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HomeMy WebLinkAboutPA 2022-03 Letter of Incomplete #2 August 18, 2022 VIA EMAIL brett@coastalcomproperty.com Lake Elsinore Mission Trail, LLC Attn: Brett Crowder 1020 Second St. Suite C Encinitas, CA 92024 RE: Planning Application No. 2022-03 (Mission Trail at Lemon) Dear Applicant: We have completed a second review of the above-mentioned application you resubmitted on July 21, 2022 requesting approval of a Tentative Tract Map (TTM 2022-01) to subdivide 17.21 acres of land into 191 residential lots, one recreation center lot, four landscaping lots, and private streets in conjunction with Design Review (RDR 2022-02) to construct 191 detached residential units ranging in size from 1,323 to 2,146 square feet. The proposed development site is located on the west side of Mission Trail between Victorian Lane and Corydon Road (APNs: 375-050-019; 375-050-020; 375-050-032). This letter is our determination that your application referenced above is INCOMPLETE in accordance with Government Code Section 65920 (Permit Streamlining Act). Furthermore, this letter specifies the parts of your application which are incomplete and provides you with the requirements to complete your application. You must address all items included in the attachment(s) for our department to continue processing the application, and to begin environmental evaluation of the proposed project pursuant to the California Environmental Quality Act. Please resubmit all application materials, including all required fees, plans, and supporting exhibits, in response to this letter. For further instructions, forms, and information, visit www.lake-elsinore.org. If you have questions about this letter, please contact me at (951) 674-3124 ext. 805 or kbeery@lake- elsinore.org. Sincerely, Kevin Beery Kevin Beery Associate Planner City of Lake Elsinore CC: Case File Damaris Abraham, Planning Manager Urban Arena, Project Architect Wilson Mikami Corporation, Project Engineer PA 2022-03 (Mission Trail at Lemon) Letter of Incomplete #2 8/18/2022 Page 2 of 4 Planning Division Comments General Information and Resubmittal Instructions 1. Project conditions/comments are not limited to this document. Upon resubmittal, the Planning Division and/or other City departments may have additional conditions or comments and may request you to clarify, amplify, correct, or otherwise supplement the information required for the application. Unless otherwise noted, all code references are to sections of the Lake Elsinore Municipal Code. 2. When resubmitting your application, please provide a response letter with an itemized list that clearly indicates how each review comment is addressed, and reference the location on the plans, calculations, or specifications that the correction is being provided. The response letter must address comments from each department. 3. When resubmitting your application, please ensure that no files are protected or restricted. 4. When resubmitting your application, unless otherwise requested, please submit the complete application not just revised documents. 5. Combine all plans (i.e., architectural, civil, landscaping) into a single PDF file. Submit supporting documents as separate files. 6. Contact project planner to verify current resubmittal instructions. The following resubmittal methods are acceptable: file sharing, email (20 MB or less in size), or upload to Citizen Self-Service Portal (CSS). If using CSS, please directly notify your project planner via email because department staff is not automatically notified when submissions are made through the portal. Missing Application Items 7. Submit a conceptual utility plan (combine into plan set). Missing or Incomplete Plan Information 8. Include the following information and/or make the following corrections on the site plan: a. Sheet SP1: Relabel ‘Shared Alley’ as ‘Shared Driveway’ b. Sheet SP2: Show outline of roof overhangs (eaves) 9. Include the following information and/or make the following corrections on the maintenance plan: a. Lot D should be labeled as ‘Private Streets & Motorcourts’ rather than ‘Private Landscape Area’ 10. Include the following information and/or make the following corrections on the tentative map: a. Provide signed affidavit by property owner and subdivider b. If applicable, indicate if tentative map is filed for condominium purposes in sheet title. 11. Include the following information and/or make the following corrections on the landscaping plan: a. Provide legend item for trees along private street. b. Provide conceptual front yard typical landscaping specifications including plant palette. General Plan Consistency and Zoning Compliance 12. Project shall comply with the provisions of the East Lake Specific Plan (ELSP), Mixed Use Overlay’s Detached Multiple-Family Cluster Residential Only Development Standards (“Cluster Standards”), and Planning Area 2 standards. PA 2022-03 (Mission Trail at Lemon) Letter of Incomplete #2 8/18/2022 Page 3 of 4 13. Development standards compliance matrix shown on the site plan needs to be updated for accuracy. Verify accuracy of ‘Provided’ column data. 14. Provide gross lot area calculation. 15. Provide net lot area calculation (i.e., gross lot area excluding public dedications). 16. Provide a net density calculation. Net density is the ratio of total dwelling units to net lot area. c. In the Mixed Use Overlay designation in accordance with the Cluster Standards, the maximum net density is 18. (ELSP 2.5.7.1) 17. All required street-facing setbacks shall be measured from the proposed right of way line (i.e., dedication) shown on the general plan and described in the Engineering Division comments (see attached). 18. Private street width must be provided at 40' consisting of 24' drive with 8' parallel parking on both sides and 4' sidewalk on both sides of drive. (ELSP 2.5.7.1) This comment was not adequately addressed in your resubmittal. Additionally, parallel parking spaces must be at least 23' in length. (LEMC 17.148.040) Adjust plans accordingly. 19. Buildings must be setback a minimum of 10' from the edge of pavement on private streets. (ELSP 2.5.7.1) This comment was not adequately addressed in your resubmittal. Several units abutting the private street are shown as 7' separation from the edge of pavement. Adjust plans accordingly. Ensure that front setback dimensions are drawn from edge of pavement for units abutting the private street. Please refer to Comment #21 for staff guidance regarding setback compliance. 20. Garages must be setback a minimum of 5' from the side property line. (ELSP 2.5.7.1) This comment was not adequately addressed in your resubmittal. Several units are shown as a 3.5' separation from the proposed lot lines along the shared driveways (not including roof overhangs which must be setback at least 3' from lot lines). Adjust plans accordingly. Please refer to Comment #21 for staff guidance regarding setback compliance. 21. Consider proceeding with a condominium project rather than a horizontal subdivision. Setback requirements apply to parcel lines but not to condominium boundaries. This approach may allow increased flexibility in building siting and applicability of setback requirements. It is worth noting that front setbacks (i.e., setbacks from edge of private street) and building separation requirements will apply to a condominium project. (ELSP 2.5.7.1) 22. Provide a lot coverage calculation (for each lot). Excluding permitted porches and architectural projections, the maximum lot coverage is 70 percent. (ELSP 2.5.7.1) Design Review 23. Will there be buffer landscaping between the tract perimeter wall and the Victorian Lane right-of-way? Room for a landscaping buffer should be provided between the tract perimeter wall and the public right- of-way. 24. Consider providing enhanced pavement material (e.g., pavers) for the shared driveways in each dwelling unit cluster. Interdepartmental Review 25. Comments from the following departments are attached to this letter: a. Engineering Division (Contact Yu Tagai for assistance at (951) 674-3124, Ext. 246 or ytagai@lake-elsinore.org) PA 2022-03 (Mission Trail at Lemon) Letter of Incomplete #2 8/18/2022 Page 4 of 4 b. Fire Department (Contact Steve Payne for assistance at (951) 674-3124, Ext. 225 or spayne@lake-elsinore.org) c. Building & Safety Division (Contact Bill Belvin for assistance at (951) 674-3124, Ext. 286 or bbelvin@lake-elsinore.org) 26. Comments from the following departments/agencies are pending and will be forwarded to you upon receipt: a. Elsinore Valley Municipal Water District (Contact Development Services for assistance at (951) 674-3146, Ext. 6705 or EngServices@evmwd.net) Although not required for completion of the application, the applicant should be aware that additional information and/or procedures will be necessary as part of the project approval process. This includes, but is not limited to, the following: 1. Community outreach is recommended, especially to nearby residential communities including Summerly. 2. Project may require AB 52 Tribal consultation. 3. The proposed development site is within Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Criteria Cell No. 5131. Therefore, the project is required to be processed through the Lake Elsinore Acquisition Process (LEAP) in accordance with MSHCP Section 6.1.1. You may initiate the LEAP by filing a complete application form, supporting documents, and applicable fees with the Planning Division. The application form is available here: http://www.lake- elsinore.org/home/showdocument?id=24725. We are in receipt of your LEAP application filing but it has not been accepted for processing since the application fee has not been paid as of the date of this letter. Please be advised that the fee must be paid prior to accepting your application for processing. 4. The following studies will be required to evaluate the project pursuant to the California Environmental Quality Act: a. Air Quality/Greenhouse Gas Analysis a. Energy Analysis b. Noise Impact Analysis c. Phase 1 Environmental Site Assessment d. Public Services Demand Study e. Utility/Services Systems Study f. Vehicle Miles Traveled (VMT) Analysis g. Additional technical studies, engineering reports, or other information may be required ENGINEERING DEPARTMENT PA 2022-03 Mission Trail at Lemon – APN 370-050-019, -020, -032 DRC #2 DRC Date: August 18, 2022 DRC COMMENTS #2: 1. With Scoping Agreement is approved, please submit the Traffic Impact Analysis to the City Traffic Engineer for review and approval. 2. Please update drainage report to reflect the changes in the site plan. 3. Tentative Tract Map a. Under Engineer’s Notes it indicates that the project will be detaining the differential volume between the pre and post construction 100-year, 24-hour storm events. Drainage report shows numbers for detaining the difference of 10-year storm event. Please revise accordingly. b. (Previous comment applies) Tentative tract map in Section A-A detail shows 10-foot parkway on Mission Trail. City’s road section of Urban Arterial section is 12-foot for parkways. Section A-A of Mission Trail shows a parkway width of the 10 feet. Mission Trail is classified as an Urban Arterial Highway with a 12-foot parkway width. Please revise accordingly. c. Show dedication along the project frontage on Victorian Lane. 4. Maintenance Plan does not seem to be updated. There are elements of the site plan updated, but not the other items noted previously. a. The City will not accept maintenance responsibilities of the on-site storm drain lines. Please revise the maintenance exhibit to reflect that and delineate accordingly. Any segment of the storm drain line where the City will be responsible for and is not with public right-of-way will require an easement. This will need to be reflected on the Tentative Tract Map as well. b. Lot D is not open space. Please revise. 5. Please provide the email from FEMA regarding the development. Email was not included in the submittal package. The City will include as part of project’s conditions to complete a Letter of Map Change (LOMC). 6. (Previous comment applies) Project shall coordinate with Riverside Transit Authority for relocating and installing the bus transit facility. Required bus stop improvements shall be shown on plans. Please show RTA’s required improvements. This may impact right-of-way if a large bus turnout is provided. 7. Additional comments will follow upon further information provided. Planning Case Comments DATE: 7/29/2022 CASE: PA 2022-03 APN 375-050-019, -020, -032 PLANNER: Kevin Beery, Associate Planner REVIEWED BY: Steve Payne, Assistant Fire Marshal The Fire Department has reviewed this submittal and provides the following comments. 1. The applicant or developer shall provide fire hydrants in accordance with the following: a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code. 2. Prior to building permit issuance, install the approved water system, approved access roads, and contact the Fire Department for a verification inspection. 3. All residential buildings shall have fire sprinkler systems in accordance with the California Fire Code, Building Code, and Residential Code. In Cooperation With The California Department of Forestry and Fire Protection 130 South Main Street, Lake Elsinore, CA 92530 • Phone (951) 674-3124 www.rvcfire.org Proudly serving the unincorporated areas of riverside county and the cities of: Banning Beaumont Coachella Desert Hot Springs Eastvale Indian Wells Indio Jurupa Valley Lake Elsinore La Quinta Menifee Moreno Valley Norco Palm Desert Perris Rancho Mirage Rubidoux CSD San Jacinto Temecula Wildomar BOARD OF SUPERVISORS: Kevin Jeffries District 1 Karen Spiegel District 2 CHARLES WASHINGTON District 3 V. Manual Perez District 4 Jeff Hewitt District 5 4. Gates must meet Fire Department standards at the time of building permit application. Current standards require that gates have a Knox rapid entry system, an infrared gate opener, and be set back up to 35 feet allow emergency vehicles to safely stop away from traffic flow. 5. Each phase of development must meet applicable standards prior to occupancy. These comments are preliminary; further review will occur upon receiving building plans. Additional conditions may be necessary at that time. Please feel free to contact me with any questions. BUILDING AND SAFETY DEPARTMENT General Conditions B-1. 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. Solar will be required. B-2. Compliance with Code. All design components shall comply with applicable provisions of the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. B-3. 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. It takes 10 days for addressing to be approved please submit to Sonia Salazar at ssalazar@lake-elsinore.org B-4. 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. B-5. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. B-6. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, Solar and any block walls will require separate approvals and permits. B-7. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. At Plan Review Submittal B-8. Submitting Plans and Calculations. Applicant must submit to Building and Safety online portal for electronic plan check and permitting: 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 2019 edition of the California Building Code Section 1207. c. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. d. Solar will be required. Prior to Issuance of Grading Permit(s) grading plans must be submitted to Engineering prior to submitting plans to Building B-9. 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. B-10. 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) B-11. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to Building Division. Prior to Beginning of Construction B-12. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.