endemic Plant
Species (NEPS) Guidelines.
There is potential for direct and indirect impacts to special status plants within the
Survey Area. The species with the highest likelihood of occurrence within the Survey
Area are little mousetail and smooth tarplant; focused surveys pursuant to the
MSHCP Narrow Endemic and Criteria Area Species Survey requirements will be
conducted in spring 2017. The impacts to sensitive plants are not currently known,
however it is expected that compliance with the MSHCP (including required
mitigation, if applicable) will reduce potential direct impacts to a below significance.
Additionally, potential indirect impacts to special status species within.
5.The proposed Project is consistent with the Additional Survey Needs and
Procedures.
The Project is located within the Criteria Area Species Survey Area (CASSA) for
several criteria area plants and the Burrowing Owl survey area as identified in
Section 6.23. Additional Survey Needs and Procedures of the MSHCP. Surveys
were conducted on the entire Project Site, and the results indicated that two plant
species, the smooth tarplant and little mousetail are not present on the Project Site.
Additional surveys shall be conducted to ensure that the smooth tarplant and little
mouse tail are not onsite. In the event that either the smooth tarplant and little
mousetail are onsite, they will be relocated to on and off-site mitigation areas which
will provide adequate long-term protection of these species. No Burrowing Owls
occupied the Project Site. As such, the Project is consistent with Section 6.23.of the
MSHCP.
6.The proposed Project is consistent with the Urban/Wildlands Interface Guidelines.
Section 6.41.of the MSHCP sets forth guidelines which are intended to address
indirect effects associated with locating development in proximity to the MSHCP
Conservation Area, where applicable. Future Development in proximity to the
MSHCP Conservation Area may result in Edge Effects that will adversely affect
biological resources within the MSHCP Conservation Area. To minimize such Edge
Effects, guidelines shall be implemented in conjunction with review of individual
public and private Development projects in proximity to the MSHCP Conservation
Area. Through implementation of mitigation measures the Project will minimize the
identified potential indirect impacts with potential future open space. As such, the
Project is consistent with Section 6.41.of the MSHCP.
CC Reso No. 2017-___
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7.The proposed Project is consistent with the Vegetation Mapping requirements.
Vegetation mapping was conducted as part of the biological surveys conducted on
the entire Project Site and is consistent with the MSHCP Section 6.13.Vegetation
Mapping requirements.
8.The proposed Project is consistent with the Fuels Management Guidelines.
The Fuels Management Guidelines presented in Section 6.4 of the MSHCP are
intended to address brush management activities around new development within
or adjacent to the MSHCP Conservation Area and shall be implemented as part of
the Project. As such, the Project is consistent with the Fuels Management
Guidelines.
9.The proposed Project is conditioned to pay the City’s MSHCP Local Development
Mitigation Fee.
As a Condition of Approval, the Project will be required to pay the City's MSHCP
Local Development Mitigation Fee at the time of issuance of building permits.
10.The Project is consistent with the reserve assembly requirements of the MSHCP.
The Project Site is located in the Back Basin area and is subject to the 770 Acre
Back Basin Agreement with the Wildlife Agencies related to reserve assembly and
shall meet the reserve assembly requirements of the Back Basin Agreement, the
Project does not conflict with the reserve assembly requirements of the MSHCP.
11.The proposed Project overall is consistent with the MSHCP.
The Project is consistent with all applicable provisions of the MSHCP. No further
actions related to the MSHCP are required.
Section 3. Based upon the evidence presented and the above findings, the Council adopts
findings that the Project is consistent with the MSHCP.
Section 4. This Resolution shall take effect from and after the date of its passage and adoption.
Passed and adopted on this 27th day of June 2017, by the following vote:
___________________
Robert E. Magee, Mayor
Attest:
____________________________
Susan M. Domen, MMC
City Clerk
CC Reso No. 2017-___
Page 5 of 5
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2017-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of June 27, 2017, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
RESOLUTION NO. 2017-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING OF PLANNING APPLICATION 2016-103 FOR 81
MULTIFAMILY RESIDENTIAL UNITS LOCATED WITHIN FOUR BUILDINGS AND
RELATED IMPROVEMENTS, LOCATED AT ASSESOR PARCEL NUMBER 365-030-
001.
Whereas, C&C Housing submitted an application for a residential design review, proposing to
build an affordable multifamily development with 81 apartment units and associated features and
facilities including resident/visitor parking, a leasing/management office, a community center,
onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project
is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden
Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN:
365-030-001); and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review)
the Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to the residential design review; and,
Whereas,pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000
et seq.: CEQA) and the State Guidelines for Implementation of CEQA (14 C.C.R. §§ 15000 et
seq.: CEQA Guidelines), public agencies are expressly encouraged to reduce delay and
paperwork associated with the implementation of CEQA by using previously prepared
environmental documents when those previously prepared documents adequately address the
potential impacts of the proposed project (CEQA Guidelines Section 15006); and,
Whereas, CEQA Guidelines Section 15162 establishes the standard to be used when
determining whether subsequent environmental documentation is necessary and says that when
an environmental document has already been adopted for a project, no subsequent
environmental documentation is needed for subsequent entitlements which comprise the whole
of the action unless substantial changes or new information are presented by the Project; and,
Whereas, pursuant to LEMC Chapter 16.24 (17.184 (Design Review) the Commission has been
delegated with the responsibility of making recommendations to the Council pertaining to Design
Review of residential Projects; and,
Whereas,on June 6, 2017, at a duly noticed Public hearing the Commission has considered
evidence presented by the Community Development Department and other interested parties with
respect to this item; and,
Whereas, pursuant to.184 (Design Review) the Council has the responsibility of making decisions
to approve, modify or disapprove recommendations of the Commission for Design Review
applications; and,
Whereas,on June 27, 2017, at a duly noticed Public Hearing the Council has considered
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:
CC Reso No. 2017-____
Page 2 of 3
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. The Council has considered the proposed design for the 81 apartment units and
associated features and has found it acceptable. The Council has reviewed and analyzed the
proposed project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000
et seq.), the Lake Elsinore General Plan (GP), the ESLP No. 6, and the LEMC and finds and
determines that the proposed Project is consistent with the requirements of California Planning
and Zoning Law and with the goals and policies of the GP, ESLP No. 6, and the LEMC.
Section 2. On June 27, 2017, after consideration and evaluation of all written reports and
comments and oral testimony presented by the Community Development Department and other
City departments, property owners, residents and other interested parties and such other matters
as are reflected in the record of the noticed public hearing on the Project, the Council adopted
Resolution No. 2017-___ finding and determining MND 2016-01 EIR (SCH# 2017041057) is
adequate and prepared in accordance with the requirements of CEQA.
Section 3. That in accordance with LEMC Chapter 17.184, Council makes the following findings
regarding Residential Design Review No. 2016-03:
1.The Project, as approved, will comply with the goals and objectives of the GP and the
zoning district in which the Project is located.
The ESLP and the subsequent amendments were subject to a consistency finding with
the General Plan prior to adoption. The proposed Project is consistent with the provisions
of the ESLP and is therefore consistent with the General Plan. Furthermore, the proposed
development helps the City’s Regional Housing Needs Allocation (RHNA) goals by
providing additional affordable housing stocks that furthers the goals and objectives of the
Housing Element. The proposed project meets all development standards and is identified
as a permitted use.
2.The multi-family residential development complies with the design directives contained in
the ESLP No. 6 and all applicable provisions of the LEMC.
The proposed architecture effectively employs horizontal and vertical elements to break
up the massing of the buildings. The uses of arches, shutters, and other architectural
treatments reinforce the high quality of the proposed design. In order to minimize potential
visual and/or privacy impacts to the adjacent residential community, building one (1) has
been designed to feature a single story element on the northerly facing building frontage
and transitions to a two (2) story building that does not incorporate any windows adjacent
to the residential community. Sufficient setbacks and onsite landscaping have been
provided thereby creating interest and varying vistas. In addition, safe and efficient
circulation has been achieved onsite.
3.Conditions and safeguards pursuant to Chapter 17.184.070 of the LEMC, 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
objectives of Chapter 17.184.
CC Reso No. 2017-____
Page 3 of 3
Pursuant to Section 17.184.070 of the LEMC, the Project was considered by the Planning
Commission at a duly noticed Public Hearing held on June 16, 2017. The Project, as
reviewed and conditioned by all applicable City divisions, departments and agencies to
protect against any potential negative impacts.
Section 4. Based upon all of the evidence presented, the above findings, and the Conditions of
Approval imposed upon the Project, the Council approves Residential Design Review No. 2016-
22.
Section 5. This Resolution shall take effect from and after the date of its passage and adoption.
Passed and Adopted on this 27
th day of June 2017, by the following vote:
___________________
Robert E. Magee, Mayor
Attest:
____________________________
Susan M. Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2017-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of June 27, 2017, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
Applicants Initials: _____Page 1 of 21
CONDITIONS OF APPROVAL
RESOLUTIONS:
PROJECT:
2016-XX, 2016-XX & 2016-XX
PA 2016-103 & RDR 2014-05
PROJECT LOCATION:APN 365-030-001
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL CONDITIONS
1.Residential Design Review No. 2016-23, herein referred to as the project is approved to
build an affordable multifamily development with 81 apartments units and associated
features and facilities including resident/visitor parking, a leasing/management office, a
community center, onsite laundry facility, active and passive open spaces, and a
maintenance garage. The Project is generally located on vacant land west of Mission Trail,
approximately 500 feet south of Hidden Trail and Elberta Road and is more specifically
referred to as Assessor Parcel Number (APN: 365-030-001).
2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and Consultants agents
(collectively referred to individually and collectively as "Indemnities") from any claim,
action, or proceeding to attack, set aside, void, or annul an approval by Indemnitees
concerning approval of the project, or any of the proceedings, acts or determinations
taken, done, or made prior to the decision, or to determine the reasonableness, legality or
validity of any condition attached thereto. The Applicant's indemnification is intended to
include, but not be limited to, damages, fees and/or costs awarded against or incurred by
Indemnities and costs of suit, claim or litigation, including without limitation attorneys' fees,
penalties and other costs, liabilities and expenses incurred by Indemnities in connection
with such proceeding. The City will promptly notify the applicant of any such claim, action,
or proceeding against the City. If the project is challenged in court, the City and the
applicant shall enter into formal defense and indemnity agreement, consistent with this
condition.
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 $2,266.25 for the Fish & Game MND
fee and for County Clerk filing fee 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.
5.Permittee shall require that all qualifying contractors and subcontractors exercise their
option to obtain a Board of Equalization sub-permit for the jobsite and allocate all eligible
sales and use tax payments to the City of Lake Elsinore. Prior to commencement of any
construction activity on-site the developer will require that the contractor or subcontractor
provide the City of Lake Elsinore with either a copy of their Board of Equalization account
number and sub-permit, or a statement that the sales & use tax does not apply to their
portion of the project. To accomplish this, Permittee shall either cause its construction
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Conditions of Approval CC: TBD
Applicants Initials: _____Page 2 of 21
contractor to treat the project in accordance with California Regulation 1521 (b)(2)(B),
California Regulation 1521 (c)(13)(B), and California Regulation 1826(b) for sales and use
tax purposes or form a "Buying Company:" as defined in the State of California Board of
Equalization Regulation 1699(h). Permittee can adopt an alternative methodology to
accomplish this goal if such methodology is approved by the City of Lake Elsinore City
Manager, or designee prior to issuance of building permits.
6.Permittee shall direct use taxes on out-of-City taxable purchased construction related
items to the City of Lake Elsinore, consistent with state sales and use tax law. Permitee
shall use its best efforts, consistent with state law, to source taxable purchases from price
competition construction retail vendors within the City of Lake Elsinore to further source
sales to the City.
FEES
7.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of each building permit.
8.The developer shall pay all Development Impact Fees, Plan Check and Permit fees
(LEMC 16.34). Applicable Development Impact Fees include: Railroad Canyon Road
Benefit District, Stephens Kangaroo Habitat Fee (K-Rat), Traffic Infrastructure Fee (TIF),
Transportation Uniform Mitigation Fee (TUMF) (If applicable), and Area Drainage Fee.
(Modified by Planning Commission action on 6/6/17).
9.Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
MITIGATION MONITORING AND REPORTING PROGRAM
10.All mitigation measures as identified in the Mitigated Negative Declaration, which was
adopted for this project, shall be implemented, are hereby adopted and made conditions
of approval for this project, and shall be implemented as set forth in the Mitigation
Monitoring and Reporting Program. (Modified by Planning Commission action on 6/6/17).
PLANNING DIVISION
11.Residential Design Review No. 2016-23 will lapse and be void unless a building permit is
issued within two (2) years of the approval date and construction commenced and
diligently pursued to completion. 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.
12.The applicant shall provide all project-related on-site and off-site improvements as required
by these Conditions of Approval.
13.All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy.
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Conditions of Approval CC: TBD
Applicants Initials: _____Page 3 of 21
14.All future development proposals shall be reviewed by the City on a project by project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
15.Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the Municipal Code in a
similar manner as a new application.
16.For multiple-family development, laundry facilities shall be provided as required by the
Lake Elsinore Municipal Code.
17.For multiple-family development, provide exterior lockable storage space as required by
the California Green Building Code.
18.If any of the conditions of approval set forth herein fail to occur, or if they are, by their
terms, to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny or further condition issuance of all
future building permits, deny revoke, or further condition all certificates of occupancy
issued under the authority of approvals herein granted; record a notice of violation on the
property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation.
19.Project shall participate in the City of Lake Elsinore’s Crime Free Multi-Housing Program.
20.Preference shall be given to existing City of Lake Elsinore residents or employees of
businesses located within the City for apartments within the residential development. If a
resident or employee is not on a previously established waiting list, than for a period of no
more than 30 days advertisement of a vacancy or vacancies shall be made. If no resident
or employee makes application for an apartment 30 thirty days than the required
preference shall be removed. To the maximum extent permitted by law and provided that
the applicants meet standard applicant screening standards for the Development: (a)
Borrower shall also give a preference in the rental of any Units to residents of, or persons
employed or that have been offered employment in, the City and/or County. The
preferences stated in this Section apply to the rentals of Units throughout the
Term. Notwithstanding anything to the contrary herein, nothing in this Section shall
require that the preference be based on a minimum duration for residency or
employment. To the extent the preferences required under this Section are in conflict with
the requirements of applicable fair housing laws or Section 42 of the Internal Revenue
Code and implementing guidelines, the requirements of fair housing laws and Section 42
will supersede. (Modified by Planning Commission action on 6/6/17).
Prior to Issuance of Grading Permits/Building Permits
21.Submit a photometric plan of the proposed project for review and approval.
22.Prior to the issuance of a grading permit, the project applicant shall obtain all necessary
State and Federal permits, approvals, or other entitlements, including obtaining the
necessary authorizations from the regulatory agencies for proposed impacts to
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Applicants Initials: _____Page 4 of 21
jurisdictional waters. Authorizations may include a Section 404 Permit from the U.S. Army
Corps of Engineers, a Section 1602 Streambed Alteration Agreement from the California
Department of Fish and Wildlife, and a Section 401 Water Quality Certification/Waste
Discharge Requirement from the Regional Water Quality Control Board.
23.Signs are not part of this project approval. All signage shall be subject to Planning Division
or Planning Commission review and approval prior to installation.
24.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. 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. Site preparation activity and construction shall not commence before
7:00 AM and shall cease no later than 5:00 PM, Monday through Friday and 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. The sign shall identify the
name and phone number of the development manager to address any complaints.
(Modified by Planning Commission action on 6/6/17).
25.Construction phasing shall be implemented in accordance with the approved Phasing Plan
which avoids construction traffic from entering occupied neighborhoods within the tract.
26.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.
27.The project shall connect to water and 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.
28.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.
29.All landscaped areas shall include automatic (manual or electric) irrigation systems to
provide 100 percent planting coverage using a combination of drip and conventional
irrigation methods. Construction Landscape & Irrigation drawings shall be prepared,
reviewed and approved by the Community Development Director or designee. A Cost
Estimate for materials and labor shall also be submitted for review and approval.
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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Conditions of Approval CC: TBD
Applicants Initials: _____Page 5 of 21
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 two
(2) 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.
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)Eliminating high and medium water-use plant material as identified by
Water Use Classifications of Landscape Species (WUCOLS) (such as turf)
and incorporates low to very low 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.Rotor-type nozzles for areas greater than ten (10) 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.
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.
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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.
30.Perimeter landscaping shall be provided around the perimeter of the water quality basin.
(Added by the Planning Commission action on 6/6/17).
31.Gates shall be installed in the area adjacent to the northerly property to limit possible
access to the sloped area in between the two fences. (Added by the Planning Commission
action on 6/6/17).
BUILDING DIVISION
General Conditions
32.Final Building and Safety Conditions. Final Building and Safety Conditions will be
addressed when building construction plans are submitted to Building and Safety for
review. These conditions will be based on occupancy, use, the California Building Code
(CBC), and related codes which are enforced at the time of building plan submittal.
33.Compliance with Code. All design components shall comply with applicable provisions of
the 2016 edition of the California Building, Plumbing and Mechanical Codes: 2016
California Electrical Code; California Administrative Code, 2016 California Energy Codes,
2016 California Green Building Standards, California Title 24 Disabled Access
Regulations, and Lake Elsinore Municipal Code.
34.Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2013 California Green Building Standards.
35.Disabled Access. Applicant shall provide details of all applicable disabled access
provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public right-of-way to all public areas on site, such as club
house, trash enclosure tot lots and picnic areas.
36.Street Addressing. Applicant must obtain street addressing for all proposed buildings
by requesting street addressing and submitting a site plan for commercial or multi-family
residential projects or a recorded final map for single- family residential projects.
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Conditions of Approval CC: TBD
Applicants Initials: _____Page 7 of 21
37.Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School
District shall be submitted to the Building and Safety Department to ensure the payment
or exemption from School Mitigation Fees.
38.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and
permit approvals prior to commencement of any construction work.
39.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits.
40.Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits.
41.House Electrical Meter. Applicant shall provide a house electrical meter to provide power
for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each
building on the site. Developments with single user buildings shall clearly show on the
plans how the operation of exterior lighting and fire alarm systems when a house meter is
not specifically proposed.
At Plan Review Submittal
42.Submitting Plans and Calculations. Applicant must submit to Building and Safety four
(4) complete sets of plans and two (2) sets of supporting calculations for review and
approval including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic,
and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
1207, of the 2016 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the building
and the truss manufacturer engineer.
Prior to Issuance of Grading Permit (s)
43.Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from
the building plans, shall be submitted to Building and Safety for review and approval.
44.Demolition Permits. A demolition permit shall be obtained if there is an existing structure
to be removed as part of the project.
Prior to Issuance of Building Permit (s)
45.Plans Require Stamp of Registered Professional. Applicant shall provide appropriate
stamp of a registered professional with original signature on the plans.
Prior to Beginning of Construction
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46.Pre-Construction Meeting. A pre-construction meeting is required with the building
inspector prior to the start of the building construction.
ENGINEERING DIVISION
General:
47.All slopes and landscaping within public right-of-way shall be maintained by the property
owner or property owner’s association or another maintenance entity approved by the City
Council.
48.All open space, landscaping and slopes except for public parks, schools and flood control
district facilities, outside the public right-of-way shall be owned and maintained by property
owner or property owner’s association.
49.In accordance with the City’s Franchise Agreement for waste disposal & recycling, the
developer 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.
50.Developer shall implement the improvements identified in the drainage study required by
Condition 84 mitigate. These improvements shall prevent any flooding and/or erosion
downstream caused by development of the site and or diversion of drainage.
51.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
FLOOD PLAIN
52.Project lies within a FEMA mapped special flood hazard zone and within the Floodplain
Management area as defined at LEMC 15.68.
53.Meet all requirements of LEMC 15.68 regarding floodplain management. Finish floor
elevation of all existing non-permitted (buildings put in place subsequent to the original
CUP) and future buildings shall be a minimum of 1267 ft. Any fill placed in the 100-year
flood plain for the purposes of elevating the building floor out of the flood plain shall require
a CLOMR/CLOMR-F and LOMR/LOMR-F to be processed with FEMA.
54.No improvement shall be made upon all lands below the 1265 ft elevation level in the
FEMA mapped Lake Elsinore flood plain southeasterly of the Lake levee and no artificial
change in the topography in the surface of said lands shall be made (except terracing and
soil conservation measures) without first complying with all applicable local, State and
Federal laws, rules and regulations and Section 404 of the Clean Water Act. LEMC
15.68.052
55.Projects proposed in the back basin (elevation below 1260 ft) that the developer deems
non-jurisdictional shall receive a non-jurisdictional confirmation from the U.S. Army Corps
of Engineers prior to any commencement of work.
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56.Meet all requirements of LEMC 15.64 regarding flood hazard regulations.
Projects in the back basin shall comply with the special conditions to Permit No. 88-00215-
00-RRS (Lake Elsinore Management Project)
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design:
57.The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include:
a.General Permit -Construction
b.General Permit – Industrial
c.Scrap Metal
d.Deminimus Discharges
e.MS4
58.The project shall complete and submit for review and approval to the Engineering Division
BOTH a preliminary and final WQMP, incorporating the LID Principles and Stormwater
BMPs.
59.Prior to or concurrent with any submittal for land use (i.e. Final Map, Design Review,
Grading Permit, etc.), the applicant shall have prepared and submitted to the City
Engineering Department for review and approval a Preliminary Water Quality
Management Plan (PWQMP). The PWQMP shall be prepared and designed in
accordance with the requirements in effect at the time of its submittal. Approval of the
PWQMP shall be required prior to scheduling the land use application for action by
Planning Commission.
60.Water Quality Facilities that service more than one parcel shall be placed in an easement
to provide for maintenance and prevent obstruction.
61.The applicant shall use the Water Quality Management Plan for the Santa Ana Region of
Riverside County guidance document and template for WQMP preparation.
62.WQMP – The Water Quality Management Plan (WQMP) specifically identifying Best
Management Practices (BMPs) that will be used onsite to control identified pollutants of
concern. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan
(DAMP), Model WQMP, and LID Guidance Manual for reference, and the MS4 Permittee’s
WQMP template for submittal. This WQMP shall include the following:
Detailed site and project description
Potential stormwater pollutants
Post-development drainage characteristics
Low Impact Development (LID) BMP selection and analysis
Structural and Non-Structural source control BMPs
Site design and drainage plan (BMP Exhibit)
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Vector issues are addressed in the BMP design, operation and maintenance.
GIS coordinates for all LID and Treatment Control BMPs
HCOC - demonstrate that discharge flow rates, velocities, duration and volume
for the post construction condition from a 2 year and 10 year 24 hour rainfall event
will not cause significant adverse impacts on downstream erosion and receiving
waters, or measures are implemented to mitigate significant adverse impacts to
downstream public facilities and water bodies. Design goal to replicate pre-
development hydrologic regime.
63.The 2010 SAR MS4 Permit requires implementation of 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) : (Section XII.E.2, XII.E.3,and XII.E.7)
Evaluation of highest and best use for sites discharging to Lake Elsinore.
Preventative measures (these are mostly non-structural measures, e.g.,
preservation of natural features to a level consistent with the MEP standard;
minimization of Urban Runoff through clustering, reducing impervious areas, etc.)
The Project shall ‘Infiltrate, harvest and use, evapotranspire and/or bio-treat the
85th percentile storm event also known as the Design Capture Volume (DCV).
The Project shall consider a properly engineered and maintained bio-treatment
system only if infiltration, harvesting and use and evapotranspiration cannot be
feasibly implemented at the project site.
Any portion of [the DCV] that is not infiltrated, harvested and used,
evapotranspired, and/or biotreated shall be treated and discharged in accordance
with the requirements set forth in Section XII.G.
64.Parking lot landscaping shall be designed with concave landscape grading and provide
for treatment, retention or infiltration of runoff
65.Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape and permeable surfaces in low traffic roads and parking lots.
66.Trash enclosures shall be covered and bermed.
67.Hydromodification / Hydraulic Conditions of Concern – The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance
of natural water bodies and drainage systems; conserve natural areas; protect slopes,
channels and minimize significant impacts from urban runoff.
68.CEQA – If CEQA identifies resources requiring Clean Water Act Section 401 Permitting,
the applicant shall obtain certification through the Santa Ana Regional Water Quality
Control Board and provide a copy to the Engineering Division.
69.The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
Construction:
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70.A Stormwater Pollution Prevention Plan (SWPPP) is required for this project. A copy of
the current SWPPP shall be kept at the project site and be available for review upon
request.
71.Erosion & Sediment Control -Prior to the issuance of any grading or building permit,
the applicant shall submit for review and approval by the City Engineer, an Erosion and
Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate
compliance with the City’s NPDES Program, California Building Code, and state water
quality regulations for grading and construction activities. The Erosion and Sediment
Control Plan shall identify how all construction materials, wastes, grading or demolition
debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property
covered, stored and secured to prevent transport into local drainages or waters by wind,
rain, tracking, or dispersion. The plan shall also describe how the project will ensure that
all BMPs will be maintained during construction of any future right of ways.
Post Construction:
72.Recorded Operation and Maintenance (O&M) Plan that (1) describes the long-term
operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2)
identifies the entity that will be responsible for long-term operation and maintenance of
the referenced BMPs; (3) describes the mechanism for funding the long-term operation
and maintenance of the referenced BMPs, and (4) provides for annual certification of
water quality facilities by a registered civil engineer and/or the City for a fee if the service
is available.
73.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker to prevent illegal dumping in the drain system.
74.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
Demonstrate that all structural Best Management Practices (BMP’s) described in
the BMP Exhibit from the project’s approved WQMP have been implemented,
constructed and installed in conformance with approved plans and specifications.
Demonstrate that the project has complied with all non-structural BMPs described
in the project’s WQMP.
Provide signed, notarized certification from the engineer of work that the structural
BMP’s identified in the project’s WQMP are installed and operational.
Submit a copy of the fully executed, recorded Operations and Maintenance (O&M)
Plan for all structural BMPs.
Demonstrate that copies of the project’s approved WQMP (with recorded O&M
Plan attached) are available for each of the initial occupants
(commercial/industrial) or Owner’s Association as appropriate.
Agree to pay for a Special Investigation from the City of Lake Elsinore for a date
twelve (12) months after the issuance of a Certificate of Use and/or Occupancy
for the project to verify compliance with the approved WQMP and O&M Plan. A
signed/sealed certification from the engineer of work dated 12 months after C of
O will be considered in lieu of a Special Investigation by the City.
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Provide a recorded copy of one of the following:
1. CC&R’s (they must include the approved WQMP and O&M Plan) for the
project’s Owners Association.
2. A water quality implementation agreement with the approved WQMP and
O&M Plan attached; or
3. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
UTILITIES:
75.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out
of the roadway shall be the responsibility of the property owner or his agent.
76.All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the
Lake Elsinore Municipal Code (LEMC)
77.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.
78.The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
79.The developer shall submit a copy of the "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 specify the technical data for the water service at
the location, such as water pressure and volume etc.
IMPROVEMENTS
Design
80.Sight distance into and out of the project location shall comply with CALTRANS
Standards.
81.The developer shall install permanent bench marks per City of Lake Elsinore Standards
at the intersection of the centerline of Riverside Mission Trail and the project entrance.
82.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
83.The developer shall coordinate with Riverside Transit Authority for location and
installation of bus transit facilities.
84.10 year storm runoff shall be contained within the curb and the 100 year storm runoff
shall be contained within the street right-of-way. When either of these criteria are
exceeded, drainage facilities shall be provided.
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85.All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards. The Improvement Plans for the 60” pipe and associated
appurtenances shall be approved by the Riverside County Flood Control District. An
agreement with RCFCD will be obtained for the future maintenance. (Modified by
Planning Commission action on 6/6/17). (Modified by Planning Commission action on
6/6/17).
86.A drainage study shall be provided prior to grading permit issuance to the Engineering
Department. The study shall identify the following: identify storm water runoff from and
upstream of the site; show existing and proposed off-site and onsite drainage facilities;
and include a capacity analysis verifying the adequacy of the facilities. The drainage
system shall be designed to ensure that runoff from a 10-yr storm of 6 hours or 24 hours
duration under developed condition is equal or less than the runoff under existing
conditions of the same storm frequency. Both 6 hour and 24 hour storm duration shall be
analyzed to determine the detention basin capacities necessary to accomplish the
desired results. (Modified by Planning Commission action on 6/6/17).
87.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. All off-site drainage,
if different from historic flow, shall be conveyed to a public facility, accepted by adjacent
property owners by a letter of drainage acceptance, or conveyed to a drainage easement.
88.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
89.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
90.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
91.The developer shall construct half width street improvements and dedicate right-of-way
on Mission Trail such that the ultimate right-of-way width conforms to General Plan and
East Lake Specific Plan right-of-way cross sections. The cross section of roadway
improvements with a raised median (developer shall pay cash-in-lieu of construction of
½ the raised median), parkway, and street lights, shall be consistent with other
development on Mission Trail, as recommended by the City. The road improvements for
Mission Trail shall be consistent with the Traffic Analysis dated March 22, 2017 and the
General Plan Circulation Plan.
92.Street improvement plans shall be prepared by a Registered Civil Engineer and the plans
shall include curb and gutter, sidewalk, parkway, ac pavement, street lighting, signal
modification, median, and drainage improvements. Plans shall be approved by Caltrans,
and a Caltrans encroachment permit obtained.
93.The developer shall provide signing and striping plans for the required improvements of
this project. The plans shall also incorporate traffic calming measures on local streets.
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94.If existing improvements are to be modified, the existing improvement plans on file shall
be modified accordingly and approved by the City Engineer prior to issuance of
building permit.
Permitting/Construction
95.An Encroachment Permit shall be obtained prior to any work on City and/or State right-
of-way. The developer shall submit the permit application, required fees and executed
agreements, security and other required documentation prior to issuance.
96.All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½" x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
97.The developer shall be responsible for acquiring right-of-ways in which the developer or
the City has no legal title or interest.
98.All streets shall be constructed per Lake Elsinore City Standards and/or applicable
specific plan. Any deviation from City standards shall be approved by the City Engineer.
Acceptance of Improvements
99.The developer shall submit a written request for acceptance to the City Engineer.
100.As-built plans shall be completed and signed by the City Engineer.
GRADING
Design:
101.Prior to grading permit issuance, compliance with IS/MND Mitigation Measures shall be
achieved, with confirmation received in writing from the Planning Department/Project
Planner. This approval shall identify and clear all proposed grading activity anticipated
for this project.
102.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. The plan shall include separate sheets for erosion control, haul route and
traffic control. The grading submittal shall include all supporting documentation and be
prepared using City standard title block, standard drawings and design manual (available
at www.lake-elsinore.org).
103.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
104.The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that could reduce sight distance.
105.If the grading plan identifies alterations in the existing drainage patterns as they exit the
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site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be
required prior to issuance of grading permits. All grading that modifies the existing flow
patterns and/or topography shall be approved by the City Engineer.
106.The developer shall obtain all necessary off-site easements and/or permits for off-site
grading and the applicant shall accept drainage from the adjacent property owners.
Permit/Construction:
107.Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
108.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
109.Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste
Discharge Identification (WDID) letter issued by the Regional Water Quality Control
Board for the National Pollutant Discharge Elimination System (NPDES) program
110.Prior to commencement of grading operations, developer is to provide to the City with a
map of all proposed haul routes to be used for movement of export material. All such
routes shall be subject to the review and approval of the City Engineer. Haul route shall
be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall
be approved by City Council. (LEMC 15.72.065)
111.Export sites located within the Lake Elsinore City limits must have an active grading
permit.
112.Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring
public roads to the baseline condition. A bond may be required to ensure payment of
damages to the public right-of-way, subject to the approval of the City Engineer.
113.All grading shall be done under the supervision of a geotechnical engineer. Slopes
steeper than 2 to 1 shall be evaluated for stability and proper erosion control and
approved by the City.
114.Review of the project Storm Water Pollution Prevention Plan (SWPPP) and sediment and
erosion control plan shall be completed. A copy of the current SWPPP shall be kept at
the project site and be available for review upon request. (Modified by Planning
Commission action on 6/6/17).
115.Approval of the project Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
PRIOR TO ISSUANCE OF BUILDING PERMIT
116.Provide final soils, geology and seismic report, including recommendations for
parameters for seismic design of buildings, and walls prior to building permit.
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117.Approval of a letter of map revision (LOMR) or letter of map revision based on fill (LOMR-
F) must be received from FEMA.
118.All required public right-of-way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Division for review and
approval prior to issuance of building permit.
119.All street improvement plans, traffic signal modification plans, signing and striping plans
shall be completed and approved by the City Engineer.
120.The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
Prior to Occupancy
121.All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
122.All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
123.All water and sewer improvements shall be completed in accordance with Water District
requirements.
124.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
125.As-built plans for all approved plan sets shall be submitted for review and approval by
the City. The developer/developer/owner is responsible for revising the original mylar
plans.
126.In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
127.All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on a CD/DVD. Studies
and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP,
etc.
128.All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:
Final Map(s) - GIS Shape files* and .tif of recorded map.
Improvement Plans – GIS Shape files* and .tif of approved as built mylar.
Grading Plans - .tif of approved as built mylar.
*GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
129.Developer shall provide FEMA elevation certificates for all buildings (includes trailers and
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storage facilities) prior to final approvals. If a LOMR-F has been processed and approved
by FEMA, the letter of determination and certification may be in the form of a letter signed
and sealed by a licensed civil engineer.
130.All required public right-of-way dedications, easements, dedications and vacations and
easement agreement(s) not processed on the final map for ingress and egress through
adjacent property(ies)shall be recorded with a recorded copy provided to the City prior to
building permit issuance first certificate of occupancy.
131.Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall
be submitted in .tif format on CD to the Engineering Division before final inspection will
be scheduled.
132.All required public right-of-way dedications shall be recorded with a recorded copy
provided to the City.
133.Prior to grading or building permit close-out and/or the issuance of a certificate of use or
a certificate of occupancy, developer shall:
Demonstrate that all structural BMPs have been constructed, installed and are
functioning in conformance with approved plans and specifications and the WQMP;
Demonstrate that they are prepared to implement all non-structural BMPs included in
the conditions of approval or building/grading permit conditions;
Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners/occupants; and
The developer shall provide all education guidelines for Water Quality Management
Practices to the tenants, operators and owners of the businesses of the development,
regarding the environmental awareness on good housekeeping practices that
contribute to protection of storm water quality and meet the goals of the approved
WQMP in the Riverside County NPDES Drainage Area Management Plan. Contact
the City NPDES Coordinator for handout/guideline information.
134.The property owner (aka Legally Responsible Party) shall execute and cause to be
recorded a “Covenant and Agreement” in the form provided by the City to inform future
property owners of the requirement to implement the approved final project-specific
WQMP.
135.Developer shall pay all outstanding applicable processing and development fees
including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and
area drainage prior to occupancy/final approval.
CITY OF LAKE ELSINORE FIRE MARSHAL
General Conditions
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136.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)
674-3124 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.
137.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.
138.Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,500 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. Average spacing between hydrants 500'
and 250' maximum distance from any point on the street or road frontage to hydrant.
139.Super Fire Hydrants- Super fire hydrants (6" x 4" x 2-2 1/2"), shall 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.
140.Minimum Access Standards-The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions:
1.Twenty-four feet (24') clear width. Where parking is to be provided, each parking side
shall be provided with eight (8') additional feet on each side of the fire department
access. Where buildings exceed thirty feet (30') in height Fire Department access
shall be increased to thirty feet (30') in unobstructed width along the building or
as otherwise approved by the Fire Marshal.
2. The required all weather vehicular access shall be able to support no less than 75,000
lbs. over 2 axles.
3. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
4. Turning Radius shall be 24' inside and 48’ outside for all access roads.
141.Automatic I 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
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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 system. Contact the Fire Planning office for current plan
check fees.
Prior to Building Permit Issuance
142.Plan Check Fee-Building plan check fees shall be made payable to the “City of Lake
Elsinore”, and shall be submitted to the Fire Department at the time of plan submittal.
143.Water System Plans-Applicant and/or developer shall submit 2 sets of water system
plans to the Fire Department for review. The 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.
144.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 said 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
145.Residential Fire Sprinkler Systems for Multi-family 13R- 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.
146.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 signs.
147.Display Boards- Display Boards will be as follows: Each complex shall have an
illuminated diagrammatic representation of the actual layout which shows name of
complex, all streets, building designators, unit members, and fire hydrant locations within
dimension and located next to roadway access.
148.Multi-family Residential Knox Rapid Entry Box-A rapid entry Knox Box shall be installed
on the outside of the building.Key(s)shall have durable and legible tags affixed for
identification of the correlating common space/electrical rooms.Sdinapecial forms are
available from this office for ordering the Knox Box.If the building/facility is protected with
a fire alarm or burglar alarm system,it is recommended that the lock box be "tamper"
monitored.
149.Fire Extinguishers (Multi-Family)-Minimum Install portable fire extinguishers
complying with Section 906 of the 2013 California Fire Code with a minimum rating of
2A-10BC and signage. Fire Extinguishers located in public areas shall be in recessed
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cabinets mounted 48" (inches) to center above floor level with maximum 4" projection
from the wall.Contact Fire Dept.for proper placement of equipment prior to installation.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
150.Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Conditional
Use Permit (as applicable), the applicant shall annex into 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. Alternatively, the applicant
may propose alternative financing mechanisms to fund the annual negative fiscal impacts
of the project with respect to Public Safety services. Applicant shall make a seven
thousand five hundred dollar ($7,500) non-refundable deposit to cover the cost of the
annexation, formation or other mitigation process, as applicable. Rate of payment into
the CFD shall not exceed $100.00 per unit per year.
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
151.Prior to approval of the Final Map, Parcel Map, Residential Design Review, Conditional
Use Permit or building permit (as applicable), the applicant shall annex into the
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. Alternatively, the applicant may propose alternative
financing mechanisms to fund the annual negative fiscal impacts of the project with
respect to Maintenance Services. Applicant shall make a seven thousand five hundred
dollar ($7,500) non-refundable deposit to cover the cost of the annexation, formation or
other mitigation process, as applicable. Rate of payment into the CFD shall not exceed
$100.00 per unit per year. (Modified by Planning Commission action on 6/6/17).
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the City of Lake Elsinore. I also acknowledge that all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
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Phone Number:
Mission Trail Apartments-Correspondence received:
Renee Rolander: In opposition to the project as it would reduce the value of the adjacent SFD.
Department of Toxic Substances: Wanted to ensure adequate testing had occurred and there were
adequate mitigation conducted.
CDFW: Proposed mitigation ratios were not acceptable and during the permit process revisions to this
may be required.
Paul Williams: In favor of the project, did not see the affordable aspect reducing value.
Marcel Reim: Opposed the project as it would diminish the views and character of the Wildomar side of
Mission Trail.
From:Rene Rolander
To:Justin Kirk
Subject:No apartment axis to Apartment"s thru Summerly
Date:Tuesday, April 25, 2017 9:53:42 AM
All comments must be submitted in writing to the address listed below:
Mr. Justin Kirk, Principal Planner
Community Development Department - Planning Division
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
E-mail: jkirk@lake-elsinore.org
Telephone: 951.674.3124, ext. 284/Fax 951.471.1419
Dear Justin,
I am a Summerly resident and property owner. We live at 29489 Mascot.
We strongly disapprove any axis thru Summerly residential area on our streets to any Apartment
living axis.
The crime rate in our area cannot be controlled by the police as it is. Vandalism, vagrants and theft
already have residents uncomfortable. It’s very upsetting to giving more axis to gypsies and
homeless people looking for opportunities to steal. This is not why we pay the city over $6,000+ in
taxes per household each year. I work in the community and want to clean up this neighborhood. I
see the loitering & crime daily.
Summerly as a community will strongly oppose any apartment complex bumping up to our lovely
homes. What is the best way for us to oppose this project’s location? We will fight this tooth and
nail. They value of our homes is not rising in over 3 years. Even after residents put in $20,000-40,000
in the back yards and upgrades. Please do not add to this lack of value! Everything else on Diamond
Drive in development---I must commend you are finally getting this off the ground! Please be
mindful of the residents of ownership of Summerly community. Low rent apartment living in a
residential neighborhood will not fare well with us.
In all honesty, our community would like to be Gated! No axis to outsiders. We need to find some
resolution to keep Summerly axis to residents only.
Thank you for taking a moment to read this.
Rene Rolander
Director of Marketing & Sales
Pins N Pockets
32250 Mission Trail
Lake Elsinore, CA 92530
951-245`-6250 x 100
949-929-8879 cell
From:Rene Rolander
To:Justin Kirk
Subject:C&C Development/Mission trail
Date:Thursday, May 25, 2017 6:04:52 PM
Hi Justin,
Please note the residents of Summerly do not in any shape or form approve the City to build low
income/high density living next to us. I personally pay over $6,000 in taxes and did not buy here to
live next to LOW INCOME. It already surrounds us.
So many residents are sickened that you would do this. They took a risk on this city riddled with the
worse reputation running up and down the 15. I came here from OC and explaining to others about
our city’s” crack-drug-lowlifes” stigma has always been a challenge.
The police can barely patrol our area as it is. The amount of theft in Summerly is high. We are
already surrounded by low income. Keep those low income areas together over by the HIGH School
in order to protect residents of pedophiles and other bottom feeders of society. Schedule more
police activity over there, too.
The residents of Summerly believed in this city to take a risk in buying here for their families. We
want the kids to be free to feel safe on our streets. We can’t gate our community and our parks are
not paid for by the city—all maintained by our HOA. Our pools are the same. We currently have
homeless you can’t even resolve and save businesses and homes with loiterers everywhere looking
to steel something for survival. PLEASE stop with the low income immediately. Since you are
mandated to add the low income project how about over by the Storm? See how they will tolerate
it. Put them over by Bundy & Mission Trail or off COREDON! Do not disgrace every residence dream
of Summerly being an all American community. I am personally just disappointed beyond words by
what is being projected and the lack of interest in the City listening to our residence. Steve Manos
told us it was far past any changes for us. This seems like our community may have some legal
recourse! Take this development up to Tuscany Hills area?
Secondly, why would the City consider HIGH DENSITY anything? Diamond Drive is ridiculous. Add a
Storm Game to the mix! I don’t need to say more.
I would personally go find a suitable developer for this land. Read all the studies about Baby
boomers and Senior Living. That makes so much more sense and overall in City Development. I am
mortified you would consider junking up this development—that is what you are doing.
I am sure the C&C Developer is worthy! Please find them another location. We do not under any
circumstances wish this next to Summerly. I don’t wish to get vocal, but will peruse with others
whatever we need to do to stop this development next to Summerly.
Respectfully,
Rene Rolander & Frederick DuRae
29489 Mascot
Lake Elsinore, CA 92530
From:Brandt, Jeff@Wildlife
To:Justin Kirk
Cc:Brandt, Jeff@Wildlife
Subject:CEQA Mission Trails Apartments project (SCH # 2017041057) and pending LSA application
Date:Friday, June 02, 2017 4:05:29 PM
Attachments:image001.png
image003.png
Good afternoon Justin.
I’m reviewing the CEQA docs for the Mission Trails Apartments project and need to ensure the CEQA process adequately identifies the impacts associated with both the 4.4 acre borrow site, access road, and the
footprint of the project. The project will need a Lake and Streambed Alteration Agreement (LSA), and acting as a “Responsible Agency” under CEQA, DFW will depend on the CEQA document to prepare the LSA.
Currently the CEQA document is inadequate for this purpose: of primary importance is the inclusion of a suite of robust avoidance measures and BMPs for cutting the temporary haul road and operating the
borrow pit, and recontouring the temporary roadway and revegetating the borrow pit and roadway after the excavation.
The current disclosure of impacts and mitigation proposal is inadequate and will result in significant delays when CDFW prepares the LSA for the project. Absent disclosure of the impacts and a robust mitigation
strategy, we will be required to reconsider our Responsible Agency status, and we will coordinate with other agencies as they prepare their permits. If the project includes the BMPs for the roadway, and the
revegetation and conservation of the 4.4 acre borrow pit, DFW is willing to accept the revegetation and conservation of the borrow pit as the mitigation for the project LSA.
Thank you for looking into this.
Thank you,
Jeff Brandt
Habitat Conservation
California Department of Fish and Wildlife
3602 Inland Empire Blvd, Suite C-220
Ontario, CA 91764
Phone (909) 987-7161
Fax (909) 481-2945
Email jeff.brandt@wildlife.ca.gov
Every Californian should conserve water. Find out how at:
SaveOurWater.com · Drought.CA.gov
From:Paul Williams
To:Justin Kirk
Subject:Planning Appliction No.2016-103 Mission Trail Appartments
Date:Sunday, June 04, 2017 5:12:24 PM
Good afternoon...As a Summerly resident in Sunrise Springs II we
are next to the proposed Mission Trail Apartments proposed by C
& C Development. We are not in opposition to the apartment
buildings being built behind our wall. For the following
reasons:
We do not believe Workforce Housing will impact the resale value
of our property
We do not believe that Workforce Housing or low-income
citizens equates to criminals and criminal activity
The developers have been more then willing to work with the
Summerly residents including:
Two meetings to explain their mission, vision, vetting
process in renting to potential renters, and building plans
The building plan calls for less evasive approach on Sunrise
Springs II views and privacy (the Caliborne homes are not so
considerate)
Inviting Summerly residents to visit other developments to
see the type of buildings and property maintenance they utilize
Place in the renters agreement if found the renter attempted
to use Summerly amenities' could be grounds for eviction
(subject to legal advise and wording)
Collaborating with HOA and city to place a gate at the
property line of Mission Trails west and at the brick wall to
deter homeless individuals seeking shelter
To work with the existing Summerly's Neighborhood Watch to
elevate safety issue to the proper authorities (this will be a
good way to bound between the two communities
There are some of my fellow community members who object to the
apartments because it may impact the pool that is specifically
for members use. Currently, in order to get into the
property where the pool is housed one must have a key fob and
security is usually on the premises. Monitoring is done
electronically as well. They have requested the builder to build
a pool for the apartment residents. Although one can understand
their concern for us who live adjacent to where the pool would
be we find the noise level we have to endure will impact us not
west of us.
The heart of the concerns of those opposed is the property value
being hurt and low income means criminality. Even the Real
Estate Agents have differing opinions on the property value
being impacted by apartments being next to home for sale. If any
value of homes will be impacted it will be our homes (next to
the apartments) not the people who live in Summerly northwest of
our homes.
Our parents were low income wage earners. We were raised in
South Central Los Angeles. They raised us to be responsible
citizens, as we raised our children. We are not exceptions to
the rule. It is my understanding that these individuals are
workers (i.e. working in service, hospital, warehouse and retail
industries) are getting a chance to have a nice residence which
is affordable. Their income is lower then median for this
area due the industries,they work in, having salaries which are
traditional low and often part-time hours. There is a potential
some of these renters are the very people we go to receive
services. This article gives information relevant to the subject
of Workforce Housing
www.rooflines.org/3903/workforce_housing_is_an_insulting_termterm
In conclusion, economic covenants is not something that we can
support. Cities can not or should not zone for exclusion. The
developers have made themselves available and has promised to be
good neighbors to us. We have an opportunity to believe them and
at the same time hold them accountable. We know what we are
getting here and we ask ourselves if it was another developer
would they have done what C&C has done? The answer we came up
with was we don't think so.
Thank you for considering this in your decision making
process. Paul and Agnes William 29153 Black Oak Lake Elsinore
92530
From:Marcel Riem
To:Justin Kirk
Subject:Public Hearing Presentation
Date:Tuesday, June 06, 2017 3:46:22 PM
Dear Mr. Kirk,
Thanks for the information provided in our brief conversation yesterday.
Please find below a letter which I would like to have presented at the hearing this evening.
Please send me an email acknowledging receipt.
Thanks very much.
Marcel Riem
To:Planning Commission of the City of Lake Elsinore
Re: Mission Trail Apartments Ap. #2016-103 within East Lake Specific Plan
After looking through the EIR documents for the Mission Trail Apartment Project, I was quite surprised to see
that it would be three stories. All of the established residences across the street at the Sedco Town Site in
Wildomar are one or in rare cases two stories. The new housing in the walled project entered on Hidden Trail
appears to be one or two stories. Even further afield, it is very hard to think of anything above 2 stories unless it is
commercial and next to the freeway (such as the Holiday Inn, which is alao on the other side of the freeway and in a
shopping center).
There is no question that the height of this project will have an adverse effect upon the properties in the section of
Wildomar opposite it (and in the case of my family, this will mean that we will lose scenic view and substantial
potential lot appreciation/investment value and quallitiy of life at at least 4 or 5 properties).
One also wonders whether the new properties in the walled community on the Lake Elsinore side have been sold
and whether the occupants were aware that a 3 story complex would be looming over their new one and two story
dream homes; it seems that there would be a potential "bait and switch" problem there.
This led me to take a look at the East Lake General Plan EIR, and I noticed that there are no height
specifications whatsoever for the projected development along Mission Trail to Corydon and opposite the
long established Sedco Town Site of Wildomar and to the south-- where, again, buildings have generally been at
most 1 or 2 stories on the Wildomar side (and where there has always been open land or water on the Lake Elsinore
side). Would this be the case if the land on the Wildomar side of Mission Trail was owned by Lake Elsinore?
occupied by one of the newer one or two story tracts in Lake Elsinore? owned by a developer of new one and two
story homes in Lake Elsinore? Or, for that matter, if the residents of the Sedco Town Site occupied a more powerful
economic niche?
I have just looked at the Developer's website for the Mission Trail Apartment project, and it is not lost on me
that the Developer's drawing depicts the long occupied, modest homes across the street in the manner of unoccupied
storage facilities. But there are and have been real working people there (and real working owners) with yards and
what have always been stunning scenic views.
When my father acquired our family's first lot on Sedco Blvd. in Wildomar back in the 70's (one which will look
out on your East Lake Plan developments), he was specifically attracted to the semi-rural character of the area and
the scenic views of the mountains and the lake. He was by no means alone. Most long time residents remember
when the area of the East Lake General Plan had water in it in a good rain year (as is evidenced by the photographs
in your EIR), and was otherwise wetland or open lake bed, and people then and later would have had a rational,
reasonable expectation that it would remain in that status for perpetuity.
Your East Lake General Plan and Mission Trail Apartment Project are possible because (as I learned from your
EIR), the lake's boundaries were changed by engineering, and the devastating long term impact on potential
investment value, and quality of life, for those who had bought in the Sedco Town Site/in that area of Wildomar
should be obvious.
The Sedco Town Site has been contributing property tax to the Couonty of Riverside for generations, including
the period in which the area of the East Lake General Plan was a lake bed and/or under water. It has done far more
than its share to "take one for the team." Most days I eat dinner in a home (put there by my mother) which once had
a panoramic view of the mountains and the water or vegetation in the lake/lake bed. I now have a view of new tile
roofs and towering power lines (and it is also quite notable that the high power lines are run througjh the Wildomar
Sedco Town Site side of Mission, and not the Lake Elsinore side where the new consumers of power are located,
where there had previously been open land, and where the power poles might have been inconvenient to the interests
of developers and new buyers). Of course, I also have a close view of the traffic and street lights that accommodate
the Summerly Project (as well as the rest of Lake Elsinore's East Lake General Plan). Virtually none of this would
have been there if the lake had not been altered in the interests of the neighboring municipality across the street.
In short, the area of Wildomar opposite your East Lake Plan has done far, far more than enough to accommodate
the interests of Lake Elsinore. (In our case, your EIR indicates that we will also be adversely affected by your new
traffic volume issues at a Wildomar property that is not even on Mission Trail). It would seem that it would be in
the interest of your pre-existing homeowners, as well as those people in Wildomar whose interests were essentially,
functionally disenfranchised over the last few decades in the area covered by your East Lake EIR, to put in height
restrictions that keep the area consistent with what is there and what has been there.
Sincerely,
Marcel Riem
365-093-015+
MI
SSI
ON TRLHIDDEN TRLSource: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User CommunityMISSION TRLHIDDEN TRLSource: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
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