HomeMy WebLinkAboutPA 2022-03 Letter of Incomplete #3
November 30, 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 third review of the above-mentioned application you resubmitted on October 25, 2022
requesting approval of a Tentative Tract Map (TTM 2022-01) to create one 10.45-acre condominium
development lot and 191 detached residential condominium units in conjunction with Residential Design Review
(RDR 2022-02) to construct 191 detached single-family residential units ranging in size from 1,323 to 2,146
square feet and associated improvements including approximately 5.25 acres of private streets and easements
and1.24 acres of common area open space. The project 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 #3
11/30/2022
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.
This comment was not adequately addressed. Drawings were not combined into a single PDF file.
Site plans should be collated in consecutive order (one after the other). Furthermore, information in
exhibits must be consistent with calculations provided on site plan. For example, the data shown on the
parking and circulation exhibit on Sheet SP4 does not match the parking calculation on Sheet C.3.
Additionally, maintenance exhibit is inconsistent with overall landscaping plan.
All supporting exhibits must substantially match the site plans. Take care to ensure all plans and
exhibits are internally consistent.
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 or Incomplete Plan Information
1. Site plan: Include the following information and/or make the following corrections:
a. Bathroom building, swimming pool and other structures on Lot 1 not shown on Sheet C.3
b. Provide floor area data for nonresidential structures (e.g., bathroom building)
c. Provide dimensions for street dedication
d. Show on- and off-site improvements (e.g., median) in the access easement if being proposed.
Show full access easement if necessary.
2. Tentative Map: Include the following information and/or make the following corrections:
a. In the Subdivision Lot Summary table, make following corrections:
i. Area of “Lot 1” should match net site area – surface area elements such as private
streets, easements, and common area open space are included as HOA common area.
Update table accordingly.
ii. Breakdown “private streets” and “easements” into separate categories
PA 2022-03 (Mission Trail at Lemon)
Letter of Incomplete #3
11/30/2022
Page 3 of 4
3. Maintenance plan: Include the following information and/or make the following corrections:
a. Maintenance plan drawing is not consistent with open space exhibit in architectural plans. When
resubmitting, ensure open, accessible landscaped areas shown on maintenance plan are
shown on open space exhibit.
b. Public street parkway landscaping along Victorian and Mission Trail to be maintained by
homeowner association. (17.112.060). Adjust exhibit accordingly.
4. Elevations: Include the following information and/or make the following corrections on the elevations:
a. Provide elevations for restroom building, cabanas, trellises, and mailbox center overhang.
5. Fence and Wall Plan: Include the following information and/or make the following corrections:
a. Show specifications of fencing in pool and dog park areas.
b. Provide detail (i.e., elevation) for each fence type
General Plan Consistency and Zoning Compliance
6. 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.
7. Development standards compliance matrix shown on the site plan needs to be updated for accuracy.
Verify accuracy of ‘Provided’ column data. This comment was not adequately addressed in your
resubmittal. Adjust setback data to reflect either a range of measurements or a typical value (e.g., 5'
min. – 10' max.; 10' typical). Additionally, please be advised that side and rear setbacks are measured
from interior property lines (e.g., lot boundary lines).
8. Provide gross lot area calculation.
9. Provide net lot area calculation (i.e., gross lot area excluding public dedications).
10. Provide a net density calculation. Net density is the ratio of total dwelling units to net lot area.
a. In the Mixed Use Overlay designation in accordance with the Cluster Standards, the maximum
net density is 18. (ELSP 2.5.7.1)
Comments 8 through 10 shown above were not adequately addressed in your resubmittal. The gross
site area calculation is shown as equivalent to the net site area at 16.94 acres. Please ensure net site
area and net residential density is computed correctly. “Net density” means the average number of
dwelling units divided by the project acreage exclusive of public streets and other public dedications.
(LEMC 17.08.140) REMOVE gross residential density calculation from plans.
11. 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 to show that parallel parking spaces in private street are 23' in length
minimum.
Design Review
12. Provide tree plantings in landscaped area between Victorian Lane and tract perimeter wall at 30'
intervals on average.
PA 2022-03 (Mission Trail at Lemon)
Letter of Incomplete #3
11/30/2022
Page 4 of 4
Interdepartmental Review
13. 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)
b. 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. 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.
Engineering Division Comments
ENGINEERING DEPARTMENT
PA 2022-03 Mission Trail at Lemon – APN 370-050-019, -020, -032
DRC #3
DRC Date: November 30, 2022
DRC COMMENTS #3:
1. (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.
2. Additional comments will follow upon further information provided.
Elsinore Valley Municipal Water District
(EVMWD) Comments
Our Mission…
The EVMWD team delivers total water management that powers the health and vibrancy
of its communities so life can flourish.
951.674.3146 31315 Chaney Street
Fax 951.674.9872 P.O. Box 3000
www.evmwd.com Lake Elsinore, CA 92530
Board of Directors
Darcy M. Burke, President
Andy Morris, Vice President
Chance Edmondson, Treasurer
Harvey R. Ryan, Director
Phil Williams, Director
General Manager
Greg Thomas
District Secretary
Terese Quintanar
Legal Counsel
Best Best & Krieger
June 17, 2022
Lake Elsinore Mission Trail, LLC
Attn: Brett Crowder
1020 Second Street, Suite C
Encinitas, CA 92024
SUBJECT: PRELIMINARY SERVICE REQUIREMENTS FOR T38378 MISSION TRAIL SFD ‐ WO# 22‐051
On May 23, 2022, a Due Diligence meeting was held with Elsinore Valley Municipal Water District (District) and
the Owner/Developer and/or Engineer of the subject project to discuss the water and/or sewer requirements
for this project. The sign-in sheet for this meeting is attachment as Exhibit B. The project consists of 191 single-
family dwelling located near Mission Trail and Lemon Street in the city of Wildomar at APN 370-050-019, 020
and 032. The project site plan is attached as Exhibit C.
The Owner/Developer shall comply with the following preliminary requirements to obtain water and/or sewer
service from the District. A map of the existing water and/or sewer facilities are shown in Exhibit D.
Project Specific Requirements:
1. Prior to final service requirements, the Owner/Developer shall submit a Planning Review Application to
the Planning Department.
2. Prior to final service requirements, the Owner/Developer shall provide a hydraulic water study that
analysis average day demand, peak hour demand, max day demand and max day and fire flow demand
per the Water Master Plan criteria. The study must be approved prior to the applicant submitting the
design plans for plan check.
3. The Owner/Developer shall construct public water facilities as noted on the approved Water Sewer
study.
4. The Owner/Developer shall construct a public Zone 1434 minimum 12-inch watermain in Mission Trail
along the projects frontage as shown in Exhibit D.
5. The Owner/Developer shall construct a looped public minimum 8-inch onsite water system. The onsite
waterline shall be located within drive paths and avoid crossing under parking stalls and landscape
medians/planters.
6. The Owner/Developer shall construct a public minimum 8-inch onsite gravity sewer main to serve the
development.
7. The parcel(s) are within the Back Basin Benefit Area and the Owner is obligated to reimburse Elsinore
Valley Municipal Water District (EVMWD) for costs of providing mark-up water to the 365-Wetlands,
pumping excess storm water from area’s tributary to the 365-Wetlands, and for emergency pumping of
storm water in order to maintain adequate flood storage volume in the East Lake Specific Plan area. The
property owners will be billed the actual costs based on prorated tributary area on an annual basis. The
Back Basin Benefit Area agreement is attached for reference.
General Requirements:
8. The Owner/Developer shall construct a public individual 1-inch water service for each residential unit.
9. The Owner/Developer shall construct a public minimum 2-inch irrigation water service with backflow
device to serve the project’s common landscaping.
Mr. Crowder, Lake Elsinore Mission Trail, LLC
June 17, 2022
2
10. The Owner/Developer shall construct a private 4-inch sewer lateral to serve each residential unit.
11. The Owner/Developer shall construct onsite and offsite fire hydrants as required by the Fire Department.
12. All water and sewer services shall be installed on the frontage of the property address street.
13. The Owner/Developer shall submit a Fire Flow Test Application if required by the Fire Department.
14. The Owner/Developer shall submit a Will Serve Application to quote the water and sewer capacity fees.
15. The Owner/Developer shall record an Easement to the District for the public water and/or sewer
facilities on private property. No building, fences, walls or other structures of any kind, or trees, shall be
installed, constructed, erected, placed planted or maintained in any portion of the easement area, and no
shrubs or other plants or vegetation shall be placed, planted or maintained in the portion of easement
area, and no changes in the alignment of grading of the easement area will be made without prior written
consent from the District.
16. The Owner/Developer shall record a Water Rights Grant Deed to grant the water rights to the District.
17. The Owner/Developer shall submit a Plan Check application for the review of the Water and Sewer
Improvement Plans for the project.
18. The Owner/Developer shall submit an Inspection Application for the inspection of the facilities to be
constructed.
The District has assigned the following work order number to this project WO# 22‐051. All future
correspondence to this project must include the work order number provided.
Attached as Exhibit A is a list of forms, application and fees required to comply with the requirements mentioned
above.
If you have any questions, please contact the Engineering Department at (951) 674-3146 Ext. 6705,
engservices@evmwd.net.
EVMWD offers a variety of rebates and resources to help our customers save water. For more information, visit
our Water Efficiency page at www.evmwd.com/conservation or contact our Water Efficiency Specialist at 951-
674-3146 x8247.
Respectfully,
Mayra A. Cabrera
Senior Civil Engineer – Development Services
CC: File; City of Lake Elsinore
Attachments: Exhibit A – Forms, Applications and Fees
Exhibit B – Sign-in Sheet (To be provided via DocuSign)
Exhibit C – Site Plan
Exhibit D – Water and Sewer Map
WO# 22‐051 – T38378 Mission Trail SFD
EXHIBIT A
Forms, Applications and Fees
The list below details all the typical forms, application and fees that are submitted to Engineering Department.
ONLY THE CHECKED ITEMS ARE REQUIRED FOR THIS PROJECT.
The application and forms may be downloaded by clicking the hyperlinks below or by visiting the following
website: https://www.evmwd.com/about/departments/engineering/new_development/default.asp
Req.
Items Name Description Fees/Deposit 1
Plan Review
☒ Utility Request Form This form is required to obtain existing
record drawings.
No Fee
Duration – 3-5 days
☒ Planning Application
This application is required to initiate the
review of water and sewer studies.
Deposit – min. $5,000.00
Duration – 21 days/cycle
☒ Plan Check Application
This application is required to initiate the
plan review of the water, sewer and or
recycled water improvement plans. The
plans must conform to the District’s
Standards and Title Block requirements.
Deposit - 3% of Engineers Cost Estimate
(min. $1,500.00)
Duration – 21 days/cycle
☒
Easement Review
Application (The
Easement application is
not required if it is
submitted with the Plan
Check Application)
The application initiates the review of
Easements and Quit Claims. One
application is required for each document.
If a Plan Check Application was submitted,
no additional deposit is required.
If a Plan Check Application was not
required, the following applies:
Deposit - $2,000 for Easements
Deposit - $1,500 for Quit Claims
Duration – 21 calendar days/cycle
☒ Fire Flow Application
This application is required to request Fire
Flow information from a specific hydrant
within the water system.
Application Fee - $125.00
Fire Flow Credit Card Form
Duration – 10 business days/cycle
☐ Commercial Will Serve
Application
This application is required to determine
the water and sewer capacity fees for
commercial developments. These capacity
fees will be due prior to water meter
installation.
Application Fee - $340.00
Will Serve Credit Card Form
Fee – Refer to Capacity Fees
Duration – 20 calendar days
☒ Residential Will Serve
Application
This application is required to determine
the water and sewer capacity fees for
residential developments. These capacity
fees will be due prior to water meter
installation.
Application Fee - $170.00 for Single
Family Residence or $340.00 for Tract
Will Serve Credit Card Form
Fee – Refer to Capacity Fees
Duration – 20 calendar days
☐ Commercial Industrial
Information Form
This application initiates the review of
regulatory environmental compliance of
discharges into the sewer system for
commercial and industrial developments.
No initial fees. Fees will be determined
after application had been reviewed.
Construction
☒ Inspection Application
This application initiates the inspection
for the construction of the project.
Deposit – 11.5% of Construction Contract
(10% for inspection services and 1.5% fee
for mapping services) (min. $1,500.00)
Duration – 10 workdays/cycle (Materials)
1 The fees and deposits noted are the rates at issuance of this letter. The Owner/Developer will be
responsible to pay the most current rates published by the District at the time of payment.
PARK696870677166726561606259635864575352545155505649454446434742484137363835393440332928302731263225212022192318241713121411151016954637281767573747778807984838182858688879291908995949398979610110099104103102107106105110109108113112111116115114119118117122121120125124123128127126131130129134133132137136135140139138143142141146145144149148147151150152156155154153158157159160162161163164185186184183189188187191190180181182177178179174175176171172173168169170165166167CORPORATIONWILSON MIKAMILAKE ELSINORE, CAWMC PROJECT NO. 10397.00LAKE ELSINORE MISSION TRAIL, LLC1020 Second St., Suite CEncinitas, CA 92024949.632.312218 ACRE PROPERTY - MISSION TRAILCONCEPT UTILITY PLANC.476Exhibit C
DRC Mission Trail at Lemon
This application has been provided to give a visual display of District facilities
and related geographic information. To be sure of complete accuracy, please
check with Engineering staff for the most up to date information.
8,983
1,497.1
Legend
1:
Feet1,497.10748.54
Data Sources: EVMWD, County of Riverside 4/20/2022 5:09:58 PM
Notes
EVMWD Boundary
EVMWD Sphere of Influence
Street Centerlines
Parcels
Waterbodies
Non Potable Pressure Mains
Air Release
Blowoff
Distribution Main
Hydrant Lateral
Sampling Point
Transmission Main
Drain Line
On Site Irrigation Lines
Recycled Pressure Main
Distribution Main
Transmission Main
Air Release
Blowoff
Hydrant Lateral
Fee Credits Sewer
Fee Credits Water
Reimbursements - Sewer
Reimbursements - Water
Back Basin Tributary Benefit Area
A
B
Area Excluded
Force Main
Gravity Mains
Lift Station
Ag Line
Ag Line
Open Canal
Exhibit D