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R 2004-04 _08_24_2004 CC Reports
CITY OF LAKE ELSINORE REPORT TO CITY COUNCIL TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: RICHARD J. WATENPAUGH, CITY MANAGER DATE: CITY COUNCIL & REDEVELOPMENT AGENCY MEETING OF AUGUST 24, 2004 SUBJECT: DESIGN REVIEW NO. R 2004-04 FOR THE "RAMSGATE APARTMENT HOMES"BY FAIRFIELD DEVELOPMENT L.P. APPLICANT: DAVID WRIGHT, FAIRFIELD DEVELOPMENT L.P., 5510 MOREHOUSE DRIVE, SUITE 200, SAN DIEGO, CA 92121 OWNER: WILLIAM SHOPOFF, WHITE ROCK ACQUISITION, L.P., 114 PACIFICA, SUITE 245, IRVINE, CA 92618 LOCATION: SOUTH SIDE OF STATE HIGHWAY 74,APPROXIMATELY ONE MILE EAST OF INTERSTATE 15, WITHIN THE RAMSGATE SPECIFIC PLAN—APN NOS. 377-370-008, 347-120-016 AND A PORTION OF -022 REQUEST Approval to construct a 352-unit apartment complex, with leasing office, clubhouse and pool, and other ancillary buildings. The application is pursuant to the Ramsgate Specific Plan Third Revision and its Design Guidelines, as well as Chapter 17.82 (Design Review), Chapter 17.14 (Residential Development Standards), Chapter 17.28 (R-3 High Density Residential) and Chapter 17.66 (Parking Requirements) of the Lake Elsinore Municipal Code (LEMC). BACKGROUND At their regular meeting of August 3, 2004, by unanimous vote of those present, the Planning Commission adopted Resolution No. 2004-114 approving Design Review No. R 2004-04, subject to revised Conditions of Approval. Copies of the Planningrj:�ommission Minutes, Staff Report, and revised Conditions of Approval are atta4hed. No one from the audience wished to speak on the project, either in opposition or support. FISCAL IMPACTS Residential development of this nature generates a negative fiscal impact to the City. However, - the project has been conditioned to annex into Community Facilities District (CFD) No. 2003-1 AGENDA ITEM 0. 37 PAWE!L , REPORT TO CITY COUNCIL AUGUST 24,2004 PAGE 2 OF 4 SUBJECT: DESIGN REVIEW NO. R 2004-04 ,low and Lighting and Landscape Maintenance District (LLMD) No. 1, to offset the annual negative fiscal impacts on public safety operations, and to offset the negative fiscal impacts on City maintained lighting and landscaping. ENVIRONMENTAL DETERMINATION Residential Project No. 2004-04 does not propose substantial changes to the Ramsgate Specific Plan, nor would any substantial changes to the Specific Plan result from the approval of this Design Review. No new significant environmental effects, nor an increase in the severity of previously identified significant effects, are anticipated. . The Specific Plan and Final Environmental Impact Report (FEIR) that accompanies the Specific Plan were approved in 1984. Subsequently a Final Supplemental Environmental Impact Report was prepared in 1989, and Addendum Nos. l and 2 were prepared, as recently as 2003. Surrounding development that has occurred since then was identified in these documents. No substantial changes have occurred with respect to the circumstances under which the project is undertaken that would require major revisions to the FEIR or related documents. No new information of substantial importance has come forward with respect to significant effects or alternative mitigation measures that have not been addressed in the Design Review. The applicant has complied with mitigation measures established for the Ramsgate Specific Plan NNOW Third Revision, including the requirement for a noise study. A Noise Control Analysis was prepared by RBF Consulting dated April 14, 2004. Recommendations resulting from this study have been incorporated into the design of the project. Therefore, in accordance with the California Environmental Quality Act (CEQA) and pursuant to Section 15162 -Subsequent EIRs and Negative Declarations, of said Act, the Planning Commission has determined that no further environmental documentation for Residential Project No. R 2004-04 is necessary. RECOMMENDATION It is recommended that City Council affirm the decision of the Planning Commission approving Design Review No. R 2004-04, based upon the following Findings and Exhibits `B' through `G,'and subject to the attached Revised Conditions of Approval. Findings 1. The project, as conditioned and approved, will comply with the goals and objectives of the General Plan and the Ramsgate Specific Plan Third Revision in which the project is located. The Planning Commission has reviewed the project with these documents and finds that with conditions of approval these objectives have been met. AGENDA ITEM N0._3 PACX --.C?,�OF, �, REPORT TO CITY COUNCIL AUGUST 24,2004 PAGE 3 OF 4 SUBJECT: DESIGN REVIEW NO. R 2004-04 2. The project complies with the design directives contained in Section 17.82.060 and all other applicable provisions of the Municipal Code, and with standards and guidelines contained in the Ramsgate Specific Plan Third Revision and its Design Guidelines. The Planning Commission has reviewed the project with adjacent neighborhoods and finds that it complements their quality of construction, provides a pleasing use of color and materials, demonstrates a respect for privacy and views, and offers visually attractive landscaping and monument treatments. 3. Conditions and safeguards pursuant to Section 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this Chapter and the planning district in which the site is located. The Planning Commission has approved conditions regarding architectural design and landscaping. PREPARED BY: Carole Donahoe, AICP, Planning Consultant REVIEWED BY: Arm do G. Villa, Planning & C Enforcement Manager APPROVED BY: ert A. Brady, A CP, Com ity Development Director APPROVED FOR AGENDA LISTING BY: 1 Richard J. Wat paugh, Cit anager ATTACHMENTS: 1. Conditions of Approval 2. Minutes from the Planning Commission Meeting of August 3,2004 3. Planning Commission Staff Report,August 3,2004 4. Exhibit`B'—Site Plan,Title Page,Fire Access (Sheets Al,A0,A2) Exhibit'C'—Preliminary Grading&Drainage Plan (Sheet Cl) Exhibit `D'—Preliminary Landscape Plans a. Landscape Site Plan (Sheet L1) b. Pool Area Plan (Sheet L2) c. Building Courtyard Plan (Sheet L3) d. Line of Sight Schematic (Sheet L4) e. Trellises (Sheet L6) f. Walls,Gate,Entry Monument (Sheet L5) g. Fixtures,Plant Legend (Sheet L7) c� __3___0 � REPORT TO CITY COUNCIL AUGUST 24,2004 PAGE 4 OF 4 SUBJECT: DESIGN REVIEW NO. R 2004-04 Exhibit`E'-Open Space,Clubhouse (Sheets A3,A30,A31) Exhibit `F'—Elevations a. Building Type I (Sheets A4,A5,A6) b. Building Types I1&III (Sheets A 11) c. Building Type IV (Sheets Al2,A13,A14,A32) Exhibit `G'— Floor Plans a. Building Type I(3 floors) (Sheets A7,A8,A9,A10) b. Building Type III—Carriage Units (Sheets A19 thru A24) c. Building Type IV—Autocourt Units (Sheets A15 thru A18,A25 thru A29) Exhibit `H'—Reduced colored exhibits (Additional Enclosures) a. Landscape Site Plan b. Building Elevations—Front c. Building Elevations—Rear d. Building Types I,II&III Colors and Materials e. Building Type IV Colors and Materials f AGENDA ITEM NO. PACE ��OF ATTACHMENT NO. I CONDITIONS OF APPROVAL - Revised by the Planning Commission, August 3,2004 r r AGENDA REM No. 3 r PAC+��,,,�OF ey CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. R 2004-04—MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 PLANNING DIVISION (Now Fees listed in the Carhii=cf A ppnnul are the best estimates awilable at the time cf appmud The exact fee anmw will be mdeued at dx time cf building perrrat issuanx and may be mzised) 1. Design Review approval for Residential Project No. R 2004-04 will lapse and be void unless a building permit is issued within one (1) year of the approval date. The Community Development Director may grant an extension of time for up to one (1) year prior to the expiration of the initial Design Review. An application for a time extension and required fee shall be submitted a minimum of one (1) month prior to the expiration date. 2. All site improvements shall be constructed as indicated on the approved site plan with any revisions as noted herein. Any other revisions to the approved site plan shall be subject to approval of the Community Development Director or his designee. 3.. The_project shall not be constructed,in phases unless a phasing plan is first reviewed and approved by the Community Development Director and the Engineering Manager. 4. All site improvements shall be constructed as indicated on the approved building elevations on file with the City for Design Review R 2004-04. Materials and colors depicted on the approved materials boards approved for R 2004-04 shall be used unless modified by the applicant and approved by the Community Development Director or designee. a. Building heights are limited to three-stories and a maximum 42 feet. 5. Applicant shall comply with all applicable Ramsgate Specific Plan Third Revision and Design Guidelines requirements and standards,or where they are silent, Caty Codes and Ordinances. 6. Applicant shall comply with all applicable Mitigation Monitoring Program measures imposed upon Tentative Tract Map No. 25479, as printed in Appendix "F" of Addendum No. 2 to the Final Supplemental Environmental Impact Report for the Ramsgate Specific Plan. 7. The applicant shall comply with the mitigation measures of the Noise Control Analysis prepared by RBF Consulting,dated April 14,2004. 8. Applicant shall comply with all conditions of approval of the underlying Tentative Tract Map No. 25479 Revision No. 2. a. A traffic signal shall be installed and be operational at the intersection of Street "A" and State 1-Iighway 74,prior to Certificate of Occupancy of the 176`h apartment unit. Page 1 of 11 AGENDA JTEMNO.PAGE- �P ....OF CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. R 2004-04—MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 9. The project shall connect to sewer and meet all requirements of the Elsinore Valley Municipal Water District (EVMWID). Applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards,including payment of applicable water and sewer connection fees. a. The applicant shall utilize recycled water for landscaping purposes,if available to the site. 10. The applicant shall comply with Conditions of Approval received from the Riverside County Fire Department dated July 27,2004. 11. The applicant shall participate in the Police Department's Crime Prevention Through Environmental Design Program,with regards to proper lighting,natural surveillance, and graffiti reduction. 12. The applicant shall provide.a detailed Exterior Lighting Plan for review and approval by the Community Development Director or his designee prior to issuance of building permits. Such Plan shall indicate locations, fixture types with visual display, consistent with conceptual designs as noted in landscape plans on file with the Planning Department, and in compliance with City Codes. 13. A cash bond of $1,000.00 shall be required for any construction trailers placed on the site and used during construction. The location of trailers is subject to review and approval by the Community Development Director or his designee. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to the approval of the Community Development Director or designee. 14. The applicant shall meet affordable housing requirements imposed upon the project by the Ramsgate Specific Plan, in accordance with the terms and conditions of the Development Agreement and Memorandum of Understanding executed by the City and the property owner. 15. Garages shall be constructed to provide a minimum of nine-feet-six-inches by nineteen-feet-six- inches (9'-6" x 1T-6") of interior clear space. } r 16. All theme walls are required to be coated with anti-graffiti paint. 17. Any interior retaining walls shall match perimeter stucco walls in color and style. 18. All signage, flags and banners shall be reviewed and approved by the Community Development �.., Director or his designee. Page 2 of 11 AGENDA ITEM NO. `Z CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. R 2004-04—MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 Prior to Issuance of Grading/Building Pemvts 19. Prior to issuance of any precise grading permits or building permits,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. 20. Prior to issuance of a building pennit,the applicant shall merge the underlying parcels. 21. 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 control techniques. Interim erosion control measures shall be provided thirty (30) days after the site's rough grading, as approved by the City Engineer. 22. These Conditions of Approval shall be reproduced upon Page One of the Building Plans prior to their acceptance by the.Building and Safety Division. 23. The building addresses shall be a minimum of four inches (4") high and shall be easily visible from the public right-of-way. Developer shall obtain street addresses for all project lots prior to issuance of building permits. The addresses (in numerals at least four inches (4" high) shall be displayed near the entrance and be visible from the front of the unit. Care shall be taken to select colors and materials that contrast with building walls or trim. 24. Prior to Building Permits the Construction Supervisor shall meet with Planning Division staff to review the Conditions of Approval. 25. Landscaping Plans and Irrigation Details for each plan shall be required, and a Cost Estimate shall be submitted for review and approval by the City's Landscape Architect Consultant and the Community Development Director or designee prior to issuance of building permits. A Landscape Plan Check Fee and Inspection Fee shall be paid for the entire project at the time of submittal. a. Final landscape plan must be consistent with approved site plan. r b. Street tree species along State Route 74 and "A" Street shall be consistent within the Ramsgate Speck Plan. C. The design of the Ramsgate monumentation at the intersection of State Route 74 and "A" Street shall be consistent with the Ramsgate Specific Plan Third Revision and Design Guidelines. Plans shall be submitted for review and approval by the Page 3 of 11 AGENDA ITEM to 3 PAM OF. .—� CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO.R 2004-04—MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 Community Development Director.Installation including landscaping shall be completed prior to Certificate of Occupancy for the project. d. The use of the Hong Kong Orchid tree is subject to further review and approval by the City Landscape Architect. The applicant shall provide evidence that this specie survives in our climatic zone. e. All trellises above tandem parking spaces shall have plantings installed at a sufficient size to result in "instant" growth. f. All trees planted along State Hghway 74 and along the boundary with the Community Park to screen carports from public view shall be installed at a sufficient size and canopy spread to result in "instant" growth. g. Planting within fifteen feet (15) of ingress/egress points shall be no higher than thirty-six-inches_(36")._ h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention shall be given to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to prevent excessive watering. i. All exposed slopes in excess of three feet in height within the subject site shall have a permanent irrigation system and erosion control vegetation installed, as approved by the Landscape Architect and Planning Division, prior to issuance of certificate of occupancy. 25. Under the provisions of SB 50, the applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance of building permits. 26. All mechanical and electrical equipment on the building shall be ground mounted, unless properly screened by building parapet or other architectural features. All outdoor ground or wall mounted utility equipment shall be consolidated in a central location and architecturally screened along with substantial landscaping, subject to the,approval of the Community Development Director, prior to issuance of building permits. If the equipment is placed behind fencing,landscaping will not be required. Prior to Final Approval 27. The applicant shall meet all Conditions of Approval prior to the issuance of a Certificate of Page 4 of 11 AGENDA nW NO. 3 PAGE ,,, OF �..._, CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO.R 2004-04-MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 Occupancy and release of utilities. 28. Prior to final approval,all wood fencing shall be painted or treated with a high-grade,solid body, penetrating stain approved by the Community Development Director or his designee. 29. Prior to the issuance of any Certificate of Occupancy,the applicant shall annex into Community Facilities District No. 2003-1 and the Lighting and Landscape Maintenance District No. 1 for Citymaintained street lights and landscaped areas. ENGINEERING DIVISION 30. Driveway entrance into the project shall be a minimum of forty(40) feet deep with no parking or turning conflicts. 31, The property owner shall-dedicate and improve full half-width right-of-way for Central Avenue (S.R 74) consistent with General Plan circulation requirements of 67-feet and 55-feet half--width street improvements. 32. The property owner shall dedicate full half-width right-of=way for Street `A,' and construct full half-width street improvements. Dimension of the dedication shall be consistent with Ramsgate Specific Plan requirements. 33. Construct full half-width street improvements for Street `A.' Improvements shall be consistent with Ramsgate Specific Plan requirements. 34. Provide railing or wrought iron fencing on top of all perimeter retaining walls adjacent to parking,walking or driveway areas. Railing or wrought iron fencing shall be rated for pedestrian safety. 35. Provide compaction reports for all fill slopes. Soils report shall be provided to confirm slope stability with respect to structure surcharge. 36. All drainage shall be conveyed to the public right-of-way. r y 37. Provide detention for difference in storm run-off of the 100-year storm between the developed and undeveloped storm water run-off. 38. Provide desiltation basin as a "first flush" measure for clean water run-off. Page 5 of 11 AGENDA REM NO. PACE OF 29. CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO.R 2004-04—MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 39. Comply with all conditions of underlying Tentative Tract Map No. 25479. 40. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMQ prior to final map approval. 41. Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore Valley Municipal Water District. 42. Pay all Capital Improvement and Plan Check fees (LEMC 16.34,Resolution 85-26). 43. Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to final map approval. 44. Construct all.public works improvements per.approved street plans (LEMC 12.04). Plans must be approved and signed by the City Engineer prior to final map approval (LEMC 16.34). 45. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards,latest edition, and City Codes (LEMC 12.04 and 16.34). 46. Applicant shall enter into an agreement with the City for the construction of public works improvements and shall post the appropriate bonds prior to final map approval. 47. Applicant shall obtain any necessary Caltrans permits and meet all Caltrans requirements. 48. Desirable design grade for local streets shall not exceed 9% unless otherwise approved by the City Engineer. 49. Intersecting streets shall meet at a maximum grade of 6 % with a minimum approach landing of fifty(50) feet in each direction. 50. Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements (LEMC 12.08 and Resolution 83-78). 51. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 112" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. Page 6 of 11 AGENDA ITEM NO. PAGE fL QF CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO.R 2004-04 -MULTIPLE-FAMILY DEVELOPMENT �,► FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 52. The applicant shall install two (2) permanent bench marks to Riverside County Standards and at a location to be determined by City Engineer. 53. Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent property owners prior to issuance of grading permits. 54. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 55. Provide fire protection facilities as required in writing by Riverside County Fire. 56. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer. 57. Developer shall annex to the Cit}'s Street Lighting and landscaping Maintenance District. 58. Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. 59. Applicant shall submit a traffic control plan showing all traffic control devices for the site for review and approval. All traffic control devices shall be installed prior to final inspection of public improvements.This includes No Parking and Street Sweeping Signs. 60. All improvement plans shall be digitized. At Certificate of Occupancy applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS or developer to pay $300 per sheet for City digitizing. 61. All utilities except electrical over 12 kv shall be placed underground, as approved by the serving Utility. 62. Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. If the grading is less than 50 cubic yards and a grading plan is not required, a grading permit shall still be obtained so that a cursory drainage and flow patter inspection can be conducted before grading begins. 63. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 64. An Alquist-Priolo study shall be performed on the site to identify any hidden earthquake faults Page 7 of 11 AGENDA H M NO. FACE .OF_. . CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. R 2004-04—MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES "RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 and/or liquefaction zones present on-site, unless a study is already on file with the City that addresses the site. 65. All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes greater than 30 ft.in height shall be contoured. 66. Prior to commencement of grading operations, applicant to provide to the City with a map of all proposed haul routes to be used for movement of export material. Such routes shall be subject to the review and approval of the City Engineer. 67. Applicant to provide to the City a photographic baseline 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. 68. Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a letter of drainage acceptance or conveyed to a drainage easement. 69. On-site drainage facilities located outside of road right-of-way should be contained within drainage easements. Drainage easements shall be kept free of buildings and obstructions. 70. All natural drainage traversing site shall be conveyed through the site, or shall be collected and conveyed by method approved by the City Engineer. 71. Meet all requirements of LEMC 15.64 regarding flood hazard regulations. 72. Meet all requirements of LEMC 15.68 regarding floodplain management. 73. The applicant to provide FEMA elevation certificates prior to certificate of occupancies, if required by the Engineering Division. 74. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer and the Riverside County Flood Control District prior to approval of final map. Developer shall mitigate any flooding and/or erosion caused by development of site and diversion of drainage. 75. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. Page 8 of 11 AGENDA ITEM NO. 2 7 . PAGE of CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. R 2004-04—MULTIPLE-FAMILY DEVELOPMENT '"'"' FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 76. Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in the drain system,the wording and stencil shall be approved by the City Engineer. 77. Roof and yard drains will not be allowed to outlet through cuts in the street curb. Roof drains should drain to a landscaped area when ever feasible. 78. Ten-year storm runoff should be contained within the curb and the 100-year storm runoff should be contained within the street right-of-way. When either of these criteria is exceeded, drainage facilities should be installed. 79. A drainage acceptance letter will be necessary from the downstream property owners for outletting the proposed stormwater run-off on private property. 80. Developer shall be subject to all Master Planned Drainage fees and will receive credit for all Master Planned Drainage facilities constructed. 81. Applicant will be required to install.BMP's using the best available technology to mitigate any urban pollutants from entering the watershed. 82. Applicant shall provide the city with proof of his having filed a Notice of Intent with the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program with a storm water pollution prevention plan prior to issuance of grading permits. The applicant shall provide a SWPPP for post construction which describes BMP's that will be implemented for the development including maintenance responsibilities. 83. Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for their storm water pollution prevention plan including approval of erosion control for the grading plan prior to issuance of grading permits. The applicant shall provide a SWPPP for post construction which describes BMP's that will be implemented for the development including maintenance responsibilities. 84. Education guidelines and Best Management Practices (BMP) shall be provided to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices t4lat contribute to protection of stormwater quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 85. Applicant shall provide first flush BMP's using the best available technology that will reduce storm water pollutants from parking areas and driveway aisles. Page 9 of 11 �../ AGENDA OW No. 3,2 PAM^L-cL 0r- CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. R 2004-04-MULTIPLE-FAMILY DEVELOPMENT FAIRFIELD COMMUNITIES"RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 86. Intersection site distance shall meet the design criteria of the C.ALTRANS Design Manual (particular attention should be taken for intersections on the inside of curves). If site distance can be obstructed, a special limited use easement must be recorded to limit the slope, type of landscaping and wall placement. 87. Intersecting streets on the inside radius of a curve will only be permitted when adequate sight distance is verified by a registered civil engineer. Ddeted by the Planning Carimsiory A ugust 3, 2004 F It 1 subject t the ,appreed e f d-h-e Tl:..�,,.r,,.- „f r`,,,,,,,,,,,,;r„ Development .,�rr�c. �lie Ica. tee-ape tenance ehmib ti of ,tsid Mile t- t--- D&md by the Planning Cwn&s"* ;A ugwt 3, 2004 90. All open space and slopes except for public parks and schools and flood control district facilities,outside the public right-of-way will be owned and maintained by either a home owner's association or private property owner. 91. Existing access easements over property must be addressed to the satisfaction of the easement owners prior to final map approval. 92. If the CFD has not been formed at building permit, then the developer shall enter into an agreement with the City to mitigation drainage impacts by payment of a Drainage Mitigation fee. Per recommendations of the Master Drainage Plan developed by RC FCD for the West End, the developer shall deposit $4,000 per acre. If a Drainage Assessment District is formed in the West End and that drainage fee is lower than the present fee,a partial refund will be returned. 93. All waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or other phases of the construction shall bd disposed of at appropriate recycling centers. The applicant should contract with CR&R Inc. for recycling and storage container services, but the applicant may use the services of another recycling vendor. Another recycling vendor, other than CR&R Inc., cannot charge the applicant for bin rental or solid waste disposal. If the applicant is not using CR&R Inc. for recycling services and the recycling material is either sold or donated to another vendor,the applicant shall supply proof of debris Page 10 of 11 AGENDA ffW NO. .1.� CONDITIONS OF APPROVAL FOR DESIGN REVIEW NO. R 2004-04-MULTIPLE-FAMILY DEVELOPMENT ..rr FAIRFIELD COMMUNITIES "RAMSGATE APARTMENT HOMES" Revised by Planning Commission August 3, 2004 disposal at a recycling center,including verification of tonnage by certified weigh master tickets. theiner-easen lets in th .,t.4;4:1.:,.t Deleted by the Plamx?g Con7ms1a;A ugust 3, 2004 Prior to the issuarxe o(dv first building pmn4 the applicant shW1 am-xx into Cammuty Facilities District Na 2003-1 to c fset the a=ul nil vw fiscal urlazcts 1 the pn e t as public safety operations and mxintenarxe issues in tlae City Prior to the issuarxe cf the first building perrrat, the applicant sball arma into Lighting and Landscape Maintenance District Na 1 to Oet the a=ial nVdw fiscal ins of the p qa on public right-ef zury landscaped arras to be nuintained by the Ctt)� and for strut lights in the public right-cf wty for wPh the Cozy udl pay for deancity and a nuinteninx fee to Sa )ern California Edison Cbmxt&by the Plamung Cwni'ss"4 A ugust 3, 2004. 96. In accordance with the City's Franchise Agreement for waste disposal &recycling, the applicant shall be required to contact with C R&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. (End of Conditions - Fire Department Conditions of Approval attached). Page 11 of 11 - AGENDA ITEM NO. .�.- '/27/04 Riverside County LMS Page: 1 . :22 CONDITIONS OF APPROVAL PMT Permit No: Parcel : '. 1 GENERAL CONDITIONS FIRE DEPARTMENT 10 .FIRE_ 1 PC-#01-RI V-RESPONSIBILITY DRAFT RAMSGATE It is the responsibility of the recipient of these Fire Department conditions to forward them to all interested parties. The building permit number is required on all correspondence: (i .e_ general contractor, superintendent, owner, subcontractors, etc) . Any questions contact the Riverside County Fire Department, Planning and Engineering Section at 4080 Lemon St . , 2nd fl, P_O_ Box 1549, Riverside, Ca. 92502-1549 _ (909) -955-4777 FAX (909) -955-4886 . 10 . FIRE. 2 PC-402- APPROVED SYSTEMS DRAFT All of the following conditions titled "Prior to Final Inspection" , and/or any type of fire suppression systems, - must-be-approved inspected and _finaled by the Riverside County Fire Department , prior to Building and Safety's final inspection_ The Fire Department letter of conditions, job card and approved plans must be at the job site for all inspections . 10 _ FIRE. 3 _PC-u,20-SUPER FIAT'. HYDR_11,QT`T' nT,nrm SUDer rlr` i_t r.�r�n`J (c ��i - l \ s ✓l l __ _-_ 1..'C _...`..r..G� of less than 25 feet ormore than 165 feet from any portion of the building as measured along approved vehicular travel ways . 10 . FIRE. 4 PC-#25-GATE ENTRANCES DRAFT Gate entrances shall be at least two feet wider than the width of the traffic lane(s) serving that gate . - Any gate providing access from a road to a driveway shall be located at least 35 feet from the roadway and shall' open to allow a vehicle to stop without obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 40 foot turning radius shall be used. AGENDA REM NO. PACE OF 7/27/04 Riverside County LW Page: 2 L :22 - CONDITIONS OF APPROVAL l41MT Permit No: , - Parcel : 10. GENERAL CONDITIONS 10 . FIRE. 5 PC-#03-ADDRESS AT CONSTRUCT DRAFT During the construction of this project, the site address shall be clearly posted at the job site entrance. This will enable incoming emergencv equipment and the inspectors to locate the job-site from the assigned street location. Numbers shall be a minimum of 24 inches in height . 10. FIRE. 6 PC-#79-PROHIBITED H MATERIALS DRAFT It is prohibited to use/process or store any material in this occupancy that would classify it as an ""H"" occupancy per the 1997 Uniform Building Code. 10.FIRE. 7 PC-#005-ROOFING MATERIAL DRAFT All buildings shall be constructed with class "B" roofing material as per the California Building Code. 30 . PRIOR TO BLDG PRMT ISSUANCE - FIRE DEPARTMENT 80.FIRE. 4 PC-#17A-PLAN CHECK FEE DRAFT %NOVI Building plans have been reviewed, however: a separate plan check deposit base fee of $197 . 00 , made payable to the Riverside County Fire Department in the form of a check or money order only, must be subri:itt2u to the Fire Department . (reference_ your builrlinrr ermi ` number) 80 .FIRE. 5 PC-#4-WATER PLANS DRAFT pplicant and/or developer shall separately submit 2 sets of the water system plans to the Fire Department . Prior to Fire Department review and approval the water plans must be signed and approved by a registered Civil Engineer and/or the local water purveyor with the following statement : "I certify that the design of the water system is in accordance with the requirements. prescribed by the Riverside County Fire Department . " Calculated velocities shall not exceed 10 feet per second. Plans 'skull conform to the fire hydrant types, location, spacing and the system shall meet the fire flow requirements. Blue retroreflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. (contact Fire Department for guideline handout for blue dot retroflectors) _ After mylars are signed by the i AGENDA ITEM NO. , 3 PACE - .OF 1/27/04 Riverside County LM: Page : 3 - :22 CONDITIONS OF APPROVAL PMT Permit No: t PRIOR TO BLDG PRMT ISSUANCE 80.FIRE. 5 PC-44-WATER PLANS (cont. ) DRAFT fire department and/or water purveyor 2 copies of the approved water system shall be returned to the Riverside County Fire Department before A bu,; 1 r i n J permit will f,o issued. - 80.FIRE. 6 PC-#51-WATER CERTIFICATION DRAFT (May be subject to change) Applicant and/or developer shall be responsible to submit written certification from the water purveyor noting the location and type of existing fire hydrant and that the existing water system is capable of delivering1500 GPM fire flow for a 2 hour duration at 20 PSI residual operating pressure. If a water system/hydrant (s) currently does not exist, the applicant and/or developer shall be responsible to provide written certification that financial arrangements have been made to provide them. )0. PRIOR TO BLDG FINAL INSPECTION ,.FIRE DEPARTMENT -)O.FIRE. 1 TIPC-#07-DESIGNATED AREAS DRAFT xis-Lin� lire lanes shall be maintained, adalicional Lire i'nes heal �;_'.� -ei :.i__i-�.'.. mil.' --- guideline handout . 90 . FIRE. 2 PC-#88A-AUTO/MAN GATES DRAFT Gate (s) shall be automatic or manual operated, minimum 24 feet in width. Gate access shall be shown on plans with a rapid entry system. Plans shall be submitted with current fee to the Fire Department for review and approval prior to installation. Automatic/manual gate pins shall be rated with shear pin force, not to exceed 30 foot pounds . Automatic gates shall be equipped with emergency backup power. Gates activated by the rapid entry system shall remain open until closed by the rapid entry systems . (contact Fire Department for guideline handout) (current plan check deposit base fee is $126 . 00) AGENDA ITEM N0._ PAM-4_OF 07/27/04 .Riverside County Ll Page : 4 11 :22 CONDITIONS OF APPROVAL I+iill PMT Permit No: Parcel : 90 . PRIOR TO BLDG FINAL INSPECTION `•/ 90 .FIRE. 3 PC-#89-RAPID HAZMAT BOX DRAFT Rapid entry system Hazardous Material data and key storage cabinet shall be installed on the outside of the building. Plans shall be submitted with current fee to the Riverside County Fire Department for review and approval prior to installation. (contact fire department for guideline handout) (current plan check deposit base fee is $126 . 00) The following information and item(s) (master key, etc. ) shall be placed inside the rapid entry system. An engineers scale building footprint drawing which will include an "indexed" plan view of the racks with the locations of any special hazards, chemicals, products, etc. must be included on this plan. 90 .FIRE. 4 PC-#12A-SPRINKLER SYSTEM DRAFT Install a complete commercial fire sprinkler system (per NFPA 13, 1999 Edition- 13D and 13R systems are not allowed) in all buildings requiring afire flow of 1500 GPM or greater. Sprinkler . system(s) with pipe sizes in excess of 4" in diameter will require the Project Structural Engineer to certify (wet signature) the stability of the building system for seismic and gravity loads to support the sprinkler system. All fire sprinkler risers shall be 7protected from any physical damage. The post indicator valve and fire department connection shall be located to the Eront , within 5o feet of a hydrant . and - minimum of 25 feet from the building (s) , Sprinkler rigor room must have indicating exterior and/or interior door signs. Plans must be submitted in triplicate with current fee to the Fire Department for review and approval prior to installation. Permit number, name of business or project must be on the plans by the job site address. (current sprinkler deposit '�XAJ90_ base fee is $307 . 00 per riser) Applicant/developer shall be responsible to install stall a U.L. �' Central Station Monitored Fire Alarm Syste�,m. Monitoring system shall monitor the fire sprinkler system(s) water flow, P. I .V. ' s and all control valves. Plans must be submitted with current fee to the Fire Department for review and approval prior to installation_ (contact Fire Department for guideline handout) (current monitoring deposit base fee is $192 . 00) .Nor AGENDA ITEM NO. Jo ofU ?/27/04 Riverside County LM: Page: 5 .:22 CONDITIONS OF APPROVAL PMT Permit No: Parcel : 5 PRIOR TO BLDG FINAL INSPECTION 90.FIRE. 5 PC-#45-FIRE LANES DRAFT Applicant/developer shall prepare a site plan designating required fire lanes with appropriate lane paintings and/or signs, Plang mist be slib TIi t't eA_ to thhe Fyyo Department for review and approval . contact Fire Department for guideline handout) 90 .FIRE. 6 PC-#0I2-EMERGENCY EVAC PLAN DRAFT Applicant must submit an emergency evacuation plan to the Fire Department for review and approval prior to installation. Evacuation Plan must be posted in the building at locations approved by the Fire Department. (contact Fire Department for guidelines) 90.FIRE. 7 PC-#014-DISPLAY ADDRESS DRAFT Display street numbers in a prominent location on the address side of building (s) and rear access if applicable. Numbers and letters shall be a minimum of 12" in height for "- building (s) up- to 25 , in height, and 2411` in height for building (s) exceeding 25 ' in height . In strip centers, a minimum of 6" lettering in height shall be posted with business name and suite number on back doors as well as the front _ In complexes with alpha designations, letter size must match numbers . All addressing must be legible, of a contrasting color, and adequately, illuminated to be risible from street at all hours. (all Ietterina stzall be to Architect ._._ Standards) AGENDA ITEM NO.. �oF . ATTACHMENT NO. 2 EXCERPTED MINUTES FROM THE PLANNING COMMISSION August 3, 2004 a r AGENDA ITEM tiO. PAGE2& -OF PAGE 5- PLANNING COMMSSION MINUTES'—AUGUST 03,2004 Chairman LaPere stated"Yes". Mr. Hauser stated that he just received the Staff Report on Monday night,and has not had the time to go through all of the Conditions. Deputy Gty Attorney Miles suggested to listen to the applicant and Staff's issues, and then have the Planning Commission make a decision. Chairman LaPere requested that the applicant go over all of the Conditions that he does not agree to. Mr. Hauser stated that he has concerns with Conditions No. 19, 20, 29, 41, 42, 45, 50, 5.1, 52, 53, and 54. 1 Chairman LaPere requested for the Commissioners comments. Vice Chairman O'Neal stated that he doesn't have any problems with the Zone Change, however, indicated that he could not approve the CUP,as it is incomplete. Commissioner Larimer stated that she has many issues with this project,to include the fencing,and landscaping. Chairman LaPere stated that he too has many issues with this project to include the fencing. He indicated that this project is visible from the Freeway and landscaping is necessary. He suggested that the applicant and Staff work out their differences. He noted that there hasn't been any mention of a sign. Mr.Hauser stated that their isn't' a signage program proposed at this time. After a lengthy discussion over all issues, it was determined that the project be Continued to the next regular Planning Commission. t There being no further comments by the Commission or applicant, Chairman LaPere closed the Public Hearing at 6:48 PM and requested a Motion to have the project continued. MOVED BY.O'NEAL, SECOND BY LARIMER TO HAVE ZONE CHANGE NO. 2004-10 AND CONDITIONAL USE PERMIT NO. 2004-16 CONTINUED TO AUGUST 17,2004 REGULAR PLANNING COMMISSION MEETING. BUSINESS ITEMS 5. Design Review No. R 2004-04 for the Rams ag to Apartment Homes -� AGENDA ITEM NO. PACE•-,=J,�LOF PAGE 6- PLANNING OOMMISSION MINUTES—AUGUST 03,2004 Chairman LaPere requested the reading of the Staff Report. Director of Community Development Brady indicated that this project is a Design Review of an apartment complex located within the Ramsgate Specific Plan, and requested Planning Consultant Donahoe to review it with the Commission. Planning Consultant Donahoe stated that this is a request for apartment complex consisting of 352 apartment homes, with a leasing office and clubhouse and pool, and other ancillary buildings. She stated that the project is located on the south side of State Highway 74, approximately one mile east of Interstate 15 within the Ramsgate Specific Plan. She indicated that the units are contained in fourteen structures that vary in four sizes and floor plans. She stated that the project would provide a total of 691 parking spaces, 362 covered and 329 uncovered, which meets and exceeds Zoning Code requirements because only 352 spaces needed to be covered. Planning Consultant Donahoe indicated that the complex includes a recreation clubhouse and leasing office of approximately 5,000 square feet, adjacent to a pool and spa. She noted that two other recreation areas provide barbecues and a tot lot, in landscaped open space totaling 6.7 acres. She indicated that six courtyard entries with seating areas and landscaping and a mail kiosk round out the amenities in the project. Planning Consultant Donahoe stated that Conditions No. 88, 89, &94 are to be deleted, as they do not apply to this project. She noted that Staff recommends that the Planning Commission approve and adopt a Resolution based on the Findings, Exhibits and is subject to the Conditions of Approval. She commented that the applicant and his development team members were available to answer any questions that the commission may have. Chairman LaPere requested that the applicant approach the podium. Mr. Ed McCoy, 5510 Morehouse Drive, San Diego with.Fairfield Residential. He stated that it has been a pleasure to work with Staff, and is looking forward to working with the City. He indicated that he has read and agrees to the Conditions of Approval to include Conditions 88, 89 &94 that have been deleted. Chairman LaPere stated that there are no requests to speak, and therefore brought the discussion back to the table for comments. Commissioner Larimer stated that who ever put the packets together.did a great job, as she had all the information available. She asked the applicant what made this project unique in Lake Elsinore. Mr.McCoy indicated that Fairfield products could stand up to any multifamily product in the nation as one of the highest end luxury communities that could possibly come to the city. Commissioner Larimer specified that when she meant unique, she meant from their other projects that would make it unique to Lake Elsinore. AGENDA REM NO.. 3�1 PAGE 7- PLANMNG COMMISSION NIINUIES-AUGUST 03,2004 Mr. McCoy stated that the tandem space would be enhanced more than elsewhere and that this is the first U-shaped product that they have used in the Inland Empire. Commissioner Larimer asked if the mail kiosk was well lit. Mr.McCoy indicated "Yes". Commissioner Larimer noted that the window design at the clubhouse could be enhanced. She requested that the monument sign be well lit, possibly having a waterfall, or something to really make it stand out. She indicated that this would be the first project into Rainsgate and would like to set high standards. She had no further comments. Commissioner O'Neal stated that drawings are fabulous and it looks like it is a wonderful apartment complex, and would be a handsome addition to Lake Elsinore. He wished the applicant luck with the project. Chairman LaPere asked at what entrance is the monumental sign. Planning Consultant stated that the monument sign that is in discussion is off"A" Street. She stated that the monument signs have not been designed yet, however, and Staff and the applicant could work out a design to include the recommendations noted at tonight's meeting. .-� Chairman LaPere stated that he hopes that it is taken into serious consideration to have a monument sign to include water,as it would draw attention to that location,-and set it apart from other projects. He indicated that the project is well put together. He had no further comments. Commissioner Larimer requested that the words "Lake Elsinore" be incorporated into the monument sign somewhere. She also requested that once the project has been complete, that the tenants treated with respect. She indicated that she made a visit to one of the applicants other completed projects nearby and was treated with disrespect. She stated that customer service is very important,and hopes that the citizens of Lake Elsinore are treated fairly. Chairman LaPere concurred with Commission Larimer comments on the importance of customer service. He had no further comments. There bein&no further comments, Chairman LaPere requested the reading of the Resolution. MOVED BY O'NEAL, SECONDED BY LARIW R AND PASSED BY UNANIMOUS VOTE OF THOSE PRESENT TO ADOPT RESOLUTION NO. 2004-114,ARESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING DESIGN REVIEW FOR A MULTIPLE-FAMILY RESIDENTIAL PROJECT NO. R 2004-04, FOR LEASING OFFICE, CLUBHOUSE WITH POOL, AND PLAN, LOCATED ON THE SOUTH SIDE OF STATED HIGHWAY 74, APPROXIMATELY ONE MILE EAST OF �- INTERSTATE 15, AND IDENTIFIED AS APN 377-373-008, 347-120-016 AND A PORTION OF -022 TO INCLUDE MODIFICATIONS TO THE CONDITIONS OF APPROVAL. AGENDA nW N0. ATTACHMENT NO. 3 - —PLANNING COMMISSION STAFF REPORT August 3,2004 ...rY r AGENDA ITEM ti PLANNING COMMISSION STAFFREPORT City of Lakc Elsinore Planning Dmi ion 1305-Main Sena - Lake EkaoM CA 92530 (909)674-3124 (909)471-1419 fax DATE: August 3, 2004 TO: Chairman and Members of the Planning Commission FROM: Robert A. Brady, Community Development Director PREPARED BY: Carole K.Donahoe,AICP, Planning Consultant PROJECT TITLE: Design Review No. R 2004-04 for the "Ramsgate Apartment — Homes" APPLICANT: David Wright,Fairfield Development L.P., 5510 Morehouse Drive, Suite 200,San Diego, CA 92121 . OWNER: William Shopoff,White Rock Acquisition,L.P., 114 Pacifica,Suite 245,Irvine, CA 92618 PROJECT REQUEST: The applicant requests approval to construct 352 apartment homes, with leasing office, clubhouse and pool, and other ancillary buildings. The application is pursuant to the Ramsgate Specific Plan Third Revision and its Design Guidelines, as well as Chapter 17.82 (Design Review), Chapter 17.14 (Residential Development Standards), Chapter 17.28 (R-3 High Density Residential) and Chapter 17.66 (Parking Requirements) of the Lake Elsinore Municipal Code (LEMG). PROJECT LOCATION: The proposed project is located on the south side of State Highway 74, approximately one mile east of Interstate 15,within the Ramsgate Specific Plan (Assessor's Parcel Nos. 377-370-008,347-120- 016 and a portion of—022). AGENDA JTEM N0. PAG'EOF -2L. PLANNING COMMISSION STAFF REPORT AUGUST 3, 2004 PAGE 2 of 6 PROJECT TITLE: DESIGN REVIEW NO. R 2004-04 ENVIRONMENTAL SETTING: EXISTING LAND ZONING GENERAL PLAN USE Project Site Vacant Rams ate Specific Plan Ramsgate Specific Plan North SR 74,scattered County County residential (Multi-famil Business Park South Vacant Ramsgate Specific Plan Rams ate Specific Plan East Vacant Ramsgate Specific Plan Rams ate Specific Plan West Residential County Low Medium Density Residential (6 du/ac PROJECT BACKGROUND: In August 2003,the City Council approved a series of tentative tract maps along the west side of the Ramsgate Specific Plan. One such map,Tentative Tract Map No. 25479,parceled an area adjacent to State Highway 74 for the development of up to 421 apartments, between the commercial center to the northeast Arid the community park to the south,in accordance with the Ramsgate Specific Plan Third Revision. PROJECT DESCRIPTION: Fairfield Development proposes to construct 352 dwelling units on approximately 17.22 acres. These units are contained in fourteen (14) structures that vary in four sizes and floor plans.The individual units themselves,vary from one bedroom,two bedroom and three bedroom units.All fourteen structures are three-story,with enclosed garages on the first floor, some providing direct access from a garage into an individual unit. Other covered parking is offered under carports, and uncovered spaces are situated throughout. The complex includes a recreation clubhouse and leasing office of approximately 5,000 square feet, adjacent to a pool and spa.Two other recreation areas provide barbecues and a tot lot,in landscaped open space totaling 6.7 acres. Six courtyard entries with seating area and landscaping and a mail kiosk round out the amenities in the project. ANALYSIS r Compliance with Specific Plan Standards and Design Guidelines At a density of 20.44 dwelling units per acre,this project is well under the maximum of 27.2 allowed in the Ramsgate Specific Plan.The buildings cover only 4.20 acres,or 24% of the site,whereas the Specific Plan allows up to 60%coverage. The project meets or exceeds all other requirements,such as separation of buildings, public and private open space square footage,handicapped accessible units, and project amenities. AGENDA ITEM NO.,, �3 PACwOF PLANNING COMMISSION STAFF REPORT AUGUST 3,2004 PAGE 3 of 6 PROJECT TITLE: DESIGN REVIEW NO. R 2004-04 Building Height The Ramsgate Specific Plan calls for building heights of"three-stories not to exceed 35 feet maximum." Building Type IV(Autocourt) exceeds 35 feet in some areas,to a height of 42 feet measured from finished grade (See Exhibit `F.c.,'Sheets Al2 and A13). However,Staff had been working with the applicant's architect,to achieve a varied roofline for this building that was in scale with its massive size.A 42-foot high middle section resulted from the redesign.Staff supports the applicant's request for approval of this design, and the Specific Plan allows the Commission such latitude "if the developer can show how the project will better serve the public interest." Access and Circulation The project takes access from Street "A," a loop street off State Highway 74,that connects to Rosetta Canyon Drive (formerlyRamsgate Drive). This main entry was designed with added width to qualify as dual access. However,the project also has an emergency access gate at the southeast corner that provides another emergency access point from the proposed Community Park parking lot. The applicant worked with the Riverside County Fire Department to achieve proper circulation -- -design that would accommodate fire apparatus turning movements(See Exhibit `B,'Sheet A2),as well as building design and siting to ensure accessibility for fire-fighting. Tandem Parking Spaces The project provides a total of 691 parking spaces, 362 covered and 329 uncovered,which meets and exceeds Zoning Code requirements because only 352 spaces needed to be covered. The project also exceeds the requirements for handicapped accessible spaces.However, roughly a third of the uncovered spaces are tandem spaces, located in front of the garage spaces of Building Types I and III.At the request of Staff,the architect added landscaped trellises to the fronts of these structures, for architectural interest and to soften the view of vehicles against the building (See Exhibit`D.e.,' Sheet L-6).The Specific Plan and Zoning Code are silent with regard to the use of tandem spaces in multiple family projects.However,Staff believes that they are acceptable in this project,given appropriate design, landscape treatment and accessibility to tenants. Carport Design and Line of Sight from Highway 74 The project proposes two types of carports. Where they are visible from public view along the project periphery,the carports have hipped rooflines that matchup to budding rooflines.Where they are adjacent to buildings,the roofline is flat,with a low profile that minimizes visual impact and disruption of views looking into the buildings, as well as looking out from them. Staff worked with the applicant's architect and landscape architect to provide a buffered line of sight from State Highway 74 (Exhibit `D.d.,'See Sheet L-4) and from the Community Park adjacent to the southeast. A 60-foot landscaped setback from the highway, and nearly 50-foot landscaped setback from the �... park offer ample opportunity for screening of carports, with the planting of trees of substantial size and canopy width. Condition of Approval##23f. addresses this requirement for screening AGENDA ITEM NO. PACE OF- ` , PLANNING COMMISSION STAFF REPORT AUGUST 3,2004 PAGE 4 of 6 PROJECT'TITLE: DESIGN REVIEW NO. R 2004-04 Affordable Housing Requirement The Ramsgate Specific Plan requires that the apartment project provide units that meet affordable housing criteria. However,the developer has chosen to pay the appropriate fee in lieu of providing affordable units onsite,in accordance with the Memorandum of Understanding executed by the City and the property owner. ENVIRONMENTAL DETERMINATION Resident Project No. 2004-04 does not propose substantial changes to the Specific Plan, nor would any substantial changes to the Ramsgate Specific Plan Third Revision result from the approval of this Design Review. No new significant environmental effects, nor an increase in the severity of previously identified significant effects are anticipated. The Specific Plan and Final Environmental Impact Report (FEIR) that accompanies the Specific Plan were approved in 1984. Subsequently a Final Supplemental Environmental Impact Report was prepared in 1989, and Addendum Nos. 1 and 2 were prepared, as recently as 2003. Surrounding development that has occurred since then was identified in these documents. No substantial changes have occurred with respect to the circumstances under which the project is undertaken that would require major revisions to the FEIR or related documents. No new information of substantial importance has come forward with respect to significant effects or alternative mitigation measures that have not been addressed in the Design Review. The applicant has complied with mitigation measures established for the Ramsgate Specific Plan Third Revision, including the requirement for a noise study. A Noise Control Analysis was prepared by RBF Consulting dated April 14, 2004. Recommendations resulting from this study have been incorporated into the design of the project. Therefore, in accordance with the California Environmental Quality Act (CEQA) and pursuant to Section 15162 - Subsequent EIRs and Negative Declarations, of said act, staff has determined that no further environmental documentation for Design Review Residential Project No. R 2004-04 is necessary. AGENDA ITEM NOPACE -= �,- PLANNING COMMISSION STAFF REPORT AUGUST 3,2004 PAGE 5 of 6 PROJECT TITLE: DESIGN REVIEW NO. R 2004-04 STAFF'S RECOMMENDATION Staff recommends that the Planning Commission adopt Resolution No. 2004 - , approving Design Review No. R 2004-04, based on the following Findings and Exhibits 'B' through `G,' and subject to the Conditions of Approval for Design Review No. R 2004-04. Findings 1. The project, as conditioned and approved, will comply with the goals and objectives of the General Plan and the Ramsgate Specific Plan Third Revision in which the project is located. Staff has reviewed the project with these documents and find that with conditions these objectives have been met. The_project complies_with-the-design-directives contained_in_Section. 17.82.060 and all other_ applicable provisions of the Municipal Code, and with standards and guidelines contained in the Ramsgate Specific Plan Third Revision and its Design Guidelines. Staff has reviewed the project with adjacent neighborhoods and finds that it complements their quality of construction, provides a pleasing use of color and materials, demonstrates a respect for privacy and views,and offers visually attractive landscaping and monument treatments. 3. Conditions and safeguards pursuant to Section 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this Chapter and the planning district in which the site is located. Staff has recommended conditions regarding architectural design and landscaping. PREPARED BY: Carole K.Donahoe,AICP,Planning Consultant REVIEWED BY: , Arman G. illa,PI g de Enforcement Manager APPROVED BY: Bert A BWdy, Comm, Development Director AGENDA REM NO. D PAM of A PLANNING COMMISSION STAFF REPORT AUGUST 3,2004 PAGE 6 of 6 PROJECT TITLE: DESIGN REVIEW NO. R2004-04 Attachments: 1. Exhibit `A'- Vicinity Map 2. Resolution for Design Review R 2004-04 a. Conditions of Approval 3. Exhibit `B'- Site Plan,Title Page,Fire Access (Sheets Al,A0,A2) 4. Exhibit 'C- Preliminary Grading&Drainage Plan (Sheet Cl) 5. Exhibit`D'- Preliminary Landscape Plans a. Landscape Site Plan (Sheet Ll) b. Pool Area Plan (Sheet L2) c. Building Courtyard Plan (Sheet L3) d. Line of Sight Schematic (Sheet L4) - _ e._ Trellises (Sheet 1-6) f. Walls, Gate,Entry Monument (Sheet L5) g. Fixtures,Plant Legend (Sheet L7). 6. Exhbit`E'- Open Space,Clubhouse (Sheets A3,A30,A31) SW 7. Exhibit `F'- Elevations a. Building Type I (Sheets A4,A5,A6) b. Building Types II &III (Sheets All) c. Building Type IV (Sheets Al2,A13,A14,A32) 8. Exhibit `G'- Floor Plans a. Building Type I (3 floors) (Sheets A7,A8,A9,A10)_ b. Building Type III Carriage Units (Sheets A19 thru A24) c. Building Type IV-Autocourt Units (Sheets A15 thru A18,A25 thru A29) 9. Exhbit `IT- Reduced colored exhibits (Additional Enclosures) a. Landscape Site Plan b. Building Elevations - Front c. Building Elevations - Rear d. Building Types I,II &III Colors and Materials e. Building Type IV Colors and Materials r AGENDA ITEM to PAM 32 . OF VICINITY MAP DESIGN REVIEW FOR R 2004-04 "RAMSGATE APARTMENT HOMES" APN 377-373-008, 347-120-016 AND A PORTION OF 347-120-022 SUBJECT PROPERTY s r �7--r-T - PLANNING COMMISSION MEETING AGENDA NO. AUGUST 3, 2004 RESOLUTION NO. 2004- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING DESIGN REVIEW FOR A MULTIPLE- FAMILY RESIDENTIAL PROJECT NO. R 2004-04, FOR THE CONSTRUCTION OF 352 APARTMENT UNITS, LEASING OFFICE, CLUBHOUSE WITH POOL, AND ANCILLARY BUILDINGS, IN THE RAMSGATE SPECIFIC PLAN, LOCATED ON THE SOUTH SIDE OF STATE HIGHWAY 74, APPROXIMATELY ONE MILE EAST OF INTERSTATE 15, AND IDENTIFIED AS ASSESSOR'S PARCEL NOS. 377-373-008, 347-120-016 AND A PORTION OF—022. WHEREAS, an application has been filed with the City of Lake Elsinore by F. F. Development, LP, requesting Design Review for a multiple-family residential project No. R 2004-04 approval of 352 apartments pursuant to the Ramsgate Specific Plan Third Revision and its Design Guidelines, as well as Chapter 17.82 (Design Review), Chapter 17.14 (Residential Development Standards), Chapter 17.28 (R-3 High Density Residential) and Chapter 17.66 (Parking Requirements) of the Lake Elsinore Municipal Code; and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of approving Design Review requests for Residential Projects; and WHEREAS, public notice of said application has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on August 3, 2004; NOW THEREFORE, the Planning Commission of the City of Lake Elsinore DOES HEREBY RESOLVE as follows: SECTION 1. The Planning Commission has considered the proposed design for the project which entails construction of 352 apartment units and ancillary buildings, and has found it acceptable. SECTION 2. Environmental Determination. ' r 1. Resident Project No. 2004-04 does not propose substantial changes to the Specific Plan, nor would any substantial changes to the Ramsgate Specific Plan Third Revision result from the approval of this Design Review. No new significant environmental effects, nor an increase in the severity of previously identified significant effects are anticipated. AGENDA ITEM NO. ME. "�OF RESOLUTION NO. 2004- AUGUST 3,2004 PAGE 2 OF 3 2. The Specific Plan and Final Environmental Impact Report (FEIR) that accompanies the Specific Plan were approved in 1984. Subsequently a Final Supplemental Environmental Impact Report was prepared in 1989, and Addendum Nos. 1 and 2 were prepared, as recently as 2003. Surrounding development that has occurred since then was identified in these documents. No substantial changes have occurred with respect to the circumstances under which the project is undertaken that would require major revisions to the FEIR or related documents. 3. No new information of substantial importance has come forward with respect to significant effects or alternative mitigation measures that have not been addressed in the Design Review. 4. Therefore, in accordance with the California Environmental Quality Act (CEQA) and pursuant to Section 15162 - Subsequent EIRs and Negative Declarations, of said act, staff has determined that no further environmental documentation for Design Review Residential Project No. R 2004-04 is necessary. SECTION 3. That in accordance with Chapter 17.82 the following findings for the approval of Design Review Residential Project No. R 2004-04 have been made as follows: 1. The project, as conditioned and approved, will comply with the goals and objectives of the General Plan and the Ramsgate Specific Plan Third Revision in which the project is located. Staff has reviewed the project with these documents and find that with conditions these objectives have been met. 2. The project complies with the design directives contained in Section 17.82.060 and all other applicable provisions of the Municipal Code, and with standards and guidelines contained in the Ramsgate Specific Plan Third Revision and its Design Guidelines. Staff has reviewed the project with adjacent neighborhoods and finds that it complements their quality of construction, provides a pleasing use of color and materials, demonstrates a respect for privacy and thaws, and offers visually attractive landscaping and monument treatments. 3. Conditions and safeguards pursuant to Section 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in AGENDA nW W. -�q RESOLUTION NO. 2004- AUGUST 3, 2004 PAGE 3 OF 3 accordance with the objectives of this Chapter and the planning district in which the site is located. Staff has recommended conditions regarding architectural design and landscaping. NOW, THEREFORE, based on the above findings, the Planning Commission of the City of Lake Elsinore DOES HEREBY APPROVE Design Review of a Multiple- Family Residential Project No. R 2004-04, subject to the attached Conditions of Approval (Nos. 1 through 96). Ron LaPere, Chairman Lake Elsinore Planning Commission ter► I hereby certify that the preceding resolution was adopted by the Planning Commission at a meeting thereof conducted on August 3, 2004,by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: r ATTEST: Robert A. Brady, Secretary to the Planning Commission r AGENDA ITEM NO. ` _ PACE 2 a tT� :) n , a =� � kff � � � .%/�w'� ff'xy� � /fir ��`�°•-s �� 4+ \\ z al Sk ♦a' f ♦ .\ ` o• .� it ' f A I - jf 4�0 A I I L i I Q Li__ R•'_- 17 • � >P r yy,, , - .m r I AO �TPm P'll V rf, i2 x4 x In i wrTi o :y I i gm i ul d j 1f-Z it R R 1 7 Jim .; 13 ''('I s.. ' '- iL I4 --!: ., T i' •� 's�! � � I 1�.. 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