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HomeMy WebLinkAboutPA 2023-0039 (Reflections Lake Elsinore) - Letter of Incomplete . updated January 8, 2024 VIA EMAIL parker@caltierinc.com CalTier Fund LLP Attn: Parker Smith 14269 Danielson Street Poway, CA 92064 RE: Planning Application No. 2023-39 (Reflections Lake Elsinore) Dear Parker Smith: Thank you for submitting your application requesting approval of a approval of a General Plan Amendment to change the current General Plan Designation , Neighborhood Commercial (NC) to Residential Mixed Use (RMU) and a Zone Change to change the current zoning designation from Neighborhood Commercial (C-1) to Residential Mixed Use(RMU) The applicant is also requesting approval Residential Design Review proposing mixed use development to include 36 Condominium units, a pool, clubhouse, workspace, rooftop terrace deck and three (3) retail units along with a request to approval a Conditional Use Permit to allow the condominium units. The project is located on the northerly edge of Lakeshore Drive between Chaney Street and Matich Street. (APN: 374 -201 -001 ). 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. 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. 916 or cserna@lake- elsinore.org. Sincerely, Carlos Serna Carlos Serna, MPP Associate Planner City of Lake Elsinore CC: PA 2023-39 (Reflections Lake Elsinore) Letter of Incomplete 01/08/2024 Page 2 of 5 Planning Division Comments General Information and Resubmittal Instructions  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.  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 (i.e., revision clouds). The response letter must address comments from each department.  When resubmitting your application, please ensure that no files are protected or restricted.  When resubmitting your application, unless otherwise requested, please submit the complete application not just revised documents.  Combine all plans (i.e., architectural, civil, landscaping) into a single PDF file. Submit supporting documents as separate files.  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. General Comments 1. The proposed application is requesting a General Plan Amendment to change the land use designation from Neighborhood Commercial (NC) to Residential Mixed Use (RMU) as well as a zone change to change the current zone designation from Neighborhood Commercial (C-1) to Residential Mixed Use. A justification for the zone change was included as part of this submittal, however the justification did not mention the General Plan Amendment that will be required. The justification should demonstrate that the amendment to the general plan and zone change would be appropriate given the site’s location and relation to neighboring properties. The justification should also demonstrate that the proposed project is consistent with the land use goals and policies of the General Plan and the Lake Elsinore Municipal Code. At present the site design raises concerns about the residential density. Missing or Incomplete Plan Information 2. Site Plan: the following changes/corrections shall be made to the site plan: a. Residential Density Calculation shall be provided. The Residential Mixed Use allows for a Residential Density of 19-24 dwelling units per net acre. (LEMC 17.86.100) In the current configuration the project does not comply with the Residential Density maximum of 24 dwelling unit per net acre, the current density sits at roughly 36 dwelling units per acre. b. The Area Schedule shall be updated to provide additional information with the total common open space that is being provided. This should include the pool area, and roof top patios. c. The Unit Mix table shall be updated to provide specific information on each unit type to include the number of bedroom s and bathrooms. PA 2023-39 (Reflections Lake Elsinore) Letter of Incomplete 01/08/2024 Page 3 of 5 d. Setbacks shall be unobstructed by any structures or parking areas. As design the front building and parking areas located adjacent to Lakeshore Drive do not meet the required 10’ Set Back. (LEMC 17.86.100) Provide updated setback measurements post right-of-way dedication. 3. Architectural Elevations: The following corrections shall be made to the elevations: a. The elevations shall be updated to include height measurements where any portion of a structure hangs over or covers a drive aisle or parking space. b. The elevations shall be updated to measure the total height of the railings proposed for the upper-level decks and unit balconies. c. In your next submittal include a color and materials specification sheet. Alternatively, the information can be included on the elevation’s sheets. d. Provide 3-D perspectives of the proposed development from the perspective of Heald Ave looking toward the Lake. 4. Floor Plan: The following corrections shall be made to the Floor Plan: a. Provide interior dimensions and square footage for the proposed bedrooms for each unit type. 5. Conceptual Landscape and Wall and Fence Plan: The following corrections shall be made to the Conceptual Landscape and Wall and Fence Plans: a. Private gates shall be clearly labeled on the landscape’s wall and fence plan. Measurements for the width of the gate shall also be provided on the wall and fence plan. b. The conceptual wall and fence plan should include elevations/cross sections of each wall. c. The project’s landscaping shall be designed to comply with the standards set forth in the City’s Landscape Guidelines 6. Parking: The following parking requirements apply to projects in the Residential Mixed Use (RMU) Zoning District:  Nonresidential Uses: Per Section 17.86.070.A of the LEMC, one off-street parking space is required for every 250 square feet for uses beyond 3,000 square feet. Please ensure that parking for all levels of the mixed-use building is provided.  Residential Uses: Per Section 17.148.030.E.1.b of the LEMC, the minimum number of parking spaces for multi-family dwellings is as follows: o For studio and one-bedroom units: one covered space, plus two-thirds open space per dwelling unit; o For two or more bedrooms: one covered space, plus one and one-third open space per dwelling unit.  Size of parking spaces and required aisle width: per Section 17.148.040.  Vehicular Circulation and parking space layout: per Section 17.148.080.D and Section 17.148.080.F of the LEMC the following shall apply: o All parking shall be designed to provide complete and through circulation wherever possible. In any case, adequate turning radii and turnarounds shall be provided for emergency vehicles and trash and delivery trucks. PA 2023-39 (Reflections Lake Elsinore) Letter of Incomplete 01/08/2024 Page 4 of 5 o For any structure which extends above a drive aisle, the minimum vertical clearance shall be 14 feet. (Additional height may be required by the Fire Department to allow for appropriate Emergency Vehicle Access)  Provide height measurements for any areas where any structure extends above a drive aisle.  Landscape and Buffering per Section 17.148.100 of the LEMC the following shall apply: o Where any parking or driveway areas which are intended to serve commercial or industrial use abuts a residential district, a minimum 10-foot-wide landscaped planter containing evergreen trees spaced not more than 30 feet apart shall be provided. In addition, a masonry walls a minimum of six feet in height shall also be constructed along the property line adjacent to the residential district. o Where any parking or driveway areas which are intended to serve commercial or industrial use abuts a residential district, a minimum 10-foot-wide landscaped planter containing evergreen trees spaced not more than 30 feet apart shall be provided. In addition, a masonry walls a minimum of six feet in height shall also be constructed along the property line adjacent to the residential district. o Where any parking or driveway abuts a residential or commercial district, a landscaped planter a minimum of five feet shall separate the parking area from the property line unless a greater setback is required by any other provisions of this title. o Any unused space resulting from the design of the parking area shall be used for landscape purposes.  Parking Calculation Table: As a part of your formal submittal provide a parking calculation table demonstrating the total required parking spots and the total proposed number of parking spots. 7. Tentative Map: The project proposes to construct condominium units. An application for a tentative parcel map for condominium purposes must be submitted and the applicable fees must be paid. 8. Design Review Comment: b. The project raises concerns with respect to the proposed total height. The design has several architectural tower features that are 55’ and several areas where the continuous height of the structure is 48’. The scale and spatial relationships of all structures should be appropriate to the site and to surrounding developments. (LEMC 17.415.050.F). As proposed the structures would be substantially larger in scale than the existing development around the project site. The project should complement the quality of existing development and create a visually pleasing, non- detractive relationship between the existing development and itself. Furthermore, the project should demonstrate a respect for a neighboring property’s privacy, quiet, function, or views. (LEMC 17.415.050.F.2 & LEMC 17.415.050.F.5) 9. Community Outreach: Although not required for completion of the application, the applicant should engage in early community outreach and engage with existing nearby neighborhoods. A public outreach plan should be submitted for department review. The applicant shall provide any materials concerning public outreach that may have already been done including responses from the public they may have received as part of their community outreach. 10. Elsinore Valley Municipal Water District: The Developer shall submit a Due Diligence application to Elsinore Valley Municipal Water District (EVMWD) at engservices@evmwd.net and attend a Due Diligence meeting to obtain the project’s requirements for water and/or sewer service. PA 2023-39 (Reflections Lake Elsinore) Letter of Incomplete 01/08/2024 Page 5 of 5 11. California Environmental Quality Act (CEQA): It is anticipated that the following studies will be required to conduct an environmental assessment of the project pursuant to the California Environmental Quality Act (CEQA):  Air Quality/GHG Analysis  Energy Analysis  Biological Resources Assessment & MSHCP Consistency Analysis  Preliminary Hydrology/Drainage Report  Geotechnical/Soils/Slope Stability Investigation Report  Noise Impact Analysis 12. Tribal Consultation: The project will require consultation with tribes pursuant to SB 18 and AB 52. 13. Interdepartmental Review a. Comments from the following Departments and Agencies are attached to this letter: i. Engineering Division (Contact Paul Fizer for assistance at (951) 674-3124, Ext. 806 or pfizer@lake-elsinore.org) ii. Riverside County Fire Department (contact Traci Williams for assistance at (951) 674- 3146, ext.228 or twilliams@lake-elsinore.org) iii. Building & Safety Division (Contact Bill Belvin for assistance at (951) 674-3124, Ext. 286 or bbelvin@lake-elsinore.org) b. Comments from the following departments/agencies are pending and will be forwarded to you upon receipt: i. Elsinore Valley Municipal Water District (Contact Development Services for assistance at (951) 674-3146, Ext. 6705 or EngServices@evmwd.net) ENGINEERING DEPARTMENT PA 2023-39 Reflections Lake Elsinore – APN 374-201-001 DRC Date: December 20 , 202 3 PRE-APP COMMENTS: 1. A right-of-way dedication (in fee) will be required on Chaney Street such that the centerline of Chaney Street to the property frontage is 50 feet. Chaney Street is classified as an Major Arterial in the General Plan Circulation Element with 100 feet full-width right-of-way and 80 feet curb to curb. 2. A right-of-way dedication (in easement) will be required on Lakeshore Drive such that the Centerline of Lakeshore Drive to the property frontage is 45 feet. Lakeshore Drive is classified as a Secondary Arterial in the General Plan Circulation element with a 90 feet full-width right-of-way and 70 feet curb to curb. 3. Project will be required to construct ultimate half-width improvements for Lakeshore Drive, Matich Street, W. Heald Avenue, and Chaney Street. 4. Project will be required to relocate signage, utilities, and any other conflicts with ultimate improvements. 5. Project requires a submittal of a Water Quality Management Plan (WQMP): a. Site flows are tributary to Lake Elsinore and will qualify for the “Highest and Best Use” exemption. b. An approved Preliminary WQMP is required prior to scheduling Planning Commission. To attain approval of the Preliminary WQMP, the project shall submit through the City’s Self- Service Portal for a formal Plan Check review of the report. Please note that a Plan Check Review is separate from the DRC process. Please use the link to access the City’s Portal page:http://www.lake-elsinore.org/city-services/online-services/citizen-self- service-portal c. Approved Final WQMP is due prior to grading permit. d. All runoff from site shall be treated for pollutants of concern prior to release. 6. Project is required to submit a Hydrology Report/Hydraulic Report. Please provide preliminary report in the formal submittal. 7. Project will be required to complete a Traffic Scoping Agreement with the City Traffic Engineer for review and approval. a. Once Scoping Agreement is approved, a Traffic Impact Analysis will need to be submitted for review and approval. 8. Ensure proper sight distances meet City standard for each driveway. Existing or placement of utilities, landscaping, and signage shall not obstruct sight distances. 9. Installation of streetlights along all constructed streets identified in the project will be required. Streetlight system shall be an LS-2B system. Location and pole specifications may be determined at design stage. ENGINEERING DEPARTMENT PA 2023-39 Reflections Lake Elsinore – APN 374-201-001 DRC Date: December 20 , 202 3 10. It is recommended to coordinate with SCE early and often in the development process to review load forecasts and start advanced engineering study to determine the method and scope for providing service. 11. Overhead utilities (34.5 KV or lower) shall be ungrounded per LEMC 16.64. 12. The project will be subject to pay Engineering assessed Development Impact Fees that includes but not limited to K-Rat, Area Drainage Fee, Transportation Uniform Mitigation Fee, and Traffic Infrastructure Fee. 13. Additional comments will follow upon further information provided. Planning Case Comments December 19, 2023 CASE: PA 2023-39 Reflections Lake Elsinore APN 374 201 001 PLANNER: Carlos I Serna, Associate Planner REVIEWED BY: Traci Williams, Fire Marshal The Fire Department has reviewed this submittal and provides the following comments for the applicant’s consideration. 1. Verify that the most current applicable California Fire Code is used to determine minimum requirements. 2. The applicant or developer shall provide fire hydrants in accordance with the following: a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Hydrants must produce the required fire flow per the California Fire Code. c. Fire flow shall be determined by the building of the single largest square footage. Please provide square footage of In Cooperation With The California Department of Forestry and Fire Protection 130 South Main Street, Lake Elsinore, CA 92530 • Phone (951 ) 674-3124 www.rvcfire.org Proudly serving the unincorporated areas of riverside county and the cities of: Banning Beaumont Coachella Desert Hot Springs Eastvale Indian Wells Indio Jurupa Valley Lake Elsinore La Quinta Menifee Moreno Valley Norco Palm Desert Perris Rancho Mirage Rubidoux CSD San Jacinto Temecula Wildomar BOARD OF SUPERVISORS: Kevin Jeffries District 1 Karen Spiegel District 2 CHARLES WASHINGTON District 3 V. Manual Perez District 4 Dr. Yxstian Gutierrez District 5 the single largest building. Specific fire flow will be determined when actual square footage and construction type are provided. 3. Prior to building permit issuance, install the approved water system and contact the Fire Department for a verification inspection. 4. Identify any gates. Gates must meet Fire Department standards at the time of building permit application. 5. Fire apparatus access: the California Fire Code requires fire apparatus access to within 300 feet of all portions of all buildings. Where apparatus access roads exceed 300 feet in length, an approved turnaround is required. 6. Hose pull distances will be required to be shown on submitted site plans. Hydrants shall be located no further than 600 linear feet from any exterior wall of the proposed building. 7. Project access looks to fall within a flood-plain area. Fire department access roads shall be all-weather construction, meaning that they shall be available during any inclement weather event. Please verify that all access roads shall remain open and accessible in the occurrence of flood conditions. 8. The proposed General Plan Amendment does not create any identifiable change in impact. These comments are preliminary; further review will occur upon receiving additional plans. Additional requirements may be necessary at that time. Please feel free to contact me with any questions. BUILDING AND SAFETY DEPARTMENT General Conditions B-1. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes, which are enforced at the time of building, plan submittal. B-2. Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. B-3. B-4. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a.All ground floor units to be adaptable. b.Disabled access from the public way to the entrance of the building. c.Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of common area. e.Path of travel from public right-of-way to all public areas on site, such as club house, trash enclosure tot lots and picnic areas. B-5. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Sonia Salazar at ssalazar@lake-elsinore.org or 951-674-3124 X 286 B-6. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. B-7. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. B-8. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. B-9. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. B-10. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal B-11. Must submit Grading Plans to Engineering prior to Building. Building will not accept plans if they have not been submitted to Engineering first. Submitting Plans and Calculations. Applicant must submit to Building and Safety online portal for electronic plan check and permitting: a.An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b.A Sound Transmission Control Study in accordance with the provisions of the Section 5.507, of the 2022 edition of the California Green Code. c.A precise grading plan to verify accessibility for the persons with disabilities. d.Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) B-12. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. B-13. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued. Prior to Issuance of Building Permit(s) B-14. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division. Prior to Beginning of Construction B-15. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.