HomeMy WebLinkAboutItem 1-PA 2022-03 PC1 Response to Comments_2022-07-21PA 2022-03 (Mission Trail at Lemon)
7/21/2022
Page 1 of 9 Planning Application No. 2022-03 (TTM 2022-01 and RDR 2022-02) (Mission Trail at
Lemon)
RESPONSE TO FIRST SCREEN CHECK COMMENTS, DATED 5/10/22
June 30, 2022
Planning Division Comments
General Comments
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.
Response: Comment noted.
2. When resubmitting your application, please ensure that no files are protected or
restricted.
Response: Comment noted. No submittal files are protected or restricted.
3. When resubmitting your application, unless otherwise requested, please
submit the complete application not just revised documents.
Response: Comment noted. The enclosed is a complete resubmittal, not
just revised documents
4. 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.
Response: The application documents have been revised to reflect the
above provisions.
5. Prepare and submit a separate Project Description document that includes the
following information:
a. Development data include construction type, number and size of
residential units, affordability status (e.g. low income, market rate),
number of parking spaces (covered/uncovered), total proposed
impervious surface area
b. Limits and quantities of grading, including the quantities of materials to be
imported/exported
c. Expected schedule of construction phasing, and expected date of occupancy
d. Construction details including staging area plans, equipment to be used,
location of borrow/fill sites, dirt hauling information, stormwater
management, etc.
e. Improvements to public infrastructure and services required for project
Response: Please see the attached updated project description letter.
PA 2022-03 (Mission Trail at Lemon)
7/21/2022
Page 2 of 9
6. The following plans were missing, did not contain required information,
or require formatting corrections:
a. Colors and Materials Information missing from submittal
Response: Please see the enclosed colors and materials submittal
b. Roof Plans missing from submittal
Response: Please see the enclosed roof plans
c. Development Phasing Plan
Response: Please see phasing noted on the tentative tract map.
The site will be developed in a single phase
d. Site Plan
i. For each building, provide dimensions for the following development
criteria:
1. Setbacks, which shall be drawn in accord with
the following rules of measurement:
a. Front setbacks are measured from property line at
edge of public right-of- way, or from edge of
pavement on private streets and/or alleys, which do
not include shared driveway access into dwelling
clusters
b. Side and rear setbacks are measured from interior
property lines
c. Setbacks are not measured from the edges of
dwelling unit clusters except where such edge
coincides with a property line
2. Separation between buildings
3. Open space areas (specify minimum dimension)
4. Parking areas (e.g. driveways)
ii. Show circulation and parking area striping
iii. Indicate proposed architectural style (e.g. French Country) for each
building
Response: Please see the attached updated site plan, Sheet C.1,
which includes the above information.
e. Tentative Map. If the material cannot all be placed on the tentative map,
then a report containing the material must be submitted with the map.
i. Remove “Vesting” from title of tentative map
Response: Completed
ii. Indicate if you are filing map for condominium purposes – other
project documents, such as the geotechnical report, indicate that
condominium units are proposed
Response: The map is not being filed for condominium purposes.
iii. Provide dimensions of each lot
PA 2022-03 (Mission Trail at Lemon)
7/21/2022
Page 3 of 9 Response: Completed
iv. To improve legibility, provide Lot Data table on separate sheet.
Provide one row for each lot.
Response: Completed
v. Legal description of the land included on the map to define
the boundaries of the tentative map
Response: Completed
vi. The name, address, and telephone number of the record
owner together with his affidavits consenting to the filing of
the tentative map
Response: Completed
vii. The name, address, and telephone number of the subdivider
together with his affidavits giving his approval of the tentative map
as submitted
Response: Completed
viii. Provide date map was prepared
Response: Completed. See notes on the tentative map.
ix. Existing zoning and proposed zoning
Response: Completed. See notes on the tentative map.
x. Type of development proposed on the division of land
Response: Completed. See notes on the tentative map.
xi. The method by the maintenance of private roads will be accomplished
and financed
Response: Completed. See notes on the tentative map.
xii. Location of lands intended to be dedicated for park purposes
and/or statement as to whether fees are proposed to be paid in
lieu
Response: Completed. See notes on the tentative map.
f. Elevations
i. Provide a schedule for colors and materials (which corresponds to
the color and material board) and indicate location of their use on
building exterior
ii. Provide height of buildings with dimension
iii. Provide cross-sections of all proposed buildings
iv. Indicate type of stucco finish, if applicable
v. Provide details of all exterior wall-mounted light fixtures
Response: Completed
g. Grading and Drainage Plan
i. Show location and elevation of all existing and proposed
circulation and drainage improvements and drainage
courses within 100 feet of site boundaries
Response: Completed. Added to the exhibit.
h. Floor Plans
i. Show location, dimensions and total square footage of
required private open space areas
Response: Completed
i. Landscaping Plans
PA 2022-03 (Mission Trail at Lemon)
7/21/2022
Page 4 of 9 i. Indicate location, size and typical spacing of trees, shrubs, and
groundcovers
ii. Provide details for typical streetscapes and entry statements
Response: Completed
j. Conceptual Utility Plans
i. Show location of dry utilities (e.g. electric, gas)
Response: Completed
Specific Plan Consistency
7. On tentative map, update net lot area calculation to include common open space
and private streets. Net lot area is defined as the total area within the property
lines of a lot exclusive of public streets or other public dedications of any
easements which preclude the property owner from having full use of the
property for the purpose(s) for which it is designated (17.08.140).
Response: The net area calculation has been updated on the tentative map.
8. ELSP Table 2-2 provides that a maximum of 600 dwelling units are allowed in
the Mixed Use Overlay area of Planning Area 2. Provide a calculation on the
plans showing existing number of units in Planning Area 2 plus project
residential units.
Response: The net area calculation has been updated on the tentative map.
9. On all sheets, remove reference to Lot B as “Park.” A park is defined as a
noncommercial public outdoor recreational area that provides active or passive
activities (17.08.160). Lot B may be referred to as “Common Open Space.”
Response: The label has been corrected
10. On site plan, provide a development standards matrix showing how project meets
Cluster Standards.
Response: The development standards matrix has been updated.
11. Provide an open space diagram on a separate sheet:
a. Private open space shall be provided at 100 square feet per dwelling unit
with a dimension no less than 10 feet.
b. Common open space shall be provided at 250 square feet per dwelling unit
with a dimension no less than 15 feet, and may include setback areas.
Response: The separate open space diagram on a separate sheet is
enclosed
12. Main dwelling units must be setback a minimum of five feet from interior side lot
lines. (ELSP Table 2- 13, Cluster Standards)
Response: Completed.
13. Main dwelling units must be setback a minimum of 10 feet from side lot lines
facing private streets. (ELSP Table 2-13, Cluster Standards)
Response: Completed.
14. Main dwelling units must be setback a minimum of 10 feet from rear lot line. (ELSP
Table 2-13, Cluster Standards).
Response: Completed.
MSHCP Consistency
PA 2022-03 (Mission Trail at Lemon)
7/21/2022
Page 5 of 9 15. 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.
Response: The application will be completed.
Design Standards Consistency
16. Specify proposed mailbox locations (17.44.110).
Response: Completed.
17. Specify proposed trash enclosure locations; enclosures shall be located within 100
feet from units they are intended to service (17.44.120.A).
Response: Completed.
Parking and Circulation
18. Parking shall be arranged so as to permit vehicles to move out of the parking area
without backing onto a street (17.148.080.B). Furthermore, the minimum length for
driveways in front of a garage door is 18 feet (ELSP Table 2-13, Cluster
Standards). The current design features garages that load directly onto street
without sufficient driveway length.
Response: The driveway lengths have been adjusted so that adequate length is
provided at streets.
Design Review
19. Required usable open space shall not be located within the shared access
easement along the south portion of the site. The easement area should be
improved with vehicle/pedestrian facilities as described in the reciprocal
easement agreement.
Response: The plan has been updated to clearly indicate the shared access
easement is not open space.
20. Consider providing a landscaped buffer between the adjacent motorsports park
and onsite residential units.
Response: This will be addresses as a part of the project noise study (Brett
Landscaping
21. Street trees shall be selected from the list provided under the City’s
Landscaping Guidelines: https://www.lake-
elsinore.org/home/showdocument?id=1270#page=27. Revise street tree
species.
Response: Completed.
Climate Action Plan (CAP) Consistency
22. Climate Action Plan (CAP) measures should be incorporated into project design.
PA 2022-03 (Mission Trail at Lemon)
7/21/2022
Page 6 of 9 Please refer to CAP Appendix D for summary of requirements: http://www.lake-
elsinore.org/home/showdocument?id=7249.
Response: Completed.
Interdepartmental Comments
23. 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. Fire Department (Contact Kevin Shin for assistance at (951) 674-3124, Ext.
228 or kshin@lake- elsinore.org)
c. Building & Safety Division (Contact Bill Belvin for assistance at (951)
674-3124, Ext. 286 or bbelvin@lake-elsinore.org)
d. Elsinore Valley Municipal Water District (Contact Development Services
for assistance at (951) 674-3146, Ext. 6705 or EngServices@evmwd.net).
Response: Noted
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. Upon receiving a complete application, the applicant will be required prepare and
submittal a Lake Elsinore Acquisition Process (LEAP) application. LEAP
applications are required for any proposed development/activities in MSHCP
criteria areas. The LEAP application form can be viewed here:
http://www.lakeelsinore.org/home/showdocument?id=24725. MSHCP surveys will
be required including, but not limited to, Burrowing Owl, Narrow Endemic Plant
Species and Criteria Plant Species. Potential areas of Riparian/Riverine and Fairy
Shrimp may require surveys.
2. Community outreach is recommended, especially with the Summerly community.
3. If you have not done so already, please submit a Traffic Scoping Agreement to City
Traffic Engineer for review and approval.
4. If you have not done so already, please submit Preliminary Water Quality
Management Plan to Engineering Division for plan check.
5. It is anticipated that the following studies will be required to evaluate the
project pursuant to the California Environmental Quality Act:
a. Air Quality/Greenhouse Gas Analysis
b. Energy Analysis
c. Noise Study
d. Traffic Impact Analysis
e. Phase 1 ESA
f. Biological Resource Study (also used to support MSHCP consistency finding)
g. Cultural Resources Study
Response: Noted
PA 2022-03 (Mission Trail at Lemon)
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ENGINEERING DEPARTMENT
DRC COMMENTS #1:
1. Project requires submittal of WQMP
a. Site flows are tributary to Lake Elsinore and will qualify for the
“Highest and Best Use” exemption.
b. Approved Preliminary WQMP due prior to Planning Commission.
c. Approved Final WQMP due prior to grading permit or final map, whichever
occurs first.
d. All runoff from site shall be treated for pollutants of concern prior to release.
Response: The preliminary WQMP has been submitted and
resubmitted in response to 1st review comments.
2. Project is required to detain the incremental 10-year pre- and post-development
difference.
Response: The enclosed project drainage report addresses this requirement.
3. Any required storm drains larger than 36” is typically maintained by Riverside
County Flood Control. Additional coordination with RCFC will be required.
Response: All proposed storm drain associated with the project is less than
36” diameter.
4. Location of CDS unit seems to inconvenient for any future maintenance
needs. It is recommended to relocate this unit away from entry gate,
possibly closer towards Lot A.
Response: The CDS unit have been replaced with a biofiltration system
located within the provide streets within the project.
5. Project will be required to complete a Traffic Scoping Agreement with the
City Traffic Engineer for review and approval. Please submit the Traffic
Scoping Agreement to begin this process.
a. Once Scoping Agreement is approved, a Traffic Impact Analysis
will need to be submitted for review and approval.
Response: Noted
6. Project right-of-way dedication will be required on Mission Trail. Mission
Trail is classified as an Urban Arterial Highway in the General Plan
Circulation Element with 120 ft full-width right-of-way and 96 ft curb-to-curb.
Response: The right of way dedication and curb location for Mission Trail has
been coordinated on the plans consistent with this comment.
7. Victorian Lane is identified as a Collector Highway in the City’s General
Plan Circulation Element. The project will be required to dedicate right-of-
way along the property frontage on the north side and construct half-width
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street improvements where the pavement section shall extend 12 feet
beyond the half-width.
Response: The right of way dedication for Victorian Lane has been added to
the tentative tract map.
8. Project will be required to construct at minimum half-width improvements
along the property’s frontage including but not limited to curb, gutter,
sidewalk, streetlights, and undergrounding, on Mission Trail that will
conform to General Plans roadway section for an Urban Arterial Highway.
a. Median will be required at the main entrance driveway.
Response: These improvements have been noted on the tentative tract map.
9. Ensure proper sight distances meet City (or Caltrans) standard for each
driveway and intersection. Placement of utility facilities and landscaping
shall not obstruct sight distances.
a. The main entrance on Mission Trail will not be full access.
Response: The sight lines have been added to the tentative tract map
10. It is recommended to coordinate with SCE early and often in the
development process to review load forecast and started advanced
engineering study to determine the method and scope for providing
service.
Response: Noted
11. Installation of streetlights along Mission Trail will be required. Streetlight
system shall be LS-2B system. Location, pole and luminaire specifications
may be determined at design stage. Coordination between SCE,
developer, and City is recommended.
Response: Noted
12. 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.
Was there any reason for this slight discrepancy in the plans?
Response: This has been corrected.
13. Tying into the existing storm drain line on Vine Street will require an
encroachment permit through Riverside County Flood Control.
Response: Noted
14. Maintenance exhibit shows delineation of maintenance responsibilities
between the HOA, homeowner, and the City. The City will not accept
maintenance responsibilities of on-site storm lines. Please clarify and
revise the maintenance exhibit and resubmit.
Response: The maintenance exhibit has been corrected.
15. All utilities except electrical over 34.5 kV shall be placed underground, as
approved by the serving utility.
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Response: Noted
16. Project lies within a FEMA mapped special flood hazard zone and within
the Floodplain Management area as defined in the Lake Elsinore Municipal
Code Chapters 15.64 and 15.68. Project shall meet all requirements in
these chapters. As shown on FEMA Flood Maps, the 100-yr floodplain cuts
through the project site impacting several homes.
a. Understanding that the existing ground is above the BFE as shown
in the conceptual plans, the project needs to coordinate with FEMA
to ensure a CLOMR/CLOMR-F is not required. If not needed,
please provide the confirmation/determination letter from FEMA.
Response: Please see the attached email from FEMA regarding development
of the location of the BFE which states to refer to the Flood Insurance Study
(FIS) for the area and MT-1 guidelines. Based on the MT-1 guidelines and
the determination that the Special Flood Hazard Area (SFHA) on the FIRM
match does not line up with the field survey topography for the site, a Letter of
Map Change (LOMC) application will be submitted to FEMA with the survey
information.
17. Project shall coordinate with Riverside Transit Authority for relocating and
installing the bus transit facility. Required bus stop improvements shall be
shown on plans.
Response: The bus stop location has been noted on the tentative map and
relocation will be coordinate with RTA on future improvement plans.
18. The project will be required to pay Engineering assessed Development
Impact Fees that includes but not limited to Area Drainage Fee (anticipated
to change in 2022), Transportation Uniform Mitigation Fee, Traffic
Infrastructure Fee, and Stephens’ Kangaroo Habitat Mitigation Fee.
Response: Noted
19. Additional comments will follow upon further information provided.
Response: Noted