HomeMy WebLinkAboutItem No. 13 Planning Application No. 2017-44 Alder at SummerlyCity Council Agenda Report
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: RES 2014-047
Agenda Date: 9/26/2017 Status: PassedVersion: 1
File Type: Council ResolutionIn Control: City Council / Successor Agency
Agenda Number: 13)
Planning Application No. 2017-44 (Alder at Summerly) - Design Review for 65 Single-Family
Residential Units located within the Summerly Development of the East Lake Specific Plan.
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA,
FINDING THAT PLANNING APPLICATION NO. 2017-44 (RESIDENTIAL DESIGN REVIEW NO.
2017-18) 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 PLANNING APPLICATION NO. 2017-44 (RESIDENTIAL DESIGN REVIEW NO. 2017-18)
PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR 65 SINGLE-FAMILY
RESIDENTIAL UNITS LOCATED WITHIN TRACT 31920-15 OF THE SUMMERLY DEVELOPMENT OF
THE EAST LAKE SPECIFIC PLAN (APN: 371-270-020).
Page 1 City of Lake Elsinore Printed on 6/28/2022
Page 1 of 4
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Grant Yates, City Manager
Prepared by: Damaris Abraham, Senior Planner
Date:September 26, 2017
Subject:Planning Application No. 2017-44 (Alder at Summerly)– Design review for 65
single-family residential units located within the Summerly Development of the
East Lake Specific Plan.
Applicant:Jeri Ni, RSI Communities, LLC
Recommendation
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2017-44 (RESIDENTIAL
DESIGN REVIEW NO. 2017-18) 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 PLANNING APPLICATION NO. 2017-44 (RESIDENTIAL DESIGN
REVIEW NO. 2017-18) PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS
FOR 65 SINGLE-FAMILY RESIDENTIAL UNITS LOCATED WITHIN TRACT 31920-15 OF THE
SUMMERLY DEVELOPMENT OF THE EAST LAKE SPECIFIC PLAN (APN: 371-270-020).
Background
The East Lake Specific Plan (ELSP) was adopted by Ordinance No. 955 by the City Council in
June 1993. The Plan consists of 3,000 acres and was originally divided into three individual
districts that included a Marina District, Lakeside Resort, and Recreation Village. Several
Amendments have been made to the ELSP as follows:
Amendment Nos. 1 and 2 changed the central area or Phase 1 of the Specific Plan;
primarily it reduced the number of residential units and commercial uses and permitted a
golf course in the open space area of the plan.
Amendment Nos. 3 and 4 were related to industrial development along Corydon Avenue
and are both outside of Phase 1.
Amendment No. 5 is the marina development located on Lakeshore Drive, known as
Waters Edge.
PA 2017-44 (Alder at Summerly)
09/26/2017
Page 2 of 4
Amendment No. 6 replaced multi-family uses with single-family uses, provided several
parks and added a 165-acre golf course, club house, and maintenance and golf cart
storage facility.
Planning Commission Action
On September 5, 2017, the Planning Commission unanimously recommended approval of the
proposed Project by a vote of 5-0.
Discussion
Project Request and Location
The applicant is requesting approval of Planning Application No. 2017-44 (Residential Design
Review No. 2017-18) for the design and construction of 65 single-family residential units,
preliminary plotting, conceptual wall and fence plan, including a new model home complex and
related improvements (Project). The Project is located in Tract Map No. 31920-15 (APN: 371-
270-020) of the Summerly Development of the East Lake Specific Plan (ELSP).
Environmental Setting
EXISTING LAND USE ESLP No. 6 GENERAL PLAN
Project Site Vacant Residential-1 (RES-1)Specific Plan
North Residential Residential-1 (RES-1)Specific Plan
South Vacant Residential-1 (RES-1)Specific Plan
East Vacant Residential-1 (RES-1)Specific Plan
West Vacant Residential-1 (RES-1)Specific Plan
Project Description
The following describes the various design components and features of the proposed Project,
including floor plans, architectural styles, model home complex, preliminary plotting of production
units, and the conceptual wall and fence plan.
1.Floor Plans: The Project proposes three (3) different single-family detached plans, as
described below:
Plan 1: Single-story 1,941 square foot unit with three (3) bedrooms, two (2) baths,
great room, kitchen, laundry, porch, and a two-car garage.
Plan 2: Two-story 2,112 square foot unit with three (3) bedrooms, 2.5 baths, great
room, office, kitchen, porch, laundry, bonus room, and a two-car garage.
Plan 3: Two-story 2,309 square foot unit with four (4) bedrooms, three (3) baths, great
room, kitchen, porch, laundry, hallway, and a two-car garage.
Plan 1 will account for 24 units (37%), Plan 2 will account for 17 units (26%), and Plan 3
will account for 24 units (37%). The proposed plotting provides an appropriate mixture of
plan and elevations types to ensure variety in the streetscape.
2.Architecture and Treatments: The proposed Project would offer three architectural styles
PA 2017-44 (Alder at Summerly)
09/26/2017
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and treatments for each of the floor plans, including Bungalow, Ranch, and Spanish. The
following describes each of these architectural styles:
The Bungalow Architectural Style includes flat tile roofs, gable siding, window and door
trims, and porch columns with stone veneer.
The Ranch Architectural Style includes flat tile roofs, gable siding, window and door
trims, decorative window shutters, and brick siding.
The Spanish Architectural Style includes concrete “S” tile roofs, exposed wood trim
fascia, precast foam & stucco trim, decorative window shutters, clay accent vent, and
arched entries.
In addition, enhanced architectural treatments will be provided on those elevations that
are visible from the public right of way.
3.Conceptual Wall and Fence Plan: To ensure design consistency, the Conceptual Wall and
Fence Plan for the Project shows similar walls and fences that are provided elsewhere in
the Summerly area. Perimeter walls will be decorative block with pilasters to match the
existing Summerly Development. Front returns will be six-foot masonry walls. Interior
fencing will be six-foot vinyl.
4.Model Home Complex: The proposed model home complex will feature Plans 1, 2, and 3
and will be located on lots 52, 53, and 54. Temporary parking for the complex will be on
lot 54. The proposed complex provides accessible parking space, full landscape and
hardscape improvements, trees, and shrubs.
5.Landscaping: The proposed landscaping plan has been designed to complement the
different architectural styles. The proposed landscaping has been adequately designed to
meet all water efficiency standards.
Analysis
The proposed Project has been reviewed for consistency with the General Plan, the Lake Elsinore
Municipal Code (LEMC), and the ELSP, Amendment No. 6 (ELSP#6). The original East Lake
Specific Plan 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
ELSP#6 and is therefore found to be consistent with the General Plan.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed Project, and have conditioned the Project so as to
mitigate any potential concerns. Overall, the proposed Project as designed and conditioned will
provide a high quality and complimentary housing option to the Summerly Development.
Environmental Determination
Pursuant to CEQA Guidelines Section 15162, staff has determined that the proposed Project
would not have a significant effect on the environment and no new environmental documentation
is necessary because all potentially significant effects have been adequately analyzed in an
earlier Environmental Impact Report (EIR). All potentially significant impacts have been avoided
or mitigated pursuant to the earlier EIR and none of the conditions described in Section 15162
PA 2017-44 (Alder at Summerly)
09/26/2017
Page 4 of 4
exist. A Supplemental Environmental Impact Report (SEIR) was approved and adopted in 2004
for the ELSP#6 (SCH #2003071050). The SEIR evaluated environmental impacts that would
result from maximum build-out of the Specific Plan. Approval of the Project will not change the
density or intensity of use; it simply establishes standards for color palettes, articulation,
orientation, and design of single-family residential development. No substantial change that
require major revisions to the SEIR exist and no new information of substantial importance that
require revisions to the earlier SEIR exist. Therefore, no further environmental documentation is
necessary.
Exhibits:
A – MSHCP Resolution
B – RDR Resolution
C – Conditions of Approval
D – Vicinity Map
E – Aerial Map
F – Design Review Package
RESOLUTION NO. 2017-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2017-44
(RESIDENTIAL DESIGN REVIEW NO. 2017-18) IS CONSISTENT WITH THE
WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP)
Whereas, RSI Communities, LLC has filed an application with the City of Lake Elsinore (City)
requesting approval of Planning Application No. 2017-44 (Residential Design Review No. 2017-
18) for the design and construction of 65 single-family residential units, preliminary plotting,
conceptual wall and fence plan, including a new model home complex and related improvements
(Project). The Project is located in Tract Map No. 31920-15 (APN: 371-270-020) of the Summerly
Development of the East Lake Specific Plan (ELSP); and,
Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that
all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition
Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the proposed
development and establish a building envelope that is consistent with the MSHCP criteria; and,
Whereas,Section 6.0 of the MSHCP further requires that the City adopt consistency findings
demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell,
and the MSHCP goals and objectives; and,
Whereas,the ELSP, Amendment No. 6 (ELSP#6) is partially covered by two distinct MSHCP
Criteria Cells: approximately three acres of the ELSP#6 are within Cell 4846 and approximately
three tenths (0.3) of an acre are within Cell 4937; and,
Whereas,the Project site is within the boundaries of the ESLP#6 that are covered by the
aforementioned cell sites; 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,on September 5, 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 Section 17.184.090 of LEMC the Council has the responsibility of making
decisions to approve, modify, or disapprove recommendations of the Commission for residential
design review applications; and,
Whereas,on September 26, 2017, at a duly noticed Public Meeting, the Council has considered
the recommendation of the 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 Council has considered the Project and its consistency with the MSHCP prior to
adopting Findings of Consistency with the MSHCP.
Reso. No. 2017-____
Page 2 of 4
Section 2:That in accordance with the MSHCP, the Council makes the following findings for
MSHCP consistency:
1. The 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 Resolution, the Project must be reviewed for MSHCP
consistency, which shall include an analysis of the Project’s consistency with other “Plan
Wide Requirements.” The Project is located within the ELSP area, specifically within the
ELSP#6 area. Prior to the City’s adoption of the MSHCP, there were a series of meetings
between the County of Riverside, U.S. Fish and Wildlife Service, and California
Department of Fish and Game to discuss conservation measures within the ELSP and to
decide how to ensure development within the ELSP could proceed consistently with the
MSHCP and with the U.S. Army Corps of Engineers Section 404 permit. It was determined
that a target acreage of 770 acres was warranted for MSHCP conservation in the back
basin area of the City.
The Project site is within the ELSP and is covered by that conservation agreement. Part
of the conservation agreement also included a requirement that projects in the back basin
area be consistent with the other “Plan Wide Requirements” set forth in the following
sections of the MSHCP: Protection of Species Associated with Riparian/Riverine Areas
and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant
Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures
(MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4), Vegetation
Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines (MSHCP, § 6.4),
and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4).
The Project has been reviewed in light of these sections and is consistent therewith.
2. The Project is subject to the City’s LEAP and the County’s Joint Project Reviewprocesses.
The MSHCP consistency determination for the ELSP was submitted to the County of
Riverside in October 2003, prior to the initiation of the City’s LEAP and County’s JPR
process. Nevertheless, both the City and Dudek (acting on behalf of the County) agreed
that the Project was consistent with the MSHCP due to the extensive acreage set aside
for conservation. The Project has not been modified and is part of the overall ELSP that
has been determined to be consistent with the MSHCP.
3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
The previously approved ELSP#6 was determined to be consistent with the
Riparian/Riverine and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP.
The scope and nature of the Project have not been modified from that which was
previously approved and is therefore consistent with the Riparian/Riverine Areas and
Vernal Pools Guidelines.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.
The previously approved ELSP#6 was consistent with the Protection of Narrow Endemic
Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP. The Project has not
been modified from that which was previously approved under the ELSP#6. Additionally,
based upon prior approvals, the entire Project site has been graded and any plant species
Reso. No. 2017-____
Page 3 of 4
which may have existed on the site have been removed and replaced with development.
It is for these reasons that the Project is consistent with the aforementioned guidelines.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The previously approved ELSP#6 was consistent with the Additional Survey Needs and
Procedures as set forth in Section 6.3.2 of the MSHCP. The Project has not been modified
from that which was previously approved under the ELSP#6, and the entire project site
has been graded pursuant to previously issued permits. The Project is consistent with the
Additional Survey Needs and Procedures of the MSHCP.
6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
The previously approved ELSP#6 was consistent with the Urban/Wildlands Interface
Guidelines as set forth in Section 6.1.4 of the MSHCP. Because the Project has not been
modified from that which was previously approved under the ELSP#6, no further MSHCP
review is necessary and the Project is consistent with the Urban/Wildlands Interface
Guidelines.
7. The Project is consistent with the Vegetation Mapping requirements.
The previously approved ELSP#6 was consistent with the Vegetation Mapping
requirements as set forth in Section 6.3.1 of the MSHCP. Mapping was conducted as part
of the biological surveys for the original project. The Project has not been modified from
that which was previously approved and therefore is consistent with the Vegetation
Mapping requirements.
8. The Project is consistent with the Fuels Management Guidelines.
The previously approved ELSP#6 was consistent with the Fuels Management Guidelines
as set forth in Section 6.4 of the MSHCP. The Project site is not within or adjacent to
conservation areas where the Fuels Management Guidelines would be required. The
Project has not been modified from that which was previously approved and therefore is
consistent with the Fuel Management Guidelines.
9. The Project overall is consistent with the MSHCP.
As stated in No. 1 above, the Project is within the ELSP area which has previously been
determined to be consistent with the MSHCP.
Section 3:Based upon the evidence presented, both written and testimonial, and the above
findings, the Council hereby finds that the Project is consistent with the MSHCP.
Section 4:This Resolution shall take effect immediately upon its adoption.
Section 5:The City Clerk shall certify to the adoption of this Resolution and enter it into the book
of original Resolutions.
Reso. No. 2017-____
Page 4 of 4
Passed and Adopted on this 26
th day of September, 2017.
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 September 26, 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 PLANNING APPLICATION NO. 2017-44
(RESIDENTIAL DESIGN REVIEW NO. 2017-18) PROVIDING BUILDING DESIGN
AND RELATED IMPROVEMENTS FOR 65 SINGLE-FAMILY RESIDENTIAL UNITS
LOCATED WITHIN TRACT 31920-15 OF THE SUMMERLY DEVELOPMENT OF
THE EAST LAKE SPECIFIC PLAN (APN: 371-270-020)
Whereas, RSI Communities, LLC has filed an application with the City of Lake Elsinore (City)
requesting approval of Planning Application No. 2017-44 (Residential Design Review No. 2017-
18) for the design and construction of 65 single-family residential units, preliminary plotting,
conceptual wall and fence plan, including a new model home complex and related improvements
(Project). The Project is located in Tract Map No. 31920-15 (APN: 371-270-020) of the Summerly
Development of the East Lake Specific Plan (ELSP); 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 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 in 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, a Supplemental Environmental Impact Report was approved and adopted in 2004 for
the ELSP, Amendment No. 6 (ELSP#6) (SCH #2003071050) and evaluated environmental
impacts that would result from maximum build-out of the specific plan, which contemplated
development of single-family residential development; and,
Whereas, the Project does not present substantial changes or new information regarding the
potential environmental impacts of development; and,
Whereas,on September 5, 2017at 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 Section 17.184.090 of the LEMC the Council has the responsibility of
making decisions to approve, modify, or disapprove recommendations of the Commission for
residential design review applications; and,
Reso. No. 2017-____
Page 2 of 3
Whereas,on September 26, 2017, at a duly noticed Public Meeting, the Council has considered
the recommendation of the 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 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 ELSP#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, ELSP#6, and the LEMC.
Section 2:The Council finds and determines that no new CEQA documentation is necessary.
The Project comprises the whole of an action that was analyzed in the previously approved and
certified Supplemental Environmental Impact Report (SCH # 2003071050) for the ELSP#6.
Approval of the Project will not change density or intensity of use; it simply establishes standards
for color palettes, articulation, orientation, and design of single-family residential development.
Therefore, no further environmental review is necessary.
Section 3:That in accordance with LEMC Chapter 17.184, the Council makes the following
findings regarding Planning Application No. 2017-44 (Residential Design Review No. 2017-18):
1.The Project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located.
The Project is located within the ELSP#6 and has a Land Use designation of Residential-
1 (RES-1). The proposed Project constitutes build out of a previously approved tract map
that was found to comply with the goals and objectives of the General Plan and the
ELSP#6. The proposed Project does not propose an increase in density of development
than what was previously approved. Further, the single-family homes will assist in
achieving the development of a well-balanced and functional mix of residential,
commercial, industrial, open space, recreational and institutional land uses.
2.The Project complies with the design directives contained in the ELSP#6and all applicable
provisions of the LEMC.
The Project is appropriate to the site and surrounding developments and is a continuation
of a previously approved residential product in the adjacent area. The three (3)
architectural styles proposed will create a distinctive street scene within the Project site.
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.
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 September 5, 2017. The Project, as
reviewed and conditioned by all applicable City divisions, departments and agencies, will
Reso. No. 2017-____
Page 3 of 3
not have a significant effect on the environment. Approval of the Project will not result in
a substantial change to the previously adopted Supplemental Environmental Impact
Report. Therefore, no additional environmental review is necessary.
Section 4: Based upon all of the evidence presented and the above findings, the Council hereby
approves Planning Application No. 2017-44 (Residential Design Review No. 2017-18).
Section 5: This Resolution shall take effect immediately upon its adoption.
Section 6:The City Clerk shall certify to the adoption of this Resolution and enter it into the book
of original Resolutions.
Passed and Adopted on this 26
th day of September, 2017.
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 September 26, 2017, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
Applicant’s Initials: _____ Page 1 of 16
CONDITIONS OF APPROVAL
RESOLUTIONS:2017-XX and 2017-XX
PROJECT: PA 2017-44/RDR 2017-18
PROJECT NAME:Alder at Summerly
PROJECT LOCATION:APN: 371-270-020 (TR 31920-15)
APPROVAL DATE:September 26, 2017
EFFECTIVE DATE:September 26, 2017
EXPIRATION DATE:September 26, 2019
GENERAL
1.Planning Application No. 2017-44 (Residential Design Review No. 2017-18) consists of
the design and construction of 65 single-family residential units, preliminary plotting,
conceptual wall and fence plan, including a new model home complex and related
improvements (Project). The Project is located in Tract Map No. 31920-15 (APN: 371-
270-020) of the Summerly Development of the East Lake Specific Plan (ELSP).
2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of the Planning
Application No. 2017-44 (Residential Design Review No. 2017-18), which action is bought
within the time period provided for in California Government Code Sections 65009 and/or
66499.37, and Public Resources Code Section 21167, including the approval, extension
or modification of Planning Application No. 2017-44 (Residential Design Review No. 2017-
18) 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 Indemnitees and costs of suit,
claim or litigation, including without limitation attorneys' fees, penalties and other costs,
liabilities and expenses incurred by Indemnitees 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.
PLANNING DIVISION
4.Residential Design Review No. 2017-18, shall lapse and become void two (2) years
following the date on which the design review became effective, unless one of the
following: (1) prior to the expiration of two years, a building permit related to the design
review is issued and construction commenced and diligently pursued toward completion;
or (2) prior to the expiration of two years, the applicant has applied for and has been
granted an extension of the design review approval pursuant to subsections (B) and (C)
of Lake Elsinore Municipal Code (LEMC) Section 17.184.120. Notwithstanding conditions
PA 2017-44/RDR 2017-18 PC: September 5, 2017
Conditions of Approval CC: September 26, 2017
Applicant’s Initials: _____ Page 2 of 16
to the contrary, a design review granted pursuant to LEMC Chapter 17.184 shall run with
the land for this two-year period, subject to any approved extensions, and shall continue
to be valid upon a change of ownership of the site which was the subject of the design
review application.
5.All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the East Lake Specific Plan and Lake Elsinore Municipal Code,
prior to issuance of certificate of occupancy and release of utilities.
6.All site improvements shall be constructed as indicated on the approved building
elevations and site plans for the Residential Design Review.
7.Future site plotting and construction shall be consistent with these Conditions of Approval,
those conditions approved with Tentative Tract Map No. 31920 and those provisions and
requirements contained in the Municipal Code, subject to approval by the Community
Development Director or designee.
8.The following architectural details shall be provided:
All front fence returns shall be decorative masonry walls. Wood fences will not be
allowed along the front elevation. Wood, vinyl or steel (wrought iron or aluminum)
gates are allowed in order to allow access to rear yards.
The applicant shall provide four-sided articulation. Architectural enhancements and
treatments shall be provided on all residential elevations (front, rear and side) visible
from streets and other public views.
All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall
be allowed.
9.All weep screeds shall be a maximum three inches above any hard surface and four inches
above any earth surface.
10.Any revisions to approved site plans or building elevations shall be reviewed and approved
by the Community Development Director or designee. Materials and colors as depicted in
the approved Design Review Package shall be used unless minor modifications are
approved by the Community Development Director or designee or major modifications are
approved by the Planning Commission.
11.The applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'- 0"
adjacent to the dwelling for the storage of the City trash barrels. The storage pad or area
shall conceal the trash barrels from public view, subject to the approval of the Community
Development Director or designee. Precise grading plans shall identify the location of the
aforementioned flat concrete pad and air conditioning units.
12.The building addresses (in numerals at least four inches high) shall be displayed near the
entrance and easily visible from the front of the unit and public right-of-way. The applicant
shall obtain street addresses for all production lots prior to issuance of building permit.
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13.The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with the
provisions of Municipal Code, Chapter 15.72 and using accepted techniques. Interim
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
14.Prior to the issuance of a building permit, the Applicant shall submit a product placement
plan depicting the plan and design for each lot to be approved by the Community
Development Director or designee. Care is to be taken to ensure that adjacent units are
not of the same plan and design and there is adequate variation.
15.The applicant shall comply with all applicable City Codes and Ordinances.
16.Prior to issuance of building permit, building plans for the model home complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped-accessible bathroom.
17.A cash bond shall be required for the model home complex. This bond is to guarantee
removal of the temporary fencing material, parking lot, etc. that have been placed onsite
for the model home complex. The bond will be released after removal of the materials
and the site is adequately restored, subject to the approval of the Community
Development Director or designee.
18.A cash bond of shall be required for any garage conversion of the model(s). Bonds will
be released after removal of all temporary materials and the site is adequately restored,
subject to the approval of the Community Development Director or designee.
19.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.
20.The project shall connect to sewer and meet all requirements of the Elsinore Valley
Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to
the EVMWD and shall incorporate all district conditions and standards.
21.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, subject to the approval of the Community
Development Director or designee, prior to issuance of building permit.
22.All vinyl fencing shall be of a commercial grade.
23.All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation system to provide 100 percent landscape coverage using a
combination of drip and conventional irrigation methods. The final landscaping/irrigation
plan is to be reviewed and approved by the City's Landscape Architect Consultant and the
Community Development Director or designee. A Cost Estimate for materials and labor
shall also be submitted for review and approval. A Landscape Plan Check fee will be
charged prior to final landscape approval based on the Consultant's fee, inspection, and
permit and administration fees.
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Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
The applicant shall ensure a clear line of sight at ingress/egress points by providing
plantings within 15 feet of ingress/egress points whose height does not exceed three
feet and whose canopy does not fall below six feet.
The landscape plan shall provide for California native drought-tolerant ground cover,
shrubs, and trees. Special attention to the use of Xeriscape or drought resistant
plantings with combination drip irrigation system to be used to prevent excessive
watering.
No front-yard grass turf landscaping shall be installed.
All landscape improvements shall be bonded with a 100 percent Faithful Performance
Bond for materials and labor for two years or 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 new Model Homes shall be Xeriscaped and signage provided identifying Xeriscape
landscaping. Xeriscape is a method of landscape design that minimizes water use by:
1) Implementing hydrozones;
2) Minimizes high water-use plant material as identified by Water Use
Classifications of Landscape Species (WUCOLS) (such as turf) and incorporates
water-efficient (“drought-tolerant” / climate-appropriate) plants;
3) Requires an efficient irrigation system that includes:
a. ET-Based (“Smart irrigation”) controller(s) with weather-sensing, automatic
shut-off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
i.Low-volume point-source irrigation (such as drip irrigation and bubblers)
for all shrub planter areas (maximum of 3:1 slope) with a minimum
irrigation efficiency of 0.90 ; and/or
ii. Spray or rotor-type nozzles for areas a minimum of eight (8) feet wide,
for slopes 3:1 and greater, AND with a minimum irrigation efficiency of
0.71.
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation.
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.
Applicant shall provide a landscaping installation plan prior to the issuance of building
permits to be approved by the Community Development Director or their designee.
24.Fences located in any front yard shall not exceed three feet in height with the exception
that wrought-iron fences may be five feet in height. Chain link fences shall be prohibited.
25.Garages shall be constructed to provide a minimum of twenty feet by twenty feet (20’ x
20’) of interior clear space to accommodate two vehicles.
26.These Conditions of Approval and those conditions approved with Tentative Tract Map
No. 31920 shall be reproduced on subsequent building plans prior to issuance of building
permit.
27.Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and
construction activity. Site preparation activity and construction shall not commence before
7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work
and similar interior construction may be conducted on Saturdays and may commence no
earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall
not take place Sunday or any Legal Holidays.
28.The applicant shall place a weatherproof 3’ x 3’ sign at the entrance to the project site
identifying the approved days and hours of construction activity and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674-3124.
29.The Homeowner’s Association shall maintain all project improvements and facilities,
including the landscaping, perimeter walls, park facilities, and drainage improvements.
30.The developer shall comply with all of the terms and conditions of that certain First
Amended and Restated Development Agreement Between the City of Lake Elsinore and
Laing-CP Lake Elsinore LLC” which recorded on December 17, 2004 in the Official
Records of Riverside County, California as Instrument No. 1001282 and the First
Operating Memorandum of Understanding dated November 23, 2010 by and between the
City and McMillin Summerly, LLC, the successor in interest to Laing, including without
limitation the requirements of Section 12.10 relating to the provision of affordable housing
or (at the election of the developer) payment of an Affordable Housing Fee in the amount
of One Dollar and Thirty Cents ($1.30) per square foot of assessable space.
31.The applicant shall provide all prospective home buyers and home owners a written
disclosure statement identifying that the project is located within an active recreation area.
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Such activities will include, but are not limited to sporting activities, water sport and
recreation activities, off road racing, sky diving, hang gliding, etc. Said written disclosure
statements shall indicate that such recreation activities will include, but are not limited to
noise impacts, excessive lighting and dust.
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 2016 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
clubhouse, trach 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.
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.
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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 2013 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
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 Requirements
47.This project shall comply with the applicable Conditions of Approval of Tentative Tract
Map No. 31920 as approved by City Council on July 27, 2004.
48.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. All overhead
utilities shall be undergrounded.
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49.All slopes, open space, community walls and landscaping except for public parks, school
property and flood control district facilities shall be maintained by the property owner or
property owner’s association or another maintenance entity approved by the City Council.
50.Community walls will be located on Homeowner’s Association lots.
51.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.
52.Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
53.No building will be allowed in drainage easements. Drainage easements will be kept free
and clear.
54.Any grading that affects “waters of the United States”, wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal and/or
State agencies.
55.All required grading and improvement plans, soils, geology, hydrology and hydraulic, and
seismic reports shall be prepared by a Registered Civil Engineer.
56.Prior to City Council approval of the final Tract Map the developer shall, in accordance
with Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted.
Fees
57.The developer shall pay all Engineering Division assessed Capital Improvement, Plan
Check and Permit fees (LEMC 16.34). Applicable mitigation fees may include: Traffic
Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Drainage
Fee. Fee rate will be assessed at the prevalent rate at time of payment in full.
Flood Plain
58.Meet all requirements of LEMC 15.68 and 15.64 regarding floodplain management and
flood hazard regulations. Finish floor elevation of all buildings shall be a minimum of 1267
ft.
59.The developer shall provide written, signed and sealed certification from a registered Civil
Engineer or licensed Land Surveyor that the finished floor of each structure is at or above
the elevation of 1267 ft.
60.The current LOMR information shall be shown on the grading plans.
61.A copy of the approved LOMR-F should be provided to each homeowner.
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62.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 / Pollutant Prevention
63.The developer shall obtain and maintain coverage under the General Permit –
Construction. A copy of the Change of Information (COI) and/or NOI shall be submitted
to the Engineering Division prior to permit issuance. A SWPPP shall be prepared,
implemented and maintained onsite to provide erosion control measures and best
management practices (BMP’s) throughout all phases of construction.
64.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 storm drain system.
65.The developer shall submit an amendment to the Master Water Quality Management Plan
(WQMP). The requirements of the WQMP Amendment may affect the overall layout of the
project. Therefore, WQMP submittal should be during the initial process of the project.
The final WQMP Amendment must be approved prior to any permit issuance.
66.DURING CONSTRUCTION, NPDES education guidelines and Best Management
Practices (BMPs) shall be posted to inform users of this development of environmental
awareness and good housekeeping practices that contribute to protection of storm water
quality and meet the goals of the BMPs of the Riverside County NPDES Drainage Area
Management Plan.
Improvements
67.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 documents
prior to issuance.
68.Revisions to the previously approved street improvement plans, to accommodate
driveway locations, will be required. No utility laterals can be located within any portion of
the driveway approach.
69.Applicant to provide to the City a video record of the condition of all public City roads being
used for construction, prior to any permits being issued. 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.
70.Sight distance into and out of the project location shall comply with CALTRANS Standards.
71.All landscaping and fencing at intersections shall meet City Sight Distance Standards.
72.Roof drains shall drain to a landscaped area.
73.No service laterals shall be located underneath driveway approaches or aprons.
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74.The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
75.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.
76.10-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 is exceeded,
drainage facilities shall be provided.
77.All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
78.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.
79.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.
80.All Public Works requirements shall be constructed and complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore
Public Works Standard Plans.
81.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
82.The street light system shall be designed by SCE as a LS2, City owned system. If the
City has adopted an LED light standard by the time of construction, LED lights shall be
used.
83.The developer shall provide signing and striping plans for the required improvements of
this project.
Grading
84.Grading plans shall reference NAVD 88 datum and elevations. The current LOMR
information shall be placed on the plans for easy reference.
85.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. Export sites located within the Lake
Elsinore City limits must have an active grading permit. Hauling of over 5,000 cy subject
to City Council approval (LEMC 15.72.065). Costs incurred by City in conjunction with
approval of the haul route shall be paid by the applicant.
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86.The project shall comply with CBC 1804.3 site grading requirements.
87.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.
88.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).
89.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
90.If the grading plan identifies alterations in the existing drainage patterns as they exit the
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.
91.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).
92.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.
93.Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
94.Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development agreement.
Prior to Issuance of Building Permit
95.The final map shall be approved and recorded prior to building permit issuance.
96.Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
97.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.
98.All internal street improvement and signing and striping plans shall be completed and
approved by the City Engineer.
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99.All revision street improvement plans will be submitted for plan check and approved by
the City Engineer.
100. The developer shall pay all Capital Improvement TIF and Plan Check fees (LEMC 16.34).
Prior to Occupancy
101. All signing and striping and traffic control devices for the required improvements internal
to TR 31920-15 shall be installed.
102. All public improvements internal to TR 31920-15 shall be completed in accordance with
the approved plans or as condition of this development to the satisfaction of the City
Engineer. Acceptance of public improvements can be requested once all construction of
homes has ended and a final slurry has been applied.
103. Any damage to existing landscape easement areas due to project construction shall be
repaired or replaced at no cost to the City.
104. Any damage to existing asphalt streets, concrete sidewalks, curbs, gutters and driveways
will be repaired to the satisfaction of the City Engineer prior to tract final.
105. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of payment
in full in accordance with the LEMC.
106. 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.
107. 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.
108. 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 required for TR 31920-15 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 required
for TR 31920-15 included in the conditions of approval or building/grading permit
conditions;
Demonstrate that an adequate number of copies of the approved project specific TR
31920-15 Amendment to the WQMP are available for the future owners/occupants;
and
The developer shall provide all education guidelines for Water Quality Management
Practices to the separate owners 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.
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109. The property owner shall execute and cause to be recorded an Operations and
Maintenance Agreement in the form provided by the City to inform future property owners
of the requirement to implement the approved final project-specific WQMP.
110. 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.
111. The approved, revised plans and Final recorded map(s) shall be provided to the City on a
CD/DVD in .tif format and as GIS Shape files of all final maps and street and storm drain
plans. *ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
112. All final studies and reports shall be submitted in .tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, WQMP, etc.
CITY OF LAKE ELSINORE FIRE MARSHAL
General Conditions
113.Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility
of the recipient of Fire Department conditions to forward them to all interested parties. The
permit number is required on all correspondence. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Fire Protection Planning Division at 130
S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. The following fire
department conditions shall be implemented in accordance with the Lake Elsinore
Municipal Code and the adopted codes at the time of project building plan submittal, these
conditions are in addition to the adopted code requirements.
114.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.
115.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.
Standard Fire hydrants shall be installed (6”x4”x2-1/2”).
116.Standard 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 measures along
approved vehicular travel ways. The required fire flow shall be available from any adjacent
hydrant(s) in the system.
117.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:
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A. 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.
B. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than
500 feet. [Ord. 529 § 3.2(F), 1973].
C. The required all weather vehicular access shall be able to support no less than
70,000 lbs. over 2 axles.
D. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
E. Turning Radius shall be 26’ inside and 38’ outside for all access roads.
118.Secondary Access - In the interest of Public Safety, this project shall provide an Alternate
or Secondary Access. Said access shall be constructed in accordance to the City of Lake
Elsinore Engineering Department standards to accommodate full fire response and
community evacuation.
119.Separation of Occupancy - A fire barrier wall for the separation of occupancies is
required per the California Building Code. Fire walls, fire barriers, fire partitions, smoke
barriers, and smoke partitions or any other wall required to have protected openings or
penetrations shall be effectively and permanently identified with signs or stenciling. Such
identification shall be located in accessible concealed floor, floor ceiling or attic spaces
repeated at intervals not exceeding 30 feet along the wall, and include lettering not less
than 0.5 inch in height, incorporating the suggested wording “FIRE AND/OR SMOKE
BARRIER-PROTECT ALL OPENINGS,” or other wording.
Prior to Building Permit Issuance
120.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.
121.Water System Plans - Applicant and/or developer shall separately submit 2 sets of water
system plans to the Fire Department for review. Plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will
be signed by the Fire Department after review and approval. Two (2) copies of the signed
and approved water plans shall be returned to the Fire Department before release of a
building permit.
122.Prior to Building Construction Verification - This project shall be inspected and
approved by the Fire Marshal or designee prior to bringing combustible materials on site.
During such inspection all permanent road signs shall be in place, all hydrants shall on
operating and approved for use by the water purveyor, and all permanent road surfaces
shall be completed including primary and secondary access circulation.
Prior to Building Final Inspection
123.Residential Fire Sprinkler Systems for Single family and two-family 13D - Install a
complete fire sprinkler system designed in accordance with California Residential Code,
California Fire Code and adopted standards. A C-16 licensed contractor must submit
PA 2017-44/RDR 2017-18 PC: September 5, 2017
Conditions of Approval CC: September 26, 2017
Applicant’s Initials: _____ Page 15 of 16
plans, along with the current fee, to the Fire Department for review and approval prior to
installation.
MITIGATION MONITORING AND REPORTING PROGRAM
124. The Mitigation Monitoring & Reporting Program (MMRP) for EIR, which was adopted for
Tentative Tract Map 31920.
PA 2017-44/RDR 2017-18 PC: September 5, 2017
Conditions of Approval CC: September 26, 2017
Applicant’s Initials: _____ Page 16 of 16
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 Council of the City of Lake Elsinore on September 26, 2017. I also acknowledge that
all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
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Planning Application No. 2017-44VICINITY MAP
PROJECT SITE
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
Planning Application No. 2017-44AERIAL MAP
PROJECT SITE
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ConceptualFloor Plan
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FLOOR PLAN
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Floor Plan:1,941 sq. ft.Garage:423 sq. ft.
Master Bedroom
BathMaster
Laundry
2-Car Garage
Entry
Porch
Bedroom 3
Bath 2
Bedroom 2
Kitchen
Great Room
Plan 1
ConceptualFloor Plan
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FIRST FLOOR PLANSECOND FLOOR PLAN
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First Floor Plan: 1,069 sq. ft.
Total:
Second Floor Plan: 1,043 sq. ft.
Garage:482 sq. ft.
2,112 sq. ft.
2-Car Garage
Great Room
Kitchen
Laundry
OfficeEntryPdr.
Master BedroomBathMaster
Bedroom 3
Bedroom 2
Bath 2
Bonus
Porch
Plan 2
ConceptualFloor Plan
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FIRST FLOOR PLANSECOND FLOOR PLAN
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First Floor Plan: 1,217 sq. ft.
Total:
Second Floor Plan: 1,092 sq. ft.
Garage:439 sq. ft.
2,309 sq. ft.
Kitchen
Great Room
Bath 3
Bedroom 4
Entry
Porch
2-Car Garage
Laundry
Bath 2
Bedroom 3
Master Bedroom Bedroom 2BathMaster
Hall
Plan 3