HomeMy WebLinkAbout03/20/07 PC Reports
CITY OF LAKE ELSINORE
PLANNING COMMISSION AGENDA
MICHAEL 0 NEAL CHAIRMAN
JOHN GONZALES VICE CHAIRMAN
JIMMY FLORES COMMISSIONER
AXEL ZANELLI COMMISSIONER
PHIL MENDOZA, COMMISSIONER
ROLFE PREISENDANZ DIR COMMUNITY DEVELOPMENT
WWWLAKE ELSINORE ORG
(951) 6743124 PHONE
(951) 6742392 FAX
LAKE ELSINORE CULTURAL CENTER
183 NORTH MAIN STREET
LAKE ELSINORE CA 92530
*******************************************************************
TUESDAY, MARCH 20, 2007
6 00 P M
[fyou are auendmg thiS Planmng Commission Meetmg please park m the Parkmg
Lot across the street from the Cultural Center ThiS Will assist us m llmltmg the
Impact of meetmgs on the Downtown Busmess Dlstnct Thank you for your
cooperatIOn'
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
PUBLIC COMMENTS - NON AGENDIZED ITEMS - 3 MINUTES
(Please read & complete a Speaker's Form at the pochum, pnor to the start of the
Planmng CorrumsslOn Meetmg)
CONSENT CALENDAR ITEMS
(All matters on the Consent Calendar are approved m one motIon, unless a
CorrumsslOner or any members of the publIc requests separate actIOn on a specific
Item)
1 Jomt Planmng Commission and PublIc Safety AdVISOry CommissIOn
Study Session Mmutes of December 13, 2006
RECOMMENDA nON
Approval
PAGE 2 - PLANNING COMMISSION AGENDA- MARCH 20, 2007
2 Mmor Design Review of a residential duplex located at the south east
corner of LewIs Street and Sumner Avenue (APN 374-132-001)
. Design Review consIderatIOn for a resIdentIal duplex ReVIew of the proposed
resIdentIal development IS pursuant to the HIstonc Elsmore ArchItectural
DesIgn GUIdelmes
CASE PLANNER
Agustm ResendIz, AssocIate Planner
Ext 232, aresendIz@lake elsmore org
RECOMMENDATION
Approval
PUBLIC HEARING ITEMS
(Please read & complete a Speaker's Form at the podIUm pnor to the start of the
Planmng ComrmsslOn MeetIng The ChaIrman WIll call on you to speak when your
Item IS called)
3 Conditional Use Permit No 2006-08, Tentative Parcel Map No 34591
(for CondomIDIUm purposes), and Residential DeSign ReView No 2006-
02 for Lake ElsIDore CondommIUms
The request IS for the followmg dIscretIonary applIcatIOns
. CondItIonal Use Penmt No 2006-08 to allow for mneteen (19) mdlVldually-
owned attached condormmum umts wIthm an underlymg common area
. TentatIve Parcel Map No 34591 for condormmum purposes
. ResIdentIal DeSIgn ReVIew No 2006 02 for the deSIgn and constructIon offour
(4) resIdentIal condormmum bUIldmgs whIch mclude mneteen (19)
mdIVIdually owned attached condormmum unItS and related Improvements
CASE PLANNER
KIrt Coury, Plannmg Consultant
Ext 274 kcoury@lake elsmore org
RECOMMENDA nON
Approval
PAGE 3 - PLANNING COMMISSION AGENDA- MARCH 20, 2007
4 ConditIOnal Use Permit No 2007-01
. A request to establIsh and operate a video arcade, establIshment and
operation of an outdoor dInIng area, and the sale of on-premise general
alcohol In conjunctIOn with a bowlIng and entertaInment center located
at 32250 MIssion TraIl, Lake ElSInore, CA (APN 365-040-024)
CASE PLANNER
Tom Wemer, Planmng Manager
Ext 270, twemer@lake-elsmore org
RECOMMENDATION
Approval
5 Commercial Design Review No 2006-16 (DIamond ProfessIOnal Plaza)
. DesIgn RevIew consIderatIOn for the desIgn and constructIOn of a 10,404
square foot conventIOnally bUllt profeSSIOnal medIcal office bUlldmg and on
SIte Improvements on a 92 net acre vacant SIte
CASE PLANNER
Justm Carlson, AssocIate Planner
Ext 295, Jcarlson@lake elsmore org
RECOMMENDATION
Approval
6 ResIdential DeSign ReView No 2007-01
. ReSIdentIalDeslgnRevlewNo R2007 01 whIch consIsts of seven (7) two
story smgle faIDlly resIdential dwelhng umts
CASE PLANNER
Agustin ResendIz ASSOCiate Planner
Ext 232, aresendIz@lake elsmore org
RECOMMENDATION
Contmuance
PAGE 4 - PLANNING COMMISSION AGENDA- MARCH 20, 2007
7 Conditional Use Permit No 2006-10 and Commercial Design Review
No 2006-07
. CondItIOnal Use Pernnt and DesIgn RevIew conslderatlon for the adilltlon of
two (2) new fuel dIspensers, winch w1l1 accommodate approxImately four (4)
new pumps and related on sIte Improvements to the eXIstmg Arco (AM/PM)
convemence store located at 29355 Central Avenue
CASE PLANNER
Justm Carlson, AssocIate Planner
Ext 295, ]carlson@lake elsmore org
RECOMMENDA nON
Approval
8 Amendment No 2 to Canyon Hills Specific Plan, Tentative Parcel Map
No 34442 (for CondomInIUm purposes), Conditional Use Permit No
2005-29 and Residential Design Review No 2005-28 for Parl{Slde
Terrace
. Amendment No 2 to the Canyon HIlls SpecIfic Plan
. Tentatlve Parcel Map No 34442
. CondItIOnal Use PermIt No 2005 29
. ResIdentlal DesIgn RevIew NO 2005 28
CASE PLANNER
KIrt Coury Plannmg Consultant
Ext 274 kcoury@lake elsmore org
RECOMMENDATION
Approval
BUSINESS ITEMS
INFORMATIONAL
STAFF COMMENTS
PLANNING COMMISSIONER'S COMMENTS
ADJOURNMENT
MINUTES
PRESENT:
JOINT PLANNING COMMISSION AND
PUBLIC SAFETY ADVISORY COMMISSION
STUDY SESSION
CITY OF LAKE ELSINORE
183 NORTH MAIN STREET
LAKE ELSINORE, CA 92530
WEDNESDAY, DECEMBER 1
CALL TO ORDER:
Chairman O'Neal called the Joint Planning
Commission Study Session to order at 4:03
PLEDGE OF ALLEGIANCE:
Director of Conununity Developmen
ROLL CALL
Als
Conunum
Kilroy, Dire
Manager Chip
Attorney Santana.
of Development Preisendanz, Information
De' ., Gty derk Ray, Lake and Aquatic Resources Director
Recreation Sapp, Building and Code Enforcment Division
nager Weiner, Engineering Manager Seumalo, Deputy Gty
PUBLICCOMME " S (Non-Agenda Items)
Mr. Tun Fleming stated his address as: Lakeshore Drive, Lake Elsinore. He said, "As a member
of the General Plan Advisory Committee I want to thank the Gty for their efforts in cleaning up
the Lakeshore Drive lakefront properties as it is the first step in cleaning up the past. As a
GP AC member it is my hope that before any decisions are made along the lake regarding
lakefront property use, careful consideration be given to the long term effects on the Gty. Being
that we are only discussing raw land here, not urban renewal, we must ensure that our number
one asset remains the lake itself. As you know, the lake has lost more amenities over the years,
Agenda Item No.
I
/3
Page of
PAGE 2 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
than we actually have in use today. I understand that to day's Joint Study Session is to address
Codes and Ordinances, land use-both permitted and non-permitted, within the Lakeshore
Overlay District. Our general plan update should contain two important issues: number one is
the goals which should be the statements which should provide philosophical direction, and
number two the objectives to provide points of measurement and attainment. There have
always been hopes and dreams for the lake and I believe we are on the verge of working towards
the goals of achieving the extreme dream"
DISCUSSION ITEMS
Director of Community Development isendanz stated
the Lakeshore Overlay District. The hore Overla
controversial for the staff and the city be olves both
interests and ownership. First he demon Ian 0 an overhead: "The Overlay
District in the development code identifies a . e lake, and as you can see, the
area is defined on Exhibi oes from treet to Street-approximately 3.45 miles
down to Iowa. This' as a city ave been involved in via Code Enforcement,
Lake Management Division. Swift mentioned, they were interested in
developing an area that 'verside an get many developers that wish to develop
along there and ng the B is the current existing General Plan. This
exhibit Are e dge Specific Plan. He said, "This is a future
Specific doc or a plan approved by the Gty, except for an area in the
Gen ' this area, as well as the rest of the lake edge should
deve op. Plan d use that calls it a Lake Edge, we have a Lakeshore
Overlay D r overlay, and then we have another layer that would be our
zoning. This 'bit. The zoning describes or identifies the area in light purple
as recreational, area around Lakeshore that is Cl - Neighborhood Commercial,
around Main Street aney comes in. There is an area along Riverside that's Commercial
Park and a medium 0 density on Joy Street, so there are some spot zoning's in there as well.
We have a multi-la of standards and requirements and design guidelines that we need to
adhere to in developing in this area. The other item that you don't see on the maps currently is
where the Army Corp of Engineers is involved in environmental issues as you enter into certain
jurisdictional lines, so we also are faced with that challenge. In the same light, I wanted to elude
to our General Plan Update, and the General Plan Update through the General Plan Advisory
Committee has prepared numerous meetings through a couple of years where we have talked
about the lake edge." He brought up the next exhibit and continued, "Currently there are three
Agenda Item No, I
Page d- of I ~
nts who were late to
ound Lakeshore on the
erty and have plans to
ed out. They want
people want to
Monica Swift of Bankhurst Realty from Lake Elsinore, represen .
the meeting said, "The clients own ninety acres from Joy
Riverside Drive frontage. They have spent millions of dolla
develop commercial and luxury town homes, and they d '
it to be taken into consideration that millions of do
invest millions into our city, and there is a need for
PAGE 3 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
alternatives of land use we have developed through public hearings, workshops, and so forth,
and in the area around the lake, the city will be divided into general districts: the Ballpark
District which is the stadium area - and these are all proposed of course, and the Lake Edge
District. Within the future plan we are identifying design guidelines and how the city wants to
develop the lake edge in the sense of urbanization, down to the smallest detail of fencing.
There is a definite interest and a plan for the lake edge. It helps to know where we are corning
from, what we are dealing with now, and what we are moving towards. This particular area is a
portion of the Lake Edge District of the future general plan." Overlay District for
instance requires Planning Commission approval of a design guid' or encing in that area, so
through the General Plan update, we are going to establish' . that district so we have
specific standards or guidelines to follow in the lake edge, ompass more than this
area. So, I wanted to paint a picture of the current situa . ion. We are now in
the process of the future, so we can now make ch r us. Currently,
though the issues of code enforcement are be e, but Code
Enforcement has made a lot of changes down of debris,
slabs, and fencing. So, we are addressing the rest .e in the ore Overlay
District, and those restrictions have to do with the us u see in one of your exhibits
regarding the use of the District itself far as pennitted nd those that are conditionally
pennitted. That's where we are today an ' kind of where re oing tomorrow."
Building and Safety ger Chipman stated, "Over the past several
years, the Code E umerous complaints, specifically the area
along Lakeshore Drive st towards the Four Comers area. Those
complaints ran from v encing, homeless camps, concrete slabs, and
parking of ong s of t n October of this year the Code Enforcement
Divisio pproximatelyone hundred seventy (170) parcels located
alon ntify those properties with the existing conditions in
violauo e. r completing the survey, letters were sent out to
appro . ferent property owners, informing them of those violations.
We've contin se efforts and have received quite positive results from most of
those property 0 are a few property owners that are still not in compliance and we
are working with t and resolve the outstanding issues, but I think if any of you have
driven along there yo ve seen the results, and they look pretty good. Also, at the same time
Public Works took th initiative to clean up their properties- weed abatement, trim the trees on
the city owned parcels along there. So, working in conjunction with them we were able to clean
up quite a bit of the debris along the Lakeshore edge, existing slabs, fences, and those kinds of
things. We are going to continue with that process, trying to work with the owners to get it
taken care of"
de Enforcement Manager
Mr. Preisendanz turns the floor over to B
Chipman to discuss enforcement issues.
Agenda Item No.
Page "3
of
l~
PAGE 4 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
Pat Kilroy, Lake and Aquatic Resources Department, said "Today I am requesting direction on
the process for establishing dock standards and not on the standards themselves. I've created a
detailed draft of some dock standards which I will be handing out to you today. I wanted to
read the purpose and preface of why I see we need those dock standards. 'The Gty of Lake
Elsinore is required by the State of California to maintain the lake for public park and recreation
purposes in perpetuity.' That's based on the transfer agreement of the lake itself from the state
to the Gty of Lake Elsinore. We own the surface water rights of the 1 ke on which docks float
on. The standards are intended to provide minimum requireme rotect public safety,
access, navigation and water quality. The Gty of Lake Elsin cognizes the utility and
convenience of these residential docks for their owners; ho e city must balance the
needs of the shoreline property owners with those of the g or the safe enjoyment
of Lake Elsinore by all recreational users. So, this is a ra here we're crossing
over public and private properties. With the fluid na 0' e lake, we e surface water
rights; it often inundates the property owner's pr rty. This has always . d of a gray
area, so we need to be sensitive on how we ap stab' . g dock stand at kind of
has a mix between land and water ties to it." Mr.\..d out Draft andards. He
continued, "Again, I am not asking for your input on th oday, just on the process; and I
would recommend forming a Joint Su mmittee consist two members from each of the
commissions to work out a final draft 0 dock standa envision this Sub-Committee
holding open public meetings to gathe ecially fro e line property owners,
because they're going to be the most affec . y ha 0 ask their opinion for any
standards that are established. If you gene commendation today, then we
would list this as an age ' or your re sched Commission Meetings for you to
appoint two members . sions to ub-Committee."
Director of Communi ked the Commissioners to discuss both
items of discus . n, first y would need direction as far as how the
Commissi out g mbers from each Commission on a Sub-
uld hat back to the Planning Commission as well, and Mark
fety Commission on an agendaized item to appoint two
co nts regarding the current situation of the lake edge in
d comments relative to the general plan update and where we
lake edge in this particular area because we are concentrating in
e Commissioners would see the city evolving.
PUBLICCOMME
NONE
CONSENT CALENDAR
Commissioner Comments
Agenda Item No.
Page Y
of
PAGE 5 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
Planning Conunissioner Zanelli stated, "I think the improvements made along Lakeshore have
been great. It looks much better. In regard to docks on private properties, I am not quite sure
how that would fit in along any of those private properties along Lakeshore as the access to the
properties themselves appears to be quite limited. I am not intimately aware of that, but I don't
have an issue with having public docks for the residences. In any future development
commercial properties along the water's edge such as condominiums or hotel, I would like to see
us maintain public access either through walking paths, bike paths, or s me means for the public
to transgress the areas anywhere we can along the lake as it is a reso r us and would attract
tourism here and make it a nice place for people to come. I some other water front
areas access is not available and I think that at this point in we have an opportunity
to guide that in the future, I would really like to see us open space along the
water's edge available to the public. If we decide to put e I would volunteer
to do that."
Mr. Kilroy, Lake and A
for any input on the
I've actually had a '
public and elected appo
r, the two
Ms Sund said, "I like the dock idea about ha
groups-the four of us."
Planning Conunissioner Flores directe
Resources: "I haven't had an oppo
gotten this earlier so I could review it.
scanning that you've included the release 0
if the city has any existing dock construction
Mr.
is ta on a case by case basis, you need city approval and a
n an mdividual basis with no guidelines provided."
Planning Co
throughout the lake.
s asked Mr. Kilroy if this would affect the entire shoreline
Mr. Kilroy answered,
at's correct, not just the overlay district."
Conunissioner Flores asked if any existing facilities have been considered, for instance the
Princess Boat that is being done.
Mr. Kilroy said he was just looking for a process to move forward on the establishment of any
kind of dock standards.
Agenda Item No.-L
Page 5 of~
PAGE 6 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
Planning CDmmissioner Flores said, "It seems like we are going to need a lot of procedures and
standards, I agree that a Sub-CDrnmittee run from Public Safety Advisory CDmmission,
including yourself and CDmmission, would probably put this in its perspective and I look
forward to being a part of that."
Planning CDmmissioner Flores addressed Robin Chipman, Building Di ision Manager "It seems
to me, you're in the code enforcement part of this deal, which . . Listening to many
people, including the complaints from people who have been . t and others, I am
wondering how much more we need to add to this. I know ryone has a wish list. Is
there anything else you would like to see modified or in a existing zoning codes
and so forth that you personally feel, through your expe . h these complaints
and cars and camping and RVs and housing. The mo istrict providing
its own soil in an area that should have never been . ts are coming
in because we have allowed an agency to do so ccording to zo mmercial
laws prohibit. So, there must be additional items ad tandard. I ~ wondering if
you have any of those you would like us to review beca . be in these chairs with these
standards and regulations for quite so "
existing code allows for
into over the years with
of enforcement. We haven't
roperty, at direction the city's intent is for
lopment of this particular area. The zoning
ti n to enforce it as we have the last several
't believe we need to add too many more
y we are going to go in the future."
sed Robin Chipman, Building Division Manager. He
od commercial. Planning CDmmissioner Flores said,
ave a few areas that were colored as neighborhood
g along that shoreline."
tor of CDmmunity Development Preisendanz
Director of CDmm evelopment Preisendanz said, "Neighborhood commercial has a list
of uses that is per .tted, there is also the Recreational District. Within neighborhood
commercial, apparel stores, appliance stores, bicycle shops, florists, and general merchandise
stores are permitted."
CDmmissioner Flores asked Mr. Preisendanz if there are any in existence today along the colored
areas .
Agenda Item No.
Page b of I"
PAGE 7 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
Director of Community Development Preisendanz answered, "No, it is a good point you bring
up. We've had some inquiries along the area where Cheney intersects Graham The problem
has been restricted access to get in and out of the site, restricted developable area in the sense of
foundations and building pads. And so, whenever we have spoken to people they have gone
away and not come back because of the restrictions. At one point, a couple of years ago 1 had
discussed pole design, having a pier going out with a restaurant on it and it was two-story
situation. It probably would have cost a great amount of money, but we had discussed it at a
few meetings, but they never came back It's really restricted, bec ere is a little narrow
strip that's Cl, Neighborhood Commercia1. Generally Gl is jus p own from G2, which
is general commercia1."
Commissioner
that there
didn't s
the
es on when we do incur flooding. 1 know
fro ke shoreline allowed for the excess water. 1
gave any type of distance for that, from the lake itself to
Commissioner Flores said he noticed that there are jus
knows of one only and that is the restaurant that's 1
found it interesting to see those that were availabl
medium density. 1 noticed that there are some
noticed you have outlined or colored at least a mile
homes are actually in that medium density we are t
Lakeshore, down to Caldwell Street in f t of where Ada
Director 0
shown on the
or establish a rec
in tenns of what yo
are shown as purple,
lopment Preisendanz stated that the recreational zoning line
y line. The original intent on the zoning was to create a buffer
that was restricted in use. The recreational area is very restricted
there. He said he thought that was the intent for those areas that
creational.
Commissioner Knight said, "I drive down Lakeshore and it is looking so good, but it still has
room for improvement. We are addressing some of the issues right now that need future
improvements. The fences you see that extend along the private property and out into the
water, as far as I'm concerned are a safety hazard and need to be dealt with. Docking, 1
guarantee you that as soon as we meet again, the Public Safety Advisory Commission will supply
two members to study the dock situation and give you a safety guideline to work with."
Agenda Item No.
Page
I
of
PAGE 8 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
Commissioner Mendoza said, "I think the committee on the docks is warranted and I think we
will move by leaps and bounds, especially with this path. They did a really good job but at the
same time we have to make sure we are protecting the city also. As far as a few of these
definitions, as far as the littering... I know we can't necessarily fine the property owner for any of
the littering on there because you can't say that he did it specifically, but can we fine them for
not cleaning it up in a timely manner?"
Director of Community Development Preisendanz responded
property owner is responsible. We do give him or her a reas
cleanup, but after a period of time they are subject to citatio
our best to coordinate with them We realize that theyal'
and in some cases Public Works will chip in and just
becomes fairly large refrigerators and who kno
eventually the property owner is responsible."
Co
where
conJunctlo
months. Is t
plus ten percent
isn't authorized, the
, "The area we are describing, the
edge in t . particular area, so when we are
ake area. The area is in a redevelopment
and we would have to meet with city
opportunities as we get down to that point
way possible to get fencing in compliance."
~n-conforming use, in number C on the foundations
er c rete structures not for use for retaining pUlposes, not in
existmg or developed property shall be removed within six (6)
we can have them pay a bond, whatever the cost of removal is
they put anything down so we don't have to come back and say it
take it out and all of a sudden they can't afford to take it out?"
Director of Comm ty Development Preisendanz asked Commissioner Mendoza if he was
talking about having them place a bond, each of the property owners to keep them from placing
any concrete.
Commissioner Mendoza said he was talking about if there are any new structures that need to be
removed after, say six (6) months; it says 'Shall be removed within six (6) months.' If someone
put something in that has to be removed within six (6) months, it could if we were able to
Agenda Item No. I
o of I ~
Page
PAGE 9 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
condition it. If it was a project that came before the Commission and the Gty Council could
condition it to bond for a removal.
Commissioner Mendoza responded, "Obviously, we can't do it to the older ones, I'm just saying
if anyone does anything in the future. That's to protect our interest."
Director of Community Developmen
Commission on that and discuss it with
exist with that.
situations where some
so those we are not
at or smaller structures,
instance, restaurants are
ction techniques and
Director of Community Development Preisendanz said "There are
permits are ministerial, for example over the counter small structur
able to condition, so I don't know if we have the mechanism to
but we could on larger structures. In the Lakeshore Overlay D'
allowed in there if it would work, you have to meet a
everything, but in that case we could require a bond for a .
Commissioner Mendoza answered, "I'm just t .
protect our interests so someone can't say, 'He
to take it up.' I know we're pretty diligent on eve
at this whole recreation area
In 1980 this area was all under
aid, "Depending on what the zoning is,
't conforming to the current standards. We
a onforming use if it was non-conforming to the
ermitted in the recreational district, and also the overlay
that are conditionally permitted and although there
.ourist Commercial or General Commercial, but it is an
iona type uses and there are some possibilities. I think the
he topography of the sites is very restrictive to development."
Vice Chair Gonzale
there right now?"
, "This area right in here, this big recreational area, what is allowed
Director of Community Development Preisendanz responded, "Glrrently that area that you are
pointing at is C1 or a neighborhood commercial along the west side of Lakeshore Drive and its
very narrow as you can see. In the Recreational Area you would have such things that would be
approved with a conditional use permit... This is agriculture, horticulture, airports or heliports,
athletic fields, boat docks, campgrounds, equestrian facilities, fishing piers, golf courses and
driving ranges, parks."
Agenda Item No. ~
q of
}~
Page
PAGE 10 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
Vice Chair Gonzales confirmed that these would be things that would come under water
without serious problem.
Director of Community Development Preisendanz agreed. He said, "If you look at the list,
there are tennis courts and it says 'Other uses which the Planning Commission finds to be in
accord with the purpose of this chapter'. If a use came in that was ot on this list we would
have to bring it before the Commission and adopt a resolution to ad the list. The intent is
to keep major structures out of the recreational area. This ational District is more
restrictive, than you see on the Overlay District, which encom e entire lake. It's a good
point you brought up in the sense that the recreation is the c we've had."
Vice Chair Gonzales asked if they were talking abo
being looked at along the area they were discussin
there was a spot where it was possible it would
(going to affect these developments later. From the
atlon area.
Chairman 0' support heartily a joint sub-committee to address the processing
of dock standar n to that, this committee could address a number of issues that
have been brought n example, what are tourist-oriented uses, public access? What are
in fact the city's pIa 'th respect to the development of this area? What about fencing,
overnight camping, s oreline buffer zones? I think that what can happen here is that all of these
can be addressed by a couple of members from each of these committees getting together with
the appropriate manager and putting together some standards that can in fact be sent back to
each of the respective committees for further comment. Deputy Gty Attorney Santana would
probably attest to that one could ask another question, and another question, and another
question, and quite frankly it seems to me here that the specificity is not what we are necessarily
looking for, but we are looking for some direction. So, it seems to me that the best thing would
Agenda Item No. I
Page ( 0 of I j
PAGE 11- JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
be for this Sub-Committee to address all of these concerns and 1 would be happy to either
appoint or ask for two bodies from the Planning Commission to make time to do this."
A person in the audience who didn't state their name asked that the homeless population in
Lake Elsinore be addressed.
Deputy Gty Attorney Santana said, "I think that what
state law. If the intent for the Joint Sub-Committee'
solely of commissioners and not of commissione
would be appropriate for both of the co
representatives to serve on that committee and then t
their respective commissions and report on things that
at the will of the sub-committee. The Q comment that
of both the Planning Commission an ublic Safety
include two (2) representatives of their re
the public, we would have to take a differe
wanted to make sure you were aware that th
is so your choice."
at there is a certain
F ur Comers area and
Robin Chipman, Building Division responded, "I think we're all
homeless population in Lake Elsinore, in particular, Lakeshore
addressed the issue.
d about this particular issue. 1 would be so
have ample opportunity to comment on
take. Also, 1 think it speeds up the process a
ill a rapid manner. That would be how 1 would
ave t ree with you Commission Chairman. That would keep
commissions that are available today, along with staff."
Director of Co
meeting; the study s
opment Preisendanz thanked both Commissions for attending the
to bring to light an issue that has been going on for quite a while.
STAFF COMMENTS
NONE
PUBLIC HEARING ITEMS
Agenda Item No.
Page
( I of
13
PAGE 12 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
NONE
BUSINESS ITEMS
NONE
ADJOURNMENT
THERE BEING NO FURTHER BUSINE
ADJOURNED THE MEETING AT 4:54 PM
Ron Hewison
Chairman, Public Safety Advisory Commission
INFORMATIONAL
NONE
Kristine Herrington
Office Specialist III
ATTEST:
Agenda Item No.
Page I d- of I ?>
PAGE 13 - JOINT PLANNING COMMISSION AND PUBLIC SAFETY
ADVISORY COMMISSION STUDY SESSION- December 13, 2006
Rolfe Preisendanz, Director of Conununity Development
Agenda Item No.-l-
Page I ~ Of~
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO:
CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM:
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
MARCH 20, 2007
PREPARED BY:
AGUSTIN RESENDIZ, ASSOCIATE PLANNER
PROJECT TITLE:
MINOR DESIGN REVIEW OF A RESIDENTIAL
DUPLEX LOCATED AT THE SOUTH EAST
CORNER OF LEWIS STREET AND SUMNER
AVENUE (APN: 374-132-001).
APPLICANT:
HECTOR ZUBIETA
38372 INNOVATION CT.; SUITE 204
MURRIETA, CA 92563
OWNER:
FROYLAN ALFARO
24780 HAYS AVENUE
MURRIET A, CA 92562
PROJECT REQUEST
The applicant is requesting design review consideration for a residential duplex.
Review of the proposed residential development is pursuant to the Historic Elsinore
Architectural Design Guidelines, Chapter 17.82 (Design Review), Chapter 17.14
(Residential Development Standards), and Chapter 17.66 (Parking Requirements) of
the Lake Elsinore Municipal Code (LEMC).
PROJECT LOCATION
The approximately .20 acre vacant site is located on the southeast side of Sumner
A venue and Lewis Street, within an area identified as Planning Area 6 of the "Historic
Elsinore" Overlay District, APN 374-132-001. More specifically, the property is
located within the Medium Density Residential (MD) land use area and has a General
Plan designation of Medium Density.
AOEJlDftt .!'\~-J.-,"-
PACE I
J-
".c..-3J
~ .P'
oj.. ---
REPORT TO PLANNING COMMISSION
March 20, 2007
PROJECT TITLE: MDR OF A RESIDENTIAL DUPLEX AT THE
SOUTHEAST CORNER OF SUMNER AVENUE AND
LEWIS STREET (APN: 374-132-001)
ENVIRONMENTAL SETTING
Project
Site
North
South
East
West
Residential
Residential
Residential
Residential
Medium Densi
Medium Densit
Medium Densi
Medium Densi
Medium Densi
Medium Densi
Medium Densi
Medium Densi
PROJECT DESCRIPTION
The applicant is requesting design review consideration for the development of a two-
story conventionally built attached duplex. The development will consist of two (2)
dwelling units, each having a living space area of approximately 1,406 square-feet. The
units will include three (3) bedrooms, two and one half (2 1/2) baths, a kitchen, a great
room and laundry room. The project will also have one (1) fully enclosed two-car
garage for each living unit and two (2) uncovered parking spaces for a total of six (6)
off-street parking spaces, which will be accessed via a nineteen 19-foot wide driveway.
Private open space areas of approximately 100 square feet will be provided for each
unit and a 2,580 square foot area for common open space.
The total building footprint, including the dwelling units and garages will be 2,390
square- feet with a lot coverage of approximately twenty-six percent (26%), which is in
compliance with the Medium Density (MD) development standards of the Historic
Elsinore Architectural Design Standards.
Architecture
Pursuant to the Historic Elsinore Architectural Design Guidelines, the architectural
design of the duplex can be identified as "Bungalow". Staff has worked closely with
the applicant to achieve additional articulation on all elevations to be consistent with
the "Bungalow" design and the purpose and intent ofthe "Historic Elsinore" Overlay
AGENDA ITEM NO. r
PAGE CL OF -3/
REPORT TO PLANNING COMMISSION
March 20, 2007
PROJECT TITLE: MDR OF A RESIDENTIAL DUPLEX AT THE
SOUTHEAST CORNER OF SUMNER AVENUE AND
LEWIS STREET (APN: 374-132-001)
District. Further, the applicant is proposing a variety of architectural elements
consistent with the proposed architectural design of the units. These features include
decorative elephantine columns, stone veneer "river rock" wainscot, wide window
frames and paned glass windows, covered porch entries, multiple roof planes,
decorative wood braces, exposed rafter tails, and concrete flat tile.
The applicant is also proposing to install a six foot (6') high wood fence along the side
and rear property lines. Return walls visible from the public right of way and along the
front of the units will be architecturally enhanced, matching the architectural style of
the duplex. The applicant shall be required to remove and replace any existing chain
link fencing or any fencing that is in poor condition.
Landscaping
The applicant is proposing to incorporate thirty-six percent (36%) ofthe net area of the
site for the purposes of landscaping. In addition to being automatically irrigated, the
landscaping will include one (1) 15 gallon "Crape Myrtle" and one (1) 15 gallon
"Jacaranda" tree and accent plantings.
Color and Materials
Roof
Walls
Accent Base
Ex osed Rafters
Fascia/Trim /Wood Shutters
Grass Valley Blend
Oatmeal
Mesa Verde
Artist Canvas
Meadowlark
Concrete Flat Tile
Stucco
Stone Veneer
Wood
Wood
BACKGROUND
On January 4, 2007 the Design Review Committee (DRC) reviewed the proposed plans
and provided several substantive comments on the proposed architectural design,
building massing, fencing along the right-of-way of the subject property, and
landscaping. The DRC recommended that the applicant revise the architecture to
AGENDA ITEM NO.d-
PAGE .:l OF ::3/
REPORT TO PLANNING COMMISSION
March 20, 2007
PROJECT TITLE: MDR OF A RESIDENTIAL DUPLEX AT THE
SOUTHEAST CORNER OF SUMNER AVENUE AND
LEWIS STREET (APN: 374-132-001)
incorporate elements that are consistent with the selected style of architecture. Once
revised, the applicant re-submitted plans along with building elevations which
incorporated the recommendations that were suggested by the DRC.
ANALYSIS
Staff has reviewed the project and found that with the attached conditions of approval,
the project meets all minimum requirements of the Historic Elsinore Architectural
Design Guidelines and Development Standards and Chapter 17.82 (Design Review)
and Chapter 17.66 (Parking Requirements) of the Lake Elsinore Municipal Code
(LEMC).
Parking and circulation
The proposed parking and circulation meets the requirements of Chapter 17.66
(Parking Requirements). Section 17.66.020 requires the following:
b. For multi-family and attached single-family dwellings, duplexes:
2) For two or more bedrooms: one covered space, plus one and one-
third (1-1/3) open spaces per dwelling unit. (Based on this
methodology the proposed development would be required to
provide a total of two (2) covered spaces andfour (4) open spaces
for a total of six (6) off-street parking spaces.
The applicant has met the minimum requirements as mandated by Section 17.66.030 of
the LEMC, by providing a fully enclosed 2-car garage for each dwelling. The applicant
is also proposing to provide two (2) concrete "mow" strip parking spaces in a tandem
position instead of solid hardscape parking spaces. This will allow the applicant to
achieve the one and one-third (1-1/3) parking space requirement as well as
incorporating additional landscaping.
AGENDA ITEM NO. J-
PAGE~OF 31
REPORT TO PLANNING COMMISSION
March 20, 2007
PROJECT TITLE: MDR OF A RESIDENTIAL DUPLEX AT THE
SOUTHEAST CORNER OF SUMNER AVENUE AND
LEWIS STREET (APN: 374-132-001)
Architecture
The proposed architectural design of the duplex meets the requirements set forth within
the Historic Elsinore Architectural Design Guidelines (Appropriate Architectural
Styles for Residential Uses). The Architectural Design Guidelines for the land use in
which this project is located, states that:
A variety of residential styles are allowed including Bungalow, Craftsman,
Spanish Eclectic (which may include elements of the Mission style), Folk
Victorian, Monterey, Prairie, Shingle and Victorian Stick.
To comply with this guideline, the applicant has chosen a "Bungalow" architectural
style for the proposed duplex. In conformance with the Historic District, the applicant
has incorporated architectural elements consistent with and according to the
"Bungalow" design standards as stated within the Historic Elsinore Architectural
Design Guidelines.
Landscaping
The proposed landscaping meets the requirements set forth within Section V
(Landscape Standards) of the Historic Elsinore Architectural Design Guidelines. The
proposed landscaping serves to emphasize and enhance the established character by
incorporating landscape design criteria, which will upgrade and support the downtown
1920' s theme and the desired character of the existing neighborhoods
Color and Materials
The proposed colors and materials meet the requirements of the Historic Elsinore
Architectural Guidelines in that the colors and materials proposed have been selected
from the approved color pallet and will complement and enhance one another as well
as the surrounding neighborhood.
AGENDAITENUNO.~
PAGE.L OF 3(
REPORT TO PLANNING COMMISSION
March 20, 2007
PROJECT TITLE: MDR OF A RESIDENTIAL DUPLEX AT THE
SOUTHEAST CORNER OF SUMNER AVENUE AND
LEWIS STREET (APN: 374-132-001)
ENVIRONMENTAL DETERMINATION
Pursuant to the CalifomiaEnvironmental Quality Act (CEQA), Section 15303(b) (New
Construction olSmall Structures), staff has determined that the proposed project will
not have a significant affect on the environment and is therefore exempt from the
provisions of CEQA. Therefore no additional environmental clearance is necessary.
RECOMMENDATION
Staff requests that the Planning Commission adopt Resolution No. 2007-_ approving
the proposed residential duplex based on the attached Findings, Exhibits, and
Conditions of Approval.
PREPARED BY:
AGUSTIN RESENDIZ, ASSOCIATE PLANNER
APPROVED BY:
~~ENDANZ'
DIRECTOR OF COMMUNITY DEVELOPMENT
ATTACHMENTS:
1. VICINITY MAP
2. PLANNING COMMISSION RESOLUTION
3. PLANNING COMMISSION CONDITIONS OF APPROVAL
4. CEQA-NOTICE OF EXEMPTION
5. REDUCED EXHIBITS
6. LARGE EXHIBITS
7. COLOR SWATCHES
AGENDA ITEM No.2
PAGE La- OF 3- (
MINOR DESIGN REVIEW FOR A RESIDENTIAL
DUPLEX ON THE SOUTH WEST CORNER OF
LEWIS STREET AND SUMNER AVENUE
.
"""~{">
""'''~Q
"",~
"'~<1'
",,,,-,,,, ..'<
PLANNING COMMISSION
MARCH 20, 2007
"'r';':\\J;\~O.~
hG\;;\>lDM \ ,:"", of ~
p~t~
RESOLUTION NO. 2007-
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A
MINOR DESIGN REVIEW FOR A RESIDENTIAL DUPLEX
WHEREAS, Mr. Froylan Alfaro filed an application with the City of Lake
Elsinore requesting approval of a Minor Design Review for a residential duplex to
be located on the southeast comer of Sumner Avenue and Lewis Street, more
specifically identified as (APN: 374-132-001); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of considering, approving, conditionally
approving, or denying Minor Design Review requests for residential duplex
projects; and
WHEREAS, notice of the Project has been given and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties with respect to this item on March 20,
2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Project and
finds that it is consistent with Medium Density (MD) Single-Family Residential
standards and citywide parking requirements as set forth in the Lake Elsinore
Municipal Code.
SECTION 2. The Planning Commission finds and determines that the
Project is categorically exempt from the California Environmental Quality Act
(Cal. Pub. Res. Code 99 21000 et seq.: "CEQA") and the CEQA Guidelines (14
C.C.R. 99 15000 et seq.) pursuant to a class 3(b) exemption for new construction
or conversion of small structures because the Project involves construction of a
duplex or similar multi-family structure totaling no more than four units. (See 14
C.C.R.9 15303(b)).
SECTION 3. That in accordance with Lake Elsinore Municipal Code
Chapter 17.82, the Planning Commission makes the following findings for the
approval of the Project:
AGENDA ITEM NO. .'d-
PAGE .Yi OF -31
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F4
1. The Project, as approved, will comply with the goals and objectives of the
intended General Plan and the Zoning District in which the Project will be
located.
The Project complies with the goals and objectives of General Plan
designation, which is Medium Density. The Medium Density designation is
intended for a wide range of residential development types including
attached and detached single-family units at the lower end of the range and
multiple family units at the higher end of the density range. The maximum
permissible density under the Medium Density designation is twelve (12)
dwelling units per acre. The Project proposes two (2) dwelling units for the
entire existing lot, which falls within the permissible density range of the
Medium Density designation.
The Project will assist in achieving the development of a well balanced and
functional mix of residential, limited commercial, limited industrial, open
space, recreational and institutional land uses by providing additional
affordable housing within the City of Lake Elsinore. The Project
encourages the development and maintenance of a broad range of housing
types for all income groups and age categories. The Project, which
incorporates "Bungalow" style architecture, provides a well rounded design
and maintains the desirable rural characteristics and base framework of the
City to achieve quality and compatibility with preexisting development.
2. The Project complies with the design directives contained in Section
17.82.060 and all other applicable provisions of the Municipal Code.
The Project is appropriate to the Project Site and surrounding developments
in that the duplex has provided a fifteen foot (15') front yard setback, private
and common open spaces, sufficient front and rear yard landscaping, and
safe and sufficient on-site vehicular circulation. Further, the Project will
complement the quality of existing development and creates a visually
pleasing, non-detractive end product. The duplex will utilize "Bungalow"
style architecture which includes elements such as 360-degree architectural
articulation pursuant to the "Historic Elsinore Design Guidelines, " cross
gable roof design, concrete tile roof material, wood siding walls, wood
columns, exposed rafter tails, decorative wood doors, exterior light fixtures,
wood window shutters, and planters.
AGENDA ITEM NO. ~
PAGE -=:L OF 3- f
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F4
3. Subject to the attached conditions of approval, the Project is not anticipated
to result in any significant adverse environmental impacts.
A Class 3 CEQA exemption may be invoked when the development proposal
involves construction of a duplex or similar multi-family residential
structure totaling no more than four dwelling units. Pursuant to CEQA
Guidelines 15303(b), the Project is exempt from environmental review
because it involves the construction of a duplex which does not exceed the
maximum allowable number of units.
Moreover, the Project has been reviewed by all City divisions and
departments, which have imposed certain conditions of approval on the
Project to ensure that no adverse impacts occur. In light of those conditions
of approval, as well as the design features of the Project itself, the Project
will not have a significant effect on the environment.
4. Conditions and safeguards pursuant to Chapter 17.82.070 of the Zoning
Code, including guarantees and evidence of compliance with conditions,
have been incorporated into the approval of the Project to ensure
development complies with the objectives of Chapter 17.82.
Pursuant to Section 17.82.070, the Project has been scheduled for Planning
Commission consideration on March 20,2007. The Applicant shall meet all
required setbacks and development standards for Medium Density
development in the "Historic Elsinore Overlay District, " as set forth in the
Historic Elsinore Design Guidelines.
SECTION 4. Based upon all of the evidence presented, the findings above,
and the conditions of approval imposed on the Project, the Planning Commission
hereby approves the Minor Design Review for the Residential Duplex located at
the southeast comer Sumner Avenue and Lewis Street (APN: 374-132-001).
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
AGENDA ITEM NO. ).--.
PAGE~OF31
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE40F4
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by the
following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe M. Preisendanz
Director Community Development
AGENDA ITFjl\1 NO. )-
PAGELL OF ~ I
CITY OF LAKE ELSINORE
CONDITIONS OF APPRO V AL
PROJECT NAME:
MINOR DESIGN REVIEW OF A RESIDENTIAL
DUPLEX LOCATED AT THE SOUTH EAST
CORNER OF LEWIS STREET AND SUMNER
AVENUE (APN: 374-132-001).
GENERAL CONDITIONS
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees, and Agents from any
claim, action, or proceeding against the City, its Officials, Officers, Employees
or Agents to attach, set aside, void, or annul an approval of the City, its
advisory agencies, appeal boards, or legislative body concerning the Minor
Design Review project attached hereto.
2. The decision of the Planning Commission shall be final fifteen (15) days from
the date of the decision, unless an appeal has been filed with the City Council
pursuant to the provisions of Chapter 17.80 of the Lake Elsinore Municipal
Code.
3. If the project proposes an outdoor storage tank, the applicant shall locate the
unit within the side or rear yards. If location must be within the front yard, the
applicant shall provide a method of screening subject to the review and
approval of the Director of Community Development or his designee.
4. Minor Design Review approval of two-story residential duplex at the southeast
comer of Sumner Avenue and Lewis Street (APN 374-132-001) will lapse and
become void one (1) year of the approval date unless a building permit is issued
and construction commenced and diligently pursued toward completion.
PLANNING DIVISION
5. All Conditions of Approval shall be reproduced upon page one of building
plans submitted to the Building and Safety Division for Plan Check. All
Conditions of Approval shall be met prior to the issuance of a Certificate of
Occupancy and release of utilities.
6. Prior to issuance of any grading or building permits, the Applicant shall sign
and complete an "Acknowledgement of Conditions," and shall return the
AGENDA ITEM NO. ~
PAGE I;}-OF _3 I
executed original to the Community Development Department for inclusion in
the case records.
7. Prior to the issuance of a building permit, the applicant shall obtain and submit
a "will serve" letter from Elsinore Valley Municipal Water District to the
satisfaction of the Director of Community Development. The "will serve" letter
shall specifically indicate the specific water flow volumes for both domestic
and fire protection water supply. The applicant shall submit water plans to
EVMWD and shall incorporate all District conditions and standards, including
payment of applicable connection fees.
8. The applicant shall 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 and specify the technical data for the water
services at the location, such as water pressure and volume, etc. The applicant
shall submit this letter to the Community Development Department prior to
applying for a building permit.
9. All site improvements shall be constructed as indicated on the approved site
plan and elevations, with revisions as noted herein. The applicant shall meet all
required setbacks and development standards pursuant to Section 17.23 (R-l
Single-Family Residential). Any revisions to the Minor Design Review attached
hereto shall be processed in a similar manner as the original Minor Design
Review. All plans submitted for Building Division Plan Check shall conform to
the submitted plans as modified by Conditions of Approval.
10. The development of the homes shall be in conformance with approved plans
referenced herein or modified with the approval of the Community
Development Director or designee.
II.All materials and colors depicted on the plans and materials board shall be used
unless approved by the Community Development Director or designee.
12.At a minimum the applicant shall use a light concrete tile or other material
approved by the Community Development Director or Designee. All roofing
materials shall have a minimum Class "A" Fire rating, and so noted on the
construction plans.
13. The Applicant is to meet all applicable City Codes and Ordinances.
14.A cash bond of $1,000.00 shall be required for any construction trailers placed
AGENDA ITEM NO. ?--
PAGEJ30F~~1
on the site and used during construction. 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.
I5.The Applicant shall comply with the City's Noise Ordinance. Construction
activity shall be limited to the hours of 7 :00 AM to 5 :00 PM, Monday through
Friday, and no construction activity shall occur on Saturdays, Sundays or legal
holidays.
16.The 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.
17. The applicant shall meet all applicable County Fire Department requirements
for fire protection.
I8.The applicant shall meet all applicable Building and Safety Division
requirements.
19.Any exterior air conditioning or other mechanical equipment shall be ground
mounted and screened so that they are not visible from neighboring property or
public streets. Air conditioning units and related equipment may not encroach
more than two-feet (2') into the required minimum side yard setback.
20.Garages shall be constructed to provide a minimum interior clear space of
twenty feet (20') x twenty feet (20') for two cars.
21. The Applicant shall plant twenty-four inch (24") box street trees, selected from
the City Street Tree List, a maximum of thirty feet (30') on center along all
street frontages. Planting is subject to the approval of the Community
Development Director or designee prior to issuance of a Certificate of
Occupancy.
22. The Applicant shall provide shrubs and plant materials as shown on the
landscape plan. All accent shrubs shall be a minimum five-gallon (5) in size.
Any changes to this plan shall be subject to the approval of the Community
Development Director or designee. The landscape plan improvements and
plantings shall be fully installed prior to issuance of a Certificate of Occupancy.
AGENDA 1TEt\1..]'J o. ..~. .
PAGE l'tOF _~ I
23.Planting within fifteen feet (15') of ingress/egress points shall be no higher than
36 inches.
24. The Applicant shall provide an irrigation system for landscaped areas onsite as
shown on the landscape plans. The irrigation system shall be fully installed and
operational prior to the issuance of a Certificate of Occupancy.
25. The Applicant shall provide a rain sensor as shown on the landscape plan. The
rain censor shall be installed prior to the issuance of a Certificate of Occupancy.
26.All exposed slopes in excess of three feet (3') in height shall have permanent
irrigation system and erosion control vegetation installed, as approved by the
City's Landscape Architect. A Planting and Irrigation Plan shall be submitted,
approved and planted prior to the issuance of a Certificate of Occupancy. Fees
are required for review of plans and inspections.
27.Driveways shall be constructed of concrete per Building and Safety Division
standards.
28.All walls or fences located in any front yard shall not exceed thirty-six inches
(36") in height with the exception that wrought-iron fences may be five feet (5')
in height. Chain link fences shall be prohibited.
29.The applicant shall construct the City's Standard six foot (6') wood fence along
the sides and rear property lines of each lot. The return walls in view of the
public right of way and along the front of the residence will be architecturally
enhanced, matching the architecture style of the residence.
30.The Applicant shall be required to remove and replace any existing chain link
fencing and any fencing that is in poor condition. It will be the responsibility of
the Applicant to contact the effected neighboring property owners. If the
existing fencing is in good condition, this requirement may be waived per the
approval of the Community Development Director or Designee.
31. The building address shall be a minimum of four inches (4") high and shall be
easily visible from the public right-of-way. Care shall be taken to select colors
and materials that contrast with building walls or trim.
32.The Applicant shall provide a flat concrete pad a minimum of 3'- 0" by 7'- 0"
adjacent to the dwelling unit. The storage pad for trash barrels shall be
AGENDA ITEM)lO. ?-
PAGELL OF 3-1
concealed from public view.
33.The Applicant shall provide assurance that all required fees to the Lake Elsinore
Unified School District have been paid prior to issuance of building permits.
34.The Applicant shall pay park-in-lieu fees in effect at the time prior to issuance
of building permits.
35.The Applicant shall meet all Conditions of Approval prior to the issuance of a
Certificate of Occupancy and release of utilities.
36. The Applicant shall pay the Multi Species Habitat Conservation Plan Fee
(MSHCP) Local Development Mitigation Fee. (Fee for density less than 8
du/ac) prior to obtaining building permits.
37.The Applicant shall submit a check in the amount of $64.00 made payable to
the County of Riverside for a Notice of Exemption. The check shall be
submitted to the Planning Division for processing within 48 hours of the
projects approval.
38.The Applicant shall pay the applicable Library Capital Improvement Fund fee.
39.The Applicant shall pay the applicable Building Impact Fee.
40.Prior to the issuance of any building permit for the Project, Developer shall
enter into an agreement with the City and the Redevelopment Agency of the
City of Lake Elsinore to provide (a) 15% of the units constructed in the Project
as affordable housing units in accordance with the requirements of Section
33413 (b)(2) of the California Community Redevelopment Law (Health &
Safety Code Sections 33000 et seq.), or (b) an alternative equivalent action as
determined by the City which may include (without limitation) dedication of
vacant land, construction of affordable units on another site, or payment of an
in-lieu fee at the rate of $2.00 per square foot of assessable space for each
dwelling unit in the Project. For purposes of this condition, "assessable space"
means all of the square footage within the perimeter of a residential structure,
not including any carport, walkway, garage, overhang, patio, enclosed patio,
detached accessory structure, or similar area. The amount of the square footage
within the perimeter of a residential structure shall be calculated by the building
department of the City in accordance with the standard practice of the City in
calculating structural perimeters.
AGENDA ITEM NO. ').-
PAGE J Co OF ~I
41. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the
project site identifying the approved days and hours of construction activity and
a statement that complaints regarding the operation can be lodged with the City
of Lake Elsinore Code Enforcement Division (951) 674-3124.
ADMINISTRATIVE SERVICES
42.Prior to the issuance of a building permit the applicant shall annex into
Community Facilities District 2003-01 to offset the annual negative fiscal
impacts of the project on public safety operations and maintenances issues in
the City.
43 .Prior to issuance of a building permit the applicant shall annex into the Lighting
and Landscape Maintenance District No. 1 to offset the annual negative fiscal
impacts of the project on public right-of-way landscaped areas to be maintained
by the City and for street lights in the public right-of-way for which the City
will pay for electricity and a maintenance fee to Southern California Edison.
44.Prior to the issuance of a building permit the applicant shall annex into the
Mello-Roos Community Facilities District to fund the on-going operation and
maintenance of the parkways and public storm drains constructed within the
development and federal NPDES requirements to offset the annual negative
fiscal impacts of the project.
COMMUNITY SERVICES DEPARTMENT
45.The Applicant is to pay park fees of $1,600 per unit ( 2 units @ $1,600 ea.=
$3,200.00).
46. The Applicant will be required to participate In the "Public Facility" fee
program.
47.The Applicant shall participate in the City-wide LLMD.
48.The Applicant is to comply with all City Ordinances regarding construction
debris removal and recycling as per Section 8.32 of the Lake Elsinore
Municipal Code.
49.The Applicant is to meet City curb, gutter, and sidewalk requirements.
AGENDA ITEM NO. .....2-
PAGEJ]OF 31
LAKE ELSINORE UNIFIED SCHOOL DISTRICT
50.Under the provisions of SB 50, the owner or developer will be required to pay
school fees or enter into a mitigation agreement prior to the issuance of a
certificate of compliance by the district.
LAKE ELSINORE POLICE DEPARTMENT
51. The Applicant shall provide assurances, prior to building permit, that all
requirements of the Lake Elsinore Police Department have been met.
RIVERSIDE COUNTY FIRE DEPARTMENT
52.The applicant shall provide assurances to the City that all requirements of the
Riverside County Fire Department have been met.
ELSINORE VALLEY MUNICIPAL WATER DISTRICT
53. The Applicant shall request a "will server" letter.
ENGINEERING DIVISION
54.All Public Works requirements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) prior to
building permit.
55.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 and specify the technical data for the water service at the
location. such as water pressure and volume etc. Submit this letter prior to
applying for a building permit.
56.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.
57.Provide fire protection access and facilities as required in writing by Riverside
County Fire.
58.In accordance with the City's Franchise Agreement for waste disposal &
recycling, the applicant shall be required to contract with CR&R Inc. for
AGENDA ITEM NO. ?-
PAGE~OF:~
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.
59.All grading and street improvement plans submitted to engineering shall be
drawn on 24" x 36" Mylar and be set into City's specific border and title block
and include city specific general notes for grading or street improvements
respectively. Digital files for the border and the notes are available by request
to "agutierrez@lake-elsinore.org".
STREET IMPROVEMENTS
60. The Applicant shall construct all public works improvements from property line
to one foot beyond centerline of Sumner Avenue and pavement transitions per
approved street plans (LEMC Title 12). Construct improvements from new
property line to l' beyond centerline of Sumner Avenue. Plans shall be
approved and signed by the City Engineer prior to issuance of building permit
(LEMC 16.34).
61.A Calif. Registered Civil Engineer shall prepare street and alley improvement
plans and specifications. Improvements shall be designed and constructed to
Riverside County Road Department Standards, latest edition, and City Codes
(LEMC 12.04 and 16.34). Street improvement plans shall show existing and
future profiles at centerline of street, at top of curb and at centerline of the alley.
The profiles and contours shall extend to 50' beyond the property limits on
Langstaff Street centerline.
62.Work done under an encroachment permit for off-site improvements of utility
lines shall be delineated on the street improvement plans and approved and
signed by the City Engineer prior to issuance of building permits.
63.Pay all fees and meet requirements of an encroachment permit issued by the
Engineering Division for construction of off-site public works improvements
(LEMC12.08, Res.83-78). All fees and requirements for an encroachment
permit shall be fulfilled before Certificate of Occupancy.
GRADING
64.Developer shall obtain all necessary off-site easements for off-site grading from
the adjacent property owners prior to issuance of grading permit approval.
AGENDA ITEM NO. "'d
PAGE JJOF .-ll
65.Apply and obtain a grading permit with appropriate security pnor to any
grading activity.
66.A grading plan stamped/signed by a California Registered Civil Engineer is
required if the sum of the cut and fill in grading exceeds 50 cubic yards and the
existing drainage flow pattern is substantially modified as determined by the
City Engineer. The grading plan shall show volumes of cut and fill, adequate
contours and/or spot elevations of the existing ground as surveyed by a
licensed surveyor or civil engineer. Contours shall extend to minimum of 15
feet beyond property lines to indicate existing drainage pattern. Apply and
obtain a grading permit with appropriate security prior to grading permit
Issuance.
67.Provide soils, geology and seismic report, as part of this report address the
requirement of the Alquist-Priolo Earthquake Fault Zoning Act. Provide final
soils report showing compliance with recommendations.
68.Applicant to provide erosion control measures as part of their grading plan. The
applicant shall contribute to protection of storm water quality and meet the
goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage
Area Management Plan.
69.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.
DRAINAGE:
70.0n-site drainage shall be conveyed to a public facility, accepted by adjacent
property owners by a notarized letter of drainage acceptance, or conveyed to a
drainage easement.
71.All natural drainage traversing the site shall be conveyed through the site, or
shall be collected and conveyed by a method approved by the City Engineer.
72.Roof drains shall not be allowed to outlet directly through coring in the street
curb. Roofs shall drain to a landscaped area. Driveways shall be sloped to drain
into landscaping prior to entering street facilities.
AGENDA ITEM NO. ~
PAGEdQOF3t
FEES:
73.Pay all Capital Improvement and Plan Check fees (LEMC 16.34). The current
traffic mitigation fee is $1,369.00; the current drainage fee is $980.00 (Town
No.3 Dist.) and the current TUMF amount is $9,693.00; the amount of fees
shall be adiusted according to the fee schedule current at the time of payment.
STORMW A TER/ CLEANW A TER PROTECTION PROGRAM
74.City of Lake Elsinore has adopted ordinances for storm water management and
discharge control. In accordance with state and federal law, these local storm
water ordinances prohibit the discharge of waste into storm drain system or
local surface waters. This includes non-storm water discharges containing oil,
grease, detergents, trash, or other waste remains. Brochures of "Storm water
Pollution, What You Should Know" describing preventing measures are
available at City Hall.
PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain
system, or waterways -without Regional Water Quality Control Board permit or
waver - is strictly prohibited by local ordinances and state and federal law.
AGENDA ITEM NO. '")-
PAGE2:1 OF 3J
Notice of Exemption
City of Lake Elsinore
Planning Division
130 S. Main Street
Lake Elsinore. CA 92530
(909) 674-3124
(909) 471-1419 fax
Filed With: 0
Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
~
County Clerk of Riverside County
2724 Gateway Drive
Riverside, CA 92507
Project Title:
Minor Design Review of a Residential Duplex on the.
Project Location (Specific):
The approximately .20 acre vacant site is located on the southeast corner of Sumner
Avenue and Lewis Street within an area identified as Planning Area 6 of the "Historic
Elsinore" Overlay District.
Project Location (City): City of Lake Elsinore
Project Location (County): Riverside County
Description of Nature, Purpose, and Beneficiaries of Project:
The applicant is proposing to construct a two-story conventionally built attached duplex. The development will consist of two (2)
units, each having a living space area of approximately 1,406square-feet with associated two-car garages for each unit.
Name of Public Agency Approving Project: City of Lake Elsinore
Name of Person / Agency Administrating Project: Agustin Resendiz, Associate Planner, City of Lake Elsinore
Exempt Status:
o Ministerial (Section 15073)
o Declared Emergency (Section 15071 (a))
o Emergency Project (Section 15071 (b) and (c))
[8] Categorical Exemption (state type and section number):
Article 19 Categorical Exemptions Section 15303,
Class 3 (b); New Construction or Conversion oj Small
Strudures.
Reasons why project is exempt:
This project meets the requirements pursuant to Section 15303 of the California Environmental Quality Act (CEQA).
Contact Person: Agustin Resendiz, Associate Planner
Telephone Number: (951) 674-3124 x 232
Signed:
Title: Director of Community Development
Rolfe M. Preisendanz
AGENDA ITEM NO. d
PAGE d-~ OF ~ t
Pre-DRC Analvsis
For a Duplex on Lewis Street
APN: 374-132-001
General Plan
Medium Density- Single-Family attached dwellings are a permitted use.
Zonin2
Medium Density- Single-Family attached dwellings units are a permitted
use.
CEQA
The project is exempt per Section 15303 Class 3 (b). "A duplex or similar
multi-family residential structure totaling no more than four (4) dwelling
units" .
Development Standards
Gross Lot Area:
Net Lot Area:
Net Lot Area Coverage:
Street Frontage:
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Private Outdoor space:
9,000 square feet
9,000 square feet (Please revise)
2,390 square feet or 26.55, max allowed of 35%
60 Lineal Feet
20 feet
5/24, (28' min. for 2ara2e)
43 feet
100 square feet minimum
Landscape Plans
Standard
Automatic
Irrigation
One (1) street
tree per 30' of
frontage
Requirement
Auto
Irrigation
Ok
Proposed
Yes
Status
Yes
Ok
Ok
AGENDA ITEM I,m. d-
PACE d--: ~ OF 3)
m:<;;l6 'rt'J '3~ONISl3 3>tVl
.15 SIM3l
O~'rtJl'rt NVl^O~J .~V'l
OJNI 1:>3rO~d 'NVld 3115
'b~~
I~~'~
IlIn
i
Q
~ X
Ie ~~ UJ
() ~ ~~ Q ~ ;
>- lil ~~ ~ Ii ~ ~
~ I~I~ ~ h~! h
~ ~~h~ 3 ~!I!IH!~g
!::: 1'!13 -<[ I!! ~ U ~
...J .a ... oc. ~ II iI it
~ , ~ QH~UHQ
fi ~ ~.,. a
~ 5 1.~8flS
~ t ...~ ~. ~; ~
Z r i ~..~ I i II !~
\') i i B i ~~ ~ = ~ ~ [~ ~~
i i I - i~ ~ ts ; 1ft A~
t: ~ ~ ~~ ~ ~K ~ ~~ ~ ~I ~I
d) ~ N fli. 'f/ ..8 . r'i ".. Ii
-
.1<....
......
r:-~-
~I I .~. ..:.
ell
II
~
~
~
-
-1<-'" I
i!
z!i j
\') ~ I :i~ 2 ~
liU= ~ I !II
... ~ ~ ~:I , ~ ~ I"
(j) ~ ~ ~! ~ ~ ~ ~ 2 <t ~
o ~ l B~ ~I If I. ~ ill; ~ ~~i
Z I i !~J I: il hi! r i ~ ~ ~I~
j II~ rr~ !~I~ 1"1 Ii il !I i ~ hi
(j)~;~WII" ~ ~ ~I ~ ~ ~ ~I ~ !
z i hh~1 b ..K ..K .. U 1 IL I~
-<[~ ~.l' ~ e~0~~ D
:i ~:i
..
~ II
: --
~ !h
Q ~ t..
0(" ,
i l33
I'f :i:i :i:i,:i
~ ~ii Itn
<I
I
l-
...
~
..
II
~
..
~
~
- , -
d 1'1' ~ I,
ilhl~h
....-.
....... .. ........ ..
__ 'D...... ".t:J IMIIDI LIEIl
....... + ..-a + ........
----0
:...............
_ I ,- i
(f)
.4:
I
\1
\
I:
~
ii:
o
):
I
I elj I
il I
e bl ~
~I
slii I
- -
-r--... ...... ..... ......
Ii ~ ~ ~ I ell
. i!
.
, I;
,
.Iz
-;. T
' ~ d) ...J
d) II
~ ~~
d)~
1
-t- 1f4-.i ~ I
118-+------- . ~ I
L_.J
I
-r--... I I
u
I
------ -~
.3A..... ~3~
I
ell I
15
.,
:i:i
It
"
:;/
!
i
I
!i:;/
" ~-
~ e~
- I
liB
NVld ~OOl.:l lS~'.:I
-
--... WIll ______...
.. '10...... "J:) IMUl:DI .unr
..... .. "MEfIICI:) to 1UOlE1Il
--'-0.
.............
3
. I
O~C;Z6 'V'J .3~ONISl3 3>iVl
.1S SIM3l
O~'Vjl'V NVl^O~.:I .~V'l
..-
,<C
I
, ~~ l '.'1
, !I III I ill d Ill! ,II j h d~ i
!l~ I!! 111111 i II I~ ltll !!,i!IIIII'_ ~ M41
iE~.. !!!~!!l!!~ ~'ii!~~ _~!hll~!I!ii! !~!~ ~~ ~l
~
....
.....
~IO
...-
;
O~SZ6 V':) '3~ONIS13 3>lVl
. is SIM31
O~V..:llV NVl^O~..:l '~V'l
NVld ~OOl..:l GNO:J3S
---
......... .. ---lei ...
.. ""WUIInI .0 IIMllDI ,..
........ + 1lII:IBIIIlO + ........
---._~
:II'SlIBl .. .
I .
, 'i,~~11
I I II I. ! II i~ fi' ,
· i'IJ~lid! Illd ill! II e lid !HI, Ill! ~~!I
Il'r~,lI!i / L h II '-~ & Iii iM!d!!!lI~ . Mil I
i&.~~!i!~~!!! ~ ~ , !!!n ~'!h !~!I!i!! !~!~ ~~ ~~
;1
I . "J
. I !!. I
I~ lilli'- .
I' n!~ I Iii ;
I'I! 51 ',WI lilli'
III Ii Iii!!.! 1IIIIIill 1~II.h;1
.1 S 191,11111,,11 lI:t
~,u"t/t/H.~ t/ " h
~
...... ...~
If ....1 ..... ...." ~L" ...~ .."
liT ~-
. III
;1111 '" ill
11' ~ ~
fll ~ Ii ~. I l
-.. .f&.-,c .rA .....
T ~ - ~ ~ ....
'" ~~1 Ii
;ill~ -- --
l' ...- ~ -& T
hili! , .. t
1111' , ~~ ~~~., I}{ · II
I- ~ 1 ;
6~tl 6!d .. ~ ~ L::..J ..
~ I ; L
I ~ ~~Z ~I ..,.
~ il .
. h..... .r- Io' i ~ K_ ~
~ IluII .fc-" Ii' v .. III ...W ...
I I. j i
.. - ~ g~~
~ .. r ~j \II'IIIli ~
~ .
l ill&..-. '- ... .....w i
,r ~ : t
I i! <8> t-. s
~ t
~ ~
. .
~ ,I R tl"ll\Q, I lib x. ~
.. ~ I ~~ Is . t ,.,
II' I i
*III~~~Z . l ~
h ..
I-
i.z.~;.' ~ ,\ r
11' ~ I $ 1\ ... ;
T .. ~/~L:'-.J .. t
II T ~~ ! II
.. ~ <8>
--- <"ill'" =--
T ~ ~ A-... ~ ....
'" Ii
.---i -.. .fL-.. i-" ~ III ...
T ill ~ l
it l I
,
'"
~r ~r
...... ..... ..... ....
..... ......
...... ...~ ......
..-
~
...J
0..
Il
o
---,0
...J
IL
n .
g~!~
mi,1
j
^C-"'l"'!r, 1-'"'' ~'O f\
....'t:i\]VM i i dA iV' . c;r-
PACE _ )-6 OF
O~<;Z6 'It'J '3~ONIS13 3>t'ltl
. is SIM31
O~'It~l'lt N'ltl^O~~ '~V'i
~li
~; ; ~
~ i!
~. .
i ~ I! ~i
~ Ii I IHE
~
= ; I ; ~
Ii .1
i ~ Ildi
ni IH~
N'ltld ~om::l
--
....-._.. ....._ 11M
_"~"13Itl1a1D1LIE'K
....... .. -......03 .. 1UDlIDI
--.-0
3I"SlIIIl....
Iii!
\!i
~Hli ~ II I I
~ ~~.I I ~! Iq , ,
~!I:i !! III i I
b . i
I il;b I; ab .: ~
-..- --.. 1111 0 1810
:. ~.:.
~qli
~g
I~
-,
~
--1
0...
~~
~i
-..-
--..
I
O~Sl6 V'J '3~ONIS13 3>!Vl
'1S SIM31
O~VjlV NVl^O~j '~V'i
-
.......... ... ----.. ...
_I:)~ "J:)--=alLKtZ
...... + -.....0 + llUKDDI
---._~
SNOI1VA313 '" --- .
3L~ ~
'~J I
o~ ~
f<C
~q ,
moDo
mOOOULf 6l
mOOQ~ @ ~
~ moDo
~ ~ ~ ~ '-:) ~ 7 ~ m"" ..... ~~-<<:I\!Y
.... \.11\(\ ·
rJ
1-t
T Ibra .
~.. ..~
~
it 5 I I
dl i~ ~ II I
5 ~I I I I I I !
~~~ a~ II In ! I
~ih!ihblnlltlil
~ !! ! ~i ~ ~ ~~; ! ~ ~ I , . !
.
.(0.....
... n 1 "j ~ t
I
ii
I ~ ~
Iii
, mODO
· ~. moOG~
.' \., n ,s ~ ' ~. moDo
..... , · ' N ~ -<e>t. ~. . moDo
u U T .) '.' ~ ........... ... ==: I.
~. ....7 tal
~;. ....... ~
n _ , ~ ,I-IT ~~ :: lB ~ ~
~ }'~ ~ ~ -- 11 ~!
..~~
I~t--
,~
::
.
.
~~
l\t
\
~ ~\l. IlL
~ ~ ~. - -~
.'~ ~I(. I. 11...e.
..... r
CI
I
// ,r
U U T
~
..... .1.
I
tTT ~~~~ ~
...... 'I .e--..
! i I
IIJ~ Ii 1-
1'1 ,~ 1;, ,;,
I. II ih ~h
<9 @@ @
'-;0
~
~
n ~ "J
,
:::
- '
-
~
=
kWl
~
~OOI ~
1=
I
~ ~"~t
L
I
.
.
tI I
I D c::::I E::::::I
D c::::Ir=::3
"U ,
,~ ~
" B I~!
~
II D c::::I r=::3
IIDc::::I~
CI
II
.
I
r
_~J; ~1.:.~.l; J.-
- ^ -
I--ii'll..l C d-I"'J 7i'" ~
I n
.
.
!I,~~
ulu
II I
!
, j!'jlj i
~d;,!, I
Uthi : I.
O~gl6 V'J '3~ONISl3 3>tVl
'is SIM3l
O~V.:llV NVl^O~.:l .~~
NOID3S ~N10l1n8
~
Ii I
i
i
~
E
2t!
In "I I
iil
:
I ~
!;
i
I -I l I ~
1 J
! II If
t
I II
!II':
~ 3
.---
......... .. ----.. ...
.. 'to "WlIlII'Il OO....ml dnl
...... + ....-.J3 + '1UBlIlDI
----0
:II'IlIGZ. .
I I~
~ :;:t ~!l
15 ~ ~t
,...
i!
~
~ --~~......
cmI1O'JIlIInJ"""lSlGW'1t'SZ
O~gl6 'V'J '3~ONISl3 3>i'Vl ....... + ......... + llUIIIIDI
'1.5 SIM3l -'-0
O~'V.:Il'V N'Vl^O~.:1 .~~ Sll'V.13 a
.... "J ID&3t
q rc e'~i! UI .".
~ 1111 ~ 'IS ~ ~
io io ~ io
~ .....
...J ...I
~ II ...J ~
2 ............ ~
...........
II ........... UJ
n .0'.......0. II n
...I I ........0.. n
z ;c ........... It
1: ...........
~ I .:.:.:.:.:. II ()
i ~ ~ ()
...J ~
() II n
I u i= L ! I t-
II I ~ Z
~ ~ ~ () I ...... I ~
I I I () \) L
L B
Il\ .Q r-
~ I I\)
io . !; ~ ~
!: -..- ~
...J --qo- ,I ~
...J ~ ...J
...J ~
~ II I~ ~
~ n it II
II t- n
n II rf1
L 'J/. 11\
I: ...J \) ~
() ~ ~
n ~
z
~ I: lD ! I~I
II 0 II i:
n 11\ t-
Z t. I
~ .n
L ::::i
;111 ..
...-~ r
I~ III ~
...J
~
h . II
n
.;.. t-
{ Z
~
n
l'
I ~
...I
MATERIAL AND" COLOR BOARD
FOR
LEWIS STJAP' 314-t32-tZltZlt
TWO STORY DUPLEX
W/A TT ACI-IED 2 CAR GARAGE
MR FROYLAN ALFARO
COLOR: GRASS VALLEY 6LEND
STYLE: 6EL AIR 6Y EAGLE ROOFING
ROOF FINISI-t
COLOR: OATMEAL
(6ASE 2(0) X-8t
6Y ItA I-lAeRA"
WALL FINISI-t
.\........
COLOR: MESA VERDE
(6ASE ItZltZl) X-2tS
6Y "LA I-IA6RA"
COLOR: ARTISTIS CANVAS
868tW 6Y FRAZEE
"RlvER ROCK"
WINDOW SURROUND
EXPOSED RAFTERS
WOOD FASCIA
STONE vENEER
ACENDA Iltt',1 NO. . d-
Pt,CE J I OF '3 I
CITY OF LAKE ELSINORE
REPORT TO THE PLANNING COMMISSION
TO:
CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM:
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
MARCH 20, 2007
PREPARED BY: KIRT A. COURY,
PROJECT PLANNER
PROJECT:
TITLE
CONDITIONAL USE PERMIT NO. 2006-08,
TENTATIVE PARCEL MAP NO. 34591 (FOR
CONDOMINIUM PURPOSES), AND RESIDENTIAL
DESIGN REVIEW NO. 2006-02 FOR LAKE ELSINORE
CONDOMINIUMS
APPLICANT:
CREATIVE DESIGN ASSOCIATES, 17528 E.
ROWLAND STREET, CITY OF INDUSTRY, CA 91748
BLUE LAKE DEVELOPMENT, 2440 S. HACIENDA
BLVD.,#113, HACIENDA HEIGHTS, CA 91745
PROJECT REQUEST
OWNER:
The request before the Planning Commission is for the following discretionary
applications:
. Conditional Use Permit No. 2006-08. Approve Conditional Use Permit No.
2006-08 to allow for nineteen (19) individually-owned attached condominium
units within an underlying common area pursuant to Chapter 17.74 (Conditional
Use Permits) and applicable chapters of the Lake Elsinore Municipal Code
(LEMC).
. Tentative Parcel Map No. 34591. Recommend approval of Tentative Parcel
Map No. 34591 (For Condominium Purposes), pursuant to Section 16
AGClm.::, :~"""_~'__""___""
PACE / 0;; ~ ~
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
"Subdivisions" of the LEMC, Chapter 17.30 (Condominiums and
Condominium Conversions) of the LEMC and Section(s) 66424 and 66427 of
the California Subdivision Map Act.
. Residential Design Review No. 2006-02. Recommend approval of Residential
Design Review No. 2006-02 for the design and construction of four (4)
residential condominium buildings, which include nineteen (19) individually-
owned attached condominium units and related improvements pursuant to
Chapter 17.14 (Residential Development Standards), Chapter 17.28 (High
Density Residential District), Chapter 17.30 (Condominium & Condominium
Conversion), Chapter 17.66 (Parking Requirements), and Chapter 17.82
(Design Review) and applicable chapters of the LEMC.
ENVIRONMENTAL SETTING
South
Single-
Family
Residential
Vacant
Future Specific Plan Area
J
Future Specific Plan Area
J
East
Multiple
Family
Units
Vacant
High Density Residential
(R-3)
High Density Residential
(R-3)
Future Specific Plan Area
J
Future Specific Plan Area
J
West
High Density Residential Future Specific Plan Area
(Fl-3 J
PROJECT LOCATION
The subject site is located on the north side of Fliverside Drive between Floberston
Street and Lakeview Avenue.
ACErm.!\ rrEr.~ NO.__ ')
PAGE d O~:: ,~~
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
PROJECT DESCRIPTIONS
Conditional Use Permit No. 2006-08
The applicant requests approval of a Conditional Use Permit to allow for nineteen
(19) individually-owned attached condominium units within an underlying
common area pursuant to Chapter 17.74 (Conditional Use Permits) and applicable
chapters of the LEMC. The common areas and the residential condominiums will
also be established with the required Conditional Use Permit. The Planning
Commission can approve the Conditional Use Permit and can establish reasonable
conditions with the Conditional Use Permit.
Tentative Parcel Map No. 34591
The applicant requests approval of Tentative Parcel Map No. 34591 to establish a
residential condominium community within the High Density Residential District
(R-3). Condominium projects are defined as "subdivisions" pursuant to Sections
66424 and 66427 of the California Subdivision Map Act. Consequently, this
project requires Planning Commission and City Council consideration pursuant to
the requirements of Section 16 "Subdivisions" and Chapter 17.30 (Condominiums
and Condominium Conversions) of the Lake Elsinore Municipal Code (LEMC).
The condominium concept will offer individual dwelling units for sale within each
condominium building as defined by Tentative Parcel Map No. 34591, while
sharing common interest, ownership and maintenance responsibilities within the
common areas. These common areas include a barbeque area with an overhead
wood trellis and seating walls located at the central area of the project site; open
lawn play area; common walls and fences; aisle-ways; pavement; landscaped
areas; and onsite underground and aboveground utility infrastructure
improvements necessary to service and support the condominium community. The
air space for the common areas and the residential condominiums will also be
established with the Tentative Parcel Map.
Residential Desi2:n Review No. 2006-02
The following describes the various design components and features of the
proposed Lake Elsinore Condominiums, including siting, circulation and parking
layout; landscaping, walls and fences, and architecture.
ACEI\lD:-~ iYEf.' NO.
PACE j _OF
~
J3
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
Sitin!!
The applicant is proposing to develop the vacant site with four (4) two-story
detached residential condominium buildings, totaling approximately 26,965 square
feet. The proposed condominium buildings will cover fifty nine percent (59%) of
the project site and will be developed at a maximum density of nineteen (19)
dwelling units per net acre. The project site is designated High Density Residential
(R-3), which establishes a maximum density of twenty four (24) dwelling units per
acre. The pavement and common areas will cover twenty six percent (26%) and
thirty five percent (35%) of the site, respectively. The buildings will consist of two
(2) six-unit condominium buildings, one (1) four-unit building, and one (1) three-
unit building. The six-unit buildings will total approximately 11,152 square feet
each. The four-unit building will total approximately 7,744 square feet. The three-
unit building will total approximately 5,816 square feet. The condominiums will
be comprised of three (3) bedroom, 2.5 bath units ranging in size from 1,351
square feet to 1,887 square feet. Each of the condominiums will be provided with
an enclosed attached two-car garage. Each unit will also include kitchen, living
room and washer and dryer facilities.
The condominium buildings will be located along and parallel with Riverside and
Shrier Drives. The proposed recreation area (i.e. barbeque area with an overhead
wood trellis and seating walls) will be located near the center of the site. Further,
the project has been designed to create open space areas between or adjacent to the
buildings. The open space areas will then provide easy pedestrian access
throughout the site, as well as providing opportunities for outdoor enjoyment.
Pedestrian paths and stamped colored concrete walkways have been thoughtfully
integrated into the site, providing for safe and efficient pedestrian and vehicular
circulation.
Circulation and Parkin!! Lavout
Access will be provided along Shrier Drive via two (2) 50-foot drive approach
entries. Also, decorative stamped concrete will provide definition at the entries and
at strategic pedestrian crossings within the site, creating a vehicle calming device
for safe pedestrian access. The driveways within the site are private streets and
will be maintained by the Home Owner's Association (HOA). The width of the
ACENDA ITEM NO.
PACE l(
')
OF \r~
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
primary driveway, which loops around and through the entire site, will have a 50-
foot right-of-way.
The project provides two (2) enclosed parking spaces per dwelling unit. In
addition, six (6) open guest parking spaces will be provided at strategic locations
throughout the site. A total of forty four (44) parking spaces will be provided;
meeting the Lake Elsinore Municipal Code (LEMC) requirement. Handicap
parking will be provided as well, allowing for disabled access to the recreation area
as required by the Building and Safety Division.
Landscaping
The project will provide a total of 8,306 square feet of landscaping throughout, or
eighteen percent (18%) of the project site. The common landscaped area will be
maintained by the HOA.
"Green" courts with pedestrian walkways will be provided between the buildings.
Landscaping includes assorted ground cover, shrubs and trees. The pedestrian
walkways within the development will be augmented with turf, ground cover and
various shrubs and trees.
Walls and Fences
Six-foot (6') decorative masonry walls will be located along the project perimeter.
The proposed material is identified as split face with decorative pilasters. The
applicant has identified that no monumentation is proposed with the project at this
time.
Architecture
The distinctive architectural style offered for the proposed condominium buildings
is a Craftsman design. The proposed Craftsman architecture is characterized by
simulated wood out-lookers, low pitched gabled roof, pot shelves, ledger stone
veneer accents; tapered columns, flat concrete tile roofs, stucco sand-finished
walls, stucco-finish decorative foam surround door and window trims, and
sectional garage roll-up doors.
AGENDA ITEr..' NO. 3
PAGE S OF J'3
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
ANAL YSIS
Staff supports the requested applications for the following reasons:
Conditional Use Permit No. 2006-08
City Planning and Engineering staffs have reviewed the Conditional Use Permit
request and have no concerns. Conditional Use Permit approval is required to
allow for the nineteen (19) individually-owned attached condominium units to be
constructed within the project site. Chapter 17.30 (Condominiums and
Condominium Conversions) of the LEMC states that:
"The City realizes that certain uses have operational characteristics that, depending
upon the location and design of the use, may have the potential to negatively
impact adjoining properties, businesses, or residents. Said uses therefore require a
more comprehensive review and approval procedure, including the ability to
condition the project, in order to mitigate any detrimental impact. In order to
achieve this, the Planning Commission is empowered to grant and to deny
applications for Conditional Use Permits and to impose reasonable conditions upon
granting of Conditional Use Permits."
Considering the potential ramification to the general health, safety, comfort, or
general welfare of the community, Staff has paid extra attention to specific details
related to development of the proposed condominium project, including site
planning, local street circulation, internal vehicular and pedestrian circulation,
landscape buffering, private common area amenities (i.e. open lawn areas,
barbeque area with an overhead wood trellis and seating walls etc.), architectural
compatibility, and other related development and design issues. Staff believes the
project is well-designed and addresses those design and development issues which
support approval of the requested Conditional Use Permit.
Tentative Parcel Map No. 34591
City Planning and Engineering staffs have reviewed the proposed Tentative Parcel
Map and have no concerns, if required conditions of approval are satisfied. The
proposed Tentative Parcel Map is consistent with development standards contained
in the Lake Elsinore Municipal Code in terms of lot size, street widths, and other
AGENDA ITEM NO.
PAGE (p
")
OF j-3
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
Planning and Engineering standards and requirements. The Tentative Parcel Map
area is located within the High Density Residential District (R-3). The R-3
designation permits multi-family attached residential product. The proposed
project is consistent with the R-3 designation. Tentative Parcel Map No. 34591 is
required to establish the Lake Elsinore Condominium Community. The Tentative
Parcel Map is consistent with Sections 66424 and 66427 of the California
Subdivision Map Act, and Section 16 "Subdivisions" and Chapter 17.30
(Condominiums and Condominium Conversions) of the Lake Elsinore Municipal
Code.
Residential Desi2n Review No. 2006-02
City Planning and Engineering Staff have reviewed the requested Design Review
application and have no concerns. Staff believes that those design amenities and
features associated with the project's siting; circulation and parking layout;
landscaping; monumentation, walls and fences; and architecture have resulted in a
well-designed condominium community. Staff believes that the project is
compatible with those existing and future developments that neighbor the project
site.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), this project has
been deemed exempt pursuant to Section 15332. This section exempts "Infill"
projects of 5 acres or less. No further environmental clearance is necessary.
RECOMMENDATION
It is recommended that the Planning Commission adopt the following Resolutions:
1. Resolution No. 2007-_ recommending that the City Council make Findings
that the Project is consistent with the Multi-Species Habitat Conservation Plan
(MSHCP).
2. Resolution No. 2007-_ approving Conditional Use Permit No. 2006-08 for the
Lake Elsinore Condominium Community.
ACENDA ITEM NO.
PAGE -,
3
OF ,\-3
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
3. Resolution No. 2007-_ recommending that the City Council approve Tentative
Parcel Map No. 34591.
4. Resolution No. 2007- recommending that the City Council approve
Residential Design Review No. 2006-02 for the Lake Elsinore Condominium
Community.
These recommendations are based on the findings, exhibits and conditions of
approval attached to this Staff Report.
PREPARED BY:
KIRT A. COURY, PROJECT PLANNER
APPROVED BY:
~ISEND;'Z'
DIRECTOR OF COMMUNITY DEVELOPMENT
ATTACHMENTS
1. Resolution No. 2007-_ recommending that the City Council make
Findings that the Project is consistent with the Multi-Species Habitat
Conservation Plan (MSHCP).
2. Resolution No. 2007-_ approving Conditional Use Permit No. 2006-08
for the Lake Elsinore Condominium Community.
3. Resolution No. 2007-_ recommending that the City Council approve
Tentative Parcel Map No. 34591.
4. Resolution No. 2007-_ recommending that the City Council approve
Residential Design Review No. 2006-02 for the Lake Elsinore
Condominium Community.
5. Conditions of Approval.
AGENDA !TEM NO.
PAGE S
-:3
OF S-j
PLANNING COMMISSION STAFF REPORT
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP
NO. 34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02
MARCH 20, 2007
6. Exhibits:
'A': Vicinity Map
'B': Tentative Parcel Map No. 34591
'C': Site Plan
'D': Landscape Plan
'E': Building Elevations
'F': Floor Plans
'0': Full Size Plans
'H': Colored Site Plan (presented at hearing)
'1': Colored Building Elevations (presented at hearing)
'J': Color and Materials Board (presented at hearing)
AGEND.l\ ITEM NO. J
Pp.GE 't OF ,~-3
VICINITY MAP
LAKE ELSINORE CONDOMINIUMS
PLANNING COMMISSION
EXHIBIT . ... \ A'
t'\ca:rJDl\ ITEM NO. . '3
PJloGE. 10 OF S-3
RESOLUTION NO. 2007-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS
THAT THE PROJECT IS CONSISTENT WITH THE MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP)
WHEREAS, Creative Design Architects has filed an application with the
City of Lake Elsinore requesting approval of Conditional Use Permit No. 2006-08,
Tentative Parcel Map No. 34591 and Residential Design Review 2006-02 for the
project identified as Lake Elsinore Condominiums (the "Project"); and
WHEREAS, the Project Site is located on the north side of Riverside Drive
between Roberston Street and Lakeview Avenue (the "Project Site"); and
WHEREAS, Section 6.0 of the MSHCP indicates that projects which are
proposed for development in an area not covered by an MSHCP criteria cell shall
be analyzed pursuant to the MSHCP "Plan Wide Requirements" and that the City
of Lake Elsinore shall make findings that the Project is consistent with those
requirements; and
WHEREAS, the Project Site is not located within a criteria cell, but was
reviewed pursuant to the MSHCP "Plan Wide Requirements"; and
WHEREAS, public notice of the Project 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 March 20, 2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Project and its
consistency with the MSHCP "Plan Wide Requirements" prior to making a
recommendation that the City Council adopt Findings of Consistency.
SECTION 2. That in accordance with the MSHCP, the Planning
Commission makes the following findings for MSHCP consistency:
1. The Project is a project under the City's MSHCP Resolution, and the City
must make an MSHCP Consistency finding before approval.
ACENDl\ rTEM NO. 3
PAGE-1Lor: SJ
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE20F4
Pursuant to the City's MSHCP Resolution, because the Project Site is not
located within an MSHCP Criteria Cell, the Project is required to be
reviewed for consistency with the following MSHCP "Plan Wide
Requirements": Section 6.1.2 Protection of Riparian/Riverine Areas and
Vernal Pools, Section 6.1.3 Protection of Narrow Endemic Plant Species,
Section 6.1.4 Guidelines Pertaining to Urban/Wildlands Interface, Section
6.3.1 Vegetation Mapping, Section 6.3.2 Additional Survey Needs and
Procedures, and Section 6.4 Fuels Management.
2. The Project is subject to the City's LEAP and the County's Joint Project
Review processes.
The Project Site is not located within an MSHCP Criteria Cell. Therefore,
the Project was not processed through a LEAP or Joint Project Review.
3. The Project is consistent with the Riparian/Riverine Areas and Vemal Pools
Guidelines.
No Riparian/Riverine Areas or Vernal Pools are present on the Project Site.
The Project is therefore consistent with the Riparian/Riverine Areas and
Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP. No further
action regarding this section of the MSHCP is required.
4. The Project is consistent with the Protection of Narrow Endemic Plant
Species Guidelines.
The Project is not subject to the Narrow Endemic Plant Species Guidelines
set forth in Section 6.1.3. No further action regarding this section of the
MSHCP is required.
5. The Project is consistent with the Urban/Wildlands Interface Guidelines.
The Project is surrounded by existing and/or approved development.
Therefore, the Urban/Wildlands Interface Guidelines set forth in Section
6.1.4 of the MSHCP are not applicable to the Project. No further action
regarding this section of the MSHCP is required.
6. The Project is consistent with the Vegetation Mapping requirements.
AGENDA ITEM NO. '3
PAGE I d- Of ,,51
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE30F4
There are no resources existing on the Project Site that would be subject to
the requirements of Vegetation Mapping set forth in Section 6.3.1 of the
MSHCP. No further action regarding this section of the MSHCP is
required.
7. The Project is consistent with the Additional Survey Needs and Procedures.
The Project is not subject to Critical Area Species Survey Area Guidelines
as set forth in Section 6.3.2 of the MSHCP. No further action regarding this
section of the MSHCP is required.
8. The Project is consistent with the Fuels Management Guidelines.
The Project is surrounded by existing and planned development. Therefore,
the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP
are not applicable to the Project. No further action regarding this section of
the MSHCP is required.
9. The Project will be conditioned to pay the City's MSHCP Local
Development Mitigation Fee.
The developer will be required to pay the City's MSHCP Local Development
Mitigation Fee.
IO.The Project is consistent with the MSHCP.
The Project is consistent with all applicable provisions of the MSHCP. No
further actions related to the MSHCP are required.
SECTION 3. Based upon all of the evidence presented, the above findings,
and the conditions of approval imposed upon the Project, the Planning
Commission hereby recommends that the City Council find that the Project is
consistent with the MSHCP.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
AGENDl\ ITEM NO. '")
PAGE I 3 OF S~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE40F4
PASSED, APPROVED AND ADOPTED this 20th day of March, 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
AGENr.\~ lTEM NO. '3
PACE~Oi': D
RESOLUTION NO. 2007-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT NO 2006-08
WHEREAS, Creative Design Architects filed an application with the City
of Lake Elsinore requesting approval of Conditional Use Permit No. 2006-08 for
the construction and establishment of nineteen (19) individually-owned attached
condominium units within the High Density Residential District (R-3) (the
"Project"); and
WHEREAS, the Project Site encompasses 1.05 acres and is located on the
north side of Riverside Drive, between Robertson Street and Lakeview Avenue
(the "Project Site"); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of considering and either approving,
conditionally approving, or denying conditional use permits; and
WHEREAS, public notice of the Project 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 March 20, 2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Project and has
found that it is consistent with the Lake Elsinore Municipal Code.
SECTION 2. The Planning Commission hereby finds and determines that
the Project is categorically exempt from the California Environmental Quality Act
(Public Resources Code 99 21000 et seq.: "CEQA") and the Guidelines for
Implementation of CEQA (14 California Code of Regulations 99 15000 et seq.:
"CEQA Guidelines") pursuant to a Class 32 categorical exemption for in-fill
development projects. Specifically, the Planning Commission finds that the
Project:
AGENDA iTEM NO. "5
PAGE 15 OF S-3
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE20F5
1. Is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and
regulations for the reasons set forth hereinbelow.
2. Will occur within the City limits. The Project Site is less than (5) acres and
is substantially surrounded by urban uses.
3. The Project Site has no value as habitat for endangered, rare or threatened
speCIes.
4. Approval of the Project will not result in any significant effects relating to
traffic, noise, air quality or water quality.
5. The Project Site can be adequately served by all required utilities and public
servIces.
SECTION 3. That in accordance with Lake Elsinore Municipal Code
Chapter 17.74, the Planning Commission makes the following findings for the
approval of Conditional Use Permit 2006-08:
1. The proposed use, on its own merits and within the context of its setting, is in
accord with the objectives of the General Plan and the purpose of the planning
district in which the site is located.
The Lake Elsinore Condominium Community will be developed at a density of
nineteen (19) dwelling units per acre, which is consistent with the High Density
Residential District, which accommodates residential development of up to 24
dwelling units per acre. The Project is consistent with the designated land use,
development and design standards, and all other appropriate requirements
contained in the General Plan and Lake Elsinore Municipal Code.
2. The proposed use will not be detrimental to the general health, safety, comfort,
or welfare of persons residing or working within the neighborhood of the
proposed use or the City, or injurious to property or improvements in the
neighborhood or the City.
The Project will not be detrimental to the health, safety, comfort or general
welfare of the persons residing or working near it. The Project will not be
injurious to property or improvements within the City. All applicable City
AGEND,!\ HEM NO. ')
PAGE ) ~ OF S :J
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE30F5
Departments and Agencies have been afforded the opportunity for a thorough
review of the Project and have incorporated all applicable comments and/or
conditions related to installation and maintenance of landscaping, street
dedications, regulations of points of vehicular ingress and egress, and control
of potential nuisances, so as to eliminate any negative impacts to the general
health, safety, comfort, or welfare of the surrounding neighborhood or the City.
3. The site for the intended use is adequate in size and shape to accommodate the
use, and for all the yards, setbacks, walls or fences, landscaping, buffers and
other features required.
The Project has been designed in consideration of the size and shape of the
property, thereby strengthening and enhancing the immediate areas. The
Project will complement the quality of neighboring existing and future uses by
creating visually-pleasing development. All applicable City Departments and
Agencies have been afforded the opportunity for a thorough review of the
project and have incorporated all applicable comments and/or conditions
related to installation and maintenance of landscaping, street dedications,
regulations of points of vehicular ingress and egress, and control of potential
nuisances, so as to eliminate any negative impacts to the general health, safety,
comfort, or general welfare of the surrounding neighborhood or the City.
4. The site for the proposed use relates to streets and highways with proper design
both as to width and type of pavement to carry the type and quantity of traffic
generated by the subject use.
Approval of the Project will not result in significant new traffic impacts. The
Project does not involve modification to the circulation system or roadway
layout as it exists. The Homeowners Association (HOA) will be responsible for
maintenance of the roadways. Surrounding roadways to the Project have been
constructed in accordance with the Circulation Element of the General Plan
and have sufficient capacity to service the Project.
5. The Project complies with the design directives contained in Section 17.82.060
and all other applicable provisions of the Municipal Code.
The Project is appropriate to the Project Site and surrounding developments in
that the condominium units and buildings have been designed with
architectural and design features, treatments, and articulation which blend into
ACENDA ITEM NO. "3
PAGE--LL-OF 51
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE40F5
the landscape and topography of the area. Further, the Project will create a
visually-pleasing community that will not detract from existing and future
development in the area in terms of architectural design, color and materials.
6. Subject to the attached conditions of approval, the Project is not anticipated to
result in any significant adverse environmental impacts.
The Project has been reviewed and conditioned by all applicable City
departments. Those conditions of approval ensure that the Project will not
result in any significant adverse environmental impacts.
7. Conditions and safeguards pursuant to Chapters 17.74.050 have been
incorporated into the approval of the Conditional Use Permit to ensure that the
use continues in a manner envisioned by these findings for the term of the use.
After extensive review of the Project it was determined that the conditions of
approval imposed upon the Project ensure that adjoining properties and
residents will not be negatively impacted by the Project.
SECTION 4. Based upon all of the evidence considered, the above
findings, and the conditions of approval imposed upon the Project, the Planning
Commission hereby approves Conditional Use Permit 2006-08.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
ACEND.4 ITEM NO. -:3
PAGE (<a OF ]'3
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE50F5
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe Preisendanz
Director of Community Development
AGENDA ITEM NO. '3
PAGE I cr OF S--:j
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE
APPROVAL OF TENTATIVE PARCEL MAP NO. 34591
WHEREAS, Creative Design Architects has filed an application with the
City of Lake Elsinore requesting approval of Tentative Parcel Map No. 34591,
which subdivides 1.05 acres of land within the High Density Residential District
(R-3) into one (1) lot (the "Subdivision"); and
WHEREAS, the Subdivision is located on the north side of Riverside Drive,
between Robertson Street and Lakeview Avenue (the "Site"); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of making recommendations to the City
Council pertaining to the subdivision of land; and
WHEREAS, public notice of the Project 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 March 20, 2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Subdivision
prior to making a decision to recommend that the City Council approve the
application.
SECTION 2. The Planning Commission hereby finds and determines that
the Project is categorically exempt from the California Environmental Quality Act
(Public Resources Code 99 21000 et seq.: "CEQA") and the Guidelines for
Implementation of CEQA (14 California Code of Regulations 99 15000 et seq.:
"CEQA Guidelines") pursuant to a Class 32 categorical exemption for in-fill
development projects. Specifically, the Planning Commission finds that the
Project:
AGErJD,{\ ITEM NO. :3
PAGE 'd.-O OF 53
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE20F4
1. Is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and
regulations for the reasons set forth hereinbelow.
2. Will occur within the City limits. The Project Site is less than (5) acres and
is substantially surrounded by urban uses.
3. The Project Site has no value as habitat for endangered, rare or threatened
specIes.
4. Approval of the Project will not result in any significant effects relating to
traffic, noise, air quality or water quality.
5. The Project Site can be adequately served by all required utilities and public
servIces.
SECTION 3. That in accordance with the Subdivision Map Act and
requirements of the Lake Elsinore Municipal Code, the Planning Commission
makes the following findings for the approval of Tentative Parcel Map No. 34591:
1. The Subdivision, together with the provisions for the design and improvement,
are consistent with the General Plan, Zoning Code, Title 16 of the Municipal
Code relating to Subdivisions, and the Subdivision Map Act.
The Lake Elsinore Zoning Code designates the Site as High Density Residential
(R-3). Consistent with that designation, the Subdivision will accommodate a
multi-family residential development with a density of up to 24 dwelling units
per acre. The Subdivision is consistent with the designated land use,
development and design standards, and all other appropriate requirements
contained in the General Plan, Lake Elsinore Municipal Code, and Subdivision
Map Act.
2. The Subdivision is compatible with the objectives, policies, general land uses
and programs specified in the General Plan (Government Code Section
66473.5).
The Subdivision is consistent with the land use plan, development and design
standards and programs, and all other appropriate requirements contained in
the General Plan and Lake Elsinore Municipal Code. Tentative Parcel Map
No. 34591 is consistent with the R-3 designation and applicable development
AGEND,~ iTEM NO. '5
PAGE f)-/ OF S-~
PLANNING COMMISSION RESOLUTION NO. 2007- _
PAGE30F4
and design standards.
3. The effects this Subdivision is likely to have upon the housing needs of the
region, the public service requirements of its residents, and the available fiscal
and environmental resources have been considered and balanced.
The Subdivision is consistent with the City's General Plan, Zoning Code, and
the Lake Elsinore Municipal Code. The Subdivision will provide necessary
public services and facilities, will pay all appropriate fees, and will not result in
any adverse environmental impacts.
4. The design of the Subdivision provides to the greatest extent possible, for future
passive or natural heating or cooling opportunities in the subdivision
(Government Code Section 66412.3).
The Subdivision will comply with all appropriate conservation requirements of
the City and Uniform Building Code.
SECTION 4. Based upon all of the evidence presented, the above findings,
and the conditions of approval imposed upon the Project, the Planning
Commission hereby recommends that the City Council approve Tentative Parcel
Map No. 34591.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
r~GE~mA iTEM NO. '3
Prl\CE d-d- OF )'"]
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE40F4
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
AGENDA iTEM NO. "]
PACE~3 OF, \")
RESOLUTION NO. 2007-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE
APPROVAL OF RESIDENTIAL DESIGN REVIEW NO. 2006-02
WHEREAS, Creative Design Architects has filed an application with the
City of Lake Elsinore requesting Residential Design Review approval for the Lake
Elsinore Condominium Community and ultimate development within Parcel Map
No. 34591 (the "Project"); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of making recommendations to the City
Council regarding Design Review requests for residential projects; and
WHEREAS, public notice of the Project 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 March 20, 2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed
design and building elevations for the Lake Elsinore Condominium Community
and has found them acceptable. The Planning Commission finds and determines
that the Lake Elsinore Condominium Community design is consistent with High
Density Residential District (R-3) development standards.
SECTION 2. The Planning Commission hereby finds and determines that
the Project is categorically exempt from the California Environmental Quality Act
(Public Resources Code SS 21000 et seq.: "CEQA") and the Guidelines for
Implementation of CEQA (14 California Code of Regulations 99 15000 et seq.:
"CEQA Guidelines") pursuant to a Class 32 categorical exemption for in-fill
development projects. Specifically, the Planning Commission finds that the
Project:
1. Is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and
regulations for the reasons set forth hereinbelow.
AGEND.~ ITEM NO. "3
Pl\CE .J.- 'f OF S 3
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE20F4
2. Will occur within the City limits. The Project Site is less than (5) acres and
is substantially surrounded by urban uses.
3. The Project Site has no value as habitat for endangered, rare or threatened
speCIes.
4. Approval of the Project will not result in any significant effects relating to
traffic, noise, air quality or water quality.
5. The Project Site can be adequately served by all required utilities and public
servIces.
SECTION 3. That in accordance with Lake Elsinore Municipal Code
Chapter 17.82, the Planning Commission makes the following findings for the
approval of Residential Design Review No. 2006-02:
1. The Project complies with the Goals, Objectives and Policies of the General .
Plan and the Lake Elsinore Municipal Code, as approved.
The General Plan designates the Project site as "Future Specific Plan Area J."
The Lake Elsinore Zoning Code designates the Project site as "High Density
Residential R-3." Parcel Map No. 34591 and the Lake Elsinore Condominium
Community will collectively lead to the construction of a multi-family
condominium development that is consistent with High Density Residential
District (R-3) standards.
2. This Project complies with the design directives contained in Chapter 17.82.060
and all other applicable provisions of the Lake Elsinore Municipal Code.
The Project is appropriate to the site and surrounding developments in that it
will result in the construction of multi-family attached units in accordance with
appropriate development and design standards contained in High Density
Residential District (R-3). The Project creates interest and varying vistas as a
person moves along any street within the Lake Elsinore Condominium
Community. The Project also complements the quality of existing neighboring
development and will continue to provide visually-pleasing design and
architecture within the vicinity.
AGHJD/\ ITEM No.3
P/\CE ?- r- OF, 5"-:)
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F4
3. Conditions and safeguards pursuant to Chapter 17.82.070, including guarantees
and evidence of compliance with conditions, have been incorporated into the
approval of the project to ensure development of the property in accordance
with the General Plan, Municipal Code, and Zoning Code.
The Planning Commission has considered the Project and finds that with the
attached conditions of approval, the Project complies with the purposes and
objectives of the General Plan, Municipal Code and Zoning Code.
SECTION 4. Based upon the evidence presented, the above findings, and
the attached conditions of approval, the Planning Commission hereby recommends
that the City Council approve Design Review 2006-02 for the Lake Elsinore
Condominium Community.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
AGENDI\ m::M NO.
PACE ;).<0
'5
OF ~.~
-
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE40F4
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
AGEfmi~ iTEii,1 NO. '{
,
PACE'J.- , OF 53
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
GENERAL CONDITION
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees, and Agents from any
claim, action, or proceeding against the City, its Officials, Officers, Employees or
Agents to attach, set aside, void, or annul an approval of the City, its advisory
agencies, appeal boards, or legislative body concerning Conditional Use Permit
No. 2006-08, Tentative Parcel Map No. 34591, and Residential Design Review
No. 2006-02, and (Lake Elsinore Condominiums) project attached hereto.
CONDITIONAL USE PERMIT NO 2006-08
2. Conditional Use Permit No. 2006-08 approved herein shall lapse and shall become
void one (1) year following the date on which the use permit became effective,
unless prior to the expiration of one year, a building permit is issued and
construction commenced and diligently pursued toward completion on the site.
3. The Conditional Use Permit shall comply with the all applicable requirements of
the Lake Elsinore Municipal Code; Title 17 unless modified by approved
Conditions of Approval.
4. The Conditional Use Permit granted herein shall run with the land and shall
continue to be valid upon a change of ownership of the site or structure which was
the subject of this approval.
5. Prior to final certificate of occupancy of the Conditional Use Permit, the
improvements specified herein and approved by the Planning Commission and the
City Council shall be installed, or agreements for said improvements, shall be
submitted to the City for approval by the City Engineer, and all other stated
conditions shall be complied with. All uncompleted improvements must be
bonded for as part of the agreements.
6. The applicant shall at all times comply with Section 17.78 (Noise Control) of the
Lake Elsinore Municipal Code which requires noise or sound levels to be below 50
decibels between the hours of7:00 am to 10:00 pm and below 40 decibels between
the hours of 10:00 pm to 7:00 am in nearby residential areas.
Planning Commission .\pproved
i\Iarch 20, 2007
AGENDA ITEM NO.
PAGE ;}- B
'3
OF J"3
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
7. Security lighting shall be required. All exterior on-site lighting shall be shielded
and directed on-site so as not to create glare onto neighboring property and streets
or allow illumination above the horizontal plane of the fixture.
TENTATIVE PARCEL MAP NO. 34591
8. Tentative Parcel Map No. 34591 will expire two (2) years from date of approval
unless within that period of time the CC&R's and an appropriate instrument has
been filed and recorded with the County Recorder, or an extension of time is
granted by the City of Lake Elsinore City Council in accordance with the
Subdivision Map Act.
9. The Tentative Parcel Map shall comply with the State of California Subdivision
Map Act and shall comply with all applicable requirements of the Lake Elsinore
Municipal Code, Title 16 unless modified by approved Conditions of Approval.
IO.Prior to final certificate of occupancy of Tentative Parcel Map, the improvements
specified herein and approved by the Planning Commission and the City Council
shall be installed, or agreements for said improvements, shall be submitted to the
City for approval by the City Engineer, and all other stated conditions shall be
complied with. All uncompleted improvements must be bonded for as part of the
agreements.
II.Prior to the first certificate of occupancy the applicant shall prepare and record
CC&R's against the condominium complex. The CC&R's shall be reviewed and
approved by the Community Development Director or Designee and the City
Attorney. The CC&R's shall include methods of maintaining common areas,
parking and drive aisle areas, landscaped areas including parkways, and methods
for common maintenance of all underground, and above ground utility
infrastructure improvements necessary to support the complex. In addition,
CC&R's shall establish methods to address design improvements.
12.The applicant shall incorporate specific language into the CC&R's which restrict
exiting at the secondary access to emergencies only.
13.No unit in the development shall be sold unless a corporation, association, property
owner's group or similar entity has been formed with the right to financially assess
Planning Commission .\pproved
March 20, 2007
AGHm.i\ ITEM NO.
PAGE .d-"
3
OF S-3
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
all properties individually owned or jointly owned which have any rights or
interest in the use of the common areas and common facilities in the development,
such assessment power to be sufficient to meet the expenses of such entity, and
with authority to control, and duty to maintain, all said mutually available features
of the development. Such entity shall operate under recorded CC&R's which shall
include compulsory membership of all owners of lots and/or dwelling units and
flexibility of assessments to meet changing costs of maintenance, repairs, and
services. Recorded CC&R's shall permit enforcement by the City for provisions
required as Conditions of Approval. The developer shall submit evidence of
compliance with this requirement to, and receive approval of, the City prior to
making any such sale. This condition shall not apply to land dedicated to the City
for public purposes.
14.The CC&R's shall expressly designate the City of Lake Elsinore as a third party
beneficiary to the CC&R's such that the City has the right, but not the obligation,
to enforce the provisions of the CC&R's.
IS.Provisions to restrict parking upon other than approved and developed parking
spaces shall be written into the covenants, conditions and restrictions for each
project.
16.Membership in the Home Owner's Association shall be mandatory for each buyer
and any successive buyer.
17.Reciprocal covenants, conditions, and restrictions and reciprocal maintenance
agreements shall be established which will cause a merging of all development
phases as they are completed, and embody one (1) homeowner's association with
common area for the total development of the subject project.
18.In the event the association or other legally responsible person(s) fail to maintain
said common area in such a manner as to cause same to constitute a public
nuisance, said City may, upon proper notice and hearing, institute summary
abatement procedures and impose a lien for the costs of such abatement upon said
common area, individual units or whole thereof as provided by law.
19.Each unit owner shall have full access to commonly owned areas, facilities and
utilities.
Planning Commission A.pproved
i\Iarch 20, 2007
AGENDt. !TCM NO. "3
PAGE 30 OF )"73
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
20.Construction traffic shall be prohibited from the segment of Lost Road south of the
the project site as a construction truck route.
21.The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project
site identifying the approved days and hours of construction activity and a
statement that complaints regarding the operation can be lodged with the City of
Lake Elsinore Code Enforcement Division (951) 674-3124.
RESIDENTIAL DESIGN REVIEW NO. 2006-02
22.Design Review approval for Residential Design Review No. 2006-02 will lapse
and be void unless building permits are issued within one (1) year of City Council
approval. The Community Development Director may grant an extension of time
of up to one (1) year per extension, prior to the expiration of the initial Design
Review approval. Application for a time extension must be submitted to the City
of Lake Elsinore one (1) month prior to the expiration date.
23.Conditions of Approval shall be reproduced on page one of building plans
submitted to the Building Division Plan Check. All Conditions of Approval shall
be met prior to the issuance of a Certificate of Occupancy and release of utilities.
24.All site improvements approved with this request shall be constructed as indicated
on the approved site plan and elevations. Revisions to approved site plans or
building elevations shall be subject to the review of the Community Development
Director. All plans submitted for Building Division Plan Check shall conform to
the submitted plans as modified by Conditions of Approval, or the Planning
Commission/City Council through subsequent action.
25.All roof mounted or ground support air conditioning units or other mechanical
equipment incidental to development shall be architecturally screened or shielded
by landscaping so that they are not visible from neighboring property or public
streets. Any material covering the roof equipment shall match the primary wall
color.
26.All exterior on-site lighting shall be shielded and directed on-site so as not to
create glare onto neighboring property and streets or allow illumination above the
Planning Commission Approved
March 20, 2007
f.\GE;'2J,[\ ITi::M NO. 3>
PAGE ~( OF ~~
CONDITIONS OF APPRO V AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
horizontal plane of the fixture. All light fixtures shall match the architectural style
of the building.
27.No exterior roof ladders shall be permitted.
28.Applicant shall use roofing materials with Class "A" fire rating.
29. The Planning Division shall approve the location of any construction trailers
utilized during construction. All construction trailers shall require a cash bond
processed through the Planning Division.
30.Materials and colors depicted on the plans and materials board shall be used unless
modified by the Community Development Director or designee.
31.Decorative paving shall be included at the drive entryways and shall be shown on
the construction drawings submitted to Building and Safety.
32.0n-site surface drainage shall not cross sidewalks.
33.Parking stalls shall be developed pursuant to the requirements of the Canyon Hills
Specific Plan.
34.All exposed slopes in excess of three feet (3') in height shall have a permanent
irrigation system and erosion control vegetation installed, approved by the
Planning Division.
PRIOR TO BUILDING/GRADING PERMITS
35.Prior to issuance of any grading permit or building permits, the applicant shall sign
and complete an "Acknowledgement of Conditions" form and shall return the
executed original to the Planning Division for inclusion in the case records.
36.Prior to the commencement of grading operations, the applicant shall provide a
map of all proposed haul routes to be used for movement of dirt material. Such
routes shall be subject to the review and approval of the City Engineer. A bond
may be required to pay for damages to the public right-of -way, subject to the
approval of the City Engineer.
Planning Commission i\pproved
March 20, 2007
f-iGEilDi\ ~TEM NO. '3
PAGE ~ d- Of )3
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
37.Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be submitted,
reviewed and approved by the City's Landscape Architect Consultant and the
Community Development Director or designee, prior to issuance of building
permit. A Landscape Plan Check & Inspection Fee will be charged prior to final
landscape approval based on the Consultant's fee plus forty percent (40%) City fee.
a. All planting areas shall have permanent and automatic sprinkler system with
100% plant and grass coverage using a combination of drip and conventional
irrigation methods.
b. Applicant shall plant street trees, selected from the City's Street Tree List, a
maximum of forty feet (40) apart and at least twenty-four-inch (24") box in
SIze.
c. All planting areas shall be separated from paved areas with a six inch (6")
high and six inch (6") wide concrete curb.
d. Planting within fifteen feet (15') of ingress/egress points shall be no higher
than thirty-six inches (36").
e. Landscape planters shall be planted with an appropriate parking lot shade
tree to provide for 50% parking lot shading in fifteen (15) years.
f. Any transformers and mechanical or electrical equipment shall be indicated
on landscape plan and screened as part of the landscaping plan.
g. The landscape plan shall provide for ground cover, shrubs, and trees and
meet all requirements of the City's adopted Landscape Guidelines. Special
attention to the use of Xeriscape or drought resistant plantings with
combination drip irrigation system to be used to prevent excessive watering.
h. All landscape improvements shall be bonded 100% for material and labor
for two years from installation sign-off by the City. Release of the
landscaping bond shall be requested by the applicant at the end of the
Planning Commission :\pproved
~Iarch 20, 2007
AG[~lD.~ ~T[M NO. 3>
PAGE ~3 OF)~ .
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
required two years with approval/acceptance by the Landscape Consultant
and Community Development Director or Designee.
1. All landscaping and irrigation shall be installed within affected portion of
any phase at the time a Certificate of Occupancy is requested for any
building. All planting areas shall include plantings in the Xeriscape concept,
drought tolerant grasses and plants.
J. Final landscape plan must be consistent with approved site plan.
k. Final landscape plans to include planting and irrigation details.
38.Applicant shall comply with the requirements of the Elsinore Valley Municipal
Water District (EVMWD). Proof shall be presented to the Chief Building Official
prior to issuance of building permits and final approval.
39.Prior to issuance of building permits, applicant shall provide assurance that all
required fees to the Lake Elsinore Unified School District have been paid.
40.Prior to issuance of building permits, applicant shall provide assurance that all
requirements of the Riverside County Fire Department have been met.
41.Prior to issuance of building permits, applicant shall pay park-in-lieu fee in effect
at time of building permit issuance.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
42.The Home Owner's Association shall be established prior to the occupancy release
of the first dwelling unit.
ENGINEERING
43.All Public Works requirements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) prior to
final map approval.
44.Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-
26).
Planning Commission ~\pproved
,\larch 20, 2007
.c,CHWi\ HEM NO. 5
PAGE .~ '/- OF 51
CONDITIONS OF APPRO V AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
45.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.
46.Construct all public works improvements per approved street plans (LEMC 12.04).
All streets providing access shall be constructed prior to issuance of first certificate
of occupancy.
47. 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).
48.Construct 24-foot wide off site street improvements from the westerly edge of the
project on Shrier to the connection Robertson Street. Improve Robertson Street,
24-foot wide, from Shrier Drive to the connection with Riverside Drive. All
improvements shall be full structural section, Asphalt over Class II Base,
consistent with the local road designation
49.Construct 24-foot wide off site street improvements from the easterly edge of the
project site to Gunnerson Street. All improvements shall be full structural section,
Asphalt over Class II Base, consistent with the local road designation.
50.Dedicate full half width right-of-way of 50-feet as measured from the project
property line to the centerline of Shrier Drive.
51.Construct full half width street improvements along the project frontage of Shrier
Street. Improvements shall be consistent with the City's local street standards for
structural section thickness. This improvement shall include the construction of
tapers from the proposed improvements to the off site improvements required
above.
52.Dedicate full half width right of way such that the frontage along Riverside Drive
measures 60-feet from the road centerline to the project property line.
53.Construct full half width street improvements along the project frontage of
Planning Commission :\pproved
March 20, 2007
rf1''"''''~:'~-''l.~ . ~
'.~'-'i:~Wi, eTEM NO. ;;
PACE ~\....- OF G
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
Riverside Drive. The improvements shall measure 48-feet minimum as measured
from the centerline of the street to the curb face adjacent to the project frontage.
CAL TRANS encroachment permits will be required for this work.
54.Construct a roadway taper at both ends of the project frontage of Riverside Drive.
The taper shall have a minimum transition rate of 10: 1 and shall extend from the
proposed improvement north and south to the corresponding existing edge of
pavement
55.Drive isle clear width shall comply with Fire Department requirements.
56. Sight distance on all on-site and public streets shall conform to CAL TRANS
requirements for sight distance.
57.Pay all fees and meet requirements of encroachment permit issued by the
Engineering Division for construction of public works improvements within the
existing Street Right-ofway(LEMC 12.08 and Resolution 83-78).
58.All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 12" x 11" Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be scheduled
and approved.
59. The applicant shall install permanent bench marks in accordance with Riverside
County Standards.
60.Applicant shall obtain all necessary off-site easements for off-site grading from the
adjacent property owners prior to building permit issuance.
6l.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.
62.Provide fire protection facilities as required in writing by Riverside County Fire.
63.Direct access off of Riverside Drive shall not be allowed.
Planning Commission Approved
J\larch 20, 2007
f\ ,,~"''''I\ I''''~~ 1110 3
;-\U!:cl\iL.fr'-~ ~ l::Ui ~\J. r
PAGE3LOF S---~
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
64.Provide street lighting and show lighting improvements as part of street
improvement plans on both Shrier Drive and Riverside Drive. The spacing of the
street lights shall conform to the City Standard street light spacing.
65.Street lights constructed along Riverside Drive shall be 22,000, HPSV. The street
lights constructed along Shrier Drive shall be 9,500 HPSV.
66.Developer shall annex to the City's Street Lighting and landscaping Maintenance
District.
67.Developer shall install blue reflective pavement markers in the street at all fire
hydrant locations in accordance with City Standards.
68.Applicant shall submit a traffic control plan showing all traffic control devices for
the tract to be approved prior to first occupancy. All traffic control devices shall be
installed prior to final inspection of public improvements and issuance of first
certificate of occupancy. This includes No Parking and Street Sweeping Signs for
streets within the tract.
69.All improvement plans shall be digitized and submitted at Certificate of
Occupancy. The 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.
70.All utilities except electrical over 12 KV shall be placed underground, as approved
by the serving utility.
7l.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 pattern inspection
can be conducted before grading begins.
72.Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
Planning Commission Approved
March 20, 2007
4CEND:4 1TEM NO.-3
PAGE 3, OF S--3
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
73.An Alquis-Priolo study shall be performed on the site to identify any hidden
earthquake faults and/or liquefaction zones present on-site. Documentation from a
licensed geologist or geotechnical engineer certifying the non-existence of this
conditions will also be acceptable.
74.All grading shall be done under the supervision of a geotechnical engineer and he
shall certify all slopes steeper than 2 to 1, if applicable, for stability and proper
erosion control. All manufactured slopes greater than 30 ft. in height shall be
contoured and constructed with drainage ditches every 30-vertical feet.
75.Prior to commencement of large scale grading operations, applicant shall provide
to the City 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.
76.Individual lot drainage shall be conveyed to a public facility or accepted by
adjacent property owners by a notarized and recorded letter of drainage acceptance
or conveyed to an established drainage easement.
77.0n-site drainage facilities located outside of road right-of-way should be contained
within drainage easements shown on the final map.
78.All natural drainage traversing site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer.
79. 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. The report shall verify impacts of storm water on
existing facilities.
80.Applicant shall convey on and off site drainage to an improved drainage facility.
8l.All drainage facilities in this tract shall be constructed to Riverside County Flood
Control District Standards.
82.Provide on-site detention for the increased runoff produced by the project.
Planning Commission .\pproved
March 20, 2007
A.CENui:'\ m':JJl NO.
PACE 3 g
3,,--
OF S 3
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
83.Storm drain inlet facilities shall be appropriately stenciled to prevent illegal
dumping in the drain system, the wording and stencil shall be approved by the City
Engineer.
84.Roof and yard drains shall not outlet directly through cuts in the street curb. Roof
drains shall drain through a minimum of twenty (20) feet oflandscaped area.
85.10- 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 are exceeded, drainage facilities should be installed.
86.A drainage acceptance letter will be necessary from the downstream property
owners for outletting the proposed stormwater run-off on private property.
87.Applicant will be required to install BMP's using the best available technology to
mitigate any urban pollutants from entering the watershed.
88.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
Storm Water Pollution Prevention Plan (SWPPP) for construction activities and a
Water Quality Management Plan (WQMP) detailing the permanent clean water
features. The WQMP shall include a maintenance program, for post construction
compliance with the City's Clean Water Runoff Program.
89.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 that 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.
90.Intersecting streets on the inside radius of a curve will only be permitted when
adequate sight distance is verified by a registered civil engineer.
Planning Commission "-\pproved
i\Iarch 20, 2007
f4.CE~"D:~ iTC,i NO.
PACE '3 9
3
OF ,S-3
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
91.Applicant shall provide a homeowner's association with CC & R's for
maintenance of the open space, private roads and proposed drainage/debris basins.
92.In accordance with the City's Franchise Agreement for waste disposal & recycling,
the applicant shall be required to contract with CR&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.
COMMUNITY SERVICES DEPARTMENT
93.Applicant shall pay applicable park fees.
94.No park credits shall be given for private park areas, open space, or recreation
facilities constructed within the development.
95.The developer shall utilize CR&R for all construction debris removal, hauling, and
recycling as per City ordinance.
96. The City landscape architect shall review and approve all landscaping plans.
97.The Home Owner's Association (HOA) shall maintain all landscaped areas, open
space, and all interior plantings.
98.The Home Owner's Association (HOA) shall maintain all block walls and keep
them free of graffiti.
99.All interior roads, street signs, street markings, sidewalks, enhanced concrete to be
maintained by the Home Owner's Association (HOA).
DEPARTMENT OF ADMINISTRATIVE SERVICES
100. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special
Use Permit (as applicable), the applicant shall annex into the Mello-Roos
Community Facilities District 2003-1 to offset the annual negative fiscal impacts
of the project on public safety operations and maintenance issues in the City.
Applicant shall make a four thousand two hundred dollar ($4,200) non-refundable
Planning Commission ~\pproved
March 20, 2007
AG::~mp.. iTEM NO.
PAGE LtO
1
Or 53
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
deposit to cover the cost of the annexation process. Contact Dennis Anderson,
Harris & Associates at (949) 655-3900 x334 or danderson@harris-assoc.com.
101. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special
Use Permit (as applicable), the applicant shall annex into the Mello-Roos
Community Facilities District 2006-5 to fund the on-going operation and
maintenance of the new parks, parkways, open space and public storm drains
constructed within the development and federal NPDES requirements to offset the
annual negative fiscal impacts of the project. Applicant shall make a four thousand
two hundred dollar ($4,200) non-refundable deposit to cover the cost of the
annexation process. Contact Dennis Anderson, Harris & Associates at (949) 655-
3900 x334 or danderson@harris-assoc.com.
102. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special
Use Permit (as applicable), the applicant shall annex into Lighting and Landscape
Maintenance District No. 1 to offset the annual negative fiscal impacts of the
project on public right-of-way landscaped areas and neighborhood parks to be
maintained by the City and for street lights in the public right-of-way for which the
City will pay for electricity and a maintenance fee to Southern California Edison.
Applicant shall make a four thousand seven hundred dollar ($4,700) non-
refundable deposit to cover the cost of the annexation process. Contact Dennis
Anderson, Harris & Associates at (949) 655-3900 x334 or danderson@harris-
assoc. com.
RIVERSIDE COUNTY FIRE DEPARTMENT
103. The applicant shall comply with all requirements of the Riverside County Fire
Department. Fire protection measures shall be provided in accordance with
Riverside County ordinances and/or recognized fire protection standards.
Planning Commission "-\pproved
1Iarch 20, 2007
t::.Ci:ND/\ iTEM NO.
PACE "f I
]
OF 53
0
Z
II>
Z
0 ....
V; ~
~
0:
b
N
"
"-
W
....
..
~
66~r-r9l (9l9) XOj IlIl~r-r9l (9l9) 181 '</) '3~ONIS13 3)1'</1
(@) 900 L6 V:J 'VIOV:J!!V '133~lS 301S~3^1~ I ~
V liNn 'aVO!! :lNI!!OlO:l 61S11 "
')NI 'S31'</I)OSS'</ 193 SWnlNIWOONO) 03H),</130 liNn 61 M3N
:AS 03llVd311d d'ffl :SS31100't l.03rolld ~ ~
III
~
'" ~~
Ll) .......
-:t
I't")
lS"':
5~
~:
. ~i~
o uuB
~~u
z: t;~~ V)
~~lS [g
r- lSl!:15 ll:
U N~~ ~
<( ~~~ ~
0::: ;5i i
r- ;lS~ u
~ l5
W ~~~
:> ~S~
- 9~w
r- lS IE ;:
<( I~~
r- B~
ulS
z: ..tit.
W ~~~
r- CDW"")
~
K!
J
ib
iI il
I b;;
III ~~
I!s 1iI.El
! ~S
..
i;'\
:Ii
i.
~..
M~
~I
.. ai~il!
!Ii ~~i:~
i fi~~~
!I!
~I.
, ~d
, om i
.;~ ! ~ j I
in a Ill,
.!~. l5i Ilf
in ; I (
I i
~ ! ~
j ; J
i I
! ! B ~ U U! B ! B B B H II t
hi!!
~ ~~
!i!
.Jllts Ii
to! IIlwliliUaE
iee,al)oo:
~nUeH
~ II u; i~
~ eeaGHHile
........... ...__.=D':tl..~..
i liiiiiiiiiiiiiiiiii~
~~~~~~~~~~~~~~~~'~~~'!
! I
~j
"
I
1
~
1
!i.
'0.;:;:':'
~; '!~:1i
i
i
I
I
1
,I
'\
1 i
1
I
I r
\"1'
I'..'
I I
c: !ii I
c- !~ aR I I
~i ~;s !:a h
if"" ~ii U! ;;.
dUW.IiII1ll; ;~I ~~tl
zznl!ii,~~~>5il~!!
Ui ~~!~:Ii ~ ~U' 'h ~ I
to! "li!I:l~1!s1!s I!sl ~ iii ,; I ~ ' l< I
i bil~uih g ,h~ ~R! 2
1
112M
..,W;t.
I=!a;;
Roll! MB
hI!! 2 ,
"~e~~
Di l%lil':
i ~ L :~
c
; ~
'" o.l~~ll U
'" ""'!- 'J,
..'" . ill':
~ ~~ l! iE
~ c .. ~ .e,,:,:"
g: !e~= ilE
I
1
I
1
1
~
I
I
-I
1
I
1
I
I
1
1
3
53
<l;.
t
I
f
1
II
i
:1::
I "go
....-
iI 1!1
..
e ~
0_
.5.5:
~I::
1Il.g
! 1 a
<....t)
Cl
c...>
~@
@S~
(2)
~c::J
:!
"
II '"
. !
,
I
I
I
1
,
I
c::J
~
@
c::J
:
c::!l~
I!!!!l@
i
,
.
,
I!!!!l@
~~
~@
c::!l@
:
~
:
~ ~
i J . J
"~ ~!~
!i iH
.! ~: -,:~: ~
~g ~i f ~ f i l5.
Ii!!" = ~~ ~ ~~ ~ Ii II M
:! ~ i~ ~ ~~ lea. tn t · ~ B:
:I~ .~~~ ~i~ o!!!~ ~H~HI~ :~~ .
u -I .~.!1 w E ~ ~ ~ ~ h ~ ., f 9 or .~ ~~
~ ~~ '''''z .~. c.u_ ~tk~ Gk~a~ a;;;1l( ~:!,
"' R" ~.w 0 il~o ~ nrl1 'Ii" Ii~ .. o. t:l .. n
.. E! ~li!i'" ~! I, oo-.i !. 3 II_:~. "~..J .
." ~,; " m!n:". .. 'II ~t ~ .
. :liii~5iiiih~ i i il'l" i ~ !'"''
l. ~~du_ ..--~~~ ~ f ~,~"O
~I ill . ~ III I · ,. >
"; ~I h~. i~ i ~ 990. I
~~i !j~ ~ji~ ~i~ i is ~ il
~Ii C@9 Un ~l ~ I ~@ 9 B1:
J!
"
Qc:
't'iJ!
t~
ll.iii
~~
,:;.;0
~""
~..
~,"
~..
"-,,
~,.
~"
.....
~"
.....&~..
~..
~It ....
~..
......
......
"" ""
si t
~
!
~
~
.
.
1 ". "
L cO
~ "
Ii
L
.
.
:;
il
@]:
il
0:
il
D"
Cl-
.
hUI'
. -. ~
I ~ l
; ~
E1: e
"~'I:o.
~U~
~" ~.
,Hi
.
I,,, "
! ~~-Is
lI.... .
(1I~
il
@]:
il
@I:
il
@]:
.....
Q
.....
. I
~U)
!~
~.. .
~
I
I
I
,
I
,
t ·
i ~(t
i E~
,
~I
0,
81
rZl,
~I
;;2'
+
,
I
~
!r
G
~
i
~
~~
0:,
\!!~
1H
~
~
,
! , I
Iii
. .
& e
nii
. · l ~
nd
!\;~\;!l~~'"
UUlh!
lilll:l~
Iii ii
~<t
,
PAGE ~
-...........-.. :wtQ
ItR-IH-tIt ;JYJ 1111__"" 'U1
0((11 'f:) 'OI':JIOSCMI 'rOil lIlI ..... ...
I&ttf~. anc1l4:lff. 0NtI'f'II ~
~"Id . 3WlJ.::mlOlIY WtXONYl
':)NI 'N30H\lD SnO~\I.:l
NV1d 3dV::>SONV1
1Vflld3::>NO::>
.V::> '3HONIS13 3}1V1 I .
3AIHO 3aISH3AIH ~ ~ i I 'I ~
WflINIWOONOJ 3HONIS13 3}1V1 ...J
I =
'WjIlQllfJlWl:lltMllll,
s ~~ . ~ $!i * ~ · ~ I I ·
. i;! ~ I ~ ~ i ~ Ii ~r~ ~ l ~i
I: ;~! !;! ; il~ -!ir ~!i ~ i ie:il~
; i ; ~~ Iii, L; ~ h: ; I: !; H; ~ ~ i Iii;!
~ il~ r ~; iS~_~I~ e r!~i;~ w a I; ~.~
XI iw2 if . I ~~ax= 1 r c~i~g~;fii: A ~~~!~
~A i~ ~I~ ~; ig~l~ i .iir5;5iL~ ~ iir fi
~ ~~W ! ~~ ! .i~ . ~ ~S ~~~.m& t ~iA~
Ii 11!!11 ill! Illl!!l I. !!i1li!i!!i,!' Il!l!i
Is ~~~I:I ;;;1 ~~ii:il i; ~;i~~:I!i~:i~~ ~I;S~I
~11lI ~Si/i aim i'il~~r i~ ~!~I~!!r~~i.=(I~gxa;l!
~ii h;i;! ~iHi.ei8i;~ i~~1 !:II!hiU;I~~~!n~~:
'-'=~ 1_~li l~j"iI~~I;Bt ~H~ ~2!iiSUP~~~~pdU:i
~I: 11!~:~';i::iiii~~' ~!li:=i~!!:;!i~III,;I;!li;
5!iSlltJI~lt~~!E;~~g!;i~i~SSS~A~!li~ill!~eS~~iB:;i
0... .:<cIN~8:...... tri:;"'C: ..:ei~. Gilefti:_ ~~ .::!Ixl
~.
Ii
I;
~
~,
!~
d
~~~
. ..
s
..
@
~.
,-
: I!
!
h
u
~
~
;
~
~ ~
~ J~
II! g~
~~ U
~ i I
~ ~i
~ ~ sil~
u ~s 15 ~I
i~ S; 18 ~~~
U Ii I; ;i!
~I Ii S~ Uti
O~@
~
!
.
i
~l
:k~ ~!l I
jo/fi S.! .
i~ m m .!
~i 1111 III ~II
!~ m m I,,'
ii 1111111.
~
i
~
I
~
~
~
~
I
I
!
I
!
!
!
)
./
I f$
t
"'
I
I 0: !"-l,.~..1. ~OO.~. ~ rm
i ':~r!;\L) . i: ,'\iJ illj
E
~. ~
Ii ~~
,
II ~~
ti ~~ I~
~~ fE .1
I~
'i ~g
I~ e~ EXHIBIT
..I
<r.. M
I ..
. ~~ i
Cl f .5.5 I ~ E H~ l ~~ ~
i .!!E II ~! ~ Q
II . 1Il.g ~! 'till };~ ii~
I 11 IS II ~t I
c...:> .1...0 . i!g llliii <> .~ ]q;
0 ~
j::
~ ~
~ ~
fo- f0-
CI)
~ CI)
iii
.:... .:...
~~ ~~
~i ~i
.,
I ~ ~
I !
.JAII-,c ~. ~..
,JJ/.",,,,
MlN'
""1"-" ...~
~..
~
!
I
,NIII-" ~~ ~_
.JIII'-.-
(!)
W
ll.
~
~ ~
j:: j::
~ ~
'" '"
jjj jjj
i!: ~
~ 0
CI)
.:... ,
~~ ~~
9~ ~;
ai~
... '"
~
e
.
(in;!; ~ ~ ;!
:lliiaSi11pr
111111111 !;11i
nllllll III
IPIIIII;IIIII
~ HII n ;II; ; nIl
~ ~~~~~~~ ~~~~~~~
EXHIBIT ' E'
AGENDA ITEM NO. -,
. .' PACE L{ S "-OF .S-3
......
li
I
!
j
II
II
m .. E
I ~ 8-
-.I'i
II" ~ ~
J! g iii l!l
..
U
.5.5
JI!~
1Il'b
! 1 S
.-.It,)
Cl :.
..
;5
U ..
1I.
W
ll.
~
.J/I.."...
..,....
""....
~..
a
.5;;:
~~
ril~
~
~
~
10-
~
w
W
ll.
~
'"
!i!~
S ~
~ ~
'"
.11111-"
~ ~
~
~ ~
III ~
iil ~
i!:
~ ~
0
lI)
'" ~
~~ ~ ~
~i :P
~ ~
...
'"
.J/IU-,a
Go
~
iiC\l
: I
~q:
l';"
~
~
~
~
10-
lI)
ili
-
id!.t i!
Ilip-S 11 ;!
:lliil51..PI
,ldlHii lilln
Htttll It I
IPIIlII ;1111'
~ :IIIIIII!;;;III
~ ~~~~~~~ ~~~~~~~
o
'"
!i!~
9 ~
~~
~
$
~E9
$
~~
cq
). '.
i:d
~
AGENDA !TEM NO.
PACE '-f (o
)
OF \3
-' M
ji f ..
e E i
t 0': j" ~~ ~
0:: OSS .:E
!i j .!!! E I ~ ~ !i
.. 1Il.g 1::;; ,C'of
. . II 11"~1 'tl" ~; .;
:':: 1i': l: ~~ . I
OH l~8 I!~iiic! III III ."., iq;
.1/1 II-AI
~. ~ ~.. alP t i
(' (ns::;!
fIB'';III;I(
IIUUpiil1i
11111 'II1
nlllll III
~ ~ ffi IpllIlIl::III
f:: w f:: 111111"11 fI.1
~ w ~ ~ hlllll nlllll
~ c. )..
~ III ~ ~~~~~~~ ~~~~~~~
l- I-
~ II)
15
. ,
'" '" <d)
~ ~ ~ ~
~; ~; ~~
'"
$
,J/tu-,u ~ ~
lq
~~
~
w
W
D.
~
c(
W
D.
~ ~ 15
f:: f::
~ ~
III ~
ii:l
~ ~
~ ::>
0
II)
, ,
'" '"
~~ ~~
~~ ~;
... '"
i
Pi Ca..
~.
.....
AGENDA ITEM NO.
PAGE Yt OF
""3
<; r-':s
.11111"'"
<( ..
I ..
! ~ i
1 o_ m m r
c .5.5 .. E
j .!!!~ II !! c::~
. 1Il'tl dE 'till
I "i':C: II :st
() . L~8 BIllQ Illiii
33
~
iC"ll
: I
~q;
~: .;.;'
""...
m
w
Q.
~
a.p t i
I';(;li ~~ n
:1'idSIII;I(
',d!!!IIIIIIH
.111111 1.1
Iplnlllllll'
; :11111111;; nil
)..
~ <'> <'> <'> ~ <'> <'> <'> <'> <'> ~ ~ ~ ~~
~
~
~
I-
0)
lIi
c
W
Q.
~
~
i=:
~
~
I-
~
..
jgl!
9 ~k
:;;
III
..
jgl!
~;
~ ~~
m
w $ ~
Q.
~ ~~
Q.~
~ ~~
.J!1t-.
m
w
Q.
~
..,
a i
Wi
! !~
II
~ ~ ~
i=: j:: i=:
~ ~ ~
~ au ~
m ;;j
i!: w i!: .ii ~
~ Q. :)
~ 0 [g
0) d.,
,;. ,;. ~
jg~ ~l! "< nh
9 k ~k J: ;
"'3
~~ ijl~ ~~
I I
.. '" .1 " co
.1 "
III
. as
. !I II
~
~
~
! ~
Q:
~~
Q: ~
~~
co
ACEND.L\ ITEM NO. 3
PAGE~OF 53
<C; JI ..
I ~ e c: 1\;\ ,...
i! .. Q
0-= e .. $ Ii <'
:.. ! ss :[ iiC\f
ClH II , _'tl
. . f ~e ~..2 1 ~t ~; .;;. I
~~ -~.g ~ ~ i ~q;
I :... Ii II i ~iU
(..)15 l~o 51llQ
<
nun ~~
I.-_J [j!,
$
'I
.ifB ji ~~
q
$ ~~
I~S--V
~
::l ~
", ~ "
:5
oj
~
ffi
Ci:
ill
~
>::
~
llJ
Ld
...
llJ
~
'" ~
~,
!5~
~ .
~
Cl
9
'"
'"
w
w
~
~
~
~
~
Ci:
~ ~
I"
~
- ~
~ ...
'" ~
"'~
~ ,
g~
~
o
II)
~
'"
AGE;~DA ITEM NO. S
PACE \.fer OF ~
<t: I
I ..
U i ..
Q t .s:.s I .. E ~~ ~. r ~~ ,.:
j .!!!E II !! t~ ~ .ell Q
1iJ.g ~t So.;~ ...
It .. .. ~88 11
i ~ .= ~ sf - " ,. : I
t.> . !~o ~iQ~ H illiCit iq:
11 '-ct 11 '--
- -
<: <:
~ ~
~ 8
it it
~ ~ ~ ...
~
:.. -
\E~ !g~
9; 9 ;
:s s
III III
'"
11 11
- -
......
..."
.....
.....
1
.....
r-------------
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
r-J
1 ,
1 1
1 1
1 1
1 r'
L_,
1
1
-------------,
1
1
1
1
1
I
1
1
I
I
1
1
I
I
1
1
1
"-,
r' I
1 1
1 I
1 1
, 1
r-J
1
1
'.-
<:
~
l5
~
!g~
ii
'"
, F'
l" Itii~' f'Jg; ]
PACE S-o OF ')]
<( M
f ..
0 ~] i "'"
Cl f c:: c:: .. f Ii ij~. C\i
I l! "e II 1~ J! :. Q
Ul.g ...,- .sa: iw .i"'"
I ~] E 'tJ'- ~>~ ~
::: ! -= S 11 :s8 ~~ I
:::;;: ~:.~ i .~ iq;
t.) ....,u olllQ lllii::
~
~
~ ~
'-~ '-~
~ :c: ~ :c:
~ ~
~ 8 ~ 8
it it
~ I-
'" ~
N '"
~ ~~ ~ ~~
9; 9~
:5 ~B
III .
'"
~ ~
~
~..
"'r
j;
~..
~...
AGEimt, ITE}:l NO. J
PAGE c.;-/ OF G
-
<( .
f ..
~ ~ i ,...
k o_ r ~a ~
Cl .5.s .. E
f '!(!E if ~g. ..!!!
1LI.g ,Sll..
I ""Ii ;!!& ~: .:; .,...
t: ~ c:: If d~ I
U . i~~ ,;l:OQ lit ]q:
\. ,!
11
~
e
1.1
~
<t
~
~ 8
it
f...
~
~
~ ~
~;
..."
"....l
.1",11
......
......,
".,N
.....
~
e
'.1
~ ~
~
0
~ it
Q
~
.:,
~~
i;
'"
..."
~."
".,11
~-...
..1-.1&
.I-,ll
.....
AGENDA m:M NO.
PAGE S d-- OF
']
\""3
-
oCt: ~
f e E i "'"
t ,,~ t Gll ~
Cl .S .s " !:
f ~!: J 3! .!..
Ill.g SQ.;rt k ."'"
n ! -I s 11 ~ ~ ~ ;gg'Ci ". ~, .;: I
c..> ';-.10 I! ~iii~ ,h~ !"=(
.. e ~ e
I; ....... .......
<: <:
~ ~
15 ~
0
~ ii ~ ~ ii
~ ~ l-
N ~
,j. ,j.
~~ ~~
!i ~i
.. N ~
I;
~-"
,.,
.J-."
,..---------------
I
I
I
I
I
I
I
I
I
I
1
I
------------~-,
I I
I I
I I
I I
I I
'r-J
I
1
I
I
I
r~~~~::~::::::::
I
I
I
I
I
I
I
I
I
I
I
......
e
.......
<:
~
~
ll:
,j.
~~
9~
~~
'"
AGENDA ITEM ~JO. J
PAC~ 5-:s =01= ~
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO:
CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM:
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
MARCH 20, 2007
PREPARED BY:
TOM WEINER, PLANNING MANAGER
PROJECT TITLE:
CONDITIONAL USE PERMIT NO. 2007-01; A
REQUEST TO ESTABLISH AND OPERATE A
VIDEO ARCADE, AN OUTDOOR DINING AREA,
AND THE SALE OF ON-PREMISE GENERAL
ALCOHOL IN CONJUNCTION WITH A BOWLING
AND ENTERTAINMENT CENTER LOCATED AT
32250 MISSION TRAIL (APN 365-040-024) LAKE
ELSINORE, CA 92530
APPLICANT:
MICHEL KNIGHT/BLUE FLAMINGO LLC, 26397
BECKMAN COURT, MURRIETA, CA 92562
OWNER:
LOUIS AND ISABELLA DEPASQUALE, 5004 W
92ND AVENUE, WESTMINSTER CO, 80031
PROJECT REQUEST
The applicant is requesting Conditional Use Permit approval consideration for the
establishment and operation of a video arcade, establishment of an outdoor seating
area, and the sale of on-premise general alcohol. The project site is located within the
C-2 (General Commercial District) Zoning district and has a General Plan designation
of General Commercial.
Review is pursuant to Chapter 17.48 (C-2, General Commercial District), Chapter
17.66 (Parking Requirements), Chapter 17.38 (Non-Residential Development
Standards), and Chapter 17.74 (Conditional Use Permits) of the Lake Elsinore
AGENDA ITEM ~
PAGE~OF~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
Municipal Code (LEMC).
BACKGROUND
The subject building was constructed in 1989 and was occupied by a K Mart store until
1997. The building has been vacant since that time.
PROJECT LOCATION
The approximately nine (9) acre property is developed with an 84,800 square foot
single-story building and is located on the north side of Mission Trail Road between
Diamond and Malaga Drives. The property is located within the C-2 (General
Commercial) Zoning district and has a General Plan designation of General
Commercial.
ENVIRONMENTAL SETTING
Project Site Vacant C-2
Commercial (General Commercial) General Commercial
Buildin
North Commercial C-2
Center (General Commercial) General Commercial
South Movie C-2
Theater General Commercial General Commercial
East Hotel C-2
(under (General Commercial) General Commercial
construction
West Commercial C-2 East Lake Specific Plan
Center (General Commercial)
AGENDA ITEM 4
PAGE~OF~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
PROJECT DESCRIPTION
The applicant is requesting Conditional Use Permit approval for the establishment and
operation of a video arcade, an outdoor dining area, and the establishment of on-
premise general alcohol sales. No additional building square footage or modifications
to the existing parking and vehicle circulation design are proposed at this time.
Recently modified building elevations, interior improvements that have begun at the
site, parking, and analysis related to the conditionally approved uses listed above are
discussed below.
Building Elevations
The applicant commenced with modifications to the building elevations in August of
2006, without Planning or Building Division approvals. The applicant had completed a
majority of the exterior modifications when an application for the exterior changes was
submitted. In an effort to cooperate with the applicant's need to complete exterior
renovations to the site, staff processed the approvals for the building elevation
administratively. In staffs opinion, only the highest quality architecture and building
materials are appropriate for the site, as the entertainment center and bowling facility is
anticipated to have significant public use and visibility. Some architectural features
include:
. The use of marble tile to enhance columns and selected portions of the building
facade.
. Decorative ceramic tile strips along the roof parapet
. Enhanced columns with wood beam trellis elements.
. A varied color palette to add more interest to the building facade.
Interior Improvements
The applicant is proposing to modify the existing floor plan used for the former K Mart
operation in order to facilitate the use of the building as a family entertainment center
with arcade, billiard, restaurant, and bowling facilities.
The proposed floor plan provides the following:
AGENDA ITEM ~
PAGE --.3.- OF '3 d-
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
. Approximately 47,415 square feet of bowling area, which includes 48 lanes and
an adjacent bowling lounge section, banquet rooms, pro shop, and snack bar.
. Approximately 29,665 square feet of sports bar and arcade areas, which include
banquet rooms, offices, and restrooms.
. Approximately 7,800 square feet of restaurant area, which includes dining areas,
a buffet section, kitchen, and restrooms.
Parking and Circulation
Based on the information provided on the applicant's site plan, a total of 775 on-site
parking spaces will be required for the facility as specified in the LEMC. The parking
breakdown is reflected in the following matrix:
Restaurant Areas,
Banquet Rooms, 22,170 sq. ft. 1 space/45 sq. ft. 493
Snack Bar,
Lounge Areas 5,860 sq. ft. 1 space/200 sq.ft. 29
(non customer area
Bowling 4 spaces per lane 192
Arcade and Office
Areas
14,235
1 space/250 sq. ft.
of customer area
61
TOTAL
775 required
(353 provided on
site
As shown on the table above, 775 parking spaces are required and 353 parking spaces
are provided, indicating that minimum off-street parking requirements are not met on
site based on the proposed uses within the renovated building. However, the applicant
AGENDA ITEM Y--
PAGElOF~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
has provided a reciprocal parking and ingress/egress agreement (recorded with the
Riverside County Clerk in 1988) that reflects shared parking among the subject
property and the adjacent movie theater and casino properties respectively. The movie
theater property currently maintains 225 on-site parking spaces, while the casino
operation maintains 236 on-site parking spaces for a total of 461 additional parking
spaces. When combined with the 353 parking spaces for the bowling and entertainment
center, the total number of shared parking spaces is 814.
Although additional parking is being provided by the shared parking agreement, staff is
concerned with the potential parking impacts that may occur. The uses that exist on the
adjacent properties that are proposed to be used for additional parking share the same
"peak" parking period as the bowling and entertainment center. During certain peak
periods (i.e. weekend evenings when the casino, movie theater, and
bowling/entertainment center would be most used) parking demand will be high and
the availability of parking may become encumbered. With this in mind, a condition of
approval has been included requiring a parking study to be prepared by a State certified
traffic engineer prior to operating the restaurant use on the site. The applicant has
indicated that the bowling alley is proposed to begin operating several weeks before
the restaurant use commences operation, therefore allowing a window of time where
the parking study can be completed. The parking study shall reflect the peak parking
demands and availability in order to establish that available parking is adequate.
It is important to note that any further development could be restricted if the parking
study indicates inadequate off-street parking. The adjacent parcels, which are currently
held under the same ownership as the entertainment and bowling center property, may
provide an opportunity to extend the existing parking area ifthe parking study shows a
need to accommodate more vehicles during peak parking times.
There will be no street improvements or curb cut modifications made along Mission
Trail as part of the applicant's project. Landscaped improvements will be provided on
all existing planter areas and along Mission Trail. A condition of approval has been
included requiring the applicant to submit landscape plans, which will be reviewed and
approved by the City's landscape plan check consultant prior to installation.
AGENDA ITEM 4-
PAGE S OF~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
CONDITIONAL USE PERMIT ANALYSIS
Sale of "On-Premise" General Alcohol
Section 17-48.030 ofthe LEMC specifies the requirement of an approved Conditional
Use Permit for the sale of general alcohol. The applicant is proposing to establish "on-
premise" general alcohol sales in conjunction with a bowling and entertainment center.
The proposed hours of operation are as follows:
. 11 a.m. to Midnight Monday through Thursday
. 9 a.m. to 2 a.m. on Fridays and Saturdays
. 9 a.m. to Midnight on Sundays.
A condition of approval has been included limiting the hours in which alcohol can be
served to the aforementioned hours of operation. Alcohol will be served at several
locations within the building including a bowling alley lounge, sports bar area, party
rooms, and dining areas. The applicant has indicated that the party rooms will be used
for meetings, banquets, and private parties.
Concentration
The entertainment and bowling center is located within Census Tract No. 464.04. The
California Department of Alcoholic Beverage Control (ABC) recommends that not
more than three (3) on-premise alcohol establishments be permitted within this Census
Tract. According to ABC records, there are currently eleven (11) on-premise licensed
establishments within the Census Tract (including the subject location, which currently
holds a "pending" license). The following is a list of on-premise general alcohol
establishments within the Census Tract, including the type of ABC license maintained
by the establishment.
AGENDA ITEM ~
PAGE~OF3d
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
On-Premise Alcohol Establishments within Census Tract 464.04
*El Carnal Restaurant 1132410 Mission Trail 1141 - On Premise Beer & Wine 1
Lake Elsinore Casino 1120930 Malaga Road U47 - On Premise General Alcohol
Pizza Hut 1131736 Casino Drive 1141 - On Premise Beer & Wine
Sizzler 1131724 Casino Drive 1141 - On Premise Beer & Wine
Don Jose Restaurant 1131712 Casino Drive 1147 - On Premise General Alcohol
Vincenzo's Restaurant 1131712 Casino Drive 1147 - On Premise General Alcohol
Denny's 1131760 Grape Street 1141 - On Premise Beer & Wine
Zen Sushi 1131500 Grape Street 1141- On Premise Beer and Wine
Hana Sushi (129989 Canyon Hills 1141 - On Premise Beer & Wine
**Trevi Lanes 1132250 Mission Trail 1141- On Premise Beer & Wine
* Located in Unincorporated Riverside County.
** Subject location (currently in process to upgrade to a Type 47 General Alcohol
License).
Approving the request to serve general alcohol at the subject location would increase
the existing over-concentrated levels within the Census Tract as the number of "sit-
down" establishments exceeds the number recommended by ABC. Therefore, the
Planning Commission must make Findings of Public Convenience and Necessity
(PCN) in order for ABC to approve the license. The PCN finding is included in the
attached Resolution in order to satisfy ABC requirements.
The Chief of Police (Riverside County Sheriff Department) has provided a memo
regarding this application. This transmittal is included as Attachment 4 and states that
the Chief of Police is not in opposition of the request provided that certain conditions
of approval are complied with. Those conditions developed by the Riverside County
Sheriff have been incorporated into this approval recommendation. Failure to comply
with any of the conditions may result in revocation of the Conditional Use Permit.
AGENDA ITEM Lf
PAGE~OF~d-
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
Some of the requirements listed by the Chief of Police in the recommended conditions
of approval include:
· The installation of high quality security surveillance camera, recorders, and
monitors at mutually agreed upon locations.
· Active monitoring of surveillance equipment by dedicated security personnel
Other conditions of approval related to alcohol use listed by staff include, but are not
limited to:
· Requiring alcohol service to cease one (1) hour prior to closing.
· Prohibition of loitering in and around the facility
· Maintaining quarterly gross sales of alcoholic beverages below or equal to the
gross sales of food during the same period.
· Regulation of cover/admission charges to the facility.
Outdoor Seating
Section 17.44.030 (k) of the LEMC specifies the requirement of a Conditional Use
Permit for the establishment of an outdoor dining area. The applicant is proposing to
operate an outdoor dining area in conjunction with the restaurantlbuffet use on site.
The outdoor dining area will be located in the northwest comer of the building,
occupying the former K Mart outdoor garden center. Access to the dining area is
achieved from two (2) double doors located within the adjacent indoor dining/buffet
area and one (l) double door on the east end of the outdoor dining area leading to a
parking area.
The site is surrounded by other commercial uses and staff feels that the establishment
of an outdoor dining area will have no impact to surrounding properties nor will it
create impacts in relation to the entertainment centerlbowling facility use. A Condition
of approval has been included limiting this area to outdoor dining only; utilization of
AGENDA ITEM l.+
PAGE~OF_. 3?-
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
the outdoor area for uses other than dining purposes is not permitted without prior
approval from the Community Development Department.
Video Arcade
Section 17.44.030 (e) of the LEMC specifies the requirement of a Conditional Use
Permit for the establishment of a video arcade. The applicant is proposing to establish
two (2) video arcade areas within the building. The first area is a "kids" arcade
measuring approximately 5,990 square feet in size. The kids arcade will be located at
the northeast section of the building, directly adjacent to the sports bar area. According
to the submitted floor plan, access to the kids arcade area is available from a point of
entry along the north side of the building, next to a parking area as well as through
open partitions in three (3) "party rooms." The kids arcade is separated from the sports
bar area by the aforementioned three (3) "party rooms."
The second arcade area is located on the west side of the building adjacent to the main
entrance to the facility. This arcade measures approximately 6,720 square feet and is
accessed through both the main entry corridor and a proposed bar/lounge area.
Other prolJosed uses
The applicant is proposing several billiard tables in the sports bar area. A condition of
approval has been included limiting the number of billiard tables to three (3) unless
proper approvals for a billiard hall operation is obtained from the Community
Development Department and Riverside County Sheriff Department. Party Rooms
ranging in size from 450 square feet to 1180 square feet are also proposed. The
applicant has indicated that the party rooms, in addition to eight (8) private bowling
lanes will be used for meetings, banquets, and private parties.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), Section 15301 (Minor
Alterations to Existing Structures), staff has determined that the proposed project will
not have a significant affect on the environment and shall therefore be exempt from the
provisions of CEQA. Therefore, no additional environmental clearance is necessary
for the project.
AGENDA ITEM ~
PAGE l OF-3.d-
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: CONDITIONAL USE PERMIT NO. 2007-01
32250 MISSION TRAIL (APN 365-040-024)
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No._ approving
Conditional Use Permit No. 2007-01, based on the Findings, Exhibits, and proposed
Conditions of Approval.
PREPARED BY:
TOM WEINER, PLANNING MANAGER
APPROVED BY:
L2/J1/'-
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
ATTACHMENTS:
1. VICINITY MAP
2. PLANNING COMMISSION RESOLUTIONS
3. CONDITIONS OF APPROVAL
4. REDUCTIONS (8 ~ x 11) OF SITE PLAN AND ELEVATIONS
5. MEMORANDUM FROM CHIEF OF POLICE DATED
FEBRUARY 26,2007
6. SAFETY/OPERATION PLAN SUBMITTED BY APPLICANT
AGENDA ITEM ~
P AGE ~ OF ---.::3.?-
CONDITIONAL USE PERMIT NO. 2007-01
.GIiEeN ;r
.f.. ",
, , c."
."~:
if;} I
. ,
'-,: "
""~'<',
APN: 365-040-024
CAMPBELL ST,
"~::--:~~~~:'-~~-~~:0-":::''';' "\',_ "'\
>~\~>'<
~
e
",'"Z .-
\~\e~,
.,,~ " .\,
\J\i~ '\/j~~ pIt_I:
!! CArJr:~?~-f" '
:;:'y
"
~ _ : i
\,~ I'
~ii
, :: I'
, ~l!
s.:1
~li
\! :s i "
'- \ j
\~\ I
" " \ \\~ ~,\\~......................_.._.._.._..
\~ '\ " \9, ,,~..
'\ ~ \,\'\. ~.'':l
,'>x ,.is ~.--~ ~
'v ''.\ \. ~~"
c A 1l~..~, \
, " " . !G "-.. " \
\\S ~~y....... \ \.
'. '\\ - - .--\, \\.,\\\.--- '/'~\.'-'.-.. \. \\
,J1'Lf'esri;/\ \\~...*..; \ \~
C~~~~ \~>\
~~ \ ~
'''" \~ \~, '{~
\-\ ~
\\ ~
J?/~~ ii ,; . , \I , .
"""'" 40p h . Ii,. \ \~ \. ,~
..', -'--<--" -<<r.t'}'\" ,,\ "~
",,}.-!i.~,'/,;:::':':'-=:~,,~ //" / \/" ,\\ ,~
' /' ~~ \, \ \., \<J>
~'i / ":<';v;;-:-'~'\: \i \ ,\ ,."
~~ // '''I'''' ,;::' " eI.~~!~;\\~\\"
f~ ,/ \~'\ "'--~!!!2ReliJJ'\1 \ '\\\,
"~"4 \/':/<~"'<~{~7r----%/~ \ \
'i. " ('> ,"'" . /, illV\ '\'\
Su~nn,erry N~,~~rhoodPark ,l~;/ ,{" "\: '~\
,.;i,'/ ,;; \ ,'.' \\
,~/',_f.. c: \~ .~.,;- ~
\HiD~"T.;/t/ 77;/ \~\
'I li/ 'ill \ \)......
" :; //\\''\ \,,:'-
'f)> / <(\ \\\,
" \ :f.\;;!>~~;~~,~. ii? /,,1;/; // \\}......_.,_ ~\:,~ .,,:.
\, '. ~~p /<', ~~;,t'~ . \\ \' ~ \
:$"2"':;:/ :~'''~~' /,' _\ \ \
',-- :..J:..~A/ "~,. ' \
;; -"
~" ~:t
"', '
\ \ ","\,\"'<c)
"\\ >";'~:&" .-'_....:/ />,,/ '\\
'~~-"~":\\"" - . ,v,;... " '
\,' \,,\%,y,,\
--------; ;[----------------...,\'.. '\ ". -- \.':~\",-o <;"
.~. BA.!!-,!EH,~!\,\\' <.\"~!!:'\<
"--"-'
\'
\ \ ~
t
-.::::::::::-:-:_; 'w.{ I~\
~
~
~~L ........ '" fl
, , m,ond Pa~~~J
,},:~ ---- " i /'-_.
; l r:;>----
,-\-"
'i ;:
i' I
1-"/
PLANNING COMMISSION
MARCH 6, 2007
.1';1'<,,,,,,...,,, \'n.'.~ '"i''' ~
~v:--O".~iI_l,..; ,. ~ it 'j\;i ~~V~
-';A~;~ "(I -:o~: -3 ~
RESOLUTION NO. 2007-
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LAKE ELSINORE, CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT NO. 2007-01
WHEREAS, Michel Knight, Trevi Lanes has initiated proceedings to
request the approval of Conditional Use Permit No. 2007-01; a request to establish
and operate a video arcade, establishment of an outdoor dining area, and the sale of
on-premise general alcohol in conjunction with a bowling and entertainment center
located at 32250 Mission Trail (APN 365-040-024) Lake Elsinore, CA 92530 (the
"Proj ect") and:
WHEREAS, the City of Lake Elsinore recognizes that certain uses have
operational characteristics that, depending upon the location and design of the use,
may have the potential to negatively impact adjoining properties, businesses or
residents and therefore are permitted subject to the issuance of a conditional use
permit, which allows the City to comprehensively review and approve the use; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of considering and approving, conditionally
approving, or denying conditional use permits; and
WHEREAS, Pursuant to the California Environmental Quality Act
(CEQA), Section 15301 (Minor Alterations to Existing Structures), staff has
determined that the proposed project will not have a significant affect on the
environment and shall therefore be exempt from the provisions of CEQA.
Therefore, no additional environmental clearance is necessary for the project; and
WHEREAS, on March 20, 2007, at a duly noticed public hearing, the
Planning Commission considered evidence presented by the Community
Development Department and other interested parties with respect to the Project.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed
Conditional Use Permit No. 2007-01 prior to rendering its decision and finds that
the requirements of Chapter 17.74 of the Lake Elsinore Municipal Code have been
satisfied.
"''''"-''Jf'' ,-',.,., ~
'~V_;~l.J~..ll. ~'L -:~.r; ',\1,"'"1
. I . L.~;.:; L '~:..J.
PAG~_ ~d- J)r:_ ~::;
-
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F5
SECTION 2. The Planning Commission finds and determines that pursuant
to the California Environmental Quality Act (CEQA), Section 15301 (Minor
Alterations to Existing Structures), the proposed project will not have a significant
affect on the environment and shall therefore be exempt from the provisions of
CEQA. Therefore, no additional environmental clearance is necessary for the
project; and
SECTION 3. That in accordance with State Planning and Zoning Law and
the Lake Elsinore Municipal Code, the Planning Commission makes the following
findings for approval of CUP 2007-0 I :
1. The proposed use, on its own merits and within the context of its setting, is
in accord with the objectives of the General Plan and the purpose of the
planning district in which the site is located.
Issuance of this Conditional Use Permit will facilitate the creation of a well
balanced and functional mix of residential, commercial, industrial, open
space, recreational and institutional land uses. The proposed land use
conforms to the objectives of the General Plan and the purpose of the
planning district in which the site is located.
2. The proposed use will not be detrimental to the general health, safety,
comfort, or general welfare of persons residing or working within the
neighborhood of the proposed use or the City, or injurious to property or
improvements in the neighborhood or the City.
All applicable City departments and agencies, including the Riverside
County Sheriff, have been afforded the opportunity to review the use permit
and their comments have been addressed in the conditions of approval
attached to the staff report for this Project. Conditions have been applied
relating to the installation and maintenance of security equipment,
maintaining adequate staff, monitoring the sale of alcohol, and parking
requirements so as to eliminate any negative impacts to the general health,
safety, comfort, or general welfare of the surrounding neighborhood or the
City.
3. The site for the intended use is adequate in size and shape to accommodate
the use, and for all the yards, setbacks, walls or fences, landscaping, buffers
and other features required by Title 17 of the Lake Elsinore Municipal Code.
The existing building was constructed in 1989 and conforms to development
standards for the indicated zone. Further, the Project is required to provide
ACENDA iTEM NO. Cf
PACE I j OF: 6~- ~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F5
proper parking availability through the processing of a parking study in
order to maintain current and future needs for off-street parking at
acceptable levels. The entertainment and bowling center is compatible with
existing development and will create a visually pleasing, non-detractive
relationship between proposed and existing projects.
4. The site for the proposed use relates to streets and highways with proper
design both as to width and type of pavement to carry the type and quantity
of traffic generated by the subject use.
The proposed entertainment and bowling center use has been reviewed in
relation to the width and type of pavement needed to carry the type and
quantity of traffic generated. The City has adequately evaluated the
potential impacts associated with the proposed facility prior to its approval
and has conditioned the project to be served by roads of adequate capacity
and design standards to provide reasonable access by car, truck, and
emergency services vehicles.
5. In approving the subject use, there will be no adverse affect on abutting
property or the permitted and normal use thereof.
The Project has been thoroughly reviewed and conditioned by all applicable
City departments and outside agencies, eliminating the potential for any and
all adverse effects on the abutting property.
6. Adequate conditions and safeguards pursuant to Lake Elsinore Municipal
Code Section 17.74.50 have been incorporated into the approval of the
Conditional Use Permit to insure that the use continues in a manner
envisioned by these findings for the term of the use.
Pursuant to Lake Elsinore Municipal Code Section 17.74.050, the request
for outdoor seating, video arcade facilities, and on-premise sales of general
alcohol has been scheduled for consideration and approval of the Planning
Commission at the regularly scheduled meeting on March 20, 2007.
7. In relation to the proposed establishment of on-premise alcohol sales, the
Planning Commission finds that Public Convenience and Necessity will be
served based on the following:
A. The sale of general alcohol is complimentary and ancillary to the
primary use of the establishment as an entertainment/bow1ing facility
""~'"'''D' . ITr"'" r ~
f<\v ,.. "I ,"., ",n ,10 . '.
....ii'ii T'. ~ __'-ill ''to .
PAGE ILJ OF
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE40F5
and restaurant as a result of restrictions on live entertainment, hours of
operation, and other use limitations.
B. The degree of compatibility required by the Zoning Ordinance will be
maintained with respect to the on-premise sale of alcohol at the
particular site, giving consideration to other existing and potential
uses within the general area of the subject location because the
proposed use will be in conjunction an entertainment/bowling facility
and restaurant and no negative impacts are anticipated.
C. The subject restaurant is located in the General Commercial (C-2)
Zone and the sale of on premise general alcohol is a conditionally
permitted use in such zone and is in accordance with the General
Commercial land use designation of the Lake Elsinore General Plan.
D. The sale of general alcohol for on-premise consumption will not have
a detrimental effect on the area residents, residentially zoned
communities or other such uses because the sale of general alcohol for
on site consumption will take place in conjunction with an
entertainmentlbowling facility and restaurant, where bowling, arcades,
and food will be the primary business, and alcohol sales will be a
secondary part of the business.
SECTION 4. Based upon the evidence presented, the above findings, and
the attached conditions of approval, the Planning Commission hereby approves
Conditional Use Permit 2007-01.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
4CEND,.,,\ ITEM NO. Lf
PAGE. IS- OF 3~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE50F5
ATTEST:
Rolfe Preisendanz
Director of Community Development
Michael O'Neal, Chairman
City of Lake Elsinore
AGENDA iTEM NO.
PAGE I b
4
C,F ~d-
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
PROJECT NAME:
CONDITIONAL USE PERMIT NO. 2007-01; A
REQUEST TO ESTABLISH AND OPERATE A
VIDEO ARCADE, ESTABLISHMENT OF AN
OUTDOOR DINING AREA, AND THE SALE OF
ON-PREMISE GENERAL ALCOHOL IN
CONJUNCTION WITH A BOWLING AND
ENTERTAINMENT CENTER LOCATED AT 32250
MISSION TRAIL (APN 365-040-024) LAKE
ELSINORE, CA 92530
PLANNING DIVISION
GENERAL CONDITIONS
1. The decision of the Planning Commission shall be final fifteen (15) days from
the date of the decision, unless an appeal has been filed with the City Council
pursuant to the provisions of Chapter 17.80 of the Lake Elsinore Municipal
Code.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees, and Agents from any
claim, action, or proceeding against the City, its Officials, Officers, Employees
or Agents to attach, set aside, void, or annul an approval of the City, its
advisory agencies, appeal boards, or legislative body concerning the
Conditional Use Permit and Commercial Design Review for the existing Arco
(AM/PM) gas station and convenience store project attached hereto.
3. Conditional Use Permit no. 2007-01 will1apse and become void one (1) year of
the approval date unless a building permit is issued and construction
commenced and the project is diligently being pursued toward completion.
4. All Conditions of Approval shall be reproduced upon page one of building
plans submitted to the Building and Safety Division for Plan Check.
5. Prior to the issuance of a Certificate of Occupancy, the applicant shall sign and
AGENDA iTEM NO. Lf
PACE L") OF 3d-
complete an "Acknowledgement of Conditions," and shall return the executed
original to the Community Development Department for inclusion in the case
records.
6. All conditions reflected on the approved plans shall be used unless modified by
the Applicant and approved by the Community Development Director or
designee.
7. All site improvements shall be constructed as indicated on the approved site
plan and floor plan, with revisions as noted herein. All plans submitted for
Building Division plan check shall conform to the submitted plans as modified
by the Conditions of Approval.
8. All necessary exterior/ancillary equipment shall be effectively screened from
public view. All proposed screening methods shall be reviewed and approved
the Community Developer Director or designee.
9. The Applicant is to meet all applicable City Codes and Ordinances.
10.A cash bond of $1,000.00 shall be required for any construction trailers placed
on the site and used during construction. 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.
11. The Applicant shall comply with the City's Noise Ordinance. Construction
activity shall be limited to the hours of 7:00 AM to 5:00 PM, Monday through
Friday, and no construction activity shall occur on Saturdays, Sundays or legal
holidays.
12. The Applicant shall provide a landscape plan. Any changes to this plan shall be
subject to the approval of the Community Development Director or designee.
The landscape plan improvements and pIantings shall be fully installed prior to
issuance of a Certificate of Occupancy.
I3.Planting within fifteen feet (15') of ingress/egress points shall be no higher than
36 inches.
14.The applicant shall submit a check in the amount of $64.00 made payable to the
AGE,\JDA ITEM r~o. Y
PAGE l ~ OF_ 3~
- . "1
· 9 a.m. to 11 p.m. on Sundays.
· In the event that hours of operation are extended, alcohol service shall
cease no later than one (1) hour prior to closing.
25. The premises shall be maintained as an entertainment/bowling center and
restaurant and shall provide a menu containing an assortment of food as
offered in such restaurants. Any discontinuation to the aforementioned uses
will require a new Conditional Use Permit.
26. The quarterly gross sales of alcoholic beverages shall not exceed the gross
sales of food during the same period. The licensee shall at all times maintain
records which reflect separately the gross sale of food and the gross sales of
alcoholic beverages of the licensed business. Said reports shall be kept no less
frequently than on a quarterly basis and shall be made available to the City on
demand.
27. Licensee/petitioner shall obtain approval from the Chief of Police prior to
requiring an admission charge or a cover charge to any portion of the facility.
At no time shall there be a requirement to purchase a minimum number of
alcoholic beverages.
28. The rear doors of the premises shall be equipped on the inside with an
automatic locking device and shall be closed at all times, and shall not be used
as a means of access by patrons to and from the licensed premises.
Temporary use of these doors for delivery of supplies does not constitute a
violation. Further, the doors and associated locking hardware shall comply
with all building code requirements.
29. Security staff shall be provided as outlined in the submitted Operation/Safety
plan. Security staff shall be increased if requested by the Chief of Police.
30. The installation of high quality security surveillance cameras, recorders, and
monitors at mutually agreed upon location shall be installed and maintained in
good operating condition.
31. The active monitoring of surveillance equipment by dedicated security
personnel shall occur at all times.
32. The operator shall cooperate and assist the Riverside County Sheriff in the
ACENDt,. ITl::l\,1 ~JO... ~
PAC~~ I t OF '5)-/
'T~_
County of Riverside for a Notice of Exemption. The check shall be submitted to
the Planning Division for processing within 48 hours of the projects approval.
15. All requirements of the Riverside County Fire Department and Riverside
County Sheriff Department shall be met and adhered to at all times.
16. A copy of these conditions of approval shall be kept on site at all times and
shall be made available for review to any government official conducting
official business.
17. The license shall be limited to on-premise general alcohol sales. Any
change/intensification to the type of license will require a new Conditional Use
Permit.
18. The operation shall maintain suitable kitchen facilities for the cooking of an
assortment of foods, which may be required for meals and adequate seating
arrangements for sit-down patrons provided on the premises.
19. Alcoholic beverages are sold or dispensed for consumption on the premises
only when served at tables or sit-down counters by employees of the restaurant.
20. The sale of alcohol for consumption off the premises is prohibited.
21. The owner, manager, or person in charge of the establishment shall be 21 years
or older. At least one such person shall be present on the premises during all
business hours of operation.
22. All improvements on the property will be continuously maintained, including
repairs to structures and replacement of dead or diseased plant material.
23. The Planning Commission reserves the right to hold a public hearing to
consider the revocation of this permit, or the imposition of additional
conditions, if the Commission determines that such action is warranted.
24. Sales and service of alcoholic beverages shall be permitted only between the
following hours of operation:
· 11 a.m. to 11 p.m. Monday through Thursday
· 9 a.m. to 1 a.m. on Fridays and Saturdays
ACEND.l\ iTEM NO. . If
PACE... .dJ)... .. OF :5~ ..
active prosecution of criminals who have victimized the business or its
patrons.
33. Upon site inspection, if it is determined that the site has insufficient lighting,
the Community Development and or Riverside County Sheriff Department
may require additional lighting in front of the building or in the parking lot
area.
34. No pay phone will be maintained on the exterior of the premises. Pay phones
on the premises may not accept incoming calls.
35. Loitering is prohibited on or around these premises or the area under the
control of the license/petitioner.
36. No obstructions shall be attached, fastened or connected to either the
partitions or ceiling to separate booths/dining areas within the interior space of
the licensed premises.
37. The licensee/petitioner shall not maintain or construct any type of enclosed
booth intended for use by patrons or customers for any purpose.
38. No employee or agent shall be permitted to accept money or any other thing
of value from a customer for the purpose of sitting or otherwise spending time
with customers while in the premises, nor shall the licensee/petitioner provide
or permit, or make available either gratuitous or for compensation, male or
female persons who act as escorts, companions, or guests of and for the
customers.
39. No employee or agent shall solicit or accept any alcoholic or non-alcoholic
beverage from any customer while in the premises.
40. Any graffiti painted or marked upon the premises or an any adjacent area
under the control of the licensee/petitioner shall be removed or painted over
within 24 hours of being applied.
41. A parking study, completed by a State of California licensed traffic engineer,
shall be submitted to the Community Development Department for review and
approval. The parking study shall reflect that available parking will remain at
acceptable levels during peak parking periods. The restaurant and sports bar
AGf.:1IJDPt ITEM NO. (} ~
Pt~G~OF ..~.~'-
component cannot be operated until the parking study is submitted and
approved. Furthermore, excess undeveloped area on the property shall not be
encumbered until said parking study shows methodology reflecting that
additional parking is not needed.
ENGINEERING DIVISION
GENERAL
42.All Public works requirements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) prior to
building permit
43.In accordance with the City's Franchise Agreement for waste disposal &
recycling, the applicant shall be required to contract with CR&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.
DRAINAGE
44.All On-site drainage shall be conveyed to a public facility, or accepted by
adjacent property owners by a notarized letter of drainage acceptance, or
conveyed to a drainage easement.
45.All natural drainage traversing the site shall be conveyed through the site, or
shall be collected and conveyed by a method approved by the City Engineer.
46.All roof drains shall not be allowed to outlet directly through coring in the street
curb. Roofs shall drain to a landscaped area. Driveways shall be sloped to drain
into landscaping prior to entering street facilities.
STORMWATERI CLEANWATER PROTECTION PROGRAM
47. The City of Lake Elsinore has adopted ordinances for storm water management
and discharge control. In accordance with state and federal law, these local
storm water ordinances prohibit the discharge of waste into storm drain system
lie""""''' I"""'ft~ "0 ( f
n It:I'o:l.id ll.:m il!. " ,
PACE. "'~')- OF... . ~~._
or local surface waters. This includes non-storm water discharges containing
oil, grease, detergents, trash, or other waste remains. Brochures of "Storm
water Pollution, What You Should Know" describing preventing measures
are available at City Hall.
PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain
system, or waterways -without Regional Water Quality Control Board permit or
waver - is strictly prohibited by local ordinances and state and federal law.
(.WEim/~~ rrtM NO. If
PACE ;;:}30F 6.:L .
~'''''''-1 ~''''.'"" ....... ~.V'Yl,; . C:.,'\,l'1~~r, T..... = .....'.1a_.=!TT ~.,,,.'" ~/~./,.,.1,1 ;,~~,' ~ ~"
I '"
r>
'U <:)'
i ~
0 '\
., j:l
'U l>.
'"
i '1
>1 !1
12/ 'i'
l>.
!Ii
R
, I ~,
J El
~'
J.!.
:'.'-..
"',
~
5
I
I,
I
~ _.__....._._~-, .~---"--_...~-_._------ - ~... -"'.-. ,-_. ---~.._- -
1-
,~' il
---.-..-:;,.-. .
..j
~ iff ~ ~=.~
Ullfid UHd ~ · ~
. t fa r'. _]'. e
a .~ i H ~n
1 r j Ui
i . . n .
i I i~~;
_,~
iii ii~ii H~iir
":.i:::! n r~5 I~!F
.C Ih
~~ i -~
. .
. ' ., i. gill
o.
." lie!! ~AI=~e !"'.~U
. 0
~e
..
0 ~
. 0
~ ~
"" ...
nll~ flfHi:ij~n HUHlfi,HU J ~ill i I
i Ii i .. E ii! J!ai iif~~f E~~
i ~ ':' r. I! ~ .='I;~
i S ail: · ~~ ~~~ ~
r" a II. "
f in.~ ~~~ ~
i~~ . E~Eo; ~
~p~ I~I I ~'o
... eO. ~ j.~
e ~ --. .;.. ~~!
~ i*~* ~~i i ~~~ i ~
~ ~~~~ ~~~ ~ s
i ~
!:. r.
i~H ~ I
~!:.;;:. l" ;
,/'
......b. ..;.
l' ~ ~-
i ~ ~~
to r., "'l"'
~ ~i
;... ;1:.
::s
~
~
..... '
~"'t
, ~
..
it;
-~
'"
~ ~ ~ ~
~ ~ ~
C j i .
):
~ ~ ~
~
,'"
r
il Uil ~r ~E !~!I ~ell ~ i I ~ ~II~I Ul ; il E~I ~~!~~II~uni
~~~~ S~ ~~~~~~ ~~ ~i ~ * I n ~S ~S ~ 0 ~~ ~~~Ii~ ;~~i~
liil ilil'~ili! II. I lil ~ I 111111!!!!I!!!!1 II, Ii I Ii II Ii! I II!
"8 I ~~ 8~~ i~ i ~~~ ~~;S *!gi~1 ~i~~ ~i' 2~ ~! !~! g ~ I
?" Q ~ ~ ~~~. ~ ~ ~ ~~ ~~ g ~ n ~
;; ~;o ~. o. ~ c ~~ ~
.i',.,,_" : ~ 0 ~ i ~ ~~.. ~ ~ 8 0 ~
'~'i~ ~ ~ '; ~ 8 ~ ~~ ~ ~ ~ i i
~ ~ ~ Q C a
~
~ ~
PLOT PLAN
...........
LADSlIOU_
:ll52O JL\IUIO.UICANY(JN lID
CAN'YONLUaC,CAUr..DS17
....,.......
TREVI LANES
32250 MISSION TRAIL RD.
LAKE ELSINORE, CA. 92530
co. '1'",. . ;,"', "'1". ~ '''1''"...... 'i!!. . If. "
"V'i..:~~ i'\ ~ ft 1.J'..' .
PA'::;E~ . ::t-lf' OF
If
3~'
- 19'-9" 19'-7" 19'-'" 19'-7 ,
67'-"- 34'-4"
/' ~--T--~--r-~--T--~ Ii' 'i'
, ,
~ , , , , , ~ , , , , I ~
, , I , I , , I , I ~
~ , , , " , ,~ ' ~, " , 1
~ , , " , '~~!' , ,
, L I , : ~ : , , r-
" I , I' s: I ,~! I I "
, , I I , t"j , , I , i< .l: 1\
"I L , 1 I , I I , ,
-'- -'- - -0- --'- --6- -'1;- -0- _-l__
'i -j -- JI.;I ~
I 2 Iii:! 1.' "
q IV1 IV'1 Ii "',., ,.,
,.
<0 cb ~ H "-': Ifll iI ~
~ !I "
e D,,:g9 I!~ L ~
I;. l~ f~ I' ] II ==
~ G:' "EJ ~l' - ~f IE
-a ~, , .~ a ,~ 'i
8 B' RD ~ .111I ,
~, .s, ~~ ! a "\
"'s ~ ~,! rn
8-1\' RD' I J . j" ~
~o ; ~ ;- ',' H ~
"
0 0 t---I--"[r---- -0 ~.
.y 0
1 0 0 rrM ~
<$ '-- ~~ ' n '8i ~- ,
[ 0__1 <Q> ~~ ~ ~ ~- ~
"'-- , ,_J!' .. -YJJ-'r-!€tlI1 0;
l:::!j .. ()
~::<1 i
~-- ~ OQ . c .
~--
~-- I ',,09 1= ~ ~ ~
--
fi~ ...
0 8 f:;l 0 .. $~ lmf'- ~ ~
tt~ o , 'Cl:. Z ,~
;< e Q "t ' 61: "=:Ii&"" i!
~ '0-- ~~ m ~ e Q Ig~ ~~t~ i CJ
: ' ~ · 'J" .. "' ['.~
I ~.()o I~. ." ~
,
, L.- F\3~ 0 ,~' i ': ~ t ~ t~
ie !~ '6 I I:J m!
, c. ':a ", ~'if
, I:ti IE nCl~ -w.: q-
I ~! I " --' r-.. r---'--
:e ~ !\ ~,A~ =11 l;:r ~ ,.,
, --- --- I. ('MI.' ,"''-' "\
I J 1[) "":, R J!! I)
I ,
I
,
I ~ , , · f',' ~ ~ .
, ~
, 'I ~ il+~ ~
:e !~ ~ rffrc~ ~I~ 'ff ~~ ~
I ~
, J i ia ~ ..... I=-- ~
, ! '"
, . . ~ rr . , ----'l'RJ'l'----
, ,
Ip
I , ,
,
I
I , ~
, :0
I ,
,
I G)
I , ~ '
,
! :e i ~ ~
,
I II ~
,
I
'IJ i I' m
L__p a II ,g
~ :r:
b.
, ~i
~1 I
-0 , W
~--
-- ,;H7
~:E OQ -
~- QC
~- .f
r-- ~.
[!j--
--
2 I i!
~
( ~
11 --
'- ~
~
'" '" ... '" '" -
'" ...,
,g' 5~'
'J8'-g!!f
s
o
~
~
!
! - I f II PlANS PRF.PARl='n BY=
):oJ ~ , ElLIOTT UHRICH
)>5 ~ ~ ~la~tT cf'91~
" ~
--'- ~ ' I
! ~ 0 (951) 760-1361
'-"
I~"'~
-
L.AKESHORE ENGINEERING
31520 RAILROAD CANYON RD.
CAN'roN~CA.
t2S87(el) 244-2813
TREYI LANES
32250 MISSION TRAIL.
LAKE ELSINORE,CA 92530
tJ.CEf;J U;';. fiEfi
PACE ?-( OF
If
3:1--
CITY OF A
LAKE 6LSiNORE:
\ I
... DREAM EXTREME
February 26, 2007
TO: Tom Weiner, Planning Manager
FROM: Louis Fetherolf, Chief of Police
SUBJECT: PCN FOR Beer and Wine Sales at Bow mg and Entertainment Center
As you are aware, the State Department of Alcoholic Beverage Control (ABC) sets
standards for licenses to sell alcoholic beverages based on population density. The U.S.
Census tracts are used to determine population density.
I am informed the Bowling and Entertainment Center under const
Mart building is seeking a Public Convenience or Necessity (P
for an on-premises sale and consumption of beer and wine .
Census tract # 0464. In that tract ABC recommends a
present! y there are eleven (11) existing licenses in
in this tract is inordinate.
1. The installation of high qu
monitors at mutually agr
inv:~tJn.~~t~ahd has the potential to be
, the~~~r~ appear to desire to cooperate
ctio9-i(irl.:~ti.Jllation of adequate security
theirliusiness, with public safety a primary
ir busmess.
The proposed business is making a sub
a valuable asset, in our community. In a
with law enforcement officials in the c
technology and measures) and operaf
concern and factor in the operation
Although I will not recommen
intended business, with sufficient
determined and memorialized in
issuance of such a license.
y additional ABC l'
urity and public
onditional Use
s tract, the
e (yet to be
the
I would request the Planning
certain restrictions on the license
surveillance cameras, recorders, an
ations;
951.674.3124
130 S. MAIN STREET
LAKE ELSINORE, CA 92530
WWW.LAKE-ELSINORE.ORG
ACEf'WA ITEM tJO. Y
PAGE .J-t, OF ~~
:f/'
Trevi Lanes
32250 Mission Trail, Lake Elsinore, CA 92530
Operation hours:
Mon-Thur. llam-12pm
Fri. - Sat. 9am - 2pm
Sun. 9am-12pm
Ore:anization Chart:
.:. CEO
· GM
>> Food & Beverage Manager/Assistant GM - 44 servers, responsible for
hospitality services through the entire building
· Kitchen Chef
· Service Lead
>> Technical Manager - responsible for equipment maintenance
· 4 staff
>> Sales and Marketing Manager - group sales and party booking, etc.
· 1 coordinator
>> Bar Manager - bar services
· lObar tenders
>> Bowling Manager - responsible for league bowling and public
bowling service.
· 10 customer counter service staff
.>> Arcade Manager - operating arcade and redemption center
· 5 staff members
>> Operation Manager - responsible for security, opening/closing,
building maintenance, parking, shipping/receiving of supplies, etc.
· 4 staff members
AGENDA ITEM r~o. Lt
PA.GE. :l--B OF '3 :J-
2. The active monitoring of such surveillance equipment by dedicated security
personnel during all hours of operation;
3. The cooperation of the business management/owners to maintain an adequate
(mutually agreed upon) number of adult employees on duty at all times during
business hours, dedicated to the safety and security function; and
4. The business management/owners commit to fully cooperate with and assist law
enforcement in the active prosecution of criminals who have victimized the
business or its patrons.
llOENOA ITE~Jl NO. \f
PAGE d-I OF 3r
Security:
I. A total of 49 cameras will be installed throughout the building. The distribution
and allocation is detailed in the attached plan.
2. Exterior cameras and entry way cameras are of very high resolution motion
activated and infra red capability.
3. All cameras are wired to a central "Smart room" that houses all electronics and
monitors. The cameras are connected to a continuously DVD recording units that
stores all events for 360 days without need to change memory disk
4. Two security guards will be provided to Patrol the parking lot and around the
building 24/7, using 2 golf carts while 2 security personnel will be on duty inside
the premises.
5. Night internal security is provided by ADT. About 130 motion detectors as well
as glass breaking sensors will be installed throughout the building. A separate
laser beam system is provided around the center vault.
6. Brinks will be retained for cash transportation to the bank.
7. At Friday and Saturday night, 6 additional security personnel will be on duty from
12pm to 3am.
8. At Friday, 3 additional security personnel will be on duty from 6pm to 2am
9. At Saturday, 3 additional security personnel will be on duty for each shift, from
12pm to 7 pm and from 7pm to 2 am
10. At Sunday, 2 additional security personnel will be on duty from 4pm to 12am
II. All employees are logged on/off duty using the Biothermal finger print rD.
ACENDA ITEM NO. If
PAGE .;::)-q OF 3r
~R-24-2004 03:51P FROM:
TO: 6009701
"
,
,
, 7'-'
l~
, -;,
~ , '"
0. ' W
~
, lil
" c>
z
:J
~
?- m
(T)
,- '" " D
U ~ w
I 0
u:
:z "'-
0 0
, " " "
'"
c:
"
oS
" I~~ I l~l I
E " " , "
~
~ Q)
OJ
,- ~
" ~ 0
<I> 1;; "
'" '0
" 5 ~ ~
,I:: ~ 0 <Il
'" -J 0
f! III 0
u; 0
]j ~ C
'" ('\f '7
g. '0 " :0 ""
Ii I~ (ij
Ii: ~ 3:
Li, I~ 'JI~ 'i~ , ,
0'"
~~
.....9
, c:t ,
, <I> en
, I! <::
~ '2
c:
0
" "E f
~
~ ~
n: n.
~
, j
"
'"
~
,~
" ~
"
"
"
P.3
~ "
~
"
~
W
Z
o
, "
N
UJ
Z
o
N
lj)
J
1
(
~
~
\ll
"
I'l
UJ
z
2
..,.
W
Z
o
N
"
ACENDA !TEM NO.~
PACE 3d OF 3d-
JR-24-2004 03:50P FROM:
(' ~\)
/ .)' , if wy\
j ');.0 LTC 0455 Series Color Cameras
~1I3-inCh Format CCO
Imager
. High Sensitivity
. Advanced Digital Signal
Processing
. High Resolution with
Outstanding Picture
Quality
. Extended Sensitivity with
NightSense ™
. Auto Detection of Lens
. Type with Lens Wizard
. Easy to Install
. Accepts AC or DC
Voltages
Philips
Communication,
Security & Imaging
TO: 6009701
P.l
fA().;\J
The LTC 0455 series are compact
rugged, 1/3-inch image format digital
color CCO cameras. Their superior
sensitivity. resolution and picture quality
provide optimal performance in
virtually all situations.
This fully automatic camera is ready to
work for you. and is easy to install in
even the most demanding applications.
On-screen Displays (050) provide
quick and easy access to all camera
features.
The LTC 0455 cameras also comes
with a lens wizard that automatically
detects the type of lens installed and
provides an OSD guide that allows the
installer to easily adjust the lens level
and focus without special tools or
filters.
The automatic black level feature. now
introduced in color cameras. enhances
contrast by removing veiling glare from
the picture. NightSense ™ is used to
further extend the excellent sensitivity
by a factor 3 in monochrome
operation. This mode can be
automatically activated under low light
situations.
Automatic sensing for tracking white
balance. provides true to life color
images in indoor and outdoor
applications.
The ability to operate on AC or DC
provides added flexibility to system
designs and reduces the amount of
training and suPPOrt items to keep on-
hand.
Easy Installation. digital signal
processing. on screen displays. superior
picture quality and reliability brings the
video performance of high resolution
color cameras to a level never reached
before and makes the LTC 0455 series
the best choice for first time and
professional users.
e
PHILIPS
AGEMDA ITEM rJo.
PAGE ~ J OF
If
Sa---
@ 2002 Philips Electronics N.V.
@ 2002 Philips Communication. Sacurlty & Im.ging, Inc.
All Rights Reserved. Philips @ is a regiscered trademark of
Philips Electronics N.\/.
Data subject co change without notice
PR-24-2004 03:51P FROM:
SPECIFICATIONS
Electrical
Model No. Rated Voltage Voltage Range System
LTC 0455110 12VDC lO.8-39VDC PAL
H VAC. 50 Hz 12-28 VAC. 45.65 Hz
LTC 0455/20 /2VDC IO.8-39VDC NTSC
24 VAC. 60 Hz 12-28 VAC, 45-65 Hz
LTC 0455150 230 VAC. 50 Hz 85-265 VAC, 45-65 Hz PAL
LTC 0455/60 120 VAC, 60 Hz 85-265 VAC, 45.65 Hz NT5C
Power Consumption: 4 W. excluding lens.
Imager: Interline transfer CCD. 1/3-inch image format.
Active Picture Elements:
PAL Models: 752 H x 582 V
NTSC Models: 768 H x 494 V.
Sensitivity (3200 k):
Usable Usable Full
Plctu re Plc:tut'e Video
(30 IRE) ~50 IRE)
Scene lIIumlnadon"(color mode) fc 0.03 .07 0.26
Ix 0.30 0.65 2.6
Imager illumination (color mode) fc 0.005 0.010 0.040
h< 0.045 O.fO 0.40
Scene illumination" (night mode) fc 0.0/2 0.026 0.101
Ix 0./2 0.26 1.04
Imager illumination (night mode) fc 0.002 0.004 0.016
Ix 0.018 0.040 0.16
" for f/J.2 lens,89% scene reflectance.
Horizontal Resolution: 490 TVL.
Signal-to-noise Ratio: 50 dB.
AGC: 21 dB, (max).
Electronic Shutter:
Automatic. 1/50 to 1/125000 sec. (CClR).
1/60 to 1/ t 50000 sec. (EIA)
Apert':Jre Correction: Horizontal and vertical
symmetrical.
Backlight Compensation: Center window weighting.
White Balance: Automatic sensing (2500 - 9000 K).
Video Output: Composite video 1.0 Vpp, 75 ohms.
Synchronization:
line-Lock: (When powered by AC only) Synch.ronizes the
camera to the power line zero crossing for roll-free
vertical interval switching. Vertical phase delay can be
adjusted (0 - 358 degrees) to allow vertical
synchronization in multi-phase power installations
Free Running (When DC-supply or UL off): Internal crystal
reference is standard on all models.
Controls
Video level.
Shutter: AES/Off/flickerless
AGC: On/Off
Ble: On/Off
Auto Black: On/Off
NightSense TM: On/Auto/Forced
ATW: On/Hold
R-offset
B-offset
Vphase Adjustment: 0 - 358 degrees
9922 141 OOl62en 02.35
TO: 6009701
P_2
MECHANICAL
Connectors:
- Video Output BNC.
- Video/DC-Iris connector: 4-pin EIA-J.
Power:
LTC 0455/10 and LTC 0455/20: push type connectors,
polarity independent, isolated from video output
terminals
LTC 0455/50: 2-wire power cord with Euro plug
LTC 0455/60: 2-wlre power cord with polarized plug
Camera mounting: Top and Bottom, II4-inch 20 UNC.
Len:> mounting: C and CS.
Dimensions: (HxWxD*) 58 x 66 x 122 mm
(2.28 x 2.6 x 4.8 inch). *including connectors.
Weight: 0.45 kg (0.99 Ib)
ENVIRONMENTAL
Temperature range:
Operating: -20 to 500C (-4 to 122 OF).
Storage: -25 to 700C (-13 to 158 oF).
Operating Humidity: 5% to 93% non-condensing.
Electromagnetic compatibility:
EMC immunity: According EN 50 130-4
EMC emission: According EN505022 class B,
According FCC, class B part 15
Safety:
LTC 0455/1 0 and LTC 0455/50: EN60065
LTC 0455/20 and LTC 0455/60: UL6500
Accessories
lenses DC iris:
LTC 3364/40: 2,8 - 12 mm, FI,4 - F360.
LTC 3374/20: 5 - 50 mm, F 1.4 - F 185.
Power Transformers and Power Supplies:
Model No. Rated Input Rated Output
TC 133'1 120 VAC. 60 Hz 24 VAC. 30 VA
TCI20P5 120VAC.60 H;t /5VDC,9VA
TC220PSX.24 220 - 240VAC, 50/60 Hz 24 VAC. 20 VA
TC220PS 220 - 240VAC. 50/60 Hz 15 VDC. 9VA
~
PHILIPS
LeJ~ w.oh ~,*"NO. 'f
PAGE ~d-- OF "3 d---
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO:
CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM:
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DA TE:
MARCH 20, 2007
PREPARED BY:
JUSTIN CARLSON, ASSOCIATE PLANNER
PROJECT TITLE:
COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
APPLICANT:
FAGAN CONSULTING SERVICES: 42011
A VENIDA VISTA LADERA, TEMECULA, CA
92591
OWNER:
SEBASTIAN CERDA/DIAMOND PROFESSIONAL
PLAZA, LLC: 41278 MARGARITA ROAD, #102,
TEMECULA, CA 92591
PROJECT REQUEST
The applicant is requesting Design Review consideration for the design and
construction of a 10,404 square-foot conventionally built professional medical office
building and on-site improvements on a .92 net acre vacant site. The proposed medical
office building, which will be available for lease, will be divided into five (5)
individual 2,054 square-foot medical offices and a one hundred thirty-seven (137)
square-foot utility room located on the east (rear) elevation. Furthermore, the project
site has a Zoning and General Plan designation of East Lake Specific Plan as well as a
land use designation of General Commercial (GC).
Review is pursuant to the East Lake Specific Plan, Chapter 17.82 (Design Review),
and Chapter 17.38 (Non-Residential Development Standards) of the Lake Elsinore
Municipal Code (LEMC).
AGENDA ITEM 5
PAGE~OF Y0
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
PROJECT LOCATION
The project site is generally located 825- feet south of Lake shore Drive and 20- feet east
of Diamond Drive at 290 S. Diamond Drive (APN: 363-162-040).
BACKGROUND
On October 13, 2006 the applicant submitted to the Community Development
Department an application for a Commercial Design Review regarding the proposed
professional medical office building located at 290 S. Diamond Drive. The
Commercial Design Review is necessary to ensure that all new and re-development
conforms and is consistent the City's General Plan Architectural Design Guidelines.
On December 7, 2006 the City's Design Review Committee (DRC) reviewed the
proposed plans for consistency with the adopted East Lake Specific Plan's Design
Guidelines as well as the General Plan's Architectural Design Guidelines. Staff worked
diligently with the applicant to identify several substantive comments on the proposed
architectural design elements, building massing, landscaping, parking and circulation,
and on-site lighting.
The applicant resubmitted plans indicating revised architectural elementation,
additional landscaping, and on-site lighting, as was agreed upon with staff at the
December 7,2006 DRC meeting.
AGENDA ITEM-5
PAGE d-- OF '--f b
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
ENVIRONMENTAL SETTING
Project Vacant East Lake Specific East Lake Specific Plan
Site Plan
North Vacant East Lake Specific East Lake Specific Plan
Plan
South Vacant East Lake Specific East Lake Specific Plan
Plan
East Commercial C-l (Neighborhood East Lake Specific Plan
Commercial
West Vacant East Lake Specific East Lake Specific Plan
Plan
PROJECT DESCRIPTION
Sitin$!
The applicant is proposing to construct a 10,404 square-foot single-story professional
medical office building on a .92 acre vacant site. The building will be divided into five
(5) individual medical office suites, each having a square-footage of approximately
2,054 square-feet, and a one-hundred thirty-seven (137') square-foot utility room
located on the east (rear) elevation. It should be noted that the applicant is only
proposing to construct 'vanilla shell' tenant improvements under this entitlement.
The topography of the existing site gently climbs approximately ten- feet (10') from the
west end ofthe subject lot (facing Diamond Drive) to the east end ofthe property, with
the sharpest incline at the rear of the lot. To ensure stability at the rear of the lot, the
applicant is proposing to include a retaining wall in the landscape buffer area, between
the parking spaces and the east property line. The proposed retaining wall will be
constructed of eight-inch (8") split-face block and will range in height from two-feet
(2') to maximum of six-feet (6') as it traverses from south to north along the east
property line. It should be noted that although the applicant is proposing to plant vines
AGENDA ITEM 5
PAGE~OF lib
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
in an effort to screen the wall, staff has added a condition of approval indicating that
the applicant will include a split-face cap on the proposed retaining wall.
The proposed medical office building will be setback from the Diamond Drive right-
of-way a minimum of eighteen-feet eight inches (18'-8") and a maximum average
setback of twenty-feet (20'). The applicant is proposing to locate the building on the
south end of the subject property. In the northeast section of the rear parking lot, the
applicant is proposing to include an island that will accommodate a trash enclosure and
mailbox. It should be noted that the proposed trash enclosure will be approximately
one-hundred thirty-six feet (136') square-feet in size and will accommodate two (2)
refuse bins.
Onsite Circulation & Parking
The primary access point on-site shall be provided off of Diamond Drive. A main drive
aisle, approximately twenty-six feet (26') in width, will extend along the north portion
of the subject property will wraps around to the rear of the lot, where it circulates
around a proposed trash enclosure island and re-connects to the main drive aisle. The
purpose of the twenty-six foot (26') drive aisle is to accommodate oversized vehicles
and the Riverside County Fire Department. All parking spaces will be located on either
side of the proposed main drive aisle and along the east and southeast portion of the
property. Furthermore, the applicant is proposing six (6) Handicapped parking spaces
located along the front of the proposed medical office building.
Architecture
The proposed professional medical office building will incorporate elements of
"Contemporary Mediterranean" architecture and will be included on all elevations of
the proposed building. The west elevation (facing Diamond Drive) will include a
'Coronado' stacked stone base furring, decorative wall sconces, exposed rafter tails,
and score lines. In an effort to provide architectural reliefthe applicant is proposing to
provide a roof dormer with S-tile roofing and pop-out faux columns and surrounds
around the windows. This will give the impression of depth, recession, and pull along
the Diamond Drive right-of-way.
The east elevation (facing the rear of the property) will also include 'Coronado'
AGENDA ITEM 5
PAGEloF Ylo
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
stacked stone base furring, decorative wall sconces, exposed rafter tails, and score
lines. The same attention to depth and recession is incorporated in this elevation as
well. Furthermore, a one-hundred thirty-seven (137) square-foot utility room that will
house all associated equipment will be constructed and attached to this elevation. It
should be noted that the proposed utility room will include all architectural elements
and treatments that are found on the all elevations of the building. There will be two
(2) sets for a total of four (4) entry door that leads into the proposed utility room.
The north (which provide customer access to the building) and south elevations will
also include the same architectural elements and treatments that are proposed on the
east and west elevations.
The proposed trash enclosure island located in the northeast section of the rear parking
area will be constructed of CMU block and will be stuccoed to match the primary color
(Dunn Edwards 6374 "Silver Polish") of the proposed building. In an effort to comply
with all NPDES water quality requirements, the applicant is proposing to construct a
solid roof over the trash enclosure. The solid roof will be constructed of wood and will
have matching exposed rafter-tails as seen on the primary structure. The solid roof will
be comprised of corrugated metal and will be painted to match the primary color (Dunn
Edwards 6374 "Silver Polish") of the building. On the north end of the trash enclosure
island, the applicant is proposing to locate the mailbox that will serve all five (5)
medical office suites. It should be noted that the applicant is proposing to incorporate a
trellis over the mailbox that will connect and match to the solid roof trellis that is
proposed over the trash bin.
Landscaving
The applicant is proposing to develop the site with 10, 950 square feet oflandscaping,
which constitutes to approximately twenty-seven percent (27%) of the site. It should be
noted that although the East Lake Specific Plan does not mandate a minimum on-site
landscaping requirement, the General Commercial Zoning district of the Lake Elsinore
Municipal Code (LEMC) mandates a minimum on-site landscape coverage
requirement of twenty-percent (20%); which the applicant is proposing to exceed by
seven percent (7%). The proposed tree palette includes the use of twenty-four inch box
(24") "Fern Pines", "London Plane Trees", and "Queen Palms" along Diamond Drive.
The perimeter and parking area will include twenty-four inch box (24") "Fern Pines",
AGENDA ITEM 5
PAGE~OF~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
"Pink Flowering Chitalpa", and "Queen Palms. The applicant is also proposing to
include six (6) varieties of shrubs, which include: "Daylily' s", "Fortnight Iris", "Purple
New Zealand Flax", "Indian Hawthorne", "Escallonia", and "Prostrate Myoprum".
Furthermore, the applicant is also proposing to include wood mulch throughout all
planting areas and in between plantings.
The applicant is proposing to include decorative stamped concrete paving at the
driveway entrance and is offering to landscape the thirty-foot (30') dedication strip
along Diamond Drive. It should be noted that the applicant will be responsible for the
maintenance and care of the dedication area as well.
Colors and Materials
Fascia & Bellybands
Prima Wall Color
Accent Wall Color #2
Base Furrin
Roo
DEC145 "Wine Stain"
401 "Stonin ton"
DE6374 "Silver Polish"
"Cha el Hill"
"Ca istrano"
Painted Wood/Stucco
Stucco
Stucco
Stacked Stone
Concrete Tile Roo
ANALYSIS
Siting
The proposed site plan meets all applicable development standards and criteria outlined
in the General Commercial land use area of the East Lake Specific Plan and the Non-
Residential development standards outlined in Chapter 17.38 ofthe LEMC, including
but not limited to setbacks and building height. Although, the General Commercial
(GC) land use area of the East Lake Specific Plan does not have a minimum lot
coverage or minimum floor-area-ratio (FAR) outlined, the applicant is proposing to
have a lot coverage/FAR of approximately twenty-five percent (25%). The proposed
lot coverage/F AR for the proposed project would comply with the General Plan
General Commercial designation, which permits a maximum FAR of forty percent
(40%) .
AGENDA ITEM --5-
PAGEloF~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
Onsite Circulation & Parking
The circulation, parking space layout, and parking space requirements, meets the
requirements set forth in Chapter 7.8 (Parking Requirements) of the East Lake Specific
Plan. Additionally, adequate turning radii have been provided for emergency vehicles,
trash and delivery trucks which serve the site. It should be noted that although Section
7.8 (Parking Requirements) of the East Lake Specific Plan permits "compact parking",
the applicant has agreed to incorporate the standards size parking spaces of nine- feet
(9') by eighteen-feet (18') as found in Section 7.8 (Parking Requirements) and Chapter
17.66 (Parking Requirements) of the LEMC. The parking details are shown within the
following matrix:
Professional
Medical
Building
10,404
1: 180 sf.
58
58
Architecture
By incorporating elements of "Contemporary Mediterranean" architecture, the
proposed project complies with the Design Guidelines of the East Lake Specific Plan
as well as the Architectural Design Guidelines listed in the Community Design
Element ofthe City of Lake Elsinore General Plan. Additionally, the architecture ofthe
building has been designed to achieve harmony and compatibility with surrounding
commercial buildings in the vicinity of the project site. Correspondingly, the applicant
has provided a variety of building design features and forms by employing treatments,
such as articulated treatments along the exterior walls, stone veneer and a variety of
rooflines which will create depth and shadow.
Landscavinf!
The landscape design for the project site complies with the requirements set forth
AGENDA ITEM s-
PAGE~OF~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
within Section 7.10 (Landscape Requirements) of the East Lake Specific Plan. The
proposed landscaping improvements serve to enhance the building designs and soften
portions of building elevations, provide shade and break-up expanses of pavement
within the parking lot as well as compliment and buffer surrounding properties and
associated land uses.
Colors and Materials
The colors and materials proposed for this project meet the intent of the Architectural
Design Guidelines listed in the Community Design Element of the City General Plan
as well as the Design Guidelines of the East Lake Specific Plan, in that the colors and
materials proposed, will serve to produce diversity and enhance the architectural
effects. Additionally, the colors and materials proposed will assist in blending the
architecture into the existing landscape.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), Section 15332 (In-jill
Development Projects), staff has determined that the proposed project will not have a
significant affect on the environment and shall therefore be exempt from the provisions
of CEQA. Therefore no additional environmental clearance is necessary.
RECOMMENDATION
It is recommended that the Planning Commission adopt; Resolution No. 2007-
recommending City Council approval of consistency findings with the Multi-Species
Habitat Conservation Plan, Resolution No. 2007-_ recommending City Council
approval of Commercial Design based on the following Findings, Exhibits, and
proposed Conditions of Approval.
APPROVED BY:
JUSTIN CARLSON, ASSOCIATE PLANNER
~END~'
DIRECTOR OF COMMUNITY DEVELOPMENT
PREPARED BY:
AGENDA ITEM S
PAGE~OF Y ~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: COMMERCIAL DESIGN REVIEW PROJECT NO.
2006-16 (DIAMOND PROFESSIONAL PLAZA)
ATTACHMENTS:
1. VICINITY MAP
2. PLANNING COMMISSION RESOLUTIONS
3. CONDITIONS OF APPROVAL
4. CEQA "NOTICE OF EXEMPTION"
6. EXHIBITS
. REDUCTIONS (8 ~ x 11)
Exhibit A. Site Plan
Exhibit B. Preliminary Landscape Plan
Exhibit C. Preliminary Grading Plan
Exhibit D. First Floor Plan
Exhibit E. Building Elevations
Exhibit F. Building Sections
Exhibit G. Roof Plan
Exhibit H. Photometric Plan
Exhibit I. Material Colors
7. FULL SIZE PLAN SET
AGENDA ITEM S-
PAGE~OF Y lo
VICINITY MAP
COMMERCIAL DESIGN REVIEW NO. 2006-16
(APN: 363-162-040)
0::
o
o
z
o
~
~
o
BARTCH.ST
CAMPBEtLST
PLANNING COMMISSION
AOr.~"lD- 1\ i""'''''''' S
L"ii'~ f.~ I ~':~i: ~tD.__"
PAC~ lO OF_ Y-/~
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECCOMENDING
THAT THE CITY COUNCIL ADOPT FINDINGS OF
CONSISTENCY WITH THE MULTI-SPECIES HABITAT
CONSERVATION PLAN (MSHCP) FOR THE "DIAMOND
PROFESSIONAL PLAZA" MEDICAL BUILDING LOCATED AT
290 S. DIAMOND DRIVE
WHEREAS, Fagan Consulting Services, has filed an application with the
City of Lake Elsinore requesting approval of C 2006-16 (Diamond Professional
Plaza) to construct a 10,404 square-foot professional medical building. The project
site is generally located 825 square-feet south of Lakeshore Drive and 20-feet east
of Diamond Drive at 290 S. Diamond Drive, and commonly identifiable as APN
363-162-040 (the "Project"); and
WHEREAS, these applications comprise the "project" as defined by Section
21065 of the California Environmental Quality Act (CEQA), California Public
Resources Code 9 21000 et seq., which is defined as an activity which may cause
either a direct physical change in the environment, or a reasonably foreseeable
indirect physical change in the environment and which includes the issuance to a
person of a lease, permit, license, certificate, or other entitlement for use by one or
more public agencies; and
WHEREAS, pursuant to the California Environmental Quality Act
(CEQA), this project has been deemed exempt pursuant to Section 15332. This
section exempts "Infill" projects of 5 acres or less. No further environmental
clearance is necessary; and
WHEREAS, public notice of the Project 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 March 20, 2007.
NOW THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed
application and its consistency with the MSHCP prior to making a decision to
ACENDA ITEM NO. S
PACE I ( OF 11 {,
J.Q
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE20F4
recommend to the City Council to approve Findings of Consistency with the
MSHCP.
SECTION 2. That in accordance with State Planning and Zoning laws, the
Lake Elsinore Municipal Code (LEMC) and the MSHCP, the Planning
Commission makes the following findings for MSHCP consistency:
MSHCP CONSISTENCY FINDINGS
1. The proposed project is a project under the City's MSHCP Resolution, and
the City must make an MSHCP Consistency finding before approval.
Pursuant to the City's MSHCP Resolution, the project is required to be
reviewed for MSHCP consistency, including consistency with other "Plan
Wide Requirements." The project site is not located within a MSHCP
Criteria Cell. However, based on requirements of the MSHCP, the project
is required to be consistent with Section 6.1.2 Riparian/Riverine Areas and
Vernal Pool Guidelines and Section 6.3.2 Critical Area Species Survey Area
Guidelines.
2. The proposed project is subject to the City's LEAP and the County's Joint
Project Review processes.
As stated above, the proposed project is not located within a MSHCP
Criteria Cell and therefore it was not processed through a LEAP or Joint
Project Review.
3. The proposed project is consistent with the Riparian/Riverine Areas and
Vemal Pools Guidelines.
No riverine/riparian areas or vernal pools are present on the project site.
The project is therefore consistent with the Riparian/Riverine Areas and
Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP. No further
action regarding this section of the MSHCP is required.
4. The proposed project is consistent with the Protection of Narrow Endemic
Plant Species Guidelines.
Per MSHCP requirements, the project is not subject to the Narrow Endemic
Plant Species Guidelines setforth in Section 6.1.3. Nofurther action
regarding this section of the MSHCP is required.
AGENDA ITEM NO.
PAGE Ir OF
r
YL,
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE30F4
5. The proposed project is consistent with the Additional Survey Needs and
Procedures.
Per MSHCP requirements, the project is subject to Critical Area Species
Survey Area Guidelines as setforth in Section 6.3.2 of the MSHCP.
Specifically, the project is subject to Burrowing Owl surveys. The City
conducted a habitat suitability assessment for Burrowing Owl. There is no
vegetation on the site and the soils are highly disturbed. Due to the nature
of the disked soils and the lack of debris or appropriately sized rodent holes,
the site would be considered unsuitable for Burrowing Owls. No further
action regarding this section of the MSHCP is required.
6. The proposed project is consistent with the Urban/Wildlands Interface
Guidelines.
The project is surrounded by existing development or graded parcels
planned for development. Therefore, the Urban/Wildlands Interface
Guidelines set forth in Section 6.1.4 of the MSHCP are not applicable to the
project. No further action regarding this section of the MSHCP is required.
7. The proposed project is consistent with the Vegetation Mapping
requirements.
There are no resources existing on site that would be subject to the
requirements of Vegetation Mapping set forth in Section 6.3.1 of the
MSHCP. No further action regarding this section of the MSHCP is
required.
8. The proposed project is consistent with the Fuels Management Guidelines.
As stated above, the project is surrounded by existing and planned
development. Therefore, the Fuels Management Guidelines as set forth in
Section 6.4 of the MSHCP are not applicable to the project. No further
action regarding this section of the MSHCP is required.
9. The proposed project will be conditioned to pay the City's MSHCP Local
Development Mitigation Fee.
The developer will be required to pay the City's MSHCP Local Development
Mitigation Fee.
AGENDA ITEM NO. j-
PACE 1:3 .OF Lt ~
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE40F4
10.The proposed project is consistent with the MSHCP.
The project is consistent with all applicable provisions of the MSHCP. No
further actions related to the MSHCP are required.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March, 2007, by
the following vote:
AYES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
,..-
AGEf\1DA ITEM NO. ()
PAGE I Y OF_~
RESOLUTION NO. 2007-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL OF THE CITY OF LAKE ELSINORE APPROVAL
OF COMMERCIAL DESIGN REVIEW NO. 2006-16
WHEREAS, Fagan Consulting Services has initiated proceedings for
Commercial Design Review No. 2006-16 for the design and construction of a
10,404 square-foot professional medical building that will be divided into five (5)
individual suites, each being approximately 2,054 square-feet (the "Project"); and
WHEREAS, the Project is generally located 825-feet south of Lakeshore
Drive and 20-feet east of Diamond Drive at 290 S. Diamond Drive
(APN: 363-162-040: the "Project Site"); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of considering and making
recommendations to the City Council for commercial design review applications;
and
WHEREAS, on March 20, 2007, at a duly noticed public hearing, the
Planning Commission considered evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Commercial
Design Review prior to making a decision to recommend that the City Council
approve the application. The Planning Commission finds that the Commercial
Design Review satisfies all requirements set forth in Chapter 17.82 of the Lake
Elsinore Municipal Code.
SECTION 2. The Planning Commission hereby finds and determines that
the Project is categorically exempt from the California Environmental Quality Act
(Public Resources Code Sections 21000 et seq.: "CEQA") and the Guidelines for
Implementation of CEQA (14 California Code of Regulations, Sections 15000 et
seq.: "CEQA Guidelines") pursuant to a Class 32 categorical exemption for in-fill
development projects. Specifically, the Planning Commission finds that the
Project:
S...--
. ,,-.~. f, , ~.._...r.....,.
t\Gr:.ii'DA ! I dJl NO.
PAGE 10 OF Y ~
PLANNING COMMISSION RESOLUTION NO. 2007-_
PAGE20F4
1. Is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and
regulations as set forth herein below.
2. Will occur within the City limits. The Project Site is less than (5) acres and
is substantially surrounded by urban uses.
3. The Project Site has no value as habitat for endangered, rare or threatened
speCIes.
4. Approval of the Project will not result in any significant effects relating to
traffic, noise, air quality or water quality.
5. The Project Site can be adequately served by all required utilities and public
servIces.
SECTION 3. That in accordance with State Planning and Zoning Law and
the Lake Elsinore Municipal Code, the Planning Commission makes the following
findings for the approval of Commercial Design Review 2006-16:
1. The Project, as approved, will comply with the goals and objectives of the
General Plan, Specific Plan and the Zoning District in which the Project is
located.
The oject complies with the goals and objectives of the General Plan in that the
appr al of this professional medical building will assist in achieving the
devel ']Jment of a well balanced and functional mix of residential, commercial,
indus ial, open space, recreational, and institutional land uses and the project
will s rve to greater diversify and expand Lake Elsinore's economic base.
The neral Plan designation for the Project Site is East Lake Specific Plan. The
East ke Specific Plan is intended to provide a range of housing types, tourist-
orient d uses, regional and local recreational uses, including private air-sport
activit es.
The P oject Site is within the General Commercial land use area of the East Lake
Speci 1 Plan. The General Commercial land use area of the East Lake Specific
Plan i intended to provide for a wide range of retail services, offices, personal
and b iness services establishments.
~
AGENDf" ITEM NO.
PJ~,GE I " OF
5
y~
PLANNING COMMISSION RESOLUTION NO. 2007- _
PAGE30F4
2. The Project complies with the design directives contained in the General
Plan Urban Design Element and all other applicable provisions of the Lake
Elsinore Municipal Code.
The C mmercial Design Review is appropriate to the Project Site and surrounding
devel ments in that the professional medical building has been designed in
consi eration of the size and shape of the Property. Sufficient setbacks and
enhan ed onsite landscaping have been provided thereby creating interest and
varyi g vistas as a person moves along abutting streets and within the Project Site.
In ad ition, safe and efficient circulation has been achieved onsite. Further, the
Proje t, as proposed, will compliment the quality of existing development and will
creat a visually pleasing, non-detractive relationship between the proposed
devel ment and existing projects in that the applicant is providing elements of
mporary Mediterranean" architectural design with various elements which
serve 0 enhance the building. Moreover, a variety of materials and colors are
propo ed including architectural stone accents and a variety of colors that serve to
blend with surrounding developments and provide evidence of a concern for
qualit and originality.
3. Subject to the attached conditions of approval, the Project is not anticipated
to result in any significant adverse environmental impacts.
Notwz hstanding the fact that the Project is exempt from CEQA pursuant to a Class
32 ex mption, the Project was reviewed and conditioned by all applicable City
depar ents to ensure that the professional medical building blends into existing
devel ment, creates the least amount of disturbance, and does not negatively
impac the residents or businesses of Lake Elsinore. The Project will not have a
signifi ant effect on the environment.
4. Conditions and safeguards pursuant to Chapter 17.82.070 of the Zoning
Code, including guarantees and evidence of compliance with conditions,
have been incorporated into the approval of the Project to ensure
development of the property in accordance with the objectives of Chapter
17.82.
pursutt to Section 17.82.070 of the Lake Elsinore Municipal Code, the Project
has be n scheduled for consideration by the Planning Commission on March 20,
2007.
SECTION 4. Based upon all of the evidence presented, the above findings,
and the conditions of approval imposed upon the Project, the Planning
AGENDA ITEM NO.
P/}'GE~ I ~ OF
s'-
lib
PLANNING COMMISSION RESOLUTION NO. 2007- _
PAGE40F4
Commission hereby recommends that the City Council approve Commercial
Design Review 2006-16.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
COMMISSIONERS:
COMMISSIONERS:
NOES:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
ACENDA ITEM NO. S'-
P;C\CE I a OF ~ Ce
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
PROJECT NAME:
COMMERCIAL DESIGN REVIEW NO. 2006-16
FOR THE PROPOSED PROFESSIONAL
MEDICAL OFFICES LOCATED 290 S.
DIAMOND DRIVE (APN: 363-162-040)
PLANNING
General Conditions
1. The applicant shall defend (with counsel acceptable to the City),
indemnify, and hold harmless the City, its Officials, Officers, Employees,
and Agents from any claim, action, or proceeding against the City, its
Officials, Officers, Employees or Agents to attach, set aside, void, or
annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning the Commercial Design Review for the
proposed professional medical building project attached hereto.
2. The applicant shall place a weatherproof 3' x 3' sign at the entrance to
the project site identifying the approved days and hours of construction
activity and a statement that complaints regarding the operation can be
lodged with the City of Lake Elsinore Code Enforcement Division at
(951) 674-3124.
3. All Conditions of Approval shall be reproduced upon page one of
building plans submitted to the Building and Safety Division for Plan
Check.
4. Prior to issuance of any grading or building permits, the applicant shall
sign and complete an "Acknowledgement of Conditions," and shall
return the executed original to the Community Development Department
for inclusion in the case records.
5. The 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
AGENDA ITEM NO.
,.,. '~~I Ct
t"" cO>: ~ ,";: I
s-
OF Y Co
the City Engineer.
6. The Applicant shall comply with the City's Noise Ordinance.
Construction activity shall be limited to the hours of 7:00 AM to 5:00
PM, Monday through Friday, and no construction activity shall occur on
Saturdays, Sundays or legal holidays.
7. The proposed location of onsite construction trailers shall be approved by
the Director of Community Development or Designee. A cash bond of
$1,000.00 shall be required for any construction trailers placed on the site
and used during construction. Bonds will be released after removal of
trailers and restoration of the site to an acceptable state, subject to the
approval of the Director of Community Development or designee.
8. The applicant shall comply with all applicable City codes and ordinances.
9. All landscaping shall be installed as indicated on the proposed "Diamond
Professional Plaza preliminary landscape" plan. Any proposed changes
shall be subject to the review and approval of the Director of Community
Development or designee.
10.All proposed landscaping shall be installed and an automatic irrigation
shall be fully operational, prior to the issuance of a certificate of
occupancy.
11. The color of the trash enclosure gates shall match the color selected for
the trash enclosure roof.
12.The applicant shall at all times comply with Section 17.78 (Noise
Control) of the Lake Elsinore Municipal Code.
13.The proposed Bio-retention basin located within the required front-yard
setback shall be fully landscaped and reflect the approved landscape plan.
IS.Approval for Commercial Design Review No. 2006-16 will lapse and be
void unless building permits are issued within one (1) year following the
date of approval.
I6.Any alteration or expansion of a project for which there has been a
"Design Review" approval as well as all applications for modification or
AGENDA ITEM NO. .~
PACE d- 0 OF ~
other change in the conditions of approval of a "Design Review" shall be
reviewed according to the provisions of Chapter 17.82 in a similar
manner as a new application.
17.No structure which has received a "Design Review" or "Minor Design
Review" approval shall be occupied or used in any manner or receive a
Certificate of Occupancy until the Director of Community Development
has determined that all Conditions of Approval have been complied with.
18.All site improvements approved with this request shall be constructed as
indicated on the approved site plan and elevations. Revisions to approved
site plans or building elevations shall be subject to the review of the
Director of Community Development.
19.Plan Check shall conform to the submitted plans as modified by
Conditions of Approval or by the Planning Commission and/or City
Council through subsequent actions.
20.All roof mounted or ground support air conditioning units or other
mechanical equipment incidental to development shall be architecturally
screened or shielded by landscaping so that they are not visible from
neighboring property or public streets. Any material covering the roof
equipment shall match the primary wall color.
21.All exterior on-site lighting shall be shielded and directed on-site so as
not to create glare onto neighboring property and streets. All light
fixtures shall compliment the architectural style of the building and shall
be reviewed and approved by the Director of Community Development
or Designee.
22.Applicant shall comply with all ADA (Americans with Disabilities Act)
requirements.
23. Trash enclosures shall be constructed per City standards as approved by
the Director of Community Development or Designee prior to issuance of
Certificate of Occupancy.
24.No exterior roof ladders shall be permitted.
25.All exterior downspouts shall be concealed within the buildings.
ACEf'JOA ITEM NO. 5-
PAGE2.-L 4"': __~
26.Materials and colors depicted on the plans and materials board shall be
used unless approved by the Director of Community Development or
designee.
27.Parking stalls shall be double-striped with four-inch (4") lines two feet
(2') apart.
28.All exposed slopes in excess of three feet (3') in height shall have
permanent irrigation system and installed as approved by the Planning
Division, prior to the issuance of a certificate of occupancy.
29.0n-site surface drainage shall not cross sidewalks.
30. The applicant will be responsible for installing landscaping and
maintaining the thirty-foot (30') dedication along Diamond Drive.
Prior to Issuance of Building/Grading Permit
31.Prior to issuance of Building Permit, the applicant shall submit a
photometric study to the Community Development Department for
review and approval. The study shall show locations of all exterior
lighting fixtures and shall verify that a minimum I-foot candle of
illumination is achieved throughout the on site parking area. Moreover,
the study shall demonstrate that a minimum of 5- foot candles is achieved
at building entrances. Furthermore, the photometric study shall indicate
that the proposed candle illumination does not exceed I-foot at property
lines.
32.Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be
submitted, reviewed and approved by the City's Landscape Architect
Consultant and the Director of Community Development or designee,
prior to finallandscape approval.
a. A Landscape Plan Check & Inspection Fee will be charged prior to
final landscape approval.
a. All planting areas shall have permanent and automatic sprinkler
system with 100% plant and grass coverage using a combination of
drip and conventional irrigation methods.
,
ACEi\lDA ITEM NO. ~
PAGE d- ;;)-. OF Lt fa
b. All planting areas shall be separated from paved areas with a six
inch (6") high and six inch (6") wide concrete curb.
c. Plantings within fifteen feet (15') of ingress/egress points shall be
no higher than thirty-six inches (36").
d. Any transformers and mechanical or electrical equipment shall be
indicated on landscape plan and screened as part of the landscaping
plan.
e. Shrubs and vines shall be planted around the onsite trash
enclosures to soften the structures.
f. Final landscape plans to include planting and irrigation details.
g. The landscape plan shall provide for ground cover, shrubs, and
trees and meet all requirements of the City's adopted Landscape
Guidelines. Special attention to the use of Xeriscape or drought
resistant plantings with combination drip irrigation system to be
used to prevent excessive watering.
h. All landscape improvements shall be bonded 100% for material
and labor for one year from installation sign-off by the City.
Release of the landscaping bond shall be requested by the applicant
at the end of the required two years with approval/acceptance by
the Landscape Consultant and the Director of Community
Development or Designee.
1. All landscaping and irrigation shall be installed within affected
portion of any phase at the time a Certificate of Occupancy is
requested for any building. Final landscape plan must be consistent
with approved site plan.
J. One twenty-four inch (24") box size tree shall be installed for every
five parking spaces within the onsite parking area.
k. One twenty-four inch (24") box size tree shall be installed for
every thirty-linear feet (30') of street frontage, selected from the
approved City street tree list.
5-:-
AGENDJ\ ITEM NO.
PAGE d- ~ OF '-1 C.
33.Prior to issuance of building permits, applicant shall provide assurance
that any/all required fees to the Lake Elsinore Unified School District
have been paid.
34.Prior to issuance of building permits, the applicant shall provide
assurance that the Public Building Impact Fee has been paid.
3S.Prior to issuance of building permits, the applicant shall provide
assurance that the Library Capital Improvement Fund fee has been paid.
36.Prior to issuance of building permits, the applicant shall provide
assurance that the Multiple Species Habitat Conservation Plan fees have
been paid.
37.Prior to issuance of building permits, the applicant shall provide evidence
that all Riverside County Fire Department standards and requirements
have been complied with.
38.Prior to issuance of a building permit, the applicant shall provide
assurances to the Planning Division that all development fees have been
paid.
39.Prior to the issuance of a building permit, the applicant shall a revise the
grading plan indicating that the rear property retaining wall has a
decorative cap incorporated on top of the proposed wall.
40.Prior to the issuance of a building permit, the applicant shall submit a
revised site plan indicating that the decorative stamped concrete is
relocated out if the dedicated public right-of-way.
41.Prior to the issuance of a building permit, the applicant shall submit a
'will serve' letter from the applicable water agency stating that all water
and sewer arrangement have been made.
42.Prior to the issuance of a building permit, the applicant shall have an
approved Uniform Sign Program for the Diamond Professional Plaza on
file with the Community Development Department.
AGENDA ITEM NO. ~
PAGE :J- '-f OF ~ .
ENGINEERING DEPARTMENT
General
43.All Public Works requirements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC)
prior to final map approval.
44. The applicant shall pay all Capital Improvement and Plan Check fees
(LEMC 16.34, Resolution 85-26).
45.The applicant shall 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 and specify the technical
data for the water service at the location, such as water pressure and
volume etc. The applicant shall submit this letter prior to applying for a
building permit.
46.All arrangements for relocation of utility company facilities (power
poles, vaults, etc.) out of the roadway shall be the responsibility of the
property owner or his agent.
47. The applicant shall provide, in writing, approval of fire protection access
and facilities as required by Riverside County Fire Department.
48.The applicant shall pay all fees and meet requirements of encroachment
permit issued by the City of Lake Elsinore Engineering Division for
construction of public works improvements (LEMC 12.08 and
Resolution 83-78).
49.All compaction reports, grade certifications (with tie notes delineated on
8 1/2" xlI Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and
approved.
50.All utilities except electrical over 12 kv shall be placed underground, as
approved by the serving utility.
,..-
1~;GENDl\ iTEM NO. S
PAGE d D OF It ra.
51.All improvement plans shall be digitized. Prior to approval of
improvement plans by the City Engineer, the applicant shall submit
digitized files compatible with the City's Arc Info/GIS or pay $1000 per
sheet for city to digitize.
Grading
52. The developer shall obtain all necessary off-site easements for off-site
grading from the adjacent property owners prior to issuance of Grading
Permit.
53. The applicant shall apply and obtain a grading permit with appropriate
security prior to any grading activity.
54.A grading plan stamped/signed by a California Registered Civil Engineer
is required if the grading exceeds 50 cubic yards and the existing flow
pattern is substantially modified as determined by the City Engineer. The
grading plan shall show volumes of cut and fill, adequate counters and/or
spot elevations of the existing ground as surveyed by a licensed surveyor
or civil engineer. All contours shall extend to minimum of 15 feet beyond
property lines to indicate existing drainage pattern. The applicant shall
apply and obtain a grading permit with appropriate security prior to
grading permit issuance.
55. The applicant shall provide soils; geology and seismic report, as part of
this report address the requirement of the Alquist-Priolo Earthquake Fault
Zoning Act. The applicant shall provide final soils report showing
compliance with recommendations.
56.In accordance with the City's Franchise Agreement for waste disposal &
recycling, the applicant shall be required to contract with CR&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.
57. The applicant is to provide erosion control measures as part of their
grading plan. The applicant shall contribute to protection of storm water
quality and meet the goals of the BMP in Supplement "A" in the
Riverside County NPDES Drainage Area Management Plan.
ACEN~,~;~M::. OF .~ Co
58.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.
Drainage
59.All natural drainage traversing site shall be conveyed through the site, or
shall be collected and conveyed by a method approved by the City
Engineer.
60. The applicant is to submit Hydrology and Hydraulic Reports per
Riverside County Flood Control District for review and approval by City
Engineer. The developer shall mitigate any flooding and/or erosion
caused by development of site and diversion of drainage.
61.All drainage facilities in this project shall be constructed according to
Riverside County Flood Control District Standards.
62.All 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.
63. The 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 construction period
and a project-specific WQMP for post construction including its
maintenance implementation. The project-specific WQMP shall
demonstrate that discharge flow rates, velocities, duration, and volume,
for the post construction condition, from a -2-year and 10-year, 24-hour
rainfall event will not cause significant adverse impacts on downstream
erosion and receiving waters, or measures are implemented to mitigate
significant adverse impacts to downstream public facilities and water
bodies.
64. The developer shall use Site Design BMPs such as minimizing
impervious areas, maximizing permeability, minimizing directly
connected impervious areas, creating reduced or "zero discharge areas,
AGENDA ITEM NO. s:..
( J 1_
P.~~CE d- J OF ::1 lCL
and conserving natural areas, and allow runoff to sheet-flow through
landscaped swales or natural drainage channels.
65.The developer shall provide first flush BMP's using the best available
technology that will reduce storm water pollutants prior to entering into
outside street drainage facilities (MS4).
66.The project-specific WQMP shall provide measures to mmImIze the
impact from the Pollutants of Concern and Hydrologic Conditions of
Concern identified for the Project. Where Pollutants of Concern include
pollutants that are listed as causing or contributing to impairments of
Receiving Waters, BMPs must be selected so that the project does not
cause or contribute to an exceedance of water quality objectives. The
WQMP shall incorporate the applicable Source Control, and treatment
Control BMPs as described in the Santa Ana River Region WQMP and
provide information regarding design considerations, and the long-term
operation and maintenance requirements for BMPs requiring long-term
maintenance, as well as the mechanism for funding the long-term
operation and maintenance of the BMPs requiring long-term
maintenance.
67.Prior to issuance of any building or grading permits, the property owner
shall record a "Covenant and Agreement" with the County-Clerk
Recorder to inform future property owners of the requirement to
implement the approved project-specific WQMP. The project applicant
shall cause the approved final project-specific WQMP to be incorporated
by reference or attached to the project's Storm Water Pollution
Prevention Plan as the Post-Construction Management Plan.
68.All education guidelines for Water Quality Management Practices
(WQMP) shall be provided to the tenants, operators and owners of the
businesses of the development, regarding the environmental awareness
on good housekeeping practices that contribute to protection of storm
water quality and meet the goals of the WQMP in the Riverside County
NPDES Drainage Area Management Plan.
69.Prior to building permit close-out or the issuance of a certificate of
occupancy or certificate of use, the applicant shall:
AGENDA ITEM NO.
PAGE ~-& . or-
~
A- Demonstrate that all structural BMPs described in the project-specific
WQMP have been constructed and installed in conformance with
approved plans and specifications;
B- Demonstrate that applicant is prepared to implement all non-structural
BMPs described in the approved project-specific WQMP; and
C- Demonstrate that an adequate number of copies of the approved
project-specific WQMP are available for the future owners/occupants.
Dedication
70.The developer shall dedicate to the City a strip of 30' of right of way
along the Diamond Drive, for a total of 60' wide right of way from
centerline of the diamond Drive to the project property line.
Street Improvements
71. The street shall be improved from property line to the existing curb
within the limits of the property's frontage on Diamond Drive. The
improvements shall include parkway landscaping as required by city
engmeer.
72.The developer shall pay in-lieu fee for future improvements of the
Diamond Drive. The fee shall be equal to current cost estimate for a 48'
wide roadway improvement from existing center line, plus half of a 14'
wide raised median, plus curb, gutter and sidewalk plus a 15% of the
total construction cost estimate for design and administrative cost. The
cost estimate shall be approved by the City staff.
FEES
73. The applicant shall pay all Capital Improvement and Plan Check fees
(LEMC 16.34). Pay Master Drainage Fee, prior to issuance of grading
permit and TIF and TUMF and Kangaroo Rat Fee fees prior to issuance
of building permit. The amount of fees shall be per schedule of fees in
effect at the time the payment is made.
ACENDA ITEM NO. ..
PAGE ;)--c, OF
\'-
'--10
COMMUNITY SERVICES DEPARTMENT
74.The developer will be required to participate in the "Public Facility" fee
program.
75.The developer is to comply with all NPDES storm water requirements.
76.The developer is to participate in the City-wide LLMD. The developer is
to annex into LLMD District #1 for all exterior landscaping and is to be
maintained by the City.
77. The developer is to comply with all City Ordinances regarding
construction debris removal and recycling as per Section 8.32 of the Lake
Elsinore Municipal Code. Furthermore, the developer is to provide the
City with an inventory of all street signs, street markings, street trees and
total square-footage of all streets in a digital format acceptable to the
City.
78.All secondary access needs to be clearly defined as part of the
development.
79.The developer is to meet all City curb, gutter, and sidewalk requirements.
80.The City's landscape Architect is to review all landscape and/or irrigation
plans.
81. The proposed medical building is to comply with all Sharps Program
requirements.
ELSINORE VALLEY MUNICIPAL WATER DISTRICT
82. Water is available top the project site. Before sewer is available, a line
extension must be constructed. Therefore, the applicant must request a
'will serve' letter from the Elsinore Valley Municipal Water District.
RIVERSIDE COUNTY FIRE DEPARTMENT
83. The applicant shall comply with all required conditions of approval as
provided by the Riverside County Fire Department (please see attached
Riverside County Fire Department Conditions of Approval).
ACt;i'JOA ITi:M ~JO. S____
PAGE~...3d _OF__l{~
! I VoL
---.~
""
.~"
'-,,/
ell)' ort..I,ulllfIM..
1'1'"lIiIl8 Dltlllj~1I
l~O~. MolII 5[,..,
1.'](0 P.~ioo1l'_ CA ~25JO
(~51) (,7~'JI24
(~5l) 471.10119 (!Ill
Request lor Review and Comments
(Complete ApplicatioJ1)
To:
~ wry U'\l1:lgCf
~ PbnrMJ; M:mager
DcPJili Anderson - l-hrris & Associates
EnginccooJ; M:.nager
~ CoW,!, F;~ n,p''''"''' " 0 Eavlro_ncu Ad"""",~""
~ Du.'ectDf of CDm.t:lluo1o/Scrvices ~ Landscape Architect
o 13uikUn~ &Safeo/M:anager
L.B. Police
From:
Wec!nesday; Novemher 08. 2006
Justin Cu-lson, Associate PI~lMer
(951) 674.3124, exC. 295
E-rn;ti~; icarlson((j) l~.1~-eJsin~ ,;-. 0 (P p P /(.p
(' jr.M, 16 (pi:'lmnn,.l 'P"o:b~en~ P.laza) L - - -
cp.lease refer to this I.'l.umbet when responding)
F;tgan Omsulting Services: '1-2011 Avenkla ViSta Ladera
Owner; Ma1:thew Fagan
Dcsif;n review far a 10,404 ~f. medical "Di:unoncl Professional Plaza, LLG' on 1.05 acres
The subject site is located ilt Diamond Drive
APN: 363-162"040
Date:
Erojecr. ride:
~:
Project Descri~;
Er.oject Location:
Reply R,r.
Tuesday; November 28,
~~@[EG\TI~~
NOV 2 7 2006 ~
BY_.J2..!.D
: 1238
County ofR.iveraide P & B
Fire Dept - Murrieta
NOV 1 5 2006
RECEIVED
COMMENTS: (f1U4dHtsqwm,csJJfff.i!TJ:msari
Date:
Name/Tide:
Telephone:
e" mail
Signa~LU'e:
Rt:qucHfol'Re'lliewana C011'71nents. J.'ormNo. PD 2000.27- Revised AU8ust, 2004
Page 1 of 1
ACENDA ITEM NO.
PAcE--31
~ JS--- -
m; "-tb
--
12/02/06
08:06
Riverside County LMS
CONDITIONS OF APPROVAL
Library Conditions
10. GENERAL CONDITIONS
J;i'!RE DEPARTMENT
C. :J... 0 ~~\. ) fIJ
'W= .l)C - fl'..IL:. ,
CASE ~ CITY CASE STATEMENT
10.F!RE.999
With respect to the conditions of approval for the
referenced project, the Fi:J:'e Department recommends the
following fire protection measures be provided in
accordance with Riverside County ordinances and/or
recognized fire protection standards:
10.FIRE.999
USE-#50-BLUE DOT REFLECTOR
Blue retroreflective pavement markers shall be mounted on
private street, public streets and driveways to indicate
location of fire hydrants. Prior to installation, placement
of markers must be approved by the Riverside County Fire
Department.
10.FIRE.999
USE*-#23~M!N ,REQ,FIRE FLOW
Minimum required fire flow shall be /5GL GPM for a ~hour
duration at 20 PS! residual operating pressure, which must
be available before any combustible material is placed on
the job site. Fire flow i.s based on type ~~
construction per the 2001 CEC and Building(s) having a fire
sprinkler system.
10.FIRE.999
USE-#31-0N/OFF NOT LOOPED HYD
A combination of on-site and of:;t:-site super fire hydrant(s)
(6"x:4"x2 1/211x2 1/2") I will be located not less than 5 feet
or more than 165 feet from any portion of 'the building as
measured along approved vE~hicular travel ways. The required
fire flow shall be available from any adjacent hydrants(s)
in the system.
10.FIRE.999
USE-#89-~~PID l{AZMAT BOX
Rapid entry HazardouS Material data and key storage cabinet
shall be installed on the outside of the building. Plans
shall be submitted to the Riverside County Fire Department
tor approval prior to installation. (ourrent plan check
deposit base fee j.s $126.00.)
Page: 1
DRAFT
DRAFT
DRAFT
DRAFT
DRAFT
i";P'';'I. P,iO S
~ a _~~ t" to
PAGE 3 (T OF Lf b
12/02/06
08:06
Riverside County LMS
CONDITIONS OF APPROVAL
Page: 2
Library Conditions
80. PRIOR TO BLDG PRMT ISSUANCE
FIRE DEPARTMENT
BO.FIREl.999
USEl-#17A-B:~PG Pl,AN CHECK $
DRAFT
Building Plan check deposit base fee of $1,056.00, shall be
paid in a check or money order to the Riverside County Fire
Department after plans have been approved by our office.
80.FIRE.999
USE-#4 -WAT:E:R PLANS
DRAFT
The applicant or developer shall separately submit two
copies of the water system plans to the Fire Department for
review and approval. Calculated velocities shall not exceed
10 feet per second. Plans shall conform to the fire hydrant
types, location and spacing, and the system shall meet the
fire flow requirements.
Plans shall be signed and approved ~y a registered civil
engineer and the local water company with the following
certification: "I certify that the design of the water
system is in accordance with .the requirements prescribed by
the Riverside County Fire Department."
90. PRIOR TO BLDG F!NAL INSPECTION
FIRE DEPARTMENT
90.FIRE.999
USE-#45-FIRE LANES
DRAFT
The applicant shall prepare and submit to the Fire
Department for approval, a site plan designating required
fire lanes with appropriate lane painting and/or signs.
90.FIRE.999
USE-#12A-SPRINKLER SYSTEM
DRAFT
Install a complete fire sprinkler system per NFPA 13 1999
edition (130 and l3R system are not allowed) in all
buildings requiring a fire flow of 1500.GPM or greater.
Sprinkler system(s) with pipe sizes in excess of 411 in
diamter will require the project structural engineer to
certify (wet signature) the stability af the building
system for seismic and gravity loads to support the
sprinkler system. All firEI sprinkler risers shall be
protected from any physical damage. The post indicator
valve and fire department connection shall be located to
the front, within 50 feet of a hydrant, and a minimum of 25
feet from the building(s). A statement that the
building(s) will be automatically fire sprinkled must be
included an the title page of the building plans.
AGENDA lTEM NO. S--
P/~.G!t 3 3 ~ OF . 'j;t:L
DEC-04-2006 MON 08:16 AM RIV CO FIRE P&E
FAX NO. 951 955 4886
12/02/06
08:06
Riverside County LMS
CONDITIONS OF APPROVAL
Library Conditions
80. PRIOR TO BLDG PRMT ISSUANCE
FIRE DEPARTMENT
80.FIRE.999
USE-#17A-BLOG Pl,AN CHECK $
Building Plan check deposit base fee of $1,056.00, shall be
paid in a check or money orCler t.O the Riverside County Fire
Department after plans have been approved by our office.
80.FIRE.999
USE-#4 -WAT:i~R PLANS
The applicant or developer shall separately submit two
copies of the water system plans to the Fire Department for
review and approval. Calculated velocities shall not exceed
10 feet per second. Plans shall conform to the fire hydrant
types, location and spacing, and the system shall meet the
fire flow requirements.
Plans shall be signed and approved ~y a registered civil
engineer and the local water company with the following
certification: "I certify that the design of the water
system is in accordance with the requirements prescribed by
the Riverside County Fire Department,"
90. PRIOR TO BLPG F!NAL INSPECTION
FIRE DEPARTMENT
90.FIRE.999
USE-#45-FIRE LANES
The applicant shall prepare and submit to the Fire
Department for approval, a site plan designating required
fire lanes with appropriate lane painting and/or signs.
90.FIRE,999
USE-#12A-SPRINKLER SYSTEM
Install a complete fire sprinkler system per NFPA 13 1999
edition (13D and l3R system are not allowed) in all
bu~ldings requiring a fire flow of lS00.GPM or greater.
Sprinkler system(s) with pipe sizes in excess of 411 in
diamter will req~ire 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
protected from any physical damage. The post indicator
valve and fire department connection shall be located to
the front, within 50 feet. of a hydrant, and a minimum of 25
feet from the building(s). A statement that the
building(s) will be automatically fire sprinKled must be
included on the title page of the buj.lding plans.
p, 03
Page: 2
DRAFT
DRAFT
PRAFT
DRAFT
--
G'd''':j::f.ir'V\ ITr-l\~ MO j
M--YaV_f...."-"IK r-d: I'd. .
Pj~GE D'1 ,.oF .... Lr. Ca_
.~EC.=04,-20J).q,..nON 08: 16 AM R I V CO FIRE P&E
FAX NO. 951 955 4886
p, 04
12/02/06
08:06
Riverside County LMS
CONDITIONS OF APPROVAL
Page: 3
Library Conditions
90. PRIOR TO BLDG FINAL INSPECTION
90.FIRE.999
USE-#1.2A-SPRINJ<LER SYSTEM (cont.)
DRAFT
(current sprinkler plan check deposit base fee is $614.00
per riser)
pplicant or developer shal:L be responsible to in.stall a .L.
Central Station Monitored Fire Alarm System. Monitoring
system shall monitor the fire sprinkler system(s) water
tlow, P.I.V. 's and all control valves. Plans must be
submit ted 'to the Fire Department for approval prior to
installation. contact fire department for guideline handout
(current monitoring plan check deposit base fee is $192,00)
90.FIRE.999
USE-#27-EXTINGUISHERS
DRAFT
, .
nstall portable fire extinguishers with a minimum rating of
2A-10BC and Signage,Fire Extinguishers located in public
areas shall be in reoessed cabinets mounted 48" (inches) to
center above floor level with maximum 4" projection from.
the wall. Contact Fire. Department for proper placement of
equipment prior to in~tallation.
--.
NO. S
PJ~GE 3~_OF '-l ~
CITY OF ~
LAKE \6ILSiIiO~
... DREAM E,XTREMElII
Notice of Exemption
Filed With:
D
Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
IRI
County Clerk of Riverside County
2724 Gateway Drive
Riverside, CA 92507
Project Title:
Commercial Design Review Project No. 2006-16 (Diamond Professional Plaza)
Project Location (Specific): The proposed project is located is generally located 825-feet south of Lakeshore Drive and 20-feet east of
Diamond Drive at 290 S. Diamond Drive (APN: 363-162-040)
Project Location (City): City of Lake Elsinore
Project Location (County): Riverside County
Description of Nature, Purpose, and Beneficiaries of Project:
The applicant is proposing to design and construct a 10,404 square-foot conventionally built professional medical building and on-site
improvements on a .92 net acre vacant site. The proposed medical building, which will be available for lease, will be divided to
accc;>mmodate five (5) individual 2,054 square-foot medical offices and a one-hundred thirty-seven (137) square-foot utility room located on
the east (rear) elevation. Furthermore, the project site has a Zoning and General Plan designation of East Lake Specific Plan.
Name of Public Agency Approving Project: City of Lake Elsinore
Name of Person I Agency Administrating Project: Justin Carlson, Associate Planner, City of Lake Elsinore
Exempt Status:
o Ministerial (Section 15073)
o Declared Emergency (Section 15071 (a))
o Emergency Project (Section 15071 (b) and (c))
I8l Categorical Exemption (state type and section number):
Article 19 Categorical Exemptions
Section 15332, In-Fill Development Projects
Reasons why project is exempt:
This project meets the requirements pursuant to Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act
(CEQA).
Contact Person: Justin Carlson, Associate Planner
Telephone Number: (951) 674-3124 x 295
Signed:
Title: Director of Community Development
Rolfe M. Preisendanz
ACr=~'D''l I""."~ ~ ~IO
_I'll i'\ 1.t.'Ji i'.4 .
PAGe 3~
j-
OF l{ &>
_=__='?;.~':'~::':'~:~''''''''::'''';O''"'' 'O;O""':;.'":':"........z.~.=...::::.~'"':.~:::..~
~91i~1I .'.'Ojll"::> 'IU'''"'' IO~ """S 'U",IS IlIll [99\'
WOO'__OoI"' .......1 iOZO'OOII"llolI"'~ \;Oto-OOiI'~Ii6"""'d
S1l33NI9N3 dNV U:H1IH:J'dV
'ON' -LS3M 3~V
UBld al!S
t?[j~!.....l
~ """" E! <( 0
~ ! ! U~U
~! g -
~ ~ . ;-- h;
I' I' ..
~h j ... ~ ,e ;,:
~Ih ~i h
i' ~ ~!
~m! ~! II 1. ; ~ i~l!
~aill'" ~I ; ..
~~i~ ~ ~ ~ Ii i i~Mh
Iii
~ ~! !gl!
"' ,~
9 W Ii! dU I
I. i~ i i
i i i
~ I ~ am m
~ ~ i ~I ~ I, ~J~ .0
;"I! sin!ij Ili~ . a~h II'~ IU~
" i~l~i il~.h IMi ~i.u ~M( h.u
c~ I ~ ~ . ~
t . i' h..
. . -. ',~ i ~i, ~ ~
f",~' '. . ,0 ~ .
i ~;"~. ~..i ~~i. ~
. ~.I.f ~.5~. h! hi
~ h.e .Oil ~ig ~:.~.<~
f eil~.; IH '.~ ";~~I.
~ i'~::~5!' !i.~~~3iUli~'~!
~ ~~ ~ . HI ~~-tl hu.
~ 1~~I~~~U!~~::~!i~~:h!~~1
~
~
. .il= ~~g ~;
I ~ "i I ~ ~ .;-1 .~
Ii, II ! I hlllllll,l!i Ii Ii
u a i i iiI-l .~hi I~g. ih~
.~ " I. ~~~ Ug~~ !.if '.h'
~~ is i l!I ,uti; ill ~lo"~ Boi~:l>
~ Imhh! l!Uhll;uUhIIU hi
~>
~:
Be
>.
~
~
~d
!9,2m
iti~h
~hl /'
,..-'----
/r"--
/~
// /~/
/' ~
/j
/ 1~~
/ /i;~
/ 1fU
/
,//
('/
i
i
, i
\!
, I
\J
I
I
I
)
//
/"
//
.~//
t:
III
0:"
Si'i:
iJj~
~''''
...........-..,,-..
AVMaI\Il:Ill ..........._
,. to "'- -'-__::_~_
3^I~O aNOVIIVIO ~
~~
n -=--==____n_u-=.J r
1
"~,
"",-
---~--
.
~ ~
,.
~
--
I"Gam;\ ITEM f'JO.
PAGE
l1.(o
..;.:;.:;:c'..
Le'::::'::: ::: r..cr~_;:~rcp.,:-,r'[...I,;
0+
~ ~lt
~ . .
0: -
~
C089-96ZXV.:l Z0II9-96Z (~"6) 06o;;Z6 'r')'D,"~W'l 0
o 'W'S ''ll-'oN 'I~J!:> H!JdJ'\U] S!L9~;.
~N\NNVld S31111I;JV..:l NOIIV3M::>3~
Hozl il5US:I!1 D!UJOJ!ID:J
3<Jn1::J31IH::J,JI;I 3dV::JSONVl
dnOl:lO 'v1:I8~V'HlV'
'"
~
i~
~~
u
..... YO VTlO3IG1
ZOI. 31M 'mow V.iIMlIlMI ta&t'
00
>>
OTl 'l'tNOISS~ ONOVi'llCl ~
V'Z'Vld lV'NOISS3::10l::ld aNO~V'1O '.L03rOlld
~
i
~
~ ~ ~
.~ ~ i~ ~
I~ ~I ~!
~~ i~ iH ~
il~~. .~";
~ " .~~
~nO!' ...~
~~ ~ -," ~
~~ i~ Ii: ~
I !HI! !:~~
.h~~ ~u .
..:... >i ..,:
~
It' 51!
It' ~
--!
Sl. b .
~ l ~
~
" ~ ~
. " ~
, . ~ ~
w w ~ w ! U
~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ . . .
! " " " ~ ~
88.s i1 i1 i1
ci ci
> ... :? ~ ~ ~ ~ :! ~ iil :8 ~ ~ ~
z ~ ~
>< x ~ )( ~
~ ~ : ~ ~~~~~~ ~ ~
. ~ 11'1 11'1 ill .., _ . '"
~ ~
" ~ ~ z ~ .
~ 0 0 ~
~ q~" . N ~ i N 8
:~~~~ ~ ~ ~
z . z
0 i ~ ~ ~ ,Q~ g~ ~ ~
~ ...J ii: 0 ~ ~UU~ ~ i 8
3AJI:j(J ONOmfIO
'z
Q ~
~z ~.~ ~
~; "- 0
~ ~z f5 Ul ~ ~ .~ ~ ~ .d
'" ::ie:::>.u3~ww,
~~<Q ~ -~iH' ~z'
! "_,,$ -d!n 0
~ ~~~~ ~~~~~~ ~ ~ffi~
~ O-~ ~d~,,~ " o~
g ~~~~ ~~~~g~ ~ ~~i
~ ! " -: t ~ ~ ~ ~ ~ : ~ ~ '~ " ~ .- ~ ~ ~
~;~ ~5~~~~~~~g~~~~~~~
!
000
~ 00
@ 0 <El
r t;J 0
000
ftEt;1 ~JO.
;-
t;j.J
w
I
(f)
c-
,'"
O~
21
<0
mO
<;;
z
<(
..J
0....
"
Z
r-
z
<(
..J
0....
~
<(
Z
~
..J
W
a:
0....
----
'-." f'- 3 (') 0
~f'.<;:~,',}r.:,_ _.'_ 0.___ _'.
~ e ~ ~ ;: ~ ~; ~ I I: !~ 2 ~~ I i I I ~ N
i ~ ~ ~ I !!~ ~; I~~: ~ ~I ~ ~d I~ I! e Ii ~ ~ ! ~ ~ ~
~ ! i ; ~i ~ i :~ i! d Ii ! ~~; iii~!~ i~ !! h ~ II. I I ~
! ~ I ~; mn ~ ~~ n I~ II ~~ !; I Mil! :1 ~~ ~~! ~ HI is g
~ ~ ~,,~~ ~ i ~~ . .I~ ~P! e~ ~ ~ ~~~~ ~i I~I ~I · i hh ~ :
Hi i !nIiH~ ! P I! II I~ !! i I i!!!li ~h i!! ;b~! I ~ ~~ !
II. ~ ~~ i ij ~I ; ~ n t~ ~ ~ ~ ~~ ~I ~i d wM Uq~~ ~uU q ~- ~~ i 0
~ ~ ~i J~ ~n Hjii d I; II ~i ~;~ : J~ ~~m: li~ :ii :~I!i ; ~~~ ~ ~~ g II
~ 81~ ~~ ~~ ~i~' ~ ~ 1\ ~~ ~i i I~~~me~ ~ ~.~ ~~ ~d~~ i i!~ ~:fa "
g I'll ~! !ll: il!i.I. Ii!! lil II 1l1!!!!;I'!.!ii Ii! 1!~11 pI! ~ ~ ~ i
:!~! II ~ ~ ~~ ~;iI~!II~ !!~~~ ~ i ~: ;'lle:111 b;I..II~ li:n ~ i ~ ~
!~! 'i! i! ;! inlii! Ii i~m ~I :;I:;!Ud 1!:~li i~~ iil!! ~ ~ ~h k
~!i~ ~~ ;. ~~ {~~~ll i:n~ ~ I~ ~!iil~~ ~~:~ I i1~1 i~.' I:~ ~:1 I> r
~ h~i e~ ~ ~ :i ;!~;Iii; m!i I iM!ii~i i;;i!~ :I~ i!U! ~ !i :n I i
~ h~~ t"sl I~~~~ I ~!~, ~ ~ ~~~ I ~ ll~i Iflh I ~~ "~
~ mi ~:~ ~g!;i;ll; il~;; li!d!;;SI im!llnM ~!;H ' ;i ~E!;~:
~ ~~u ~~ ~!~ !1~h;II~~~Il.~ ~Uhll ill~~~l~!li2:11~~~l I ~e g~g ~~
~ ~~m!m 22 ~ ~~;~~~~~I,~~U~I!!~ '" . < ~~~~MI~:!~!i!~~~!lli!i~I;I~ d ~~~~ ,
-: "'''1 ~ori..", 0,,,,. _ _ _ ____ _ _ _ ~... "'''l''' ...~... ~&:il.,:; ~;;xt ~ "'IllilJ; ~
~ ! L.I ~ .~~
5 · ~ ~~I ~I- ~ ~Ii~
. I I A i i h h I n d ~ ili I ~ ~~
It I h ~ I din n n n d n Ii nn ~ ;~~~
I , n" h d d ~ d U _ "" ~ L .. .. I j I ; :~I~~ ~
! I ~, ! I ~ I I I ~;;I~ ~
~ ~ I! ; II Ii ~ f! i! II ~ II;~; &
~ ~ ~ ; : : ! : ! ~ ! ~ : ~ ! : ! : ~ ~ !! !! ~ ~ : I I il!!~;
~ I I! I M ~ I Ii I~!
~ ~I I i - !! ~ ~ i d I ! I n l i! I ~;I ~I
~ I n h II h n ~ 8 h n d II II II ~I ~ ~~ ;
, 1. " lI, . d .. ,j " " " , .. d ~ II II ~1,,1
~ ~ ~ 0 I: ~i!i 'I:
~ ~; ! i !. ~ i ; i'J i ; ~i :~~II
! I! h J. Ii rl'll ! ~ P ~ ~ ~ ~ ~ n ~~~ ~
h , Ii II n I n Ii I n ~ n II h h ~~ m~~
~"" ~ ~~~ 11.'1 ~~tu~~ ~~<l...l:Il~~ ~J
~
i
~LU
q:~
-J~
o...CI)
-Juj
~~~
c-:.oq:
<0_-.1
""'CI)lJ..
cJ,CI)O
<0 II. )..
CW)~....
'. u.: -
000
~ a:: ~,r
~o...:S
a.. -
q:Q~
~~
00
:E:e
~s
-0
Q
/-..--=~--~
( ~ ~ . )
U ~ c I ~
It I~ ' I~ ''l ~ ~ i
n ~~ ~ ~,I~ s 7 i7 I
P ~~ ~ ~~ ~~ ~ I~ ~ '
~~ !~ ~~ iI~ iI~ h ~~" !~
B ~ ~ ~ ~ ~~ ~ i
-------
~ ~ @ I g ~ . m ~ I~ ~! i~ I; ,i ~ ~ ~ ~ I i~l~ ~ ~ ~I!
i; ~ n . ~ ~ f i~1 ~ ~ ~ ~ ~~ !~i.: c.: ~ ~ ~ i ;. id i I~d i ~! ~. d ~
U · .~ ~ i il~ ~ ~ ~ ~ ie ~~. ~i !. ! ~ ~ ~ I ~ b i ~I~ ~ ~ ~ ~ ~~ ~
. i i~ @ i ; I d~ J I; : ~ I~ IiI h ~ i~ ~ ; ~ II: ~ ~ ;:! ~ i ~~~~ j ; ~ t !; ~ r
~~ ~ u ~ ~ ~; ~~, ~ I ~ I ~ el I~i r & ~i ~ ~. . ~~ ~ . ~ g ~ii I i ~II~ ~ l ~ \~ I
!! I !! ~ ~ ~ I uP P d ii N ~I ! I: i q un Hd ~~d r ~ !~~I ! i Ii! I~ ::~
el · ~i ~ ~ ~ ~ I~ i ~ I ~ ~ I~ ~~ II ~ I~ ~ h 'Iii' ~ i2 ~Ii~ i P~~i ~ II I I i !~ ..~
!i ! Ii Ii I ! ! Ill! I! !ili Iii!!!! l !I in! hi! i In i!,n ! I~I! lilll !.! ~ !II
1111 ji n ! i i!!illl nlli n!!!!! ! Ill! n! i In Iii! HI! ~ i i~l! nUl I! ,! ,I PI
~, ~~ i~ n: : p~~ n Hq, I r!~ ~l ih~~ i Ii l ~ ~l i di e ~M uP ~ili~ q;; ~ II n i~ ~ I~
II 11111111 i i 1111 ! II ! Ii I! ! ~li 11111 11111 !! !!! i ii! I i!~ ii ! il!~ III j I li!1 i i Ii
~i !! I! ~:; I ~I; m: ~ I~ ~ i. ~~ : g~n hI i~ ~a: ~ ~ ~ ~ I!~ i i~!~! ii;! i! ; ~ii;~ I !I ; i I; I; I;; I !~
~I h t ~~ i I~ II ~~ ~ ~m~ i. ~ ~ I i~ d l.t ~~ 81 ~~~ ~ ~ · ~ ~ ~I ~ ~ li lis ~~ l~ ~ h~~ ~ 11 ~ l ~~ l~ l~ l 01
! I~~ ~i 1:1 Pp~ :H ii~1111 ;11 ~~ i:~ II~ii II! ~. lid n ~I nl ~ i Ill~ ;II~~ Ii i f;i!~ =dlll h~ alli~ i1l~ ~ i~
;! ~~~ t.~ ~ ~~ h ~III ~ ~g e e. e ~~ 'e! i ~ ~ ~! ~I ~~ i ~ ~Iii ~ I~ ~. ~ ~ ~ 8~ i ~ I ~I~~ -aJ I ~ ~~
~I ~~~ :! ~I :!,:~:l.: ~ :~ ! ~~ ~ :~ ~n : :~h ~*e :~ !t~ ; : ~ :~ : :~ !~ : :~ ;~ :' ~ ;i ~ ~.~,,~ ~N~ ~. ~
F~
l;~
~
!I
~o
~ ~J
l5~2:.
~~~
~oB~
d:ig
U~ol:IG
~dd
~~5
~~~
j ~;~*
, 1\~~~
~~~~
Il:l"'-~:t::
.",'"
81 ~ .
<-;1 .
~I " -
., ,~
.. "\fl' 1 !l
:3 0: ~1
1 ~ :; ~ .
~ ~: '"
I "
'"
I Chi ''''
., ,'" I ~
<0 ' ~
., .,
<0
'" 1 ., u
Q I 2.
~ 0:
~
"0"
L
~
~ ~I~ gO!
i i ~ ~I i I ~ I i ~
~ ~ i ~ ~ ~Il' ~ ~ ~
i ~ . i i ~ ~I ;~ i~ g I ~c< ~ .1
~ ~ ~ ~ ~ ~ ~~ aj'" ~ll ~ ~ ~~ ~ ~
. . . . . :s. "I .. ~ '" .,~ '" i
i i i i II ~lli II i~ II ill t
8<Y6060<9 6 6 @ @@@ @@
'"
::s
14
15
14 ~i ~
en
-'
U ~ ~ ;
, 0 r
~ a:
ll.
2. ll. 'c
<( " -
Q2. W .( I gl
I- a:
() 0 :ti~
UJ z:
C/J U5
liP
~ .
::5!
15kll
l; Ilg ~
'" o Ii
'"
~
~ ~ ~
~: 1 i:u e
'" , .1
'" !
~ '" \U
~ i 2.
M Q", i Ii
11:' l- I
()
UJ
C/J
(N'f1d I13d)
S31~A 1H~3H
.9
.r
\.~7'"
~
j:::
~>>>=
~ti(j(j
:3 ~ 1l!:;;
o ~ -
~
a:
~
iE a ~ Ii'
~ ~~ ~
.,
..
'"
I
'"
'"
I
:ci
..,
;;;
Q
..
o
_~n ~~ n' __aN()~::(]_~l [
z
~
~
LfW
~
Q
P
2.
0",
i:
()
UJ
C/J
L>
""
PP,GE
"'"
i
~ N E l's
i ~ ~ Vi
i ""
Ii! ~
81 ~ ~ ~
It ~ill ~ ~
5 ~2Q.~;;
U uj _1J..!z ~ !
" a:enlJ..~::s
~ 0 (l)oo..w
~ ~-J gel :!
I Bw o~~~i
i~ ~ tEiS a ~ ,
i~ ::s OW ~ ~
~~~ 15 z:~;;; i
m5 ~ 1
I ~
~!
~~
~;: ~
I
~
~ a .~
3 ~o~~
~h~
~!a~
~~I!
~H
P ~
i~~~
~ m!
S~33Nt9N3 dNV' S-1:U.UfD'ltV'
~ ~ ! !
~ i ill
Ud
tD~t8 .,UJOPle::l 'el..un" lOt "Ins '1..IlS .UCI [gUt
"",,'__OoJ"' :!llN-~ LCIOO1llJlI-il16"'~ ~OlOilClINIOlI_,j
'ONI ..LS3M 3~V
O>O-Z9~-E9E :NdV
otSl6 V::J 'eJOU!SI3 91181
9^!Ja puOWB!a 'S 06Z
NOI1Y:;101.l::l-:ll'Otld
ueld JOOI.::lISJ!.::l eZeld leUO!SS9jOJd pUOWe!a
1tIl'W-:lCltId(NQlWlCl~'lCout\--..udIHHlUJ~a61O\lO\,g()-IDu_:~
"IL
~U)
S~
.~ ct t ~
U)N Z
:5
c..
@- n:
O~
0-
-'~
u.~
"'IL n
~U)
S~
'-0
" -
U)N
0--
T
T r
y
'"
H
"'....
....
e-~
~
Z
~ ~
~
~IL
~U)
S~
"3 o~
U)N
0--
NIL
OU)
S~
'-0
" -
U)N
e-
MIL
OU)
S~
.~C!.
U)N
iOO: ':;, ~'..c~,-"";,,, '~rC S~,..-
~
~
n
~
~
n
~
~
n
~ Ii
~
~
~
t lJIlJIlJIlJIlJI~ ~
! UU~~ t
t H
~
J
i'~~:!~
~~~~~W
~
~~
II ! ft~~
<5n !K~~
~ ~ft~ K2
d II~I ~~~gl ~~~i
~ I\ijl~ Idh ~~~{
~~
.....
;( \\
;....)!
~//
1/
-'\(
(?
~ IN 1
~l<(.
!
!
c..
<(
~
~~
z~
(3~
5~
N
AGENDA ITEM f'JO. S
----~
-"d(l~C--"
S'd~3:-.JISlN3 dNV U::>3..lIH::>'dV
IllS ~; '1'4'J1"~ '.", "'II 'Gl"" I ',..,,; "fa 11111
...,.....~ "'n 1_'11_,_1,,_
....._"".,.....-,.""..,-'"_."''''''''.~~~.,'''''....,.,..'"'...."...~.._.,'''''"'''''''''.....".._,,- _....,"'~,.._..,,,.,.""'-'"'._-"'_....,_...-
"J""""__.."""~..\.""..__..t;)..,,..""'m<,.,,,,_"""'_''"''''''~'_''~'l'''''''''''_"LI..,,,~._.......'''_'''_'''4''_'''__'''''__''
'NI.1.S3M 3 ~ V
SUO!leMl13 6~PI!na
OtO-Z9'-t9t:Nd'I@
OCSZ6'(.)'aJOll!SI3" _"c' - "4~a
iIII!l(lpuouJBKrs06Z ~~. li!" "~ i/ ~
OOIl~xn.lJ:rQlld " !II ~ ~~ ~ !
eleld letKl!ss9jOJd puowej(] ~ . f .
31'1t1<'pnljd J ! .I .
~.~ I
~ i <c
II I I II III
II ! I i II I il ~ Iii! II
nil II! I i I b. ; i ~, 1111 J ~ ; I I III II
e IU!! h ill i 111111111 u II !! III II
· ... 0 e eee00e0@e@l @~@ @@ @ @@) @@@
: & ~~ I
! I!! i
I I I i
i 'i i
i' I~
! .l
s II;
I~
il
II.
b
1~~~ ~
~! .i .i~ I~I' $
Ii I
i
~ ~ 'r~ l'
~i .~ tii~l~ .t
l. . I. .
I! ! ! I !
I! ! !
I I
i i
i i
!
\
1/1
{C ~~
~g
~ 1 'rt l'
~I II til,l~ ~
II 1 j'- I.
, I !
I
i II
i ~
.~
II
I~
.~I
II~
€
0
z gj
i B w
!l! co
0
~ Jl1 l
w
.I~ .. " ~~ w~
I'':' .. u...~ ~';;"
~ --'~ r
I':'
~
l-OS: :::_ rXfI..>c.F/:;j 'rrCi?';j!'~IA.....
~
fl
Ii 1"11
IIID lilll ~~
.
"~ ~
~IU
~II'II
.. ij In!!
o
co
08
ill
w
~
~
w
-<=~
e';
I-~
H
H
~~!
HHI t'U'O"I':" 'ru",nN l~l OIl"S '''''i 0100 rig..
__~ ...,..~ ,aro<<ltl!lll.J~L;lI~
S'1t33NI~N3 dNVSJ.:)31.IH:)'/tV
ON' -LS3M 3l:i' V
l ~ I;
~II 11;1 Ii
~~ i i ~didll i
~i ~ H,P~qd ~
~ ;! !UI n Ii i d I! II
o 8 eee0e0e@0@ @
~~
I I
1:
~i"
,
L::;C: ':;, .....c....."-!dj -"C!:?S;J"j.
""__"',..,......,....".._..""'J"'"....,_"''''....].,,"'''_...-...''''''"''''''''..'''''_''''''''3~'''''''..'''_..._'''' "''''_...''''__......_.,..,."........,__...'''_.''*"
""......,."'_........."""""..."""'...--....""........_......_"''''''''''''"'"'"00''''.'''._,.''''..''''''''...,_,._.''.,.,,_......._...,..,."'........_ooOll.__....".._""'....
~
c
,g~
0>"
(/)~
SUOII09S 6u!PI!na
~1
I I
e
BZBld IBUO\SS8jOJd PUOWB!O
OtO-Z9~-tOC :NdV
~Z6YJ'8JOUISl39l181
SAU(JpuoI1I!!C'S06l
~OII~'":w'Dllll
1:
~ib
I
I
o
:J
~~
~~
6~_
1- <~
~N
~~
12F
~~<l
"~~
N
C
gq
<.>~
0> "
C/.)!!
N
. :n
Bd
~ J I
o . "<t"<(
~ ! 5
"'OO-:/OlldIJlQWllJ~~_~_'J
! ~
m~N
~~ ~~~~
I~h~ :i.h
~~t~ ~~~~
~n~ ~~!~
. I'
"<,'<"
{
"\
o
1 !
;:;'Ii
~.
<'
~
~~
i~
~~
t..-f b ~.".c:,
~9~Z6 ",u,clq";) -",."'~., IOZ "1I~S -lggJlS gUCl [ggl"
......._Dclu' '''~l llIZlHXill"li:ll ...~ ~o-oog.l~""""d
O;O-l9~-C9t :NdV
OC5Z6 V':) 'QJOU!SI3 9)181
lMlJO PUOW8!O .S 06Z
NOI!"'Xl'!:l~d
""'..-....""_~___~I<<>U"""_"''''''''''~......-_'''r_"''...,~___,..'''''.-........._~l.....'''''''''"''''' .~..........,.....,-__.""".....,"",.".,_.....,....._....""...,___
.._..''''..,......._..............____.,,.-_....''''......._,,.....''''''__.'''.._....''''_0_'''......-::00........'''....-..._-...__'-__..__..""_""'""~____"'_"'...""'".
~NI ..LS3M 3~V
ueld jOO~ ezeld leUO!SSajOJd pUOWe!a
S'"?l33:'\JISlN3 uNV SI~3JJH:>~V
C? Y C( Y
I I I
I I I
I I I
I I I
I I
I I
~--=@
~-- to
~
~.
~
~
~.
I
I
-+ -----8
I
I
.~
~
~
-----@
!..-s's: ':;' rxr~ci';;-::l 'rcC()S:;"....
<2 : ! ~
~ j 111 :!
! u i
ilLOI
~!<(.
"'-!:O"~llNOrM06mIO\N!)IS::JOP"l\""'~J<Ud pUI:IW~Cl6ZOIlOIIKl-.euI_\.~
i
CI::~
--"
Yn
~9!JX'~
'~NI ..LS3M
~~j;~6 .'U""""O "U'JJn~ lOt e1'"S '".JIS -"0 [glHt
.......-...-...,Iu' ""'3 lOiro'(l(lli-~1l6 o~ liOl:IHIOINSIl_
""'....,...~;::,::=~~,=,~='?'"~':':;,;:::;.t:~=~~..:.:::;:"',.::.."':~~.=,...:~~~i;.~~~~:.~,...:.;'==".:.~~.=_,::~:.,:."'=:."':~",=,:"~
S'rI33NISlN3 clNV s.1='3J.IH:>'<'lV
~~\\.
.I'.fi'
.Ib'). ~.,.
~~""
~,""
~
i
~;
~~
91!:B
~b
~ilf
~~~
nO...
i::;C: '::;. ~XT...-:~ "'CO.;V
3~V
UBld
s:JPj9WOj04d
BZBld IBUO!SS9JOJd PUOWB!O
o.o-l9~-t9l: 'NdV
OESl6 \f0 '9JOU!SI3 9)181
8^!JO PUOWB!Q 'S 06l
NOll'o"Xl11::l:lrl>>ld
o.o~').
1PJo'O-lb. ~<.,.
~?\\",...O'<l'!<~
~...""
r
3^I~a aNOV\l'v'la ~
i3
~
,
. 0
9 .
~ ~
,
o
'" 0::
~ i
~~n c/C)
Ihl ~ """
1"'- I
i I.
10..0
I,
i,
i ~
I, ;1
I' n
,
I . i~
~,
U
d iu
I' .."
~
l:'
~
~
211\
9~i
~b
!l>1~
~Ii~
11 H,
g~ l!~
,I 'I
! II II
I I!! 1'111'1
S~~!~l: ~! ~iUj
llllil.ll illl,l:!
! IhilL l!l\j!!.
! 'Hl!H~ii ~hh..~u
~
r
~ I .'
CD-
l/i'!lil
111'1'1,1 s
IH,!Jjl
q! I tI~ I
hfpi[!i
p';'i;!n
HHHdi
I
~~
-----------------~ r
I
---
ACENDl\ ITEM NO.
P,{\CE_ ~_.oF.
~
~:;)(J;>C-~
~'olgt Sfbtmt
OM..._ f!-resl~:'-..~n~~5ic;'4s Wille Slain
1 Fuell &: Bell,._...s.
. S I - 40 I StOftlngWn .
....t\liClCO 2 _ 006314 Silver Polish
=-C7blpel Hilll Stad S~cme
....3697,
--
AGENDA ITE~0 S ~ 0
PAGE ~OF
CITY OF LAKE ELSINORE
REPORT TO THE PLANNING COMMISSION
TO:
CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM:
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
MARCH 20, 2007
PREPARED BY: AGUSTIN RESENDIZ, ASSOCIATE PLANNER
PROJECT:
TITLE
RESIDENTIAL DESIGN REVIEW NO. 2007-01.
APPLICANT:
OWNER
DAVID GOLZAR
12502 RED HILL
SANTA ANA, CA 90024
PROJECT REQUEST
The project required additional time to resolve issues related to Architectural
Design. Therefore, staff is requesting that this item be continued to an off calendar
date.
PREPARED BY: AGUSTIN RESENDIZ, ASSOCIATE PLANNER
APPROVEDB~
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
AGENDA
PACE
~ t\ ~~.
:.,...,J
OF
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO:
CHAIRMAN AND MEMBERS OF THE
PLANNING COMMISSION
FROM:
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DA TE:
MARCH 20, 2007
PREPARED BY:
JUSTIN CARLSON, ASSOCIATE PLANNER
PROJECT TITLE:
CONDITIONAL USE PERMIT NO. 2006-10 AND
COMMERCIAL DESIGN REVIEW NO. 2006-07
FOR TWO (2) NEW FUEL DISPENSERS AND
RELATED ON-SITE IMPROVEMENTS FOR AN
EXISTING ARCO (AM/PM) GAS STATION AND
CONVENIENCE STORE LOCATED AT 29355
CENTRAL AVENUE
APPLICANT:
PRECILA AQUI/TAIT & ASSOCIATES: 701 N.
PARK CENTER DRIVE, SANTA ANA, CA 90623
OWNER:
MICHAEL HAGERlBP WEST COAST PRODUCTS:
4 CENTER POINTE DRIVE, LA PALMA, CA 90623
PROJECT REQUEST
The applicant is requesting approval of a Conditional Use Permit and Design Review
consideration for the addition of two (2) new fuel dispensers, which will accommodate
approximately four (4) new pumps and related on-site improvements to the existing
Arco (AM/PM) convenience store located at 29355 Central Avenue, within the C-2
(General Commercial) Zoning District and General Plan land use designation General
Commercial.
Review is pursuant to Chapter 17.48 (C-2, General Commercial District), Chapter
17.66 (Parking Requirements), Chapter 17.82 (Design Review), Chapter 17.38 (Non-
Residential Development Standards), and Chapter 17.74 (Conditional Use Permits) and
AGENDA ITEM (
PAGE~OF 5 ~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
Chapter 17.72 (Non-Conforming Uses) ofthe Lake Elsinore Municipal Code (LEMC).
PROJECT LOCATION
The project site is generally located on the north comer of Dexter and Central Avenue
at 29355 Central Avenue (APN: 377-040-017).
BACKGROUND
The existing Arco (AM/PM) gas station and convenience store was constructed under
the County of Riverside's jurisdiction prior to the location being annexed into the City
of Lake Elsinore. It should be noted that since the existing property has come under the
jurisdiction of the City of Lake Elsinore, staff has not found records of any
entitlements granted for the re-development ofthe site. Furthermore, the existing site is
considered a legal non-conforming use pursuant to Chapter 17.72 (Non-Conforming
Uses). Chapter 17.72 allows for enlargements, alterations, or additions of no more than
ten percent (10%) for safety and/or aesthetic purposes, subject to the approval of the
City Council. It should be noted that by adding two (2) gasoline dispensers, the
applicant is well under the ten percent (l 0%) requirement as mandated in Chapter
17.72 of the LEMC.
It should be noted that although the existing AM/PM convenience store sells beer and
wine for off-site consumption, the applicant is not proposing to add any square-footage
to the existing convenience store building or increase the amount or types of alcohol
that it currently markets under its existing Type 20 ABC license. Therefore, a finding
of a Public Convenience and Necessity is not required by the Planning Commission for
this entitlement.
On May 11, 2006 the applicant submitted to the Community Development Department
an application for a Commercial Design Review and a Conditional Use Permit (CUP).
The Commercial Design Review is necessary to ensure that all new and re-
development conforms and is consistent with the City's General Plan Architectural
Design Guidelines. The Conditional Use Permit is necessary to allow for the proposed
addition of two (2) fuel dispensers.
On September 7, 2006 the City's Design Review Committee (DRC) reviewed the
AGENDA ITEM I
PAGE~OF c;-y
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCA TED AT 29355 CENTRAL AVENUE
proposed plans for consistency with the established zoning district and the General
Plan Architectural Design Guidelines. Staff worked diligently with the applicant to
identify several substantive comments on the proposed architectural design elements,
landscaping, parking and circulation, and proposed signage.
The applicant resubmitted plans indicating revised architectural el ementati on,
additional landscaping, and revised signage, as was agreed upon with staff at the
September 7,2006 DRC meeting.
ENVIRONMENTAL SETTING
Project Commercial C-2 (General General Commercial
Site Commercial District)
North Commercial C-2 (General General Commercial
Commercial District
South Commercial C-2 (General General Commercial
Commercial District
East Commercial C-2 (General General Commercial
Commercial District
West Commercial C-2 (General General Commercial
Commercial District)
PROJECT DESCRIPTION
Siting
The existing site is fully developed with an existing Arco (AM/PM) gas station and
convenience store. There are currently four (4) existing fuel dispensers, for a total of
eight (8) fuel pumps. There is an existing canopy located over the existing fuel pumps.
The applicant is proposing to add two (2) additional fuel dispensers for a total of four
(4) fuel pumps and extend the existing canopy over the new fuel dispensers. Once
constructed, there will be approximately twelve (12) fuel pumps. It should be noted
AGENDA ITEM {
PAGE~OF S-y
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCA TED AT 29355 CENTRAL AVENUE
that the proposed canopy, "canopy" columns, and fuel dispensers will be enhanced.
Staffwill discuss this in detail in the Architecture section below.
The existing convenience store is located on the north comer of the subject lot.
Perimeter landscaping currently exists along Dexter and Central Avenues. The existing
parking area located directly in front of the AM/PM convenience store and on the
northeast section of the property will be slurried and re-striped as part of this request.
The applicant is also proposing to dedicate approximately fifteen-feet (15') along
Central A venue for a right turn deceleration lane onto Dexter Avenue. Currently, there
is an existing Arco pole sign located within the dedication area. As part ofthe Central
Avenue street widening and deceleration lane project, the City will be relocating the
pole sign to the existing planter at the northwest comer of the subject property away
from Central Avenue (the applicant is proposing to replace the sign located off of
Central Avenue with a monument sign). Furthermore, the proposed expanded gas
station canopy and existing convenience has a floor-area-ratio (FAR) of approximately
seventeen percent (17%), which is well under the forty percent (40%) maximum FAR
as outlined in General Commercial General Plan designation.
Onsite Circulation & Parking
At present there are two (2) existing points of ingress/egress off of Dexter Avenue for
the subject site. The first point of access is located approximately 225-linear feet north
of the Dexter Avenue and Central Avenue intersection. Entrance into this access point,
allows traffic to immediately circulate straight ahead to the convenience store or access
the gas dispensers to the immediate right. The second point of ingress/egress is located
l20-linear feet north of the Dexter Avenue and Central Avenue intersection. Entrance
into this point allows traffic to either access the gas dispensers to the immediate left or
circulate straight past the pumping stations and access the parking spaces on the
northeast end of the site. In addition to accessing the pumping stations to the
immediate left and the northeast parking spaces, traffic can also circulate around the
pumping stations to access the parking spaces in front of the existing AM/PM
convenience store.
The proposed addition of the two (2) fuel dispensers will encroach into the second
ingress/egress access point mentioned above, thus creating a possible circulation
AGENDA ITEM f
PAGEloF~Lj
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
deficiency between cars entering and leaving the site and automobiles receiving fuel.
To mitigate this possible circulation deficiency, the applicant is proposing to identify
this point of entrance as 'ingress only.' This will enable proper on-site circulation.
There are currently fifteen (15) existing parking spaces throughout the existing site,
with one (l) space dedicated for handicap use. In conjunction with re-paving the
existing lot, the applicant is proposing to add two (2) additional parking spaces for a
total of seventeen (17) spaces, one (1) ADA parking space with path of travel, and a
loading zone. The loading zone will be located at the most northwest parking space and
adjacent to the rear loading door.
Architecture
The applicant is proposing to modernize the exterior facade of the existing AM/PM
convenience store as well as updating the canopy. At present the front elevation (facing
Central Avenue) includes minimal architectural enhancement and no secondary
materials. The revised front elevation will include a cultured stone wainscot base that
runs the length of the elevation. Furthermore, the applicant is proposing to extend the
cultured stone half-way up the elevation on either side of the front-entry door. The
applicant is proposing to include a beige colored cap to be located on top of the roof
parapet. This will assist in providing architectural detail on the roofline. Directly over
the front-entry doors, the applicant is proposing a bull nose architectural element with
LED lighting. This architectural element is considered part of AMlPM's corporate
identity and is present on other stores within the area.
The northeast rear elevation (Facing Econo Lube) currently is constructed of unpainted
precision block. There is an existing chain-link fence located on the property line. The
chain link fencing is approximately eighteen-inch (18") from the building. It should be
noted that due to the difficulties in maintaining this area, the applicant is proposing to
remove the chain link fencing. Staff has added a condition of approval stating that the
applicant will landscape and maintain the area between property line and the existing
building. In an effort to enhance the unpainted precision block wall, the applicant is
proposing to provide a wainscot paint base approximately thirty-nine inches (39") high
that will match the color ofthe proposed cultured stone on the front elevation. The top
three-quarters of the elevation will be stuccoed to match the stucco color on the front
elevation. The stuccoed top part of the elevation and the painted wainscot base will be
AGENDA ITEM (
PAGEloFlY
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
distinguished by a "Fry Reglet" band element.
The north rear elevation (facing the Lowe's building) currently incorporates all exterior
equipment and auxiliary doors. There is an existing chain-link fence approximately six-
feet (6') in height located on the property line, which permits full public view of these
items. In an effort to conceal the exterior equipment and auxiliary doors, the applicant
is proposing to install a six-foot (6') high split-face block wall with cap. The proposed
wall will run the length of the proposed building and will include returns that connect
to the existing building. The proposed decorative block wall will have end pilasters
with decorative caps. By incorporating the solid split-face block wall, all that will be
visible from this elevation will be the tops of the auxiliary doors and the existing
exterior roof access ladder. Staff has added a condition of approval requiring that the
proposed split-faced block wall match the color ofthe proposed split face block that is
incorporated throughout the adjacent Lake Elsinore Marketplace (Lowe's/Costco
Shopping Center). It should be noted that both the northeast and north (rear) elevations
are not visible from both the Dexter and Central Avenue right-of-way.
Although the rooftop equipment currently located on the building is screened, and an
existing screen in place, relocation will be required. It should be noted that equipment
screens are only required on the front elevation. Staff has added a condition of
approval stating that any existing screens shall match the building color and
architecture both rear elevations. Both rear elevations have existing parapet that fully
screen all equipment from public view. The applicant has provided staff with a line-of-
site plan (see sheet A6-2) indicating evidence that all equipment will be screened from
the Dexter and Central Avenue right-of-ways.
The existing canopy will be extended over the two (2) additional gasoline dispensers
and will receive architectural treatments similar to the adjacent convenience store. The
existing and proposed canopy columns will have the same cultured stone veneer and
stucco as proposed on the convenience store. The canopy roof will include a fifteen-
inch (15") bull nose architectural element with LED lighting in the middle. The Arco
AM/PM logo will also be incorporated on the elevations of the canopy. The existing
and proposed gasoline dispensers will receive new paint and Arco logos as well. It
should be noted that the applicant will have to comply with all state mandated
regulations regarding fuel station signage.
AGENDA ITEM I
PAGE~OF-Ly
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
There is an existing CMU block trash enclosure located on the north east comer ofthe
subject property. At present there is an existing chain-link fence roof and steel doors.
The applicant is proposing to remove the existing chain link fence roof and incorporate
a decorative solid roof. The solid roof and structural posts will be painted to match the
proposed convenience store colors. Although the applicant has not indicated what color
the existing doors are to be, staff has added a condition approval that the trash
enclosure and doors match the colors of the convenience store.
Landscaoing
Although existing landscaping and mature trees can be found throughout the site; the
applicant has agreed to add additional landscaping in an effort to modernize and blend
in with surrounding development. The overall landscaping (both existing and
proposed) will cover approximately 9,858 square-feet or twenty-eight percent (28%) of
the site. The applicant is proposing to include a concrete "mow curb"planting header
between the parking spaces and the Central Avenue landscaping buffer. The landscape
buffer will include three (3) twenty-four inch (24") box "Crape Myrtle" trees, thirty-
seven (37) fifteen (15) gallon "Tobira" shrubs and ground mulch. The north perimeter
landscaping will include approximately twenty-four (24) five (5) gallon "Taxanum"
shrubs, nine (9) fifteen (15) gallon "Tobira" shrubs, and a twenty-four inch (24") box
"Crape Myrtle" trees.
The applicant is proposing to enhance the northwest (rear) perimeter landscaping by
including approximately fifteen (15) "Morea" shrubs, thirty-one (31) five (5) gallon
"Raphiolepsis Indica" shrubs, eleven (11) five (5) gallon "Lugustrom Taxana" shrubs,
and "Gold Gravel Mulch". It should be noted that there are four (4) existing mature
trees that the applicant is proposing to incorporate as part of the landscaping plan.
The south perimeter landscaping buffer (between Dexter Avenue and the gasoline
dispensing stations) has three (3) existing mature trees and the applicant is proposing to
include approximately thirteen (13) fifteen (15) gallon "Veriegated Euonymus" shrubs
and an array of one (1) gallon "Daylilies" and four-inch (4") pot "Begonias". It should
be noted that the applicant will incorporate the "Daylilies" and "Begonias" at both
entrances to the project site, thus creating entrance uniformity.
The existing planter beds on either side of the entrance way leading up to the
AGENDA ITEM I
PAGE I OF rLt
~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
convenience store currently contain turf. Since these are visual focal points that should
receive additional landscaping, staff has required additional landscaping such as palm
trees, shrubs, and berming. A condition of approval has been added stating that the
applicant shall submit a revised landscape plan for the front-entrance way leading up to
the convenience store reflecting these changes, prior to the issuance of a building
permit.
Colors and Materials
Primary Wall Color
Accent Wall Color #1
Base Furring/Columns
Canopy Columns
"Arco Pearl"
"Arco Dark Pearl"
Cultured Stone
"Walnut Count Led estone"
Cultured Stone
"Walnut Country Ledgestone"
and
"Arco Pearl"
"BP Yellow"
"Arco Pearl"
"Arco Li ht Blue"
Stucco
Stucco
Stone Veneer
Stone Veneer
and
Stucco
Paint
Canvas
LED
Sign age
The applicant is proposing one (1) monument sign along Central Avenue (which will
replace the existing pole sign that is to be re-located) as well as various corporation
logo signs for the convenience store and canopy. It should be noted that all proposed
signage identified within the plans are conceptual and are not included under this
entitlement. All proposed signage is subject to compliance with the LEMC and the
State of California guidelines for gasoline dispensing establishments. The applicant
will be required to apply for a sign application for all proposed signage from the
Community Development Department.
In effort to incorporate a sense of community within the project site, the applicant is
AGENDA ITEM I
PAGE~OF sl1
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
proposing to incorporate a monument sign along Central Avenue that incorporates the
newly adopted City of Lake Elsinore's City logo (see Sheet SNA-1). In addition to
incorporating the City's logo, the applicant is also proposing stone veneer and a
decorative cap. As stated above, the proposed monument sign is conceptual and is
subject to comply with the requirements of Chapter 17.94 (Sign-Advertising
Structures) of the LEMC.
ANALYSIS
Sitinf!
The proposed site plan meets all criteria outlined in Chapter 17.72 (Non-Conforming
Uses), in that the alteration and enlargement does not exceed ten percent (10%) the
existing floor-area. By proposing two (2) additional gasoline dispensers, extending the
existing canopy, rehabilitating the exterior of the existing convenience store, and
modifying the existing landscaping and parking lot, the applicant is well below the
maximum ten percent (10%) floor-area increase.
Onsite Circulation & Parking
The proposed project complies with all required parking spaces as outlined in Chapter
17.66 (Parking Requirements) of the LEMC. The details are shown within the
following matrix:
Existing 2,800 sf. 1 :250 sf. 12 17
AM/PM
Convenience
Store
TOTAL 12 17
AGENDA ITEM /
PAGE~OF~Y
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
Architecture
The architectural treatments proposed on the exterior of the existing AM/PM
convenience store complies with the Architectural Design Guidelines listed in the
Community Design Element of the City's General Plan. Additionally, the architecture
of the building has been designed to achieve harmony and compatibility with center
and the surrounding commercial buildings in the vicinity of the project site.
Correspondingly, the applicant has provided a variety of building design features and
forms by employing treatments, such as articulated roof planes, decorative tower, stone
veneer and a variety of 'earthtone' colors.
Landscaving
The landscape design for the project site complies with the minimum landscape
requirements set forth within Section 17.48.080 of the LEMC. The proposed
landscaping improvements will serve to enhance the building designs and soften
portions of building elevations, as well as to provide shade and variations of pavement
within the parking lot.
Colors and Materials
The colors and materials proposed for this project meets the intent of the Architectural
Design Guidelines listed in the Community Design Element ofthe City General Plan,
in that the colors and materials proposed, will serve to produce diversity and enhance
the architectural effects. Additionally, the colors and materials proposed will assist in
blending the architecture into the existing landscape.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), Section 15301
(Existing Facilities), staff has determined that the proposed project will not have a
significant affect on the environment and shall therefore be exempt from the provisions
of CEQA. Therefore no additional environmental clearance is necessary.
RECOMMENDATION
AGENDA ITEM I
PAGE~OF~Y
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
It is recommended that the Planning Commission adopt; Resolution No. 2007-_
recommending City Council approval of consistency findings with the Multi-Species
Habitat Conservation Plan; Resolution No. 2007_ approving Conditional Use Permit
No. 2006-10, Resolution No. 2007-_ recommending City Council approval of
Commercial Design Review No. 2006-07 based on the following Findings, Exhibits,
and proposed Conditions of Approval.
PREPARED BY:
TOM WEINER, PLANNING MANAGER
JUSTIN CARLSON, ASSOCIATE PLANNER
APPROVED BY: ~
ROLFE M. PRiISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
ATTACHMENTS:
1. VICINITY MAP
2. PLANNING COMMISSION RESOLUTIONS
3. CONDITIONS OF APPROVAL
4. CEQA-NOTICE OF EXEMPTION
5. EXHIBITS
. REDUCTIONS (8 ~ xII)
Exhibit A. Title Sheet
Exhibit B. Conceptual Grading Plan
Exhibit C. Proposed Planting Plan
Exhibit D. As-Built Site Plan
Exhibit E. Proposed Site Plan
Exhibit F. Conceptual Street-Improvements Plan
Exhibit G. Accessible Plan & Details Plan
Exhibit H. Rear Exterior Elevations
AGENDA ITEM I
PAGE~OF S~
PLANNING COMMISSION STAFF REPORT
MARCH 20, 2007
PROJECT TITLE: ARCO (AM/PM) GAS STATION AND CONVENIENCE
STORE LOCATED AT 29355 CENTRAL AVENUE
Exhibit I. Front Exterior Elevations
Exhibit J. Line-of-Site Plan
Exhibit K. Canopy Slab Plan
Exhibit L. Reflected Ceiling Plan
Exhibit M. Canopy Details
Exhibit N. Canopy Elevations
Exhibit O. Conceptual Monument Sign Elevation
Exhibit P. Proposed Materials & Colors
6. FULL SIZE PLAN SET
AGENDA ITEM I
PAGE ~ OF---.0
VICINITY MAP
CONDITIONAL USE PERMIT NO. 2006-10
AND COMMERCIAL DESIGN REVIEW NO. 2006-07 FOR
THE EXISTING ARCO GAS STATION AND
CONVENIENCE STORE
/'
"
~7$
'~ /
~.s
\X
\~
~
\
PLANNING COMMISSION
. 1.:,":""'../,_.(
.,.~._.~. - - - -
F/.CE \ 3 __ ..L.~
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECCOMENDING
THAT THE CITY COUNCIL ADOPT FINDINGS OF
CONSISTENCY WITH THE MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP) FOR THE ARCO (AM/PM)
ADDITION OF GASOLINE DISPENSERS AND RELATED ON-SITE
IMPROVEMENTS LOCATED AT 29355 CENTRAL AVENUE
WHEREAS, Precila Aqui, Tait & Associates, has filed an application with
the City of Lake Elsinore requesting approval of Conditional Use Permit No. 2006-
10 and Commercial Design Review No. 2006-07 to add two (2) fuel dispenser for a
total of four (4) pump as well as related on-site improvements to the existing Arco
(AM/PM) gas station and convenience store. The project site is generally located
on the north comer of Dexter and Central Avenue at 29355 Central Avenue, and
commonly identifiable as APN: 377-040-017 (the "Project"); and
WHEREAS, these applications comprise the "project" as defined by Section
21065 of the California Environmental Quality Act (CEQA), California Public
Resources Code S 21000 et seq., which is defined as an activity which may cause
either a direct physical change in the environment, or a reasonably foreseeable
indirect physical change in the environment and which includes the issuance to a
person of a lease, permit, license, certificate, or other entitlement for use by one or
more public agencies; and
WHEREAS, pursuant to the California Environmental Quality Act
(CEQA), this project has been deemed exempt pursuant to Section 15301. This
section exempts "Existing Facilities" projects. No further environmental clearance
is necessary; and
WHEREAS, public notice of the Project 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 March 20,2007.
AGENDJ't IE7J f\iO. ~
PAGE I Lf OF S'-1
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F4
NOW THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed
application and its consistency with the MSHCP prior to making a decision to
recommend to the City Council to approve Findings of Consistency with the
MSHCP.
SECTION 2. That in accordance with State Planning and Zoning laws, the
Lake Elsinore Municipal Code (LEMC) and the MSHCP, the Planning
Commission makes the following findings for MSHCP consistency:
MSHCP CONSISTENCY FINDINGS
1. The proposed project is a project under the City's MSHCP Resolution, and
the City must make an MSHCP Consistency finding before approval.
Pursuant to the City's MSHCP Resolution, the project is required to be
reviewed for MSHCP consistency, including consistency with other "Plan
Wide Requirements." The project site is not located within a MSHCP
Criteria Cell. However, based on requirements of the MSHCP, the project
is required to be consistent with Section 6.1.2 Riparian/Riverine Areas and
Vernal Pool Guideline.
2. The proposed project is subject to the City's LEAP and the County's Joint
Project Review processes.
As stated above, the proposed project is not located within a MSHCP
Criteria Cell and therefore it was not processed through a LEAP or Joint
Project Review.
3. The proposed project is consistent with the Riparian/Riverine Areas and
Vemal Pools Guidelines.
The project entails improvements to an already existing facility. No habitat
exists on the site, including riverine/riparian areas or vernal pools. The
project is therefore consistent with the Riparian/Riverine Areas and Vernal
Pool Guidelines setforth in Section 6.1.2 of the MSHCP. No further action
regarding this section of the MSHCP is required.
AGENDA IT~M NO.
P.t"tGE t S OF
-,
S~
---,
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F4
4. The proposed project is consistent with the Protection of Narrow Endemic
Plant Species Guidelines.
Per MSHCP requirements, the project is not subject to the Narrow Endemic
Plant Species Guidelines set forth in Section 6.1.3. No further action
regarding this section of the MSHCP is required.
5. The proposed project is consistent with the Additional Survey Needs and
Procedures.
Per MSHCP requirements, the project is not subject to Criteria Area Species
Survey Area Guidelines as setforth in Section 6.3.2 of the MSHCP. No
further action regarding this section of the MSHCP.
6. The proposed project is consistent with the Urban/Wildlands Interface
Guidelines.
The project is surrounded by existing development or graded parcels
planned for development. Therefore, the Urban/Wildlands Interface
Guidelines set forth in Section 6.1.4 of the MSHCP are not applicable to the
project. No further action regarding this section of the MSHCP is required.
7. The proposed project is consistent with the Vegetation Mapping
requirements.
There are no resources existing on site that would be subject to the
requirements of Vegetation Mapping setforth in Section 6.3.1 of the
MSHCP. No further action regarding this section of the MSHCP is
required.
8. The proposed project is consistent with the Fuels Management Guidelines.
As stated above, the project is surrounded by existing and planned
development. Therefore, the Fuels Management Guidelines as set forth in
Section 6.4 of the MSHCP are not applicable to the project. No further
action regarding this section of the MSHCP is required.
9. The proposed project will be conditioned to pay the City's MSHCP Local
Development Mitigation Fee.
The developer will be required to pay the City's MSHCP Local Development
Mitigation Fee.
AGENDA ITEM NO. --;
PACE --l!E- o""F .5---"-1
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE40F4
10.The proposed project is consistent with the MSHCP.
The project is consistent with all applicable provisions of the MSHCP. No
further actions related to the MSHCP are required.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March, 2007, by
the following vote:
A YES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
AGENDA iTEM NO.
PAGE t I OF
(
S-Lf
RESOLUTION NO. 2007-
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LAKE ELSINORE, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE APPROVAL OF
COMMERCIAL DESIGN REVIEW NO. 2006-07 FOR
THE ADDITION OF TWO (2) ADDITIONAL GASOLINE
DISPENSERS AS WELL AS RELATED ON-SITE
IMPROVEMENTS FOR THE EXISTING ARCO
(AM/PM) GAS STATION AND CONVENIENCE STORE
LOCA TED AT 29355 CENTRAL AVENUE
WHEREAS, Precila Aqui, Tait & Associates, has initiated proceedings to
request the approval of Commercial Design Review No. 2006-07 for the
establishment of two (2) additional gasoline dispensers as well as related on-site
improvements for the existing Arco (AM/PM) gas station and convenience store
located at 29355 Central Avenue (APN: 377-040-017) (the "Project"); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of considering and making
recommendations to the City Council for commercial design review applications;
and
WHEREAS, on March 20, 2007, at a duly noticed public hearing, the
Planning Commission considered evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Commercial
Design Review prior to making a decision to recommend that the City Council
approve the application. The Planning Commission finds that the Commercial
Design Review satisfies all requirements set forth in Chapter 17.82 of the Lake
Elsinore Municipal Code.
SECTION 2. The Planning Commission hereby finds and determines that
the Project is categorically exempt from the California Environmental Quality Act
(Public Resources Code SS 21000 et seq.: "CEQA") and the Guidelines for
Implementation of CEQA (14 California Code of Regulations SS 15000 et seq.:
"C-''')'' .1"....~ rHO --J
,..~.'e:r~lt<\.~ l;~'i~I'Jj . ,
PAGE.~i ~
PLANNING COMMISSION RESOLUTION NO. 2007 -
PAGE20F4
"CEQA Guidelines") pursuant to Section 15301 (Class 1) (Existing Facilities)
categorical exemption. Specifically, the Planning Commission finds that the
Project involves negligible or no expansion of an existing use, per the following:
1. Additions to existing structures provided that the addition will not result in
an increase of more than:
a. 50 percent of the floor area of the structures before the addition, or
2,500 square feet, whichever is less; or
(2) 10,000 square feet if:
(A) The project is in an area where all public services and facilities are
available to allow for maximum development permissible in the
General Plan and
(B) The area in which the project is located is not environmentally
sensitive.
SECTION 3. That in accordance with State Planning and Zoning Law and
the Lake Elsinore Municipal Code, the Planning Commission makes the following
findings for the approval of Commercial Design Review 2006-01:
1. The Project, as approved, will comply with the goals and objectives of the
General Plan, Specific Plan and the Zoning District in which the Project is
located.
The Commercial Design Review complies with the goals and objectives of
the General Plan in that the approval of this shopping center project will
assist in achieving the development of a well balanced and functional mix of
residential, commercial, industrial, open space, recreational, and
institutional land uses and the project will serve to greater diversify and
expand Lake Elsinore's economic base.
Furthermore, the General Commercial General Plan designation is intended
to provide a wide range of retail and service activities including department
stores, restaurants, hotels, theaters, offices, and specialized services. The C-
2 (General Commercial) Zoning district is to reserve appropriate locations
consistent with the General Plan to accommodate a full range of retail
t',CEr~Dt;, n:M NO. (
PAGE~OF ~/St
PLANNING COMMISSION RESOLUTION NO. 2007 -_
PAGE30F4
stores, offices, and personal and business service establishments offering
commodities and services scaled to meet of the residents of the entire City.
2. The Project complies with the design directives contained in the General
Plan Urban Design Element and all other applicable provisions of the Lake
Elsinore Municipal Code.
The Commercial Design Review is appropriate to the site and surrounding
developments in that the Arco (AM/PM) renovation has been designed in
consideration of the size and shape of the property. Sufficient setbacks and
enhanced onsite landscaping have been provided thereby creating interest
and varying vistas as a person moves along abutting streets and within the
center. In addition, safe and efficient circulation has been achieved onsite.
Further, the Project, as proposed, will compliment the quality of existing
development and will create a visually pleasing, non-detractive relationship
between the proposed development and existing projects in that the
applicant is providing architectural design with various elements which
serve to enhance the buildings within the shopping center. Moreover, a
variety of materials and colors are proposed including architectural stone
accents and earth tone colors that serve to blend with surrounding
developments and provide evidence of a concern for quality and originality.
3. Subject to the attached conditions of approval, the Project is not anticipated
to result in any significant adverse environmental impacts.
Notwithstanding the fact that the Project is exempt from CEQA pursuant to
a Section 15301 (Class 1)(Existing Facilities) exemption, the Project was
reviewed and conditioned by all applicable City departments to ensure that
the Arco (AM/PM) gas station and convenience store blends into existing
development, creates the least amount of disturbance, and does not
negatively impact the residents or businesses of Lake Elsinore. The Project
will not have a significant effect on the environment.
4. Conditions and safeguards pursuant to Chapter 17.82.070 of the Zoning
Code, including guarantees and evidence of compliance with conditions,
have been incorporated into the approval of the Project to ensure
development of the property in accordance with the objectives of Chapter
17.82.
AGENDA lTE~~' NO.
PAGE d ()
(
,~~G
OF }.=t
PLANNING COMMISSION RESOLUTION NO. 2007 -
PAGE40F4
Pursuant to Section 17.82.070 of the Lake Elsinore Municipal Code, the
Project has been scheduled for consideration and approval of the Planning
Commission on March 20, 2007.
SECTION 4. Based upon all of the evidence presented, the above findings,
and the conditions of approval imposed upon the Project, the Planning
Commission hereby approves Commercial Design Review 2006-07.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
AGENDA m:M NO.
PAGE ~I OF
(
("-1
RESOLUTION NO. 2007-
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LAKE ELSINORE, CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT NO. 2006-10
FOR THE ADDITION OF TWO (2) ADDITIONAL
GASOLINE DISPENSERS AS WELL AS RELATED ON-
SITE IMPROVEMENTS FOR THE EXISTING ARCO
(AM/PM) GAS STATION AND CONVENIENCE STORE
LOCATED AT 29355 CENTRAL AVENUE
WHEREAS, Precila Aqui, Tait & Associates, has initiated proceedings to
request the approval of Conditional Use Permit No. 2006-10 for the establishment
of two (2) additional gasoline dispensers as well as related on-site improvements
for the existing Arco (AM/PM) gas station and convenience store located at 29355
Central Avenue (APN: 377-040-017) (the "Project"); and
WHEREAS, the City of Lake Elsinore recognizes that certain uses have
operational characteristics that, depending upon the location and design of the use,
may have the potential to negatively impact adjoining properties, businesses or
residents and therefore are permitted subject to the issuance of a conditional use
permit, which allows the City to comprehensively review and approve the use; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of considering and approving, conditionally
approving, or denying conditional use permits; and
WHEREAS, on March 20, 2007, at a duly noticed public hearing, the
Planning Commission considered evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed
Conditional Use Permit No. 2006-10 prior to approval and finds that the
requirements of Chapter 17.74 of the Lake Elsinore Municipal Code have been
satisfied.
SECTION 2. The Planning Commission hereby finds and determines that
the Project is categorically exempt from the California Environmental Quality Act
(Public Resources Code SS 21000 et seq.: "CEQA") and the Guidelines for
1\r~"I'''j')'' 1"1"r:r-.~ "10 I
~V~ ~vj~ ~ ~ L~~a;1 .
PAGE O-~-OF-LLt
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F4
Implementation of CEQA (14 California Code of Regulations SS 15000 et seq.:
"CEQA Guidelines") pursuant to Section 15301 (Class 1) (Existing Facilities)
categorical exemption. Specifically, the Planning Commission finds that the
Project involves negligible or no expansion of an existing use, per the attainment
of the following:
1. Additions to existing structures provided that the addition will not result in an
increase of more than:
(1) 50 percent of the floor area of the structures before the addition, or 2,500
square feet, whichever is less; or
(2) 10,000 square feet if:
(A) The project is in an area where all public services and facilities are
available to allow for maximum development permissible in the General
Plan and
(B) The area in which the project is located is not environmentally sensitive.
SECTION 3. That in accordance with State Planning and Zoning Law and
the Lake Elsinore Municipal Code, the Planning Commission makes the following
findings for approval of CUP 2006-10:
1. The proposed use, on its own merits and within the context of its setting, is
in accord with the objectives of the General Plan and the purpose of the
planning district in which the site is located.
Issuance of this Conditional Use Permit will facilitate the creation of a well
balanced and functional mix of residential, commercial, industrial, open
space, recreational and institutional land uses. The proposed land use
conforms to the objectives of the General Plan and the purpose of the
planning district in which the site is located.
2. The proposed use will not be detrimental to the general health, safety,
comfort, or general welfare of persons residing or working within the
neighborhood of the proposed use or the City, or injurious to property or
improvements in the neighborhood or the City.
All applicable City departments and agencies have been afforded the
opportunity to review the use permit and their comments have been
to.GENDA ITEM NO. ---,
PA.CE 21-3. .OF ,~y
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F4
addressed in the conditions of approval attached to the staff report for this
Project. Conditions have been applied relating to the installation and
maintenance of landscaping, walls, regulations of points of vehicular
ingress and egress and control of potential nuisances, so as to eliminate any
negative impacts to the general health, safety, comfort, or general welfare of
the surrounding neighborhood or the City.
3. The site for the intended use is adequate in size and shape to accommodate
the use, and for all the yards, setbacks, walls or fences, landscaping, buffers
and other features required by Title 17 of the Lake Elsinore Municipal Code.
The proposed exterior modifications to the existing convenience store,
existing canopy, parking lot, and landscapingfor the existing Arco (AM/PM)
gas station and convenience store located at 29355 Central Avenue has been
designed in consideration of the size and shape of the property, thereby
strengthening and enhancing the immediate commercial area. Further, the
Project will complement the quality of existing development and will create
a visually pleasing, non-detractive relationship between the proposed and
existing projects, in that the facility design has been reviewed to ensure
adequate provision of screening from the adjacent properties.
4. The site for the proposed use relates to streets and highways with proper
design both as to width and type of pavement to carry the type and quantity
of traffic generated by the subject use.
The proposed exterior modifications to the existing convenience store,
existing canopy, parking lot, and landscapingfor the existing Arco (AM/PM)
gas station and convenience store located at 29355 Central Avenue has been
reviewed in relation to the width and type of pavement needed to carry the
type and quantity of traffic generated. The City has adequately evaluated
the potential impacts associated with the proposed facility prior to its
approval and has conditioned the project to be served by roads of adequate
capacity and design standards to provide reasonable access by car and
truck.
5. In approving the subject use, there will be no adverse affect on abutting
property or the permitted and normal use thereof.
The proposed use has been thoroughly reviewed and conditioned by all
applicable City departments and outside agencies, eliminating the potential
for any and all adverse effects on the abutting property.
ACENDA ITEM NO.
PAGE d- 'i Or:
(
J0
./
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE40F4
6. Adequate conditions and safeguards pursuant to Lake Elsinore Municipal
Code Section 17.74.50 have been incorporated into the approval of the
Conditional Use Permit to insure that the use continues in a manner
envisioned by these findings for the term of the use.
Pursuant to Lake Elsinore Municipal Code Section 17.74.050, the
Conditional Use Permit and Commercial Design Review for the existing
Arco (AM/PM) gas station and convenience store has been scheduled for
consideration and approval of the Planning Commission at the regularly
scheduled meeting on March 20, 2007.
SECTION 4. Based upon the evidence presented, the above findings, and
the attached conditions of approval, the Planning Commission hereby approves
Conditional Use Permit No. 2006-10.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March, 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe Preisendanz
Director of Community Development
ACENDA !'rEM NO.
PAGE_ ~~ OF
I
,~l1
OTY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
PROJECT NAME:
CONDITIONAL USE PERMIT NO. 2006-10
AND COMMEROAL DESIGN REVIEW NO.
2006-07 FOR TWO (2) NE W FUEL DISPENSERS
AND RELATED ON-SITE IMPROVEMENTS
FOR AN EXISTING ARCO (AM/PM) GAS
STATION AND CONVENIENCE STORE
LOCATED AT 29355 CENTRAL AVENUE (APN:
377-040-017)
PLANNING
General Conditions
1. The applicant shall defend (with counsel acceptable to the City),
indemnify, and hold harmless the City, its Officials, Officers, Employees,
and Agents from any claim, action, or proceeding against the City, its
Officials, Officers, Employees or Agents to attach, set aside, void, or
annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning the Conditional Use Permit and Commercial
Design Review for the existing Arco (AM/PM) gas station and
convenience store project attached hereto.
2. The applicant shall place a weatherproof 3' x 3' sign at the entrance to
the project site identifying the approved days and hours of construction
activity and a statement that complaints regarding the operation can be
lodged with the City of Lake Elsinore Code Enforcement Division at
(951) 674-3124.
3. All Conditions of Approval shall be reproduced upon page one of
building plans submitted to the Building and Safety Division for Plan
Check.
4. Prior to issuance of any grading or building permits, the applicant shall
sign and complete an "Acknowledgement of Conditions," and shall
return the executed original to the Community Development Department
for inclusion in the case records.
/
I"'(('~. " L .01:.... <'" ..'"'
.~,~;,~._{:t: d 'G) ~ .c,; . ~ -l
5. The Applicant shall comply with all requirements of the City's Grading
Ordinance. All 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.
6. The Applicant shall comply with the City's Noise Ordinance.
Construction activity shall be limited to the hours of 7:00 AM to 5:00
PM, Monday through Friday, and no construction activity shall occur on
Saturdays, Sundays or legal holidays.
7. The proposed location of onsite construction trailers shall be approved by
the Director of Community Development or Designee. A cash bond of
$1,000.00 shall be required for any construction trailers placed on the site
and used during construction. Bonds will be released after removal of
trailers and restoration of the site to an acceptable state, subject to the
approval of the Director of Community Development or designee.
8. The applicant shall comply with all applicable City codes and ordinances.
9. All landscaping shall be installed as indicated on the proposed "Arco
(AM/PM)" landscape plan. Any proposed changes shall be subject to the
review and approval of the Director of Community Development or
designee.
10.All proposed landscaping shall be installed and an automatic irrigation
shall be fully operational, prior to the issuance of a certificate of
occupancy.
11. The color of the trash enclosure gates shall match the color selected for
the trash enclosure roof. In addition, the exterior wall colors of the trash
enclosure shall match the colors of the convenience store.
12.The applicant shall at all times comply with Section 17.78 (Noise
Control) of the Lake Elsinore Municipal Code.
l3.The proposed decorative split-face block wall proposed on the northeast
property line shall incorporate the same color and block material as seen
throughout the existing "Lake Elsinore Marketplace" (Lowe's/Costco
l\.G"'P:"'\ '-T"'~~ NO ---,
.... t;\\lLJ;<\ I <;:..j I. {
P!~GE d- ~_hOF _ S If
shopping center). Furthermore, the proposed wall shall have a decorative
cap incorporated onto it.
l4.If a vapor extraction unit is required for the proposed project, the
applicant shall submit the location and screening methods to be
incorporated for review and approval to the Director of Community
Development or designee.
l5.Approval for Commercial Design Review No. 2006-07 and Conditional
Use Permit No. 2006-10 will lapse and be void unless building permits
are issued within one (1) year following the date of approval.
l6.Any alteration or expansion of a project for which there has been a
"Design Review" approval as well as all applications for modification or
other change in the conditions of approval of a "Design Review" shall be
reviewed according to the provisions of Chapter 17.82 in a similar
manner as a new application.
l7.No structure which has received a "Design Review" or "Minor Design
Review" approval shall be occupied or used in any manner or receive a
Certificate of Occupancy until the Director of Community Development
has determined that all Conditions of Approval have been complied with.
18.All site improvements approved with this request shall be constructed as
indicated on the approved site plan and elevations. Revisions to approved
site plans or building elevations shall be subject to the review of the
Director of Community Development.
19.Plan Check shall conform to the submitted plans as modified by
Conditions of Approval or by the Planning Commission and/or City
Council through subsequent actions.
20.All roof mounted or ground support air conditioning units or other
mechanical equipment incidental to development shall be architecturally
screened or shielded by landscaping so that they are not visible from
neighboring property or public streets. Any material covering the roof
equipment shall match the primary wall color and architectural style of
the building.
.ACENDA ITEM NO.1
PAGE ~ ~ OF. jGf
21. The applicant shall landscape and maintain the area between the building
and the north property line. All proposed landscaping shall be reflected
on the construction plans and shall include the same landscaping
materials used throughout the site.
22. The applicant shall landscape and maintain the area between the
proposed northwest rear decorative block wall and the property line. All
proposed landscaping shall be reflected on the construction plans and
shall include the same landscaping materials used throughout the site.
23.All exterior on-site lighting shall be shielded and directed on-site so as
not to create glare onto neighboring property and streets. All light
fixtures shall compliment the architectural style of the building and shall
be reviewed and approved by the Director of Community Development
or Designee.
24.Applicant shall comply with all ADA (Americans with Disabilities Act)
requirements.
25.Trash enclosures shall be constructed per City standards as approved by
the Director of Community Development or Designee prior to issuance of
Certificate of Occupancy.
26.No exterior roof ladders shall be permitted.
27.All exterior downspouts shall be concealed within the buildings.
28.Materials and colors depicted on the plans and materials board shall be
used unless approved by the Director of Community Development or
designee.
29.Parking stalls shall be double-striped with four-inch (4") lines two feet
(2') apart.
30.All exposed slopes in excess of three feet (3') in height shall have
permanent irrigation system and installed as approved by the Planning
Division, prior to the issuance of a certificate of occupancy.
31.0n-site surface drainage shall not cross sidewalks.
AGENDA lIENl i-.lO.
PACE d- OJ
/
Of- )y
Prior to Issuance of Building/Grading Permit
32.Prior to issuance of Building Permit, the applicant shall submit a
photometric study to the Community Development Department for
review and approval. The study shall show locations of all exterior
lighting fixtures and shall verify that a minimum I-foot candle of
illumination is achieved throughout the onsite parking area. Moreover,
the study shall demonstrate that a minimum of 5-foot candles is achieved
at building entrances. Furthermore, the photometric study shall indicate
that the proposed candle illumination does not exceed I-foot at property
lines.
33.Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be
submitted, reviewed and approved by the City's Landscape Architect
Consultant and the Director of Community Development or designee,
prior to final landscape approval.
a. A Landscape Plan Check & Inspection Fee will be charged prior to
final landscape approval.
a. All planting areas shall have permanent and automatic sprinkler
system with 100% plant and grass coverage using a combination of
drip and conventional irrigation methods.
b. All planting areas shall be separated from paved areas with a six
inch (6") high and six inch (6") wide concrete curb.
c. Plantings within fifteen feet (15') of ingress/egress points shall be
no higher than thirty-six inches (36").
d. Any transformers and mechanical or electrical equipment shall be
indicated on landscape plan and screened as part of the landscaping
plan.
e. Shrubs and vines shall be planted around the onsite trash
enclosures to soften the structures.
f. Final landscape plans to include planting and irrigation details.
g. The landscape plan shall provide for ground cover, shrubs, and
trees and meet all requirements of the City's adopted Landscape
AGENDA I1EM NO. ( - '-1
PACE _lo~oF_ ,~ -
Guidelines. Special attention to the use of Xeriscape or drought
resistant plantings with combination drip irrigation system to be
used to prevent excessive watering.
h. All landscape improvements shall be bonded 100% for material
and labor for one year from installation sign-off by the City.
Release of the landscaping bond shall be requested by the applicant
at the end of the required two years with approval/acceptance by
the Landscape Consultant and the Director of Community
Development or Designee.
1. All landscaping and irrigation shall be installed within affected
portion of any phase at the time a Certificate of Occupancy is
requested for any building. Final landscape plan must be consistent
with approved site plan.
J. One twenty-four inch (24") box size tree shall be installed for every
five parking spaces within the onsite parking area.
k. One twenty-four inch (24") box size tree shall be installed for
every thirty-linear feet (30') of street frontage, selected from the
approved City street tree list.
34.Prior to issuance of building permits, applicant shall provide assurance
that any/all required fees to the Lake Elsinore Unified School District
have been paid.
35.Prior to issuance of building permits, the applicant shall provide
assurance that the Public Building Impact Fee has been paid.
36.Prior to issuance of building permits, the applicant shall provide
assurance that the Library Capital Improvement Fund fee has been paid.
37.Prior to issuance of building permits, the applicant shall provide
assurance that the Multiple Species Habitat Conservation Plan fees have
been paid.
38.Prior to issuance of building permits, the applicant shall provide evidence
that all Riverside County Fire Department standards and requirements
have been complied with.
AGENDA iTEM NO.
PAGE '3 I OF
I
\4
39.Prior to issuance of a building permit, the applicant shall provide
assurances to the Planning Division that all development fees have been
paid.
40.Prior to the issuance of a building permit, the applicant shall submit a
'will serve' letter from the applicable water agency stating that all water
and sewer arrangement have been made.
41.Prior to the issuance of a building permit, the applicant shall submit
revised landscape plan indicating that the five (5) gallon "Lugustrom
Taxaum" be continues along the north property line until it reaches the
existing building.
42.Prior to the issuance of a building permit, the applicant shall submit a
revised site landscaping plan indicating that the proposed loading zone
location is consistent with all other submitted plans.
43.Prior to the issuance of a building permit, the applicant shall submit a
revised landscaping plan to be reviewed and approved by the Director of
Community Development or designee, indicating that the front-entry
planter beds include berming, minimum five (5) gallons shrubs, and
small palms.
ENGINEERING DEPARTMENT
General
44.A grading plan signed and stamped by a California 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.
45.Prior to commencement of grading operations, the applicant is to provide
to the City a map of all proposed haul routes to be used for movement of
export material. All such routes shall be subject to the review and
approval of the City Engineer.
46.All grading shall be done under the supervIsIOn of a geotechnical
engineer and he/she shall certify all slopes steeper than 2 to 1 for stability
AGENDA ITEM NO. I
PACE--3r__iY;:__~_~
water discharges containing oil, grease, detergents, trash, or other waste
remains. Brochures of "Storm water Pollution, What You Should
Know" describing preventing measures are available at City Hall.
PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain
system, or waterways -without Regional Water Quality Control Board permit or
waver - is strictly prohibited by local ordinances and state and federal law.
57.The applicant shall dedicate 15'ofright-of-way along the project frontage
on Central Avenue (SR74).
58. The applicant shall reconstruct the driveway on Dexter Avenue, near the
intersection of Central A venue, such that the traffic movement allows for
right-in only. Adequate signing and traffic control devices shall be
provided to implement the right-in only movement.
59. The 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. The applicant shall submit the
SWPPP to the City for review and approval.
Prior to Issuance of Building Permit
60.All Public Works requirements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC)
prior to building permit.
61. The applicant shall show that there are no structures, landscaping, or
equipment are located near the project entrance that minimizes sight
distance standards.
62.The applicant shall pay all Capital Improvement TIF and Master
Drainage Fees and Plan Check fees (LEMC 16.34).
AGENDA ITEM NO. ,
PACE 7> 3 OF:_~ Y"
and proper erosion control. All manufactured slopes greater than 30 ft. in
height shall be contoured.
47.An Encroachment Permit shall be obtained prior to any work on City or
State right-of-way.
48.Pavement and/or slab work on-site shall be inspected by the City's
engineering inspector.
49.Arrangements for relocation of utility company facilities (power poles,
vaults, etc.) out of the roadway shall be the responsibility of the property
owner or his agent. All overhead utilities shall be underground.
50.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.
5l.1f applicable, the applicant shall pay development fees, including but not
all inclusive: TUMF, MSHCP, TIF, and Area Drainage fees.
52.10 year storm runoff shall be contained within the curb and the 100 year
storm runoff shall be contained within the street right-of-way. When
either of these criteria are exceeded, drainage facilities shall be provided.
53.All slopes and landscaping within public right-of-way shall be
maintained by the property owner or property owner's association.
54.1n accordance with the City's Franchise Agreement for waste disposal &
recycling, the applicant shall be required to contract with CR&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.
55. The applicant shall provide BMP' s that will reduce storm water
pollutants from parking areas and driveway aisles.
56. The City of Lake Elsinore has adopted ordinances for storm water
management and discharge control. In accordance with state and federal
law, these local storm water ordinances prohibit the discharge of waste
into storm drain system or local surface waters. This includes non-storm
ACENDA ITEM NO.
PAGE~__OF
J
,~lf
Prior to Occupancy
63. The applicant shall pay all fees and meet requirements of an
encroachment permit issued by the Engineering Division for construction
of public works improvements (LEMCI2.08, Res.83-78). All fees and
requirements for an encroachment permit shall be fulfilled before
Certificate of Occupancy.
64.All compaction reports and grade certifications shall be submitted to the
Engineering Division before final inspection of on-site improvements
will be scheduled and approved.
65.All public improvements and right-of-way dedication shall be completed
in accordance with the approved plans to the satisfaction of the City
Engineer.
66.All signing and striping and traffic control devices shall be installed.
67.All right-of-way dedication shall be completed and recorded.
68. TUMF fees shall be paid. The TUMF fees shall be the effective rate at
the time when the Certificate of Occupancy is obtained.
COMMUNITY SERVICES DEPARTMENT
69.The developer will be required to pay park fees of $0.10 per square-foot
for all interior commercial/industrial space.
70. The developer is to comply with all NPDES storm water requirements.
71. The developer is to maintain all exterior walls and landscaping.
72.The developer is to comply with all City Ordinances regarding
construction debris removal and recycling as per Section 8.32 of the Lake
Elsinore Municipal Code.
lH;;:;1'U:jA ITEM NO. '7
, '\;._.....i>.;;~ .",.-;
P/~CE j)/' or- 5 Lf
ADMINISTRATIVE SERVICES DEPARTMENT
Annex into CFD 2006-5
73.Prior to the issuance of a building permit, the applicant shall annex into
the Mello-Roos Community Facilities District 2006-5 to fund the on-
going operation and maintenance of the new parks, parkways, open space
and public storm drains constructed within the development and federal
NPDES requirements to offset the annual negative fiscal impacts of the
project. The applicant shall make a four-thousand two hundred dollar
($4,200) non-refundable deposit to cover the costs of the annexation
process. Please contact Dennis Anderson, Harris & Associates at (949)
655-3900 x 334 or danderson@harris-assoc.com.
Annex into LLMD No. I
74.Prior to the issuance of a building permit, the applicant shall annex into
the Lighting and Landscape Maintenance District No.1 to offset the
annual negative fiscal impacts of the project on public right-of-way
landscaped areas and neighborhood parks to be maintained by the City
and for street lights in the public right-of-way for which the City will pay
for electricity and a maintenance fee to Southern California Edison. The
applicant shall make a four thousand seven hundred dollar ($4,700) non-
refundable deposit to cover the cost of the annexation process. Please
contact Dennis Anderson, Harris & Associates at (949) 655-3900 x 334
or danderson@harris-assoc.com.
ACEI\lD;~ ITt;M 1\10. 1
PACE-3.k__G": -~<:L
CITY OF ~
LAKE 6LSiI'iORf:
\ I
V DREAM E,XTREMETII
Notice of Exemption
Filed With:
o
Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
I2SJ
County Clerk of Riverside County
2724 Gateway Drive
Riverside, CA 92507
Project Title:
Conditional Use Permit No. 2006-10 and Commercial Design Review No. 2006-07 for two (2) new fuel dispensers and
related on-site improvements for an existing Arco (AM/PM) gas station and convenience store located at 29355 Central
Avenue.
Project Location (Specific): The proposed project is generally located on the north corner of Dexter and Central Avenue at 29355 Central
Avenue (APN: 377-040-017).
Project Location (City): City of Lake Elsinore
Project Location (County): Riverside County
Description of Nature, Purpose, and Beneficiaries of Project:
The,applicant is requesting approval of a Conditional Use Permit and Design Review consideration for the addition of two (2) new fuel
dispensers, which will accommodate approximately four (4) new gasoline pumps and related on-site improvements to the gas station and
Arco (AM/PM) convenience store located at 29355 Central Avenue. Furthermore, the existing Arco (AM/PM) is located within the C-2
(General Commercial) Zoning district and has a General Plan designation of General Commercial.
Name of Public Agency Approving Project: City of Lake Elsinore
Name of Person / Agency Administrating Project: Justin Carlson, Associate Planner, City of Lake Elsinore
Exempt Status:
o Ministerial (Section 15073)
o Declared Emergency (Section 15071 (a))
o Emergency Project (Section 15071 (b) and (c))
I8l Categorical Exemption (state type and section number):
Article 19 Categorical Exemptions
Section 15301, Existing Facilities
Reasons why project is exempt:
This project meets the requirements pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA).
Contact Person: Justin Carlson, Associate Planner
Telephone Number: (951) 674-3124 x 295
Signed:
Rolfe M. Preisendanz
Title: Director of Community Development
AGENDA ITEM NO.
P!~.GE ;, I OF
7
~-Cf
. . " ,.. I" :"
II~! ~I j!
~~ 'Iii I' II ~
",F '1. il_~ .,
:!!! ~ r-* 01 CD
~~ Q II. i' .~ 0
;;I'" :J lilll~ !:
.... CD
",0 :!. "t:I
5.. !II! II il
z,., :J Q
,,:!! lQ 4-
l:lJ;; ISllli .- 3
EO
:::;c:: Z !~.I Iii CD
z 0 :J
:;: -
.. CD !ii! r i -
(IJ z
li_; i ; 0
-
:. . CD
(IJ
~m~1 gql111i I!I I!)E Ip fiSl In:)~
inn a ,. ,. i ; ~ Df" I~ : I~: n a I';' ~
ililu ~~J I~ If I" ~ ;;~ I" ,
a I ~I^ I~ ~ -n
laM ~~ ;B- I Ii ~ ihiJ
I~I i" t:~ ~~~~
i I ~ ~ e~
Iii ~
j Ii! I "
!K! I
~I~U ~ OW'I ~
Ih1ii ~ ;ih;
;I~I ,u
iii i ~
~q ~:l1
!gl ~gi ~ ..
ill I~! J
If
n
o
..n"~~
IHI;~;
!a:r i a
'Iiji '[
'II
;'1
I"
i
o
Q
-
Q
~ii f ~I f
9t I f ,gill
iiB! III i
~ f
!? >
;!!II i ~!!IP ~~J;!~~ ~Iill J ~ :f:~1 ~ i "'tI
.,
HJiI I 1i ~H ~Jq f ~Jlr 'I 0
< ;1,11 t ......
CD
[ ~~I ~ ;~llll~; III ;;qi i i ;I~; n
< -
n :J
::;: ~ ~ Ii n
:; -< l ; . 0
~ f :J
:I:: ~ (IJ
Q Q t c
"tl "t:I ::;:
Q
:J
-
(IJ
" ===::C;..~."" - ~
HHftfHH ~ r ~
U;HIIUUIII I ~ q
~
U~;al.lu i i II 1m 5'"
1~liI! I ~ J !
I
-
-I
....
.
....
o
.,
Q
~.
:J
~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ lQ
ii iiiiiiti tiii ii iiii ii ti ti ti ti ~ (IJ
~
~
. .~
I'" -- lIes-
~~~~ ~[[g'
I :..-:.==- U t!': is.
I "~-~.-,- ,'iif' en
~--=~--- 'e
!:j ,~
,. 12., am - tit.,. .., rc.. IC;\DJ....""'~u - .... IIIIMN\~~ ~IUMJ\.tII:N\CW\,..M:aIII1. "-1....
~~'-':;P";lpi;l:':i
0..... "<1'~'1
. . I I . . ~ . .
~~~~i~~
. Q~~"':i!n'il
~ ~"O,
~ c
::i
h
Ilf$'l
~~ ;
~8 .-. ~
t"': g
, ~
i i
I ~II f I
~ i
: ~
~ ~
~ <
2 ~
" '
i ~
. . ,
Ui
" ~
~ <
n
~~~~ 'si ~~~~ o~.i
.m I~~ ~~o~ ~.~~
~:~; .~; ~;~~ !1~~~
~~,~ ~~J ~JllJ ~i'i~J
~;~ .~i !~ii ,~~!
~~~ ;~~ ;i,~ ~~:;
~~; i~~ u~~~ ::~
"~, "0; ~>>~ 0:'
g'~ ~~~ o~s::i ~~~
'8~ . ~~ ~"~~ ~8.
,,~~ ~~ ~~'^i :~~
~~; ~" ~~.~ ~h
;;~ ~~ ~~~ ~;a
8~~ ~~ .~~ 'I';
~ ~~ ;<~ ~ ~
ElElGElElElGGO
mIll i i i i ~ i
g~~ ~ . I ~ ~ . ~ 8
I:~ ~ a , ~ ~ ~ t g
...o~ '" ~ l( ~ .t ,.., '" ,..,
,., ~ < · 6 . ~ i'. ~
Q~~ ~ ; ~ ~ ~ ~ ~ ~
!~~ ~ n" " '
~~~ ~ <D
;~~ ~
~~~ a
I~~ i
."~
i~~
~ ~
!Co")o' I!!I
(') ~O' ,
""z ~! hn
-"" -0
Zm d~
. Co") .., .
-"" ..,-1 ". i
!j;~ ~
zr-
~ ;
,,0
~f ~~
Q.
:E
o
...
"
r
rrJ
Cl
rrJ
Z
o
()
o
z
Ul
-<
;u
c
n
::I
o
z
^
rrJ
-<
Z
o
-<
fTl
Ul
hi!
iL
· il!
Iii
~: /
1i[/'"
~~
g~ g;;;
~ i~
.c;: :;l~
o ~~
i ~i
~g
~8
'z
~~
-< i~
~~
~~
Y'~
n
o
z
n
rrJ
-U
-l
C
l>
r
Cl
;;u
l>
o
Z
Cl
-0
r
l>
Z
i; ~~!~
~g !~~~
;~ ~ ~~~
,~ ~~,\i!1
~~ ~r>"~
:l:~ ;;Io~1;
~~ ;=~~
~'" r>~i~
i!~ g~g:
g; ~~;~
lD~ .=.ig:.
U ~~~
8~ !~E
~! ~:~
QPl ~!~
~i a~~
~~ ~~:
"'", III:.
~~ ~~;
~~;
ii~
c~i
~"
~~
I~
ii
.
~ ~~;: ."
2M i~
~~!e Of~
~ ~~r;l :;!"
~~~~ z~
Y\<> iiia
:~~~ .~
~~:; i~
s.j;;~~ ~~
;~~ ~I
~i~ ~
~...~
.0.
i!~~
~6\ll
~l!~
~-~~
~~~
;~~ ~
~~'" ~
~~i ~
i~~ ~
~o~
i~~
~;g
"!~
\
\
\
\
\
LOWES HIW
\
\
\
\
I!i
>-
-u
Z
""
'"
"
"
I
o
"'"
o
I
o
"'"
o
()
>-
'"
lD
'"
'"
z
R:'
g
z
-<
'"
>-
r
z
:"
I
I
I
I
I
I
I
----+---------~---------,.--
I
]3~ ~z:o.
~i ~~
:;~
~,
~"
d
"
~~
~~
~i
~~
~
~
~
. ~"
g~
;~
~~
>~
~~
Fl~
O. ~.
~F ~~
~ ~~
" ,~
~ :~
~ ~~
~ ~~
;~
~a
~~
~Q
i~
!" i1lQ!-'
~g/,
d<
.~;
~~~
~ ~=~
::;! ;r>t!;
~ ;~~
~ ~/'~
~m
Of "'liilll
F ~z~
~~ ~~~
:i!~ z ~ ~~
"~ g . ~~
~\ii ~ ~ iF
~I ~ ~ ~a
~~ ~ ~~~
} t_~t
i Jt:JIl"
~~g
"~"
~ ~i
'2~~
~~~
~
~
~
~
~
~ ~
~
~
.
~
~~~z~~~~~~~~r.. ~~~~: ~
~~ffl~;~i~~fg~?~ f~~~F C)
~~~~~~~~~~~,jg !l~~~ ~
~~~~g~~~~~~~~~ E~fi !:I
r ~~:~:i8ji~~~~ ~~~~ ~
z~~~;~~~~~~~~ :;~~ C)
~8~~'~~S~I~g~ .~~o ~
a~~::~~~?;~gi ~~~g c
"'~~ - i!tg-<Q L a ~~lSt"' Z
-<~x~ ~~i!:;:;~lD it"'v;:;: C)
*1II~i I '" ~r III ~
"
c
$
m
;:
m
~
~E
~8
.~
i
~~
CENTRAL AVENUE
" @'"
. ~~>
~~F
:u i~~
!lli~
~~~
~.o
~8~
gz<
i!!~6
:~~
~i~
i~~
~ ~.~
ill :~~
I ~~~
~ 6;
ffi h
i ~~
~ ~~
i ~;
-.
!l "~
iil~!22:i!o~~?'
G2~;2~;~F~~
~~~~~~~Ill~o
~:;~~a~~~~;
5~~~~~i~~~
o~~~~2g~:~
;~~~~~~~~~
~~n~~~gz~~
~~~i~~~~:~
~~~~i~~s~a
~~ z ~~_~
Gl
:II
l>
c
Z
Gl
Gl
m
z
~
z
o
j;l
'"
~:;l~z:i!!"
~~2i!~~
Ac'~"g
~~~~Q'"
~~~5~~
lD6:r\<>Zi:
~g~~~i
:>~~8~
5i~~~~
~ z~~~~
8...,":'
~i~~
~~:sg!"
i!.j:r.;;~~
:~~~~
~~z~~
g;g~~
;!;III)o~r>
~~~~~
a~~~
U..
.lii:~i'!
~;e:.>",
~~..
~'"i
: ~~ -- ! Ii ~ ~
. ~TaIt&AAocI.1tos,lnc. I ~g- [8'
I ::::"'--:::-- ,-il;;: is.
~=-~:::"". ,; S; co
I ~~~- AUENDJ.\ I - ~i rJ .
PACE ') <1
~!i\~~;;I~"""li"f!l'?"
s~"~~~~~~"~~
eig~~~'Olpi;~;;
~~i~~~:~;~;~
~ ." "~"p!/!/
8 ~"~ 22
~ ~ ; ~ g~
~ ~ is
... g ~~
: ~~
i I
:I~~~
d g~,.,
OF SL1
\
\
\
\
\
\
\
\
\
\0
\~
'~
\~
\~
\
~\
0'
8 ~ \
~ )>
~ ~ \
("'IC)~~I~ i I
\......./! i!." i
" ,
I
,
I
I
I
I
I
I
I
"\
"1J
:D
o
"1J
o
en
m
o
"1J
s;:
z
:::!
z
G)
"1J
s:
Z
O~. OO€0ool~
~ ~i~~P~
~ (1 ~~:~~
i j ~ i 1i~
51 - '-' .
~ i! ~
.~! ~~ :0 g~
~~~ j- :D ~.
~~.~ G5 ~~
~. i' )>~,
~~~-l~'
~. ~~ -~,
.'~ 0"
!~ ~ z'
~I ! ~
i. l! en
~~ ~ rrl
~ s::
II
G88 8888
r He~n~~ ^
)> 8 S g ~'" ... i ~ m
z ~. 0.5 ~ ~ -<
o ~~b~ ~~ z
en U~~~ L 0
()~ ~~i-l
~. ~ rn
m ~ ..
)>
:D
m
;x:-
~
~
l!
~
P.L. - 187.76'
\ \\
\ \
r-~------~ '
, 'f!f"
\ 0\
\ ~~o' /~..
, ~ ---
'-- ""
I~
I"
N
Ie:
,g
,/
/~
CENTRAL AVENUE
'"'D
.
-4
.
I ft....7N'r."" --
T.1t " AssociItes, Inc.
i ;;r.::;;"'-
I ~_.~-""'==::::.'::...-
, ~"'.... '! i">
! i
Ii ?i;~~
118""
ARC Cill'\fac051111 L-I.c1"ll
.PAGE.,
,.OF., )~
c
m
en
i5
:z
::a
!ll
~
)>0'
en
.....
.
o
m
x
~
z
"
:;j ?J
> ~
~ :S
!;!1 gt
o
r
o
CI)
C
:Il
m
o
~
>
F
6'-0"
~
--<
fTI
~
--<
o
z
en ! I!!. II
~ ~ i I.. i Iii
!;;= 1:; I . oJ!!;
:z'" fl' I "
N Iii
Un
;. th
'c
~~
CI)
iil
ill
>
z
\
\
\
\
&: /
l[/'"
~~
!1
!~
!li
\l
APN# 377-040-042 LOWES HIW INC.
~",.-;;;
i~i
0so
..
aB >;0;
i! ~i ~B
o~
~ g ~i
i~
~
-p~'
\
\
\ >>-
"U
Z
\ ""
'"
"
"
I
\ 0
...
0
I
0
...
\ 0
n
>>-
;::
\ CD
'"
;0
Z
I P:>
I n
'"
z
--<
;0
I ~~ >>-
I r
Z
7"-
I
I
I
~E .'" ~
o~
~~ ~ .
~ ~
I CENTRAL AVENUE
~-+-~-~-~-~-~-~-~-~-~-~
I
~~
o
o 00 0 0 0 e e 0
~ ~~~ 2 ~~~ li2 ~" '!~ Ii,,!i~ ^
~ -"~ ~ ~g~ S~ ~~ ~~ ;;~ ~~ !:2
~ ~~ ~ ~.~ ~: ;~ i~;~ ~ z
~ ~~ ~ "~ H li~ ;;~,~ ~ 0
il ~. ~ ~~~ -~ g~ ~. :~ -i
s ~~ ~ I~" ~"i g~ ~~ p~ m
.~ ~ i~~ !i~ ~~ ~. _" . en
.~ ~ ~~~ ~~ ~; 03 ~a ~
~~ · d~.~ · @ ~i ^
~~ ~ ,.,><"''''' lII' .,?i.. ~
\!~ ~ !~~ a~ ~ ~ ,,; n
0- !: ~oi >~ ~ . ~~ ~
d nj. i~ " n~ :
~~ ~ ~~ ~~ ~ i'~ ·
'0 ~ .~. ~ ~ ~ Ii
0" l' Ii Ii.
.~ ~ ~~ h ~ . ~ I
~~. -l ~~. ~.
~ ~ ~ ~
c
m
<n
i5
:z:
:u
~
in
::e
[ ,/
i!~/'"
m"ll
XJ:)
(i;Si)
-io
Gl(J)
--jm
~~ I
:1:0
o
m-"
till
r-
o
(J)
C
:II
m
". lU<""
; ~
/
,;TN#
~
11
~ ~ _ _ _ _(XlsnNG_ptroPERTY_Y~ __
...
CENTRAL AVENUE
A~~~
a f
li~
I~i
~~.
.~i
dl
Ui~
)il
.s.
!:i
~~
6~
Q
@@ @@@@@@@@@@@ @@@@@@@ @@@@@@@@8 8G88 888 8
Iq~;iiluUlilPUUI~IUUI;U;iPplllr: ~
H i !;iU;;ii~li!pn~I;;U!!n;Uh1i!1 ~
~~. .~ II hi I :1 I-a' I~PP~~.II ~ :: ill
I~I.~ ~.~~i I ~qrl~~~~!~~..
_I ~ ~ ~ 'p~~~~~~
Ii . ~ ~ i l.i~I~~li
i! i; e ~ ~:; ~
!I i ~ ~ ! s ~
)>
en
.....
.
.....
, j.C':l ~ i I
'IN'f~ -- : Ii$" :j
'~Talt&Assoclltes,lnc. illr ig'!; ~~~
=-....:=:- - ,jl e: is. II o~..
11''f_.f1'1''_'''' ~II~ fn i 0 ~
...-...--"':..;.."::..----- ~ j ~ Ii
- .
PAGE '1)- OF 5~Y
1--
\, \
\ '\
\~~~*~
"\
\
\\.
,'::,
\~;:::
,'--'<V"
\, '\'''-
\ '\
\ '\';"
\, '\\
\ ~\
\ \ ~
\ 1
I
"t..
-
-
-
,
-----------------------------~
[ /
![/'"
:t:-
en
......
.
N
I if 01 I!!i
;g(l)~j; /I ~ '
o"'o;.~~ll
rii~~ ~ ,i ~
~!!lc! fl" i m
~ ~;;;
Ul
::J
'"
'U
t""'
"
Z
~
"'"
1;lUl
~~
'"
"''''
"
""0
'"Z
~~
0...,
~~
"',,<
"
'"
o
a::
'"
...,
:u
"
I
i'l
It
. ~
~P_L.o...:l~S'
~
.A2~
HISf1NG?R~RlY__!:'.N[
~
-
-
..1'
- CENTRAL AVENUE
~
-
-
-
-
-
-/
.
e;--
~ ~, --
~ Talt& A..oci.t&s, Ine.
I ="'--=-.-
--..--
i ...__.....::.'41=:':4:::'':..__
i
------,
~
I !
ii~~~
.! 8~"
PACE l{ ~ OF
s~"-1
I1I1 -,
~
"
~ I~ 00 00
J> ~~ .,
0 F ".
M <" ~~
~ "C
J> '" 0'
r ~ ~~~ i~~81 ":E:~.:E:E ! ""
U1 ~~~2; I~ "0 ~~
:::! gZ
z i~~ g58C ~ n><Q><"
C) ~~;~ n :<ii~iii"
,. -"" :;::=:~=~ I
() i~; ~ ~~
() ~~~:
'" ."
U1 ~~~ ~,~~; ~ ~:::
U1 ~g
<D ~~~: 0
r " ~~ I
o.
", ~!
U1 ~~~ . zz ;~u
--i . ~~~
~ 00. 0"
~" z~~ .~
r ~~ }o.~~ 0, Sz~
-U ~~::; o. ~iii~
r ~~ m ." ",
,. ;vl~
z ~~ ~; O~
E~ ~~b Q~ -,
'1" <. ~ ~
"" <- ;~ M
"- ," 0
~ '. g
~=
~~
"-
,-7
V
z ~
~ J> :E
;;; ~
"
,.
() '"
() ....
", ~
U1
U1
ro
r;;
~
,.
r=
;:'!
,.
z
~i~~~~~..
~~~~ ~i~
l'gil ~~~
~~~ ""0
aO; ~Ii~
:~o ~.~g
~~~ ~."
.." o'z
~8~ ;vJl~
~~~ ~~~
~~~ ~~~
g~iii ~~
:i a~
)>
en
N
.
......
I ~,..i I!I! d
~ S ~. I ~ g i jii ~
"' ~ J> I I;: ._ ~<
-f CD :P,.
~!; ~ I !
~~
'113
Ii
!i!
f.b 12. 2007 - ',57pm by slN lC:\Oraw""ts\ARCO\.lR1312 - lei..... (ltlllor.\O...wl..g.\6-Co".'r Qoc*\8lOG\ARal\Cl!P\FACOSfll AS1 l.dwll
J>
(")
~
~
o
~
"
....
~
~
'"
Gi
z
@ee e e e (3 (0 Be
;n~ ~~ I In
~~ 8~ ~" . Nji ~
.~ ~~ u ~~ ! '"
~ ~~ ~ ~ ~~ 1J !:<
~ ~~ ~~ ~ ~o~ ~ Z
J;; li:l: 1". i ~ I ~
~ Nl Ii ~ ~~ ~:
: ~~ I ~ 8~
~~ ~ u~~
"~ ~ H~~
~: ~ ~ ~~i
o.~ ~ F{ "'~~
"'z ~ <:> "OzF
~~ r ~ ~~~
_~ 0 ~~~
:..~ $ ~)h
~ ~ ~f
I N ~~
Ii ~~.
. F
~
~
~
'4
.
'211'\1"("~ --
. ~ rall& Associates, Inc.
i =~.-
I ----""=-=-:.::'::..-
--
J>
(")
a
~
r---~~
r 1
i J
'"
-<
"
'"
~
~~~n
~~~~~
.~~~g
qe
~i~~~ ~i~'~
.~~i~ ~~~i1i
',;Q ',;:1 '"
!i'!.~~ "i'!.~~
~ t~ ~ ~~~
<
J>
Z
J>
(")
~
'"
~
<n
....
J>
F
"~g~
o.--it;'"
~~g~
"~~,
.~~ .
~i
;;-i2J
j"
i~i b.~~ ~
~~~. ! ll~ ~
~~. '
~j!'I~ ~I!~ ~~ .~ ~~~ ~ .~l ~~g
^, -~~ go o~ -.. . '~. ~~~
~.' Ii io~ .l ~~ i.~ ! ~"t l" ;;:
1i mil "s>~' ,; "0. . ~ . i Z
~~i~ $1.-:. ~~ ~ ~ig :i~ 1;
!I'~ .~ ~~!l~ ~~. .>~ .~~ g
~.h ~~!~ ~~ !~ il m I~~ ~
-.<\! ~~.a ..~ ~_o "~~ f;;
!u. ~:~;;I i~ > ;!~ i~; ~
~Ii b:~ ~~ .~ I =~~ ."1 F
.,,~ ~a.~ ~~ ~ "~-~ _~ Z
.<~ os,. ~~ ~lii ~ 'I~ ~'1i ~
n~ ;~ U I: ~B ~~ b '"
~;~ U ~~ it ~~ ~ I~ ~.
~r ~ ~~~. ~.. ~ ~~
I .~
'" I Ct
=11 g-
! iJ;;:
I,. !?
! I ~
I~
[011
~
Ie;;.
!
i ?i; ~~
, 8~"
PAGE
~y OF
s-y--
fi
"
o~
t t
r i
m
~ .
s ~
I
I
I
I
I
I
r.i--1
J 0 ': :
I J :
~.......---...
I
I
,
"- II I I' :
I
I
I
H I
I
~_L__~_j
,
,
r-r---uj
1: :
I: :
I: :
" ,
1: :
I: :
I' ,
I' ,
I' ,
I' ,
~-L---_J
,
,
I
~-.,----,
I' ,
I' ,
I' .
r-.L..---.J
I
I
I
t~r~~~l>
I
I
I
I-
I
I
I
I
I
I
I
L-J
.
::D
m
)>
::D
m
c
F
lJ
Z
Cl
m
r
'J2
~
~
w
!fll
l~
:::I
~
""
'!!
"
r
)>
z
)>
en
I
o
1m I I!!!
~~i5.!1 ~ h. i
2i~Si ~ _ t I 0;
Z:u !:l" i
UJ ;:
I
~
i, n
1m ~
.~ ~
~~
!:l~
!Ii
c r..cOl,1I18 AlI-G.d...;
tl
"
o~
o
::D
m
)>
::D
m
c
b
ii
m
~
o
z
t.~ f-~.
b ~ ,:."'1
~ S
. ~
I
I
! ("---
I \,
, -,
~n:
I--r-~-:-"'I
I: II
I: II
t-"'__nn'l
I ,
1:::::::::1:
, I
, ,
, ,
, I
I-___~J
I
I
,
,
,
I
I
I
I
I
I
,
n__nn____)
e eee
.~~l!p ^
~g~~d m
~i'~~~-<
~~~~~~ z
i. i! ~., 0
~~i.~~ -i
~~l~,~rn
~! ! "" ..
a ip.
'-"i"
\1~'i~
\1
I !
Ii t"'~
II 8~'"
OF
l1
, ll~ 1.
,~ -- III"
. ft...lIPftTaIt&AssochtfH,1nc. 1st [~
=-'--::" - II (s.
il ~-. ~:::....- '.. ~ In
----~l?NDA I tM N .
PACE LfS;--
0
B~
-In
~m
~G
I
~
>-
g
z ~, ",
s ~ ~
>
~ ~ ~
~ ,.
-,
I
I
I
I
I
I
~
it,
r--V
#.,' , . l_JI
I
I
I
I
I
....; -.I
~'. . ,., .' ..! .
" . :. . ",
: . '~.. .~~ . :', . . " ;" l .
:::; '\j):y l,:;:~,:
::::.;:~:><:\ ;;.;}
. :- ;.<" -:..,.-. '.!;"' ,~
" . r _ )
. ,',
.
. .
,.
C
~
In
Iii
<
>-
-l
i
....... ',-
;:. -::.... ~ : '~'" :'.--
';~!f;t' i,~
~\.:<;;:~:;~.: :~~\' :
,:' .~!:.:~/:.: ."~'.'.~
':.::. >~ -." ;-': .::'
!,iii,'i( ~\,.
: ...... ....:.: ,':..":;
',J' -.'
s
>
i:
o
z
9
Bpi eeeee e
I~ u.po ~
>-
-l 811 ·
0
z =~p4 ! 5
... ~
In IIIII~
-<
"V
!;
Z (
l
c GEJ ~
m
'"
i5
z:
:>:J
~
~
)>
en
.
...a.
t f 1
.~ . " ~
.- :. .... ~.
" .~/..:: ::. :.~.
... .,......-. ......
. ." -'
'..:..;. ...;: ......
" . :. "~ ',~" . ".: ~ .~-
: -.": '. .....~.. . ~. -.
;.: ::._ -:'': . ~:"" . . ',; . i ~
'; . .:~" ~:'..: .: :. =
s
>
~
~
'. :. .~. .' " :. : ','
. ;~'" ,:': ;:: . ~.<: .
.':' ~ ....-.: .... ',:'
~!~~(M ,i:B
:
II .' ,
,..
II ,.
P J
"
. ..
p p .
'. -:.~
~~:;;-):;~:.~~ : :?, .
:,t;;~li iff;
~:\~\~;, (:;1.
~ .'.
A
.
I . ~ --
~T;It&AuocI-'ln<:.
I ~--,-
I ~- ~2'"=;::r_'::,,_
--
Lf' r'~
PACE_ 10_'"
-.
I
I
I
I
I
I
I
I
--l
I
I
I
I
I
I
I
I
I
II
I
I
I'
)
_i----Lt
)> . ~~
en ....:xI
· 00
N ~:xI
1111
; i:.' !
)> , ~
'i' it I CD
l
II
i'l'
iL
. !
1---,--------
'1 '1
::u ::u
0 0
z Z
-I -I
fTl fTl
,-
,- fTl
fTl <
<
:to> :to>
:::! :::!
0 0
Z Gi Z
'"
'1 '1
::u
::u 0
0
:s:: :s::
0 0
fTl
fTl Z
X
-I -I
fTl ::u
::u :to>
,-
:to> :to>
<
fTl <
Z fTl
C Z
fTl C
fTl
~
CD
)>
"l;:! ~
I 10-
j II 1. I~
ilk III
Ifl
JO.
PACE~OF
.
I "-~, --
I'IIt & A......... Inc.
i ~':a::-
I ~-~--=~---
ARC C r.."Ol5S18".-2.d"'1ll
---F====- - -------1
I
I
~
"
!
li~~~
:!g~,
5- y
o
a
::l
a
~
Ul
a
CT
"
a
::l
I ~.
I
I "0.
f
'"
r'1 ,~
X
a
::l
'"
o'
::l
'-
<e.
~
~.
I
I
55' -0. c......OPr FASCIA FRAalIN~
~
t ~ o>~,
t ~ o>w,
~~
~
EJ
'i - ~- ~
II E~ ~~
i~ ~';
II ~~ ;~
II ?~ .~
II · ~~
II
II
--*---
II
II
II
i
:~ ;m
I i\ .=~~
-tr- n
IU <
~ II '
II '
II
II
II
k____
~----
II
II
II
-,r--
II
II
II
i!
II
II
II
II
II
~====
~~---------
~- -~---\---
~. ~
7-' h
i
~~
~8
"
;;
+a'g"
\
\ \
\ \
\ \
. \ \,
~
141/2"
~~
"~
g~
3'-0.
2'-6"
I ~~ ~j
j8 ~a ~:
~ ~~ <~
~ ~ ~
~ ~ @
~ ~
!
!
~
~
I
~
~
"
~
~
o
CD
[
r'1
'S;
~.
~n
~~
"
~
~~
".
. -
a~
!j~
o
:t>
..I.
.
..I.
Ul
· ~O
lD~
"'lIO
~~
Z
I!! ! i i
1,I'l!!!1 II
--0
- ---G
~
~
~ OJ
~ C
~ Cl.
$ ::J
fill
~ Ul
Cl.
CD
- ---G
"
\
(~
t
55'-0.
r;=
If
i
!
'~
~-_!_-\
~ ~ I:
t__~___________~_
x il x x i I x
~ ' ~ij ~ __ ~ . Elj
~-' ,
= = = = = = = 1= - = = = = = = = _'~~~""'''lO!< = = - = = =1= = = = = = =
, ,
F
19'-4" ~
&---
---0
N ~
J.: J.:
- ---G
OJ
c
" c,
0,
::J
.:: <.0
(/)
0,
CD
~, --8
~.
':2
-.
<1l
~
(/)
0,
CD
o
"
o
,
~
,
"
)'
~---==-/
I
.:: I
,,"'~ I
o>ozO
~ht~Q
rd
\.,;V
n ~~
~~
~~ !~
'" " " t< /' ~
g~ ~g iP~ i~1I~~ ~ H! ~~~~/imW
~2
~" ." i~. ~~g~ ~~~~ ~~~>>i8
00 ~.~ 8"~n g.:g~ ~~ g ~~;~ ~~~~J~
:~ .g ~~~I o ~ ~ ~~" ~ 0 z Z
~~ ~~ ~~d. ~18~~ ~~~~ ~~V~~W
~ g~ 0 ~~g ~~. ~ \" g~~~
d. 2~ h~: ".~ ~ c.~ ~.~~ ~~~~~
~~~ ~~ ~ij~~n \ ~~'" n'z~\ .0 80
~("I~ iiH ".oz~ \ ~ ~.~" ~H."
. P' I; ~~.~c ~p ~~"~ \ ~o~~"
oog ~~~~ ~~~~~ \ ~;~ 8;U "ia.l~
o~~
j~ ~a~d ~j"~ ,8~o "'~:v ~~~ ~
~..n 502 .g OZr"o
~'I ." 1" o~'" ~~ "'0 ~~~~~
~ .~,,~ ~I.~ ~~. ~J ."~Q8
~;l~o ~ ew . o~ ~~ i~i~
"~"~ .g~; ~~ g ;~,o
, ~ ~ I~i ~ ~ ""
~
I
I
I
I
I /
=.JI
I
~:R
i': \
e., \
~~\ \
<DO? \ \
"'~ \ \
~ \ \
\ \
\ \
"-
\
'-"
"
;UUl
- .. " ~~~~
n :T
e .. ~~~g
-'Q,
" ale "~Ul::;
3m W~
..
, ;;- ""
.~o
ID" ~a~
"I ,..,~~
(') 6:~
(')!2.
i a e ~~~
~ 3
0 U~
" ~
" .0"
J:: H~
-., :~~
;u
gg~
."
g",,,
il~
(~
,,~~ 8888
8' N ag g~~!i~~ ~ ~!i , '( ~t~~ z '. o. .~ ~ I
'" 0 !a~ ~ ~ .. S- ~ ~U~ ~
"0 ~" li. 8 ~~ ~5~:
r '- ~~Il'~~~ ~ .. '"
<0' ~~ I ~ oS Z ~ ~ ~~ ~h
or ID ~ ~.~o ~ !=!- ~~~~ -.,
0 . ~g " ~ ~ ~~ ~: 0
X 0< .~ ~ ~~ iil
J:: ~~ u i ~ .~ i~ ~
0 ;u. S n Z
c: ~ tiia or ~ ~ 8i ~
:;. 6 ~. ~
:; 0" -., ]J l ~~ ~
~~~ g~ ~~ <0 ~~ x'
. ~ I'PI "l
~~s ~~ ~~ ~ h Ii ~ ~ ~
--1 2~ " .. ~n
Q~; ~~ ~~ '"
~~ i ~~ ~
~ " .
~= q ~ ~~ "~ ~ 0
~ a ~
i ~. ~~ f ~ ~ i
~
d
q~:DI illl ~J i . · '0 ~ I, i
0 ,_ m.. ~ ll'., ~I I 'lP<<' -- I lO- Il ~...,~
)> ,... '"II ~. I ~ ~~~-~ i II t f~
...... z J;; i!l!i g ; il ~ I
. ~o !;! !Ii: !jrl -.....-- :! 8~'
N c~ ~ I I (7f<l_'P1._'" i'l ~ (It
!j; iil tl" i --....-.-.-."'---.-
ZC ;;; fii I~
PAGE ~9 OF ,')y
m
I < 0
~ 0
I " "
. :>
, Ul
b CJ
0
C
fTl
X ..
~
n
0
:J
:>
C
0
-.
0
:J
I
~.:' I
,,~ I ~"J ~.~S~ ~~g~
n'" 6. "'",z~.... "'gQo
.", "':::j!;jOQ ~oo~
;:~ :;~~ ~!l8~
~g ~~~~~ g~~~
g~ ~~!~~ l~~~
~ ~.~ "'0
lJ1 ~
CJ
0 .,
., 0
^ (Q
0 or Fz
<D
0 (IJ
C
:J
0
Ul
<D
0
<D
0
0,
:f-o'
"".
9-
3
<t>
:J
Ul
o
:J
iil
o
:J
D-
lJ1
<D
o
o
::J
m~
~I~~
!_o.
~.'~'
...~~a
~~
-u
o
:J
~
~
iil
o
::J
D-
.,
o
3
i~~
~~~
h
<0
c: CD ~i ~ CD -u
(Q 1l1!l~5 C C n
or ~.-g;;l
~.. :J ~. ::J
~~ 0 0 .,
0 Ul Ul 0
". c
~ ~i <t> <t>
~J :J
0 lJ1 n E"" \ ~ D-
O~ ~
Sl <t> 'w" ~ 0
~ .,
::J 0
0 H 1/2" <D :J
:J lolOUNTING ., '-..
,,' 0 -U
0
<D ':'.
0
C
m
en
C;
:z
:::D
!;2
~
(')
)>
N
.
N
c;
.,
o
Ul
o
o
lJ1
<0'
::J
lJ1
<D
~
o
:J
~~
~~
lno<
III i
ii~'g'~
~I i i a
r i
I
i_II
iL
· a
~~~
o~i
~~
r~
I~
!Ii
!
2"-0'
1/2"
1"-J"
;:;
n
0
:J l
0
Ll
-<
.,
0
Ul
0
o'
"
0
<t>
0
~~ "
I ~N8
~~
j -~
~
::
n
0
::J
0
Ll
-<
.,
0
Ul
0
o'
0
<t>
0
I
j
~ ~
i j
li~~~
:! 8~,..
PAGE
o OF
S--Lf
0 'IA.RIES 1~
t5 en
0
~ ~
m m
~ r
~ ~
0 0
z z
!~
~~
::IJ
,0
o
~
F
II'1\'!
W
"
m
l>
~
m
r
~
o
z
m
o
r
r
l>
:IJ
o
o
m
--<
l>
F
~
"':
rn 0000 m
~nn ~
~. .... m
~~ ~; ;!;!
~>i" 5 0
i:!i I *':IJ
is ~ \J
~ b )>
~ Z
-l
~
0 m 1111 I i
)> ~g Eli:! hn
JoZ jl i
I\) ::10 i' · d~
I ~~ i .~ ifi
W lJl ~
~
:IE
m
~
m
~
~
@ @ e eee ee
z~~n~..zz~z~
~ ." ~~~ ''; ~ ~ 'i~ l!
qU~i~H.~o
p~~;;~~~S~d~
~ ~~;n~a~;a~
~ gio~~Z~~l!~,
~ ~ o~n~ ~.' "~~
~ dlJn-~o of
z~f~ q ~.
~"i!~"a ~
~ ~~ ~. ~
"~ ~
e e G
9~ ~~~ ^
~~; ~~; ~
n~13 z
"g "~ 0
~~ !: -l
iz i~ rn
!:!~ 8?i ..
~g 0
~.
.
I ~., --
~ rail & Assoclites. /nc.
~ ---,-"-"'0--
I m___
-.---
t .._-...-:,"~=':...-
I
cu hc:05618 C.u-3.cfw9
PAGE
~I OF
S---L{
'=1
~~
ic
Ni
~
~
m
~
~
LL
en m! q~rr. r'l-- -:-1 i ~
:z: Gle'; ~h ~ iU- ~~
i )> :::; C), , ; ,m i." in I;
~=_~ _~ Zlt~~ r .~~Ic L,:;
- :--------------l.~ -- ,C') \
----------- ,~, ,,",~ Ii:)" i ;i)>
; - - ---- ---- . ~Talt&ASSOCiBl8s./m; I!~ ig' Ii ::tI~~
.' , ,-- -""~ ,...-. 11)>- ,< -' O~,..
'l ' "\ _ ___u___ i ,',:~, :::'~~'":::~~. !!r ~~', ~l!:__
=--"-=- -- ------- ~--- --- -~il.DjHTcA~__NO!====::] -- -
PAGE S- d- OF S~
~ ~
c-
{.. 1:8'
~ if
Og
.J-...
~,..
.r~
i:
if
If
i~
I
!
.
e
"0>
~~
;00
rID
"0
~
~o
Zc
~2
0;0
OI'l1
co
~~
f;;r;t
8a
1'l1<
In ill
i~
~J\)
11110
I'l'Iw
fj;0I
-(11
Zo
0111
::Uz
!"I-i
o~)o
>r~
~~,
g ~"
~c.,.
>III~
AOENDA ITEM ~.
PAGE ,\.3 OF
~
PAGE
,
1 ! I
Ii ~ ~~.
!I 8'" I
:'=~~2 i
S Y-Of. S~
i l 'aIIlft'~ -,~
~ Tall & AssocJatls, Inc.
i ~-_.-
jl ;::;.:....-::~."..
...""" ""_ _ _ l.._ __
I! 15:1 ~
,i.,,11I [ ig'
iii! ~ i:S.
l!!!~' II>
i I g
CITY OF LAKE ELSINORE
REPORT TO THE PLANNING COMMISSION
TO:
CHAIRMAN AND MEMBERS OF THE PLANNING
COMMISSION
FROM:
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
MARCH 20, 2007
PREPARED BY: KIRT A. COURY,
PROJECT PLANNER
PROJECT TITLE:AMENDMENT NO.2 TO CANYON HILLS SPECIFIC
PLAN, TENTATIVE PARCEL MAP NO. 34442 (FOR
CONDOMINIUM PURPOSES), CONDITIONAL USE
PERMIT NO. 2005-29 AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 FORPARKSIDE TERRACE
APPLICANT/:
OWNER
DAVID D. DUNHAM, PARDEE HOMES, 10880
WILSHIRE BOULEVARD, SUITE 1900, LOS
ANGELES, CA 90024
PROJECT REQUEST
The request before the Planning Commission is for the following discretionary
applications:
· Amendment No.2 to the Canyon Hills Specific Plan. Recommend approval of
Amendment No. 2 to the Canyon Hills Specific Plan to allow for minor
modifications relating to reconfiguration of certain Planning Areas and
implementation of the overall Specific Plan.
· Tentative Parcel Map No. 34442. Recommend approval of Tentative Parcel
Map No. 34442 (For Condominium Purposes), pursuant to Canyon Hills
Specific Plan Amendment No.2, Section 16 "Subdivisions" of the Lake
Elsinore Municipal Code (LEMC), Chapter 17.30 (Condominiums and
Condominium Conversions) of the LEMC and Section(s) 66424 and 66427 of
the California Subdivision Map Act.
ACENDA ITEM NO.
PACE I
8
OF / d-Co
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
· Conditional Use Permit No. 2005-29. Approve Conditional Use Permit No.
2005-29 to allow for 227 individually-owned attached condominium units
within an underlying common area pursuant to Canyon Hills Specific Plan
Amendment No.2 and Chapter 17.74 (Conditional Use Permits) and applicable
chapters of the LEMC.
· Residential Design Review No. 2005-28. Recommend approval of Residential
Design Review No. 2005-28 for the design and construction of forty-six (46)
residential condominium buildings, which include 227 individually-owned
attached condominium units and related improvements. A recreational center is
also being proposed. Design Review is pursuant to Canyon Hills Specific Plan
Amendment No.2 and Chapter 17.82 (Design Review) and applicable chapters
of the LEMC.
PROJECT LOCATION
The requested Specific Plan Amendment No. 2 applies to two (2) separate
Planning Areas within the Canyon Hills Specific Plan area. Planning Area 36
encompasses 18.3 gross acres and is located on the north side of Canyon Hills
Road, west of Hillside Drive. Tentative Parcel Map No. 34442, Conditional Use
Permit No. 2005-29, and Residential Design Review No. 2005-28 also apply to this
particular Planning Area. The other areas affected by the Specific Plan
Amendment encompass Planning Area Nos. 19, 26 and 37. These Planning Areas
total approximately 29.5 acres and are located south of Canyon Hills Road, further
east of Planning Area 36. Exhibit A provides a "Location Map" which presents the
overall Canyon Hills Specific Plan area and those particular planning areas that are
affected by Specific Plan Amendment No.2.
BACKGROUND
The proposed projects was originally noticed and scheduled to be heard at the
March 6, 2007 Planning Commission hearing. At the request of the applicant, the
Commission continued this item to the March 20, 2007 Planning Commission
Meeting. Ensuing, the Planning Commission granted the request for continuance.
~
ACENDA iTEM rW.
PAGE d-- OF I J..-G
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
ENVIRONMENTAL SETTING
Project
Site
North
South
East
West
Vacant
Vacant
Single-
Family
Residential
(PA 36) and
Vacant (P A
26 and 37
Single-
Family
Residential
(PA 36) and
Vacant (P A
26 and 37
Vacant
MF2 (PA 36 and 37) and Canyon
ES (P A26), Canyon Hills Plan
S ecific Plan
OS (North of P A 36 and Canyon
26) and SF3 (North ofPA Plan
37), Canyon Hills Specific
Plan
OS (South of P A 36) and Canyon
SF3 (South of P A 26 and Plan
37), Canyon Hills Specific
Plan
Hills
Specific
Hills
Specific
Hills
Specific
SF3 (P A 36) and REC, Canyon
NP, and SF2 (P A 26 and Plan
37), Canyon Hills Specific
Plan
Hills
Specific
CP (P A 36) and SF3 (P A Canyon
26 and 37), Canyon Hills Plan
S ecific Plan
Hills
Specific
PROJECT DESCRIPTIONS
Amendment No.2 to the Canyon Hills Specific Plan
The requested Specific Plan Amendment No. 2 would allow for minor
modifications relating to reconfiguration of certain Planning Areas and
implementation of the overall Canyon Hills Specific Plan. The following briefly
describes each requested amendment:
AGENDA Iit:r'll NO. [3;
PACE 3 OF r J..- (p
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
· As requested, Planning Area No. 19, which is located immediately south of
Planning Area No. 36, would be removed. Planning Area No. 36 would then be
extended, to include the area that was identified in Planning Area No. 19. In
effect, "revised" Planning Area No. 36 would include the original Planning
Area No. 36 as well as the area in Planning Area No. 19.
· Planning Area Nos. 26 and 37, which are located contiguous to each other will
be reversed or "flipped-flopped". The requested reconfiguration is necessary to
respond to Menifee School District's phasing needs and challenges associated
with utilities and improvements (Exhibit 'B').
· Text revisions to Chapter 9 - (Communitywide Implementation Element) of the
Specific Plan. The following describes the requested changes in bold and
underline.
"9.1 b Specific Plan Changes
Minor changes to the approved Specific Plan may be made by the Director of
Community Development, provided that such changes are consistent with the
purpose and character of the approved Specific Plan. All modifications or
amendments to the approved Specific Plan, other than minor changes, shall be
processed as a Specific Plan Amendment and shall be subject to all Specific
Plan procedures.
The following modifications constitute minor changes to the approved Specific
Plan:"
"A. Transfer of Units: Transfer of dwelling units from one (1) residential
planning area to another is permitted, under the criteria specified in Section
3.3a., provided the transfer does not result in any additional development
that exceeds the total number of units that has been entitled for the Canyon
Hills Specific Plan area." It should be noted that Section 3.3a would then be
modified accordingly (Exhibit 'C').
AGENDt\ ITEM NO.
PAGE If
2J
OF ki-fO
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
Tentative Parcel Map No. 34442
The applicant requests approval of Tentative Parcel Map No. 34442 to establish a
residential condominium community within Planning Area No. 36. Condominium
projects are defined as "subdivisions" pursuant to Sections 66424 and 66427 of the
California Subdivision Map Act. Consequently, this project requires Planning
Commission and City Council consideration pursuant to the requirements of
Section 16 "Subdivisions" and Chapter 17.30 (Condominiums and Condominium
Conversions) of the Lake Elsinore Municipal Code (LEMC) (Exhibit 'D').
The condominium concept will offer individual dwelling units for sale within each
condominium building as defined by Tentative Parcel Map No. 34442, while
sharing common interest, ownership and maintenance responsibilities within the
common areas. These common areas include a Recreation Center with swimming
pool/jacuzzi area, lockers, assembly room, exercise room, kids room, offices,
kitchen, concierge, and terrace area; barbeques and fire place; overhead wood
trellis with picnic table; open lawn play area; cabanas; common walls and fences;
aisle-ways; pavement; monument signs; mail boxes; landscaped areas; and onsite
underground and aboveground utility infrastructure improvements necessary to
service and support the condominium community. The air space for the common
areas and the residential condominiums will also be established with the Tentative
Parcel Map.
Conditional Use Permit No. 2005-29
The applicant requests approval of a Conditional Use Permit to allow for 227
individually-owned attached condominium units within an underlying common
area pursuant to Canyon Hills Specific Plan Amendment No.2 and Chapter 17.74
(Conditional Use Permits) and applicable chapters of the LEMC. The common
areas and the residential condominiums will also be established with the required
Conditional Use Permit. The Planning Commission can approve the Conditional
Use Permit and can establish reasonable conditions with the Conditional Use
Permit.
ACEi\!Dl\ ITE~.i NO.
PAGE ~
V
OF I~
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
Residential Desi2ll Review No. 2005-28
The following describes the various design components and features of the
proposed Parks ide Terrace Condominium Community, including siting, circulation
and parking layout; landscaping, monumentation, walls and fences, and
architecture.
Siting
The applicant is proposing to develop the vacant site with 46 two-story detached
residential condominium buildings, totaling approximately 361,430 square feet.
Exhibit 'E' identifies the project's Site Plan. The proposed condominium buildings
will cover thirty nine percent (39%) of the project site and will be developed at a
maximum density of 14.4 dwelling units per net acre. The project site is designated
MF2 by Canyon Hills Specific Plan Amendment No.2, which establishes a
maximum density of 15 dwelling units per acre. The pavement and common areas
will cover twenty six percent (26%) and thirty five percent (35%) of the site,
respectively. The buildings will consist of nineteen (19) four-unit condominium
buildings, eleven (11) five-unit buildings, and sixteen (16) six-unit buildings. The
four-unit building will total approximately 6,515 square feet. The five-unit
building will total approximately 8,092 square feet. The six-unit building will total
approximately 9,367 square feet. The condominiums will be comprised of 1,275-
sf. units which include two (2) bedrooms and 2.5 baths; 1,577 -sf. units which
include two (2) bedrooms with loft and 2.5 baths; 1,625-sf. units which include
three (3) bedrooms and 2.5 baths; and 2,038-sf. units which include four (4)
bedrooms and 2.5 baths. Each of the condominiums will be provided with an
enclosed two-car attached garage.
The condominium buildings have been strategically situated at varied orientations
throughout the project site. Ten (10) condominium buildings will be located along
and parallel with Hillside Drive. The proposed Recreation Center Building,
pool/jacuzzi area, and other recreational facilities will be located near the center of
the site and will be visible from Canyon Hills Road and Hillside Drive. Further,
the project has been designed to create a clustering arrangement of buildings,
which have been aligned to fashion common areas in the front of each building.
The common areas will then provide easy pedestrian access throughout the site and
AGENDA IrEi/l/NO. ~
PACE t:> OF) ~
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
to Hillside Drive, as well as providing opportunities for outdoor enjoyment.
Pedestrian walkways and private drives have been thoughtfully integrated into the
site as well, providing for safe and efficient pedestrian and vehicular circulation.
Circulation and Parkin!! Lavout
Access will be provided along Hillside Drive via two (2) 50-foot gated entries. The
gates will be located approximately 80 feet back from the face of the curb and will
provide security access to the community. The area in front of the entry gates will
allow for adequate vehicular stacking as well as turn-around areas. Decorative
stamped concrete will provide definition at the entries and at strategic pedestrian
crossings within the site, creating a vehicle calming device for safe pedestrian
access.
The driveways within the site are private streets and will be maintained by the
Home Owner's Association (HOA). The width of the two primary driveway
entries allows for vehicular circulation and will have 60-feet of right-of-way,
comprised of two (2) 20-foot travel ways, 10-foot median, and two (2) five-foot
sidewalks.
The project provides two enclosed parking spaces per dwelling unit. In addition, 82
open guest parking spaces will be provided at strategic locations throughout the
community. A total of 536 parking spaces will be provided; the Specific Plan
requires 529 parking spaces. Sixteen (16) guest parking spaces will be located near
the Recreation Center area. Handicap parking will be provided as well, allowing
for disabled access to the Recreation Center area as required by the Building and
Safety Division.
Landscaoine
The project will provide a total of 252,976 square feet of landscaping throughout,
or thirty three percent (33%) of the project site. The common landscaped area will
be maintained by the HOA (Exhibit 'F').
"Green" courts with meandering pedestrian walkways will be provided between
the buildings. Landscaping includes assorted ground cover, shrubs and trees. The
ACENDA li'EM NO. 8)
PACE 7. OF tdCo
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
meandering pedestrian walkways throughout the community will be augmented
with turf, ground cover and various shrubs and trees.
Monumentation. Walls and Fences
Monumentation will be provided near the project's entry to identify the proposed
Parkside Terrace community. The monumentation will be designed with a five-
foot (5') tapered pilaster at its highest point, then tapering down to a 2 1/2-foot
tapered pilaster. Materials include stone veneer and cap, which is consistent with
other monumentation features found throughout the Canyon Hills area. The guard
house and entry gates will be similarly designed with six-foot (6') stone veneer
pilasters. The gate will be made of decorative tubular steel. Five-foot (5') tubular
steel fencing will be located along Hillside Drive. Six-foot (6') masonry walls will
be located along the rear of the property (Exhibits 'G').
Architecture
Three (3) distinctive architectural styles will be offered for the proposed
condominium buildings. The three (3) styles include Craftsman, Mediterranean,
and Tuscan design. The Craftsman architecture is characterized by simulated wood
out-lookers, wood siding at gables, pot shelves, ledger stone veneer accents; flat
concrete tile roofs, stucco-finish decorative foam surround with metal shroud
chimneys, stucco sand-finished walls, stucco-finish decorative foam surround door
and window trims, wood trim surround along siding, and sectional roll-up doors.
The Mediterranean architecture is characterized by wood-beaded siding at gable
ends, simulated wood shutters, pot shelves, stone veneer, and recessed window
accents, S-tile concrete roofs, stucco-finish decorative foam surround with metal
shroud chimneys, stucco sand-finished walls, stucco-finish decorative foam
surround door and window trims, wood trim surround along siding, and sectional
roll-up doors. The Tuscan architecture is characterized by simulated wood-beaded
siding at gable ends, simulated wood shutters, pot shelves, stone veneer, and
recessed window accents, concrete S-tile roofs, stucco-finish decorative foam
surround with metal shroud chimneys, stucco sand-finished walls, stucco-finish
decorative foam surround door and window trims, wood trim surround along
siding, and sectional roll-up doors. Exhibits 'H' and'!, identify the condominium's
elevations and floor plans.
",,'I~'O e ~
AGENOR \it:.., B'--O;-~
p.AGE~
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
The Recreational Center Building will be designed as a single-story structure. The
building has been designed to incorporate stone veneer, wood columns, and S-tile
concrete roof. Two (2) tower features with turret shaped roofs will also be
incorporated in the design providing vertical character to the building (Exhibit' 1').
ANALYSIS
Staff supports the requested applications for the following reasons:
Amendment No.2 to Canyon Hills Specific Plan
City Planning and Engineering staffs have reviewed the Specific Plan Amendment
No.2 document and have no concerns regarding the requested relocations of the
affected Planning Areas and the text revision relating to transfer of units. The
realigned Planning Areas and text change will not result in any increased density or
number of units, and will not exceed the overall unit total (4,275 units) that has
been entitled for the Canyon Hills Specific Plan area. The requested changes are
expected to address and respond to current market demands. The Specific Plan
Amendment will continue to allow provision of quality residential uses, a school,
open space, and recreational uses.
Tentative Parcel Map No. 34442
City Planning and Engineering staffs have reviewed the proposed tentative parcel
map and have no concerns, if required conditions of approval are satisfied. The
proposed tentative parcel map is consistent with development standards contained
in the Specific Plan Amendment No.2 document in terms of lot size, street widths,
and other Planning and Engineering standards and requirements. The Tentative
Parcel Map area is located within Planning Area 36, which has an underlying
zoning of MF2. The MF2 designation permits multi-family attached residential
product. The proposed project is consistent with the MF2 designation. Tentative
Parcel Map No. 34442 is required to establish the Parkside Terrace Condominium
Community within Planning Area No. 36. The tentative parcel map is consistent
with Sections 66424 and 66427 of the California Subdivision Map Act, and
AOENW\ iTEM NO.
PACE 9
6
OF 14
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
Section 16 "Subdivisions" and Chapter 17.30 (Condominiums and Condominium
Conversions) of the Lake Elsinore Municipal Code.
Conditional Use Permit No. 2005-29
City Planning and Engineering staffs have reviewed the Conditional Use Permit
request and have no concerns. Conditional Use Permit approval is required to
allow for 227 individually-owned attached condominium units to be constructed
within the project site. Chapter 17.30 (Condominiums and Condominium
Conversions) of the LEMC states that:
"The City realizes that certain uses have operational characteristics that, depending
upon the location and design of the use, may have the potential to negatively
impact adjoining properties, businesses, or residents. Said uses therefore require a
more comprehensive review and approval procedure, including the ability to
condition the project, in order to mitigate any detrimental impact. In order to
achieve this, the Planning Commission is empowered to grant and to deny
applications for Conditional Use Permits and to impose reasonable conditions upon
granting of Conditional Use Permits."
Considering the potential ramification to the general health, safety, comfort, or
general welfare of the community, Staff has paid extra attention to specific details
related to development of the proposed condominium project, including site
planning, local street circulation, internal vehicular and pedestrian circulation,
landscape buffering, private common area amenities (i.e. swimming pool, jacuzzi,
picnic areas, etc.), architectural compatibility, and other related development and
design issues. Staff believes the project is well-designed and addresses those
design and development issues which support approval of the requested
Conditional Use Permit.
Residential Desi2n Review No. 2005-29
City Planning and Engineering Staff have reviewed the requested Design Review
application and have no concerns. Staff believes that those design amenities and
features associated with the project's siting; circulation and parking layout;
ACENDJ\ ITEM NO.
PAGE (C)
~
OFJ.~
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
landscaping; monumentation, walls and fences; and architecture have resulted in a
well-designed condominium community. Staff believes that the project is
compatible with the overall Canyon Hills Specific Plan area and those existing and
future developments that neighbor the project site.
Addendum to Final Canyon Hills Specific Plan EIR
The Addendum EIR is prepared in accordance with Section 15164 of the State
CEQA Guidelines and sufficiently evaluates impacts resulting with the proposed
Specific Plan Amendment No.2 document, Tentative Parcel Map No. 34442,
Conditional Use Permit No. 2005-29, Residential Design Review No. 2005-28, and
other applicable issues. Staff has no issues or concerns regarding the Addendum
EIR.
RECOMMENDATION
It is recommended that the Planning Commission adopt the following Resolutions:
1. Resolution No. 2007-_ recommending that the City Council make Findings
that the Project is consistent with the Multi-Species Habitat Conservation Plan
(MSHCP).
2. Resolution No. 2007- recommending that the City Council approve the
Addendum to the Final EIR for the Canyon Hills Specific Plan.
3. Resolution No. 2007- recommending approval of Amendment No.2 to the
Canyon Hills Specific Plan to the City Council.
4. Resolution No. 2007-_ approving Conditional Use Permit No. 2005-29 for the
Parkside Terrace Condominium Community.
5. Resolution No. 2007-_ recommending that the City Council approve Tentative
Parcel Map No. 34442 to the City Council.
AGENDA iTEM NO. e
PAGE~OF (~
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
6. Resolution No. 2007-_ approving Residential Design Review No. 2005-28 for
the Parkside Terrace Condominium Community.
These recommendations are based on the findings, exhibits and conditions of
approval attached to this Staff Report.
PREPARED BY:
KIRT A. COURY, PROJECT PLANNER
APPROVED BY:
/lm7L--
ROLFE M. PREISENDANZ,
DIRECTOR OF COMMUNITY DEVELOPMENT
ATTACHMENTS
1. Resolution No. 2007- recommending that the City Council make
Findings that the Project is consistent with the Multi-Species Habitat
Conservation Plan (MSHCP).
2. Resolution No. 2007- recommending that the City Council approve the
Addendum to the Final ErR for the Canyon Hills Specific Plan.
3. Resolution No. 2007- recommending approval of Amendment No.2 to
the Canyon Hills Specific Plan to the City Council.
4. Resolution No. 2007-_ approving Conditional Use Permit No. 2005-29
for the Parkside Terrace Condominium Community.
5. Resolution No. 2007- recommending that the City Council approve
Tentative Parcel Map No. 34442 to the City Council.
(0
AGLND,'~\ HEM NO. '0
PAGE ! d-- OF -L ~
PLANNING COMMISSION STAFF REPORT
AMENDMENT NO.2 TO CANYON HILLS SPECIFIC PLAN,
TENTATIVE PARCEL MAP NO. 34442, CONDITIONAL USE PERMIT
NO. 2005-29, AND RESIDENTIAL DESIGN REVIEW NO. 2005-28
MARCH 6, 2007
6. Resolution No. 2007-_ approving Residential Design Review No. 2005-
28 for the Parkside Terrace Condominium Community.
7. Conditions of Approval.
8. Addendum No.2 to the Environmental Impact Report for Canyon Hills
Specific Plan No.2
9. Exhibits:
'A': Location Map
'B': Existing and Proposed Land Use Product Distribution Maps
'C': Section 3.3a of the Canyon Hills Specific Plan (modified version)
'D': Tentative Parcel Map No. 34442
'E': Site Plan
'F': Landscape Plan
'0': Monumentation and Wall Plans
'H': Building Elevations
'I': Floor Plans
'J': Recreational Center Elevations and Floor Plans
'K': Parkside Terrace Color Presentation Booklet (Pardee Homes)
'L': Full Size Plans
'M': Colored Site Plan (presented at hearing)
'N': Colored Building Elevations (presented at hearing)
'0': Color and Materials Board (presented at hearing)
[', ,":: ,-" ,~~ ~ 110 t!l
'""vt:,~\Jtnlt'!Ji( . V
~)',vE_-R_OF , d-(p
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LAKE ELSINORE, CALIFORNIA,
ADOPTING FINDINGS THAT THE PROJECT IS
CONSISTENT WITH THE MUL TIPLE SPECIES
HABITAT CONSERVATION PLAN (MSHCP)
WHEREAS, Pardee Homes has submitted applications for Canyon Hills
Specific Plan Amendment No.2, Tentative Parcel Map No. 34442, Conditional
Use Permit No. 2005-29, and Residential Design Review No. 2005-28 (the
"Entitlements"), for the development of the Parkside Terrace Condominium
Community within the Canyon Hills Specific Plan on the north side of Canyon
Hills Road, west of Hillside Drive; and
WHEREAS, Section IV(D) of the City of Lake Elsinore's MSHCP
Implementing Resolution expressly exempts from the MSHCP:
Any project for which and to the extent that vested rights to proceed
with the project notwithstanding the enactment of this Resolution
exist under the common laws of the State of California, a vesting
tentative map pursuant to the Subdivision Map Act, a development
agreement pursuant to Government Code section 65864 et seq., or
other instrument, approved or executed by the City prior to adoption
of this Resolution. Projects subject to this exemption must comply
with all provisions of any applicable state and federal law.
WHEREAS, public notice of the project 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 March 20,2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Project and its
consistency with the MSHCP "Plan Wide Requirements" prior to making a
recommendation that the City Council adopt Findings of Consistency.
SECTION 2. That in accordance with the Lake Elsinore Municipal Code
and the MSHCP, the Planning Commission makes the following findings:
AGENDA iTEM rNO.-8.. ~
PAaE~Or "
\
\
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F3
1. The Project is a project under the City's MSHCP Resolution, and the City
must make an MSHCP Consistency finding before approval.
The Project is exempt from the City's MSHCP Resolution. On July 9, 1990,
the City and Pardee-Grossman/Cottonwood Canyon entered into that that
certain development agreement (the "Development Agreement''), which
expressly exempted the Developer from responsibility for any new
development impact fees. The Development Agreement will expire on July 9,
2010.
Even though the Project is exempt from the MSHCP, the Developer must
comply with other state and federal laws. Consistent with federal law, the
applicant had prepared a project-specific Habitat Conservation Plan and
has a history of extensive coordination with the wildlife agencies. Where
approved for development, the project site has already been graded, cleared,
or developed in accordance with the Project HCP. Given the foregoing, no
further action regarding the MSCHP is required.
2. The proposed project is subject to the City's LEAP and the County's Joint
Project Review processes.
See Response #1 above.
3. The proposed project is consistent with the Riparian/Riverine Areas and
Vemal Pools Guidelines.
See Response #1 above.
4. The proposed project is consistent with the Protection of Narrow Endemic
Plant Species Guidelines.
See Response #1 above.
5. The proposed project is consistent with the Urban/Wildlands Interface
Guidelines.
See Response #1 above.
6. The proposed project IS consistent with the Vegetation Mapping
requirements.
See Response #1 above.
AGENDA ITE\1 NO. 2J
PACE t\" OFJ~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F3
7. The proposed project is consistent with the Additional Survey Needs and
Procedures.
See Response #1 above.
8. The proposed project is consistent with the Fuels Management Guidelines.
See Response #1 above.
9. The proposed project will be conditioned to pay the City's MSHCP Local
Development Mitigation Fee.
Developer is exempt from payment of the City's MSHCP Local Development
Mitigation Fee by virtue of the Development Agreement.
10.The proposed project is consistent with the MSHCP.
See Response #1 above.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
AGENDA ITEM NO. 13 ;=
PAGE--lli-OF l d-Ci?
RESOLUTION NO. 2007-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, CERTIFYING ADDENDUM
NO.2 TO THE FINAL SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT (STATE CLEARINGHOUSE NO. 87111606)
WHEREAS, Pardee Homes has submitted applications for Canyon Hills
Specific Plan Amendment No.2, Tentative Parcel Map No. 34442, Conditional
Use Permit No. 2005-29, and Residential Design Review No. 2005-28 (the
"Entitlements"), for the development of the Parkside Terrace Condominium
Community within the Canyon Hills Specific Plan on the north side of Canyon
Hills Road, west of Hillside Drive; and
WHEREAS, the requirements of the California Environmental Quality Act
(Cal. Pub. Res. Code ~~ 21000 et seq.: "CEQA") and the State Guidelines for
Implementation ofCEQA (title 14, Cal. Code Regs. ~~ 15000 et seq.: the "CEQA
Guidelines") are applicable to discretionary projects, which are defined in CEQA
Guidelines Section 15357 as "a project which requires the exercise of judgment or
deliberation when the public agency or body decides to approve or disapprove a
particular activity, as distinguished from situations where the public agency or
body merely has to determine whether there has been conformity with applicable
statutes, ordinances, or regulations"; and
WHEREAS, the Entitlements qualify as a discretionary project because the
Planning Commission and the City Council are required to exercise judgment and
deliberation when deciding whether the Entitlements satisfy the requirements of
State Law and the Lake Elsinore Municipal Code; and
WHEREAS, in January 1989, the City of Lake Elsinore (the "City")
certified Final Environmental Impact Report, State Clearinghouse No. 87111606
(the "FEIR") for the Cottonwood Hills Specific Plan; and
WHEREAS, in March 2003, the City approved the First Amendment to the
Specific Plan, which, among other things, changed the name of the Specific Plan to
the Canyon Hills Estates Specific Plan; and
WHEREAS, a modified Environmental Checklist was prepared to evaluate
whether the Entitlements would result in any new significant impacts or new
information necessitating preparation of a subsequent environmental document;
and
ACENDA ITEM NO. >0
PACE~OF_JU
CITY COUNCIL RESOLUTION NO. 2007-
PAGE20F4
WHEREAS, Section 15164 (a) of the CEQA Guidelines provides that "The
lead agency shall prepare an addendum to a previously certified EIR if some
changes or additions are necessary but none of the conditions described in Section
15162 calling for preparation of a subsequent EIR have occurred"; and
WHEREAS, CEQA Guidelines Section l5l62(a) states that "When an EIR
has been certified or negative declaration adopted for a project, no subsequent EIR
shall be prepared for that project unless the lead agency determines, on the basis of
substantial evidence in the light of the whole record, one or more of the following:
1. Substantial changes are proposed in the project which will require
major revisions of the previous EIR or negative declaration due to
the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified
significant effects;
2. Substantial changes occur with respect to the circumstances under
which the project is undertaken which will require major revisions
of the previous EIR or negative declaration due to the involvement
of new significant environmental effects or a substantial increase
in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known
and could not have been known with the exercise of reasonable
diligence at the time the previous EIR was certified as complete or
the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not
discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially
more sever than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not the
be feasible would in fact be feasible and would substantially
reduce one or more significant effects of the project, but the
project proponents decline to adopt the mitigation measure
or alternative; or
(D) Mitigation measures or alternatives which are considerably
different from those analyzed in the previous EIR would
AGENDA iTEM NO. ~
PA,CE,ft__OF {~~
CITY COUNCIL RESOLUTION NO. 2007-
PAGE30F4
substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the
mitigation measure or alternative"; and
WHEREAS, public notice of the Entitlements 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 March 20,2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered Addendum
No.2 prepared for the Entitlements. The Planning Commission determines that,
based upon the following findings, Addendum No.2 was prepared in conformance
with CEQA and is the appropriate environmental document for the Entitlements:
1. Addendum No. 2 to the FEIR is complete, contains all required
information, and has been completed in compliance with CEQA, utilizing
criteria set forth in Section 15164 of the CEQA Guidelines.
2. Addendum No. 2 is the appropriate document because changes and
modifications proposed by the Entitlements are necessary but do not
trigger any of the conditions set forth in CQEA Guidelines Section 15162
(see below).
3. The Entitlements do not introduce any new significant environmental
effects, nor will they result in any new significant unavoidable project
impacts beyond those previously identified in the FEIR.
4. The Entitlements do not propose substantial changes to the project as
analyzed under the FEIR, which will require major revisions to the FEIR
due to new significant environmental effects or a substantial increase in
the severity of previously identified significant environmental effects.
5. No new information of substantial importance exists, which was either
unknown or could not have been known at the time that the FEIR was
certified, to show that the Entitlements will have significant effects that
were not described in the FEIR, that significant effects that were
examined in the FEIR will be more severe as a result of the Entitlements,
ACENDA ITEM NO. 9
PACE .-.fi_r- ~:J~_.-
CITY COUNCIL RESOLUTION NO. 2007-
PAGE 4 OF 4
that mitigation measures or alternatives previously found infeasible
would in fact be feasible, or that new mitigation measures are necessary
for the Entitlements.
SECTION 2. Based upon the foregoing, and based upon all oral and written
testimony and other evidence presented, the Planning Commission hereby
recommends that the City Council of the City of Lake Elsinore adopt Addendum
No.2 to the FEIR.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2006, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe Preisendanz
Director of Community Development
ACENDJ\ 1iE],l NO. ~
PAGE dO OF ~
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE APPROVAL OF AMENDMENT NO. 2
TO THE CANYON HILLS SPECIFIC PLAN
WHEREAS, Mr. David Dunham, Pardee Homes, has filed an application
with the City of Lake Elsinore requesting approval of Amendment No.2 to the
Canyon Hills Specific Plan (the "Project"); and
WHEREAS, the 1,969-acre Canyon Hills Specific Plan site is located
between I-IS and 1-215, along Railroad Canyon Road, within the western portion
of the City; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of making recommendations to the City
Council for approval of specific plans; and
WHEREAS, public notice of the Project 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 March 20, 2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. Prior to making a recommendation to the City Council, the
Planning Commission has reviewed and analyzed Amendment No.2 to the Canyon
Hills Specific Plan pursuant to the Planning and Zoning Laws (Cal. Gov. Code ~~
65000 et seq.) and Chapter 17.99 of the Lake Elsinore Municipal Code ("LEMC").
SECTION 2. That in accordance with State Planning and Zoning Laws and
the Lake Elsinore Municipal Code, the Planning Commission makes the following
findings for the approval of Amendment No.2 to the Canyon Hills Specific Plan:
1. The location and design of the proposed development shall be
consistent with the goals and policies of the City's General Plan and with any other
applicable plan or policies adopted by the City.
d
AGENDA m';;{if1 NO. v
PAGE..d::L_OF..~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F4
The Canyon Hills Specific Plan Amendment No.2 meets the City's Specific Plan
criteria for content and required implementation of the General Plan established
by Section 65450 et seq. of the California Government Code and Section 17.99 of
the City of Lake Elsinore Municipal Code. Accordingly, the proposed Specific
Plan Amendment No. 2 complies with the objectives of the General Plan and the
purpose of the planning district in which the site is located.
2. The proposed location shall allow the development to be well-
integrated with or adequately buffered from its surroundings, whichever may be
the case.
The Project is appropriate to the site and surrounding developments in that
implementation of the Project will result in construction of multi-family attached
units and a school in accordance with appropriate development and design
standards contained in the Canyon Hills Specific Plan Amendment No. 2
document. The Project creates interest and varying vistas as a person moves along
any Project street. The Project also complements the quality of existing
neighboring development and will continue to provide visually-pleasing design and
architecture within the immediate area.
3. All vehicular traffic generated by the development, either in phased
increments or at full build-out, is to be accommodated safely and without causing
undue congestion upon adjoining streets.
The width and type of pavement needed to carry the type and quantity of traffic
generated that will result from implementation of Canyon Hills Specific Plan
Amendment No. 2 has been reviewed and accounted for. The City has conditioned
the Project to be served by roads of adequate capacity and design standards to
provide reasonable access by car, truck, transit, and bicycle.
4. The Specific Plan Amendment shall identify a methodology(s) to
allow land uses to be adequately serviced by existing or proposed public facilities
and services. In appropriate circumstances, and as provided elsewhere by City
Code, the City may require that suitable areas be reserved for schools, parks and
pedestrian ways; or public open spaces shall be dedicated or reserved by private
covenant for the common use of residents, establishments or operations in the
development.
AGENDA ITEM NO. ~
PAGE d- '") OF IcXb
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE 3 OF 4
The Canyon Hills Specific Plan Amendment No. 2 properly identifies
methodologies to allow land uses to be adequately serviced by existing or
proposed public facilities and services. The Specific Plan Amendment No. 2
identifies necessary streets and circulation to support the proposed land use
allocations, as well as all necessary wet and dry utilities for proper and adequate
infrastructure services. In addition, the Final Specific Plan Amendment No.2
identifies community and neighborhood parks for common use of the residents,
public schools, and open space for dedication and preservation.
5. The overall design of Specific Plan Amendment No.2 will produce an
attractive, efficient and stable development.
The proposed Canyon Hills Specific Plan Amendment No. 2 has been designed in
consideration of the size and shape of the property, thereby, strengthening and
enhancing the immediate areas. The Project will complement the quality of
neighboring existing and future uses by creating visually-pleasing development.
The Canyon Hills Specific Plan Amendment No.2 will not be detrimental to the
health, safety, comfort or general welfare of the persons residing or working near
the Project or within the City, nor will it be injurious to property or improvements
in the project area or within the City. In addition, staff has substantiated that all
applicable City Departments and Agencies have been afforded the opportunity for
a thorough review of the Specific Plan Amendment No. 2 and have incorporated
all applicable comments and/or conditions related to installation and maintenance
of landscaping, street dedications, regulations of points of vehicular ingress and
egress and control of potential nuisances, so as to eliminate any negative impacts
to the general health, safety, comfort, or general welfare of the surrounding
neighborhood or the City.
6. In accordance with the requirements of the California Environmental
Quality Act (CEQA), impacts have been reduced to a level of non-significance, or
in the case where impacts remain, a statement of overriding considerations must be
adopted to justify the merits of project implementation.
In accordance with CEQA Guidelines Section 15164(a), the City prepared an
addendum to the previously certified Final Environmental Impact Report for the
Canyon Hills Specific Plan (State Clearinghouse No. 87111606) (the "FEIR '') to
address the minor changes proposed under Specific Plan Amendment #2 (the
"Addendum ''). Removal of Planning Area 19 and flip-flopping Planning Areas 26
AGENDA ITEM NO. ~
PACE ~) OF l~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE 4 OF 4
and 37 do not result in any new significant impacts or new information not
previously analyzed in the FEIR. The Addendum to the FEIR is adequate and is
prepared in accordance with the requirements of CEQA.
SECTION 3. Based upon all of the evidence presented, the above findings,
and the conditions of approval imposed upon the Project, the Planning
Commission hereby approves Canyon Hills Specific Plan Amendment No.2.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT NO 2005-29
WHEREAS, Mr. David Dunham, Pardee Homes filed an application with
the City of Lake Elsinore requesting approval of Conditional Use Permit No. 2005-
29 for the construction and establishment of two hundred twenty seven (227)
individually-owned attached condominium units within the Parkside Terrace
Community of the Canyon Hills Specific Plan area (the "Project"); and
WHEREAS, the Project Site encompasses 18.3 acres and is located on the
north side of Canyon Hills Road, west of Hillside Drive (the "Project Site"); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of considering and either approving,
conditionally approving, or denying conditional use permits; and
WHEREAS, public notice of the Project 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 March 20,2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Project and has
found that it is consistent with the Lake Elsinore Municipal Code and Canyon Hills
Specific Plan Amendment No.2.
SECTION 2. That in accordance with Lake Elsinore Municipal Code
Chapter 17.74, the Planning Commission makes the following findings for the
approval of Conditional Use Permit 2005-29
1. The proposed use, on its own merits and within the context of its setting, is in
accord with the objectives of the General Plan and the purpose of the planning
district in which the site is located.
The Parkside Terrace Condominium Community will be developed at a density
of 12.7 dwelling units per acre which is consistent with the Canyon Hills
AGi:i'WA ITEM NO. D
PAGE ~........- OF 1..l6
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE 2 OF 4
Specific Plan Amendment No.2 designation of MF2, which accommodates
residential development of up to 15 dwelling units per acre. The Project is
consistent with the designated land use, development and design standards, and
all other appropriate requirements contained in the General Plan, Canyon Hills
Specific Plan Amendment No.2, and Lake Elsinore Municipal Code.
2. The proposed use will not be detrimental to the general health, safety, comfort,
or welfare of persons residing or working within the neighborhood of the
proposed use or the City, or injurious to property or improvements in the
neighborhood or the City.
The Project will not be detrimental to the health, safety, comfort or general
welfare of the persons residing or working near it. The Project will not be
injurious to property or improvements in the project area or within the City.
All applicable City Departments and Agencies have been afforded the
opportunity for a thorough review of the Project and have incorporated all
applicable comments and/or conditions related to installation and maintenance
of landscaping, street dedications, regulations of points of vehicular ingress
and egress, and control of potential nuisances, so as to eliminate any negative
impacts to the general health, safety, comfort, or welfare of the surrounding
neighborhood or the City.
3. The site for the intended use is adequate in size and shape to accommodate the
use, and for all the yards, setbacks, walls or fences, landscaping, buffers and
other features required.
The Project has been designed in consideration of the size and shape of the
property, thereby, strengthening and enhancing the immediate areas. The
Project will complement the quality of neighboring existing and future uses by
creating visually-pleasing development. Staff has substantiated that all
applicable City Departments and Agencies have been afforded the opportunity
for a thorough review of the Specific Plan Amendment No. 2 and have
incorporated all applicable comments and/or conditions related to installation
and maintenance of landscaping, street dedications, regulations of points of
vehicular ingress and egress, and control of potential nuisances, so as to
eliminate any negative impacts to the general health, safety, comfort, or general
welfare of the surrounding neighborhood or the City.
AGENDA niSM NO.
~
f2fo
PAGE).-CR Of
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F4
4. The site for the proposed use relates to streets and highways with proper design
both as to width and type of pavement to carry the type and quantity of traffic
generated by the subject use.
Approval of Specific Plan Amendment No.2 will not result in significant new
traffic impacts. Specific Plan Amendment No.2 does not involve modification
to the circulation system or roadway layout as it exists under the original
Specific Plan and Specific Plan Amendment No.1. The Home Owners
Association (HOA) will be responsible for maintenance of the roadways.
Surrounding roadways to the Project have been constructed with the overall
Canyon Hills Specific Plan and have sufficient capacity to service the Project.
5. The project complies with the design directives contained in Section 17.82.060
and all other applicable provisions of the Municipal Code.
The Project is appropriate to the site and surrounding developments in that the
condominium units and buildings and recreational center have been designed
with architectural and design features, treatments, and articulation which blend
into the landscape and topography of the area. Further, the Project will create
a visually-pleasing community that will not detract from existing and future
development in the area in terms of architectural design, color and materials.
6. Subject to the attached conditions of approval, the proposed project is not
anticipated to result in any significant adverse environmental impacts.
The Project has been reviewed and conditioned by all applicable City
departments. Those conditions of approval ensure that the Project will not
result in any significant adverse environmental impacts.
7. Conditions and safeguards pursuant to Chapters 17.74.050 have been
incorporated into the approval of the Conditional Use Permit to ensure that the
use continues in a manner envisioned by these findings for the term of the use.
After extensive review of the Project it was determined that the conditions of
approval imposed upon the Project ensure that adjoining properties and
residents will not be negatively impacted by the Project.
AGEND,.\ m:J"i NO. ~
PAGE 1-, OF l~-
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE 4 OF 4
SECTION 3. Based upon all of the evidence considered, the above
findings, and the conditions of approval imposed upon the Project, the Planning
Commission hereby approves Conditional Use Permit 2005-29
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
City of Lake Elsinore
ATTEST:
Rolfe Preisendanz
Director of Community Development
AGE~mJ{ 1TEM NO. <t
PAGE ;).J!,; OF {J.Jb
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF TENTATIVE PARCEL MAP
NO. 34442
WHEREAS, Mr. David Dunham of Pardee Homes, has filed an application
with the City of Lake Elsinore requesting approval of Tentative Parcel Map No.
34442, which subdivides 18.3 acres of land within the Canyon Hills Specific Plan
into one (1) lot (the "Subdivision"); and
WHEREAS, the Subdivision is located on the north side of Canyon Hills
Road, west of Hillside Drive; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has
been delegated with the responsibility of making recommendations to the City
Council pertaining to the subdivision of land; and
WHEREAS, public notice of the Project 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 March 20, 2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Subdivision
prior to making a decision to recommend that the City Council approve the
application. The Planning Commission hereby finds and determines that the
Subdivision complies with the requirements of Title 16 of the Lake Elsinore
Municipal Code.
SECTION 2. That in accordance with the Subdivision Map Act and
requirements of the Lake Elsinore Municipal Code, the Planning Commission
makes the following findings for the approval of Tentative Parcel Map No. 34442:
1. The Subdivision, together with the provisions for the design and improvement,
are consistent with the General Plan; Zoning Code; Title 16 of the Municipal
Code relating to Subdivisions; and the State Subdivision Map Act.
t',GE!\mr. IT1'::;';1 VIlO.
Pt\GE ~
1
OF ..J;lcp
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F3
Canyon Hills Specific Plan Amendment No. 2 designates the Subdivision site as
multi-family residential (MF2). Consistent with that designation, the
Subdivision will accommodate a multi-family residential project with a density
of up to 15 dwelling units per acre. The Subdivision is consistent with the
designated land use, development and design standards, and all other
appropriate requirements contained in the General Plan, Canyon Hills Specific
Plan Amendment No.2, and Subdivision Map Act.
2. The Subdivision is compatible with the objectives, policies, general land uses
and programs specified in the General Plan (Government Code Section
66473.5).
The Subdivision is consistent with the land use plan, development and design
standards and programs, and all other appropriate requirements contained in
the General Plan and Canyon Hills Specific Plan Amendment No.2. Tentative
Parcel Map No. 34442 is consistent with the MF2 designation and applicable
development and design standards.
3. The effects this Subdivision is likely to have upon the housing needs of the
region, the public service requirements of its residents, and the available fiscal
and environmental resources have been considered and balanced.
The Subdivision is consistent with the City's General Plan, Zoning Code, and
the Canyon Hills Specific Plan Amendment No.2. The Subdivision will provide
necessary public services and facilities, will pay all appropriate fees, and will
not result in any adverse environmental impact.
4. The design of the Subdivision provides to the greatest extent possible, for future
passive or natural heating or cooling opportunities in the subdivision
(Government Code Section 66412.3).
The Subdivision will comply with all appropriate conservation requirements of
the City and Uniform Building Code.
SECTION 3. Based upon all of the evidence presented, the above findings,
and the conditions of approval imposed upon the Project, the Planning
Commission hereby approves Tentative Parcel Map 34442.
ACE[iW,C\ ;Tr;"~ !I'O
. .....aj.~ .
PAGE 30
~.
OF~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F3
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
AG[HD}~ m':M NO. ~
P..~GE 51 or- I db
RESOLUTION NO. 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE
APPROVAL OF RESIDENTIAL DESIGN REVIEW NO. 2005-28
WHEREAS, Mr. David Dunham, Pardee Homes has filed an application
with the City of Lake Elsinore requesting Residential Design Review approval for
the Parkside Terrace Condominium Community and ultimate development within
Parcel Map No. 34442 (the "Project"); 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 within the Canyon Hills Specific Plan; and
WHEREAS, public notice of the Project 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 March 20,2007.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE
CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE
AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed
design and building elevations for the Parkside Terrace Condominium Community
and has found them acceptable. The Planning Commission finds and determines
that the Parkside Terrace Condominium Community design is consistent with
Amendment No.2 of the Canyon Hills Specific Plan.
SECTION 2. That in accordance with Lake Elsinore Municipal Code
Chapter 17.82, the Planning Commission makes the following findings for the
approval of Residential Design Review No. 2005-28:
1. The project complies with the Goals, Objectives and Policies of the General
Plan and the Canyon Hills Specific Plan Amendment No.2, as approved.
The General Plan designates the project site as "Canyon Hills Specific Plan. "
The Canyon Hills Specific Plan Amendment No.2 designates the project site as
"MF2." Parcel Map No. 34442 and the Parks ide Terrace Condominium
Community will collectively lead to the construction of a multi-family
,""..",~ "0 g
~ J t:;~i' ~;4~ .
P/DE, 3d- OF l~
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE20F3
condominium development that is consistent with Canyon Hills Specific Plan
Amendment No.2.
2. This project complies with the design directives contained in Chapter 17.82.060
and all other applicable provisions of the Lake Elsinore Municipal Code.
The Project is appropriate to the site and surrounding developments in that it
will result in the construction of multi-family attached units in accordance with
appropriate development and design standards contained in Canyon Hills
Specific Plan Amendment No.2. The Project creates interest and varying vistas
as a person moves along any street within the Parks ide Terrace Community.
The Project also complements the quality of existing neighboring development
and will continue to provide visually-pleasing design and architecture within
the project area.
3. Conditions and safeguards pursuant to Chapter 17.82.070, including guarantees
and evidence of compliance with conditions, have been incorporated into the
approval of the project to ensure development of the property in accordance
with the General Plan, Municipal Code, and Canyon Hills Specific Plan
Amendment No.2.
The Planning Commission has considered the Project and finds that with the
attached conditions of approval, the Project complies with the purposes and
objectives of the General Plan, Municipal Code and Canyon Hills Specific Plan
Amendment No.2.
SECTION 3. Based upon the evidence presented, the above findings, and
the attached conditions of approval, the Planning Commission hereby approves
Design Review 2005-28 for the Parkside Terrace Community.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
'~'""",,. ~
[ld"'11 fllO.
PAGE '3 3 OF~ blG
PLANNING COMMISSION RESOLUTION NO. 2007-
PAGE30F3
PASSED, APPROVED AND ADOPTED this 20th day of March 2007, by
the following vote:
AYES:
NOES:
COMMISSIONERS:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Michael O'Neal, Chairman
Lake Elsinore Planning Commission
ATTEST:
Rolfe M. Preisendanz
Director of Community Development
'''".~.., ~'D ~
~ J tj'j1 i''i~ ..
PAGE '1 Y OF I~
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
GENERAL CONDITION
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees, and Agents from any
claim, action, or proceeding against the City, its Officials, Officers, Employees or
Agents to attach, set aside, void, or annul an approval of the City, its advisory
agencies, appeal boards, or legislative body concerning the Specific Plan
Amendment No.2, Tentative Parcel Map No. 34442, Residential Design Review
No. 2005-28, and Conditional Use Permit No. 2005-29 (Parks ide Terrace) project
attached hereto.
SPECIFIC PLAN AMENDMENT NO.2
2. The Draft Canyon Hills Specific Plan Amendment No.2 shall be revised to
incorporate any corrections and changes required by the Planning Commission
and/or City Council. A Final Canyon Hills Specific Plan Amendment No.2
document shall be submitted for review and approval by the Community
Development Director or designee within 30 days of approval by the City Council.
No permit shall be issued until the Canyon Hills Specific Plan Amendment No.2
document and any required revisions are administratively approved by the
Community Development Director or designee.
3. Future development shall comply with those standards and guidelines contained in
the Canyon Hills Specific Plan Amendment No.2 document.
4. Those issues, standards, guidelines, etc. not addressed in the Canyon Hills Specific
Plan Amendment No.2 will revert to the City Municipal Code and/or Zoning Code
in effect at the time future projects are proposed.
CONDITIONAL USE PERMIT NO 2005-29
5. Conditional Use Permit No. 2005-29 approved herein shall lapse and shall become
void one (1) year following the date on which the use permit became effective,
unless prior to the expiration of one year, a building permit is issued and
construction commenced and diligently pursued toward completion on the site.
Planning Commission .\pproved
J\Iarch 20, 2007
ACtN0JJl rr.I2...M...N.O..~~..._. ......... ....
PAGE, 3 _\~ OF
- -. ~>
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENT A TIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
6. The Conditional Use Permit shall comply with the all applicable requirements of
the Lake Elsinore Municipal Code; Title 17 unless modified by approved
Conditions of Approval.
7. The Conditional Use Permit granted herein shall run with the land and shall
continue to be valid upon a change of ownership of the site or structure which was
the subject of this approval.
8. Prior to final certificate of occupancy of the Conditional Use Permit, the
improvements specified herein and approved by the Planning Commission and the
City Council shall be installed, or agreements for said improvements, shall be
submitted to the City for approval by the City Engineer, and all other stated
conditions shall be complied with. All uncompleted improvements must be
bonded for as part of the agreements.
9. The applicant shall at all times comply with Section 17.78 (Noise Control) of the
Lake Elsinore Municipal Code which requires noise or sound levels to be below 50
decibels between the hours of7:00 am to 10:00 pm and below 40 decibels between
the hours of 10:00 pm to 7:00 am in nearby residential areas.
10. Security lighting shall be required. All exterior on-site lighting shall be shielded
and directed on-site so as not to create glare onto neighboring property and streets
or allow illumination above the horizontal plane of the fixture.
TENTATIVE PARCEL MAP NO. 34442
11. Tentative Parcel Map No. 34442 will expire two (2) years from date of approval
unless within that period of time the CC&R's and an appropriate instrument has
been filed and recorded with the County Recorder, or an extension of time is
granted by the City of Lake Elsinore City Council in accordance with the
Subdivision Map Act.
12.The Tentative Parcel Map shall comply with the State of California Subdivision
Map Act and shall comply with all applicable requirements of the Lake Elsinore
Municipal Code, Title 16 unless modified by approved Conditions of Approval.
Planning Commission "\pproved AGENDA iTEM NO. (J'
"'larch 20, 2007 A I
PACE3k_OF_.__~
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKSIDE TERRACE
I3.Prior to final certificate of occupancy of Tentative Parcel Map, the improvements
specified herein and approved by the Planning Commission and the City Council
shall be installed, or agreements for said improvements, shall be submitted to the
City for approval by the City Engineer, and all other stated conditions shall be
complied with. All uncompleted improvements must be bonded for as part of the
agreements.
I4.Prior to the first certificate of occupancy the applicant shall prepare and record
CC&R's against the condominium complex. The CC&R's shall be reviewed and
approved by the Community Development Director or Designee and the City
Attorney. The CC&R's shall include methods of maintaining common areas,
parking and drive aisle areas, landscaped areas including parkways, and methods
for common maintenance of all underground, and above ground utility
infrastructure improvements necessary to support the complex. In addition,
CC&R's shall establish methods to address design improvements.
I5.The CC&R's shall expressly designate the City of Lake Elsinore as a third party
beneficiary to the CC&R's such that the City has the right, but not the obligation,
to enforce the provisions of the CC&R's.
I6.No unit in the development shall be sold unless a corporation, association, property
owner's group or similar entity has been formed with the right to financially assess
all properties individually owned or jointly owned which have any rights or
interest in the use of the common areas and common facilities in the development,
such assessment power to be sufficient to meet the expenses of such entity, and
with authority to control, and duty to maintain, all said mutually available features
of the development. Such entity shall operate under recorded CC&R's which shall
include compulsory membership of all owners of lots and/or dwelling units and
flexibility of assessments to meet changing costs of maintenance, repairs, and
services. Recorded CC&R's shall permit enforcement by the City for provisions
required as Conditions of Approval. The developer shall submit evidence of
compliance with this requirement to, and receive approval of, the City prior to
making any such sale. This condition shall not apply to land dedicated to the City
for public purposes.
Planning Commission "\pproved
March 20, 2007
ACEi~DJ\ !Ttr:l NO. f
PACt; 3 I OF
{~
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
17.Provisions to restrict parking upon other than approved and developed parking
spaces shall be written into the covenants, conditions and restrictions for each
project.
18.Membership in the Home Owner's Association shall be mandatory for each buyer
and any successive buyer.
19.Reciprocal covenants, conditions, and restrictions and reciprocal maintenance
agreements shall be established which will cause a merging of all development
phases as they are completed, and embody one (1) homeowner's association with
common area for the total development of the subject project.
20.In the event the association or other legally responsible person(s) fail to maintain
said common area in such a manner as to cause same to constitute a public
nuisance, said City may, upon proper notice and hearing, institute summary
abatement procedures and impose a lien for the costs of such abatement upon said
common area, individual units or whole thereof as provided by law.
21.Each unit owner shall have full access to commonly owned areas, facilities and
utilities.
22. The applicant shall continue to comply with those mitigation measures identified in
the Mitigation Monitoring Program adopted with the Environmental Impact Report
prepared for the Canyon Hills Specific Plan.
23.The developer shall continue to comply with the terms and requirements contained
in the BO and CO issued by the USFWS in 1992 for the Cottonwood Hills Specific
Plan and was subsequently amended on April 19, 2002 and July 16,2002.
24.Construction traffic shall be prohibited from the segment of Lost Road south of the
the project site as a construction truck route.
25.The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project
site identifying the approved days and hours of construction activity and a
statement that complaints regarding the operation can be lodged with the City of
Lake Elsinore Code Enforcement Division (951) 674-3124.
Planning Commission Approved
March 20, 2007
AGENDA iTEM NO. f
PAGE 3 e> Of J d-Q,
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
RESIDENTIAL DESIGN REVIEW NO. 2005-28
26.Design Review approval for Residential Design Review No. 2005-28 will lapse
and be void unless building permits are issued within one (1) year of City Council
approval. The Community Development Director may grant an extension of time
of up to one (1) year per extension, prior to the expiration of the initial Design
Review approval. Application for a time extension must be submitted to the City
of Lake Elsinore one (1) month prior to the expiration date.
27. Conditions of Approval shall be reproduced on page one of building plans
submitted to the Building Division Plan Check. All Conditions of Approval shall
be met prior to the issuance of a Certificate of Occupancy and release of utilities.
28.All site improvements approved with this request shall be constructed as indicated
on the approved site plan and elevations. Revisions to approved site plans or
building elevations shall be subject to the review of the Community Development
Director. All plans submitted for Building Division Plan Check shall conform to
the submitted plans as modified by Conditions of Approval, or the Planning
Commission/City Council through subsequent action.
29.All roof mounted or ground support air conditioning units or other mechanical
equipment incidental to development shall be architecturally screened or shielded
by landscaping so that they are not visible from neighboring property or public
streets. Any material covering the roof equipment shall match the primary wall
color.
30.All exterior on-site lighting shall be shielded and directed on-site so as not to
create glare onto neighboring property and streets or allow illumination above the
horizontal plane of the fixture. All light fixtures shall match the architectural style
of the building.
3l.No exterior roof ladders shall be permitted.
32.Applicant shall use roofing materials with Class "A" fire rating.
Planning Commission ~\pproved
i\Iarch 20, 2007
"GENDA ITEM NO. ~(
PI,Si; 30f ~OF J 4 .
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENT A TIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
33.The Planning Division shall approve the location of any construction trailers
utilized during construction. All construction trailers shall require a cash bond
processed through the Planning Division.
34.Materials and colors depicted on the plans and materials board shall be used unless
modified by the Community Development Director or designee.
35.Decorative paving shall be included at the drive entryways and shall be shown on
the construction drawings submitted to Building and Safety.
36.0n-site surface drainage shall not cross sidewalks.
37.Parking stalls shall be developed pursuant to the requirements of the Canyon Hills
Specific Plan.
38.All exposed slopes in excess of three feet (3') in height shall have a permanent
irrigation system and erosion control vegetation installed, approved by the
Planning Division.
PRIOR TO BUILDING/GRADING PERMITS
39.Prior to issuance of any grading permit or building permits, the applicant shall sign
and complete an "Acknowledgement of Conditions" form and shall return the
executed original to the Planning Division for inclusion in the case records.
40.Prior to the commencement of grading operations, the applicant shall provide a
map of all proposed haul routes to be used for movement of dirt material. Such
routes shall be subject to the review and approval of the City Engineer. A bond
may be required to pay for damages to the public right-of -way, subject to the
approval of the City Engineer.
41. Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be submitted,
reviewed and approved by the City's Landscape Architect Consultant and the
Community Development Director or designee, prior to issuance of building
permit. A Landscape Plan Check & Inspection Fee will be charged prior to final
landscape approval based on the Consultant's fee plus forty percent (40%) City fee.
Planning Commission ~-\pproved
March 20, 2007
ACErWA !TEM ~JO. X
PAGE l-f 0 _OF 1.2.k
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
a) All planting areas shall have permanent and automatic sprinkler system
with 100% plant and grass coverage using a combination of drip and
conventional irrigation methods.
b) Applicant shall plant street trees, selected from the City's Street Tree List,
a maximum of forty feet (40) apart and at least twenty-four-inch (24")
box in size.
c) All planting areas shall be separated from paved areas with a six inch (6")
high and six inch (6") wide concrete curb.
d) Planting within fifteen feet (15') of ingress/egress points shall be no
higher than thirty-six inches (36").
e) Landscape planters shall be planted with an appropriate parking lot shade
tree to provide for 50% parking lot shading in fifteen (15) years.
f) Any transformers and mechanical or electrical equipment shall be
indicated on landscape plan and screened as part of the landscaping plan.
g) The landscape plan shall provide for ground cover, shrubs, and trees and
meet all requirements of the City's adopted Landscape Guidelines.
Special attention to the use of Xeriscape or drought resistant plantings
with combination drip irrigation system to be used to prevent excessive
watering.
h) All landscape improvements shall be bonded 100% for material and labor
for two years from installation sign-off by the City. Release of the
landscaping bond shall be requested by the applicant at the end of the
required two years with approval/acceptance by the Landscape
Consultant and Community Development Director or Designee.
i) All landscaping and irrigation shall be installed within affected portion of
any phase at the time a Certificate of Occupancy is requested for any
Planning Commission ~\pproved
"'Larch 20, 2007
ACENDA ITEM NO. )(
PACE ~ I of-1sMe
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
building. All planting areas shall include plantings in the Xeriscape
concept, drought tolerant grasses and plants.
j) Final landscape plan must be consistent with approved site plan.
k) Final landscape plans to include planting and irrigation details.
42.Applicant shall comply with the requirements of the Elsinore Valley Municipal
Water District (EVMWD). Proof shall be presented to the Chief Building Official
prior to issuance of building permits and final approval.
43.Prior to issuance of building permits, applicant shall provide assurance that all
required fees to the Lake Elsinore Unified School District have been paid.
44.Prior to issuance of building permits, applicant shall provide assurance that all
requirements of the Riverside County Fire Department have been met.
45.Prior to issuance of building permits, applicant shall pay park-in-lieu fee in effect
at time of building permit issuance.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
46. The Home Owner's Association shall be established prior to the occupancy release
of the first dwelling unit.
ENGINEERING
47.Construct vehicle turn-around at each gated location. Turn-around shall be
constructed outside the gate as shown on the approved site plan.
48. Convey all slope drainage to street or storm drain system. System shall intercept
significant storm run-off from encroaching onto the IS-foot building set-back.
49.All private drives shall meet with fire requirements with respect to road width,
street slope and curve radius in place at the time of City Council approval.
Planning Commission Approved
i\larch 20, 2007 V
ACENDA ITEM NO. ()
PAC~ '-1 d-- OF, 1 dle
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKSIDE TERRACE
50. Landscaping adjacent to Canyon Hills Road and Hillside Drive shall be placed so
as not to interfere with the sight distance of exiting vehicles.
51. On site storm run-off shall be detained unless otherwise provided for by the
underlying project map.
52.S10pes shall be planted to reduce erosion. Drainage along the slopes shall be
constructed to convey storm flows and nuisance irrigation flows to an established
drainage course.
53.S10pes exceeding thirty feet (30') shall have drainage ditches every thirty feet (30')
vertical.
54.Primary circulation drive aisle (loop drives) width shall be a minimum twenty
eight feet (28') clear. Parking shall not be allowed in any of the drive aisles except
at designated spaces and approved by Riverside County Fire Department.
55.Interior street grades shall not exceed nine percent (9%) and on-site intersections
approach grades shall not exceed six percent (6%).
56.Project shall maintain provisions to convey off-site water to the existing public
storm drain system.
57.Payall fees required by the Development Agreement.
58.Provide drainage plan including hydrology and hydraulic information.
59.All Public Works requirements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) prior to
issuance of building permit.
60.Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-
26).
Planning Commission .-\pproved
;\Iarch 20, 2007
AGEi\Fjll..!.Tqn.fl!O~..
_0'. ~ l.I....~...~ i~ .
PACE \.{ 3 OF
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKSIDE TERRACE
61. 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 issuance of building permit.
62.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).
63. 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).
64.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).
65.All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 12" x 11" Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be scheduled
and approved.
66. The applicant shall install two (2) permanent bench marks to Riverside County
Standards and at a location to be determined by City Engineer.
67.Applicant shall obtain all necessary off-site easements for off-site grading from the
adjacent property owners prior to final map approval.
68.Confirm existing easement for storm drain traversing the site from driveway "A"
through the site unless otherwise provided.
69.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.
Planning Commission "\pproved
i\Iarch 20, 2007
ACCr,:D/.\ ITt:t\1 NO. ;)
PAGE vty OF~
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKSIDE TERRACE
70.Provide street lighting and show lighting improvements as part of street
improvement plans as required by the City Engineer unless otherwise provided.
71.Developer shall annex to the City's Street Lighting and Landscaping Maintenance
District.
72.Developer shall install blue reflective pavement markers in the street at all fire
hydrant locations.
73.Applicant shall submit a traffic control plan showing all traffic control devices for
the tract to be approved prior to final map approval. All traffic control devices shall
be installed prior to final inspection of public improvements. This includes No
Parking and Street Sweeping Signs for streets within the tract.
74.All utilities except electrical over 12 kv shall be placed underground, as approved
by the serving utility.
75.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 pattern inspection
can be conducted before grading begins.
76.Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations or provide a
letter stamped by a licensed geologist or geotechnical engineer stating the project
is outside the zone.
77.An Alquis-Priolo study shall be performed on the site to identify any hidden
earthquake faults and/or liquefaction zones present on-site unless provided by
underlying subdivision map.
Planning Commission "\pproved
~Iarch 20, 2007
I\'''C:H~~,'' j'r"'>~ '-'0 f
t'1.V'~~\dt.";!. S ii '~t;j~ 11,1 .
Pl~GE~ ~..OF ~
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
78.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.
79.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.
80.Drainage easements shall be kept free of buildings and obstructions.
81.All natural drainage traversing site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer.
82.Meet all requirements ofLEMC 15.64 regarding flood hazard regulations.
83.Meet all requirements ofLEMC 15.68 regarding floodplain management.
84. The applicant to provide FEMA elevation certificates as applicable pnor to
certificate of occupancies.
85.Submit Hydrology and Hydraulic Reports for review and approval by City
Engineer prior to approval of final map. Developer shall mitigate any flooding
and/or erosion caused by development of site and diversion of drainage.
86.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.
87.Roof and yard drains shall not be allowed to connect directly through cuts in the
street curb. Roof drains shall drain through minimum 20- feet of landscaped area
prior to entering into a closed drainage system.
88.Applicant will be required to install BMP's using the best available technology to
mitigate any urban pollutants from entering the watershed.
Planning Commission "\pproved
March 20, 2007
AGENDA ITEM NO. r;
PAGE Y 0 OF l ~ (p .~
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKSIDE TERRACE
89.The applicant shall process a storm water pollution prevention plan showing
mitigation of construction storm water run off.
90.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
WQMP for post construction which describes BMP's that will be implemented for
the development including maintenance responsibilities.
91.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 that 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.
92.Applicant shall provide first flush BMP's using the best available technology that
will reduce storm water pollutants from parking areas and driveway aisles.
93.In accordance with the City's Franchise Agreement for waste disposal and
recycling, the applicant shall be required to contract with CR&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.
COMMUNITY SERVICES DEPARTMENT
94.Applicant shall pay applicable park fees unless documentation IS provided
otherwise.
95.No park credits shall be given for private park areas, open space, or recreation
facilities constructed within the development.
96. The developer shall utilize CR&R for all construction debris removal, hauling, and
recycling as per City ordinance.
Planning Commission Approved
i\larch 20, 2007
ACtNDj~ ITEM NO. g
PACE y, OF I J-b
CONDITIONS OF APPROVAL FOR
SPECIFIC PLAN AMENDMENT NO.2, CONDITIONAL USE PERMIT NO.
2005-29 TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2005-28 AND CONDITIONAL USE PERMIT NO. 2005-29 FOR
PARKS IDE TERRACE
97. The City landscape architect shall review and approve all landscaping plans.
98.The Home Owner's Association (HOA) shall maintain all landscaped areas
including landscaping fronting Canyon Hills Road and Hillside Drive, open space,
water quality basin and all interior plantings.
99.The Home Owner's Association (HOA) shall maintain all block walls and keep
them free of graffiti.
100. All interior roads, street signs, street markings, sidewalks, enhanced concrete to be
maintained by the Home Owner's Association (HOA).
101. Water quality basin outlet to meet all requirements of the Riverside County Flood
Control, Army Corps of Engineers and the City of Lake Elsinore.
DEPARTMENT OF ADMINISTRATIVE SERVICES
102. Prior to the issuance of the first building permit, the applicant shall annex into
Community Facilities District 2003-01 to offset the annual negative fiscal impacts
of the project on public safety operations and maintenance issues in the City.
103. Prior to the issuance of the first building permit, the applicant shall annex into
Lighting and Landscape Maintenance District No.1 to offset the annual negative
fiscal impacts of the project on public right-of-way landscaped areas to be
maintained by the City and for street lights in the public right-of-way for which the
City will pay for electricity and a maintenance fee to Southern California Edison.
RIVERSIDE COUNTY FIRE DEPARTMENT
104. The applicant shall comply with all requirements of the Riverside County Fire
Department. Fire protection measures shall be provided in accordance with
Riverside County ordinances and/or recognized fire protection standards.
105. Blue retro-reflective pavement markers shall be mounted on public streets and
driveways to indicate location of fire hydrants. Prior to installation, placement of
markers shall be approved by the County Fire Department.
Planning Commission Approved
"-larch 20, 2007
A~...,,,,,, l"f'-'iI !\~ (7)
Ui.:nUL.H':~ cfit'l litjO. 0
PA.GE Lj <0 OF / .J--0
Addendum
Final Environmental Impact Report
SCH # 87111606
Canyon Hills Specific Plan
Amendment No.2
Prepared By:
City of Lake Elsinore
January 2007
AGENDA ITEM NO. 0-
PAm=- Lt 9 OF T 2:k
Table of Contents
1.0 INTRODUCTION.................................................................... .1-1
1.1 PURPOSE AND SCOPE ...................................................................1-1
1.2 PREVIOUS ENVIRONMENTAL DOCUMENTATION ..................1-1
1.3 FINDINGS OF THIS ADDENDUM................................................. 1-1
1.4 EXISTING DOCUMENTS TO BE INCORPORATED BY
REFERENCE.................................................................................. 1-3
1.5 CONTACT PERSON ....................................................................... 1-3
2.0 PROJECT DESCRIPTION....................................................... 2-1
2.1 PROJECT LOCATION AND SETTING .......................................... 2-1
2.2 PROJECT BACKGROUND ............................................................. 2-1
2.3 PROJECT DESCRIPTION.......... .............. ......................................2-6
3.0 ENVIRONMENTAL CHECKLIST ............................................ 3-1
4.0 PRIOR ENVIRONMENTAL REVIEW AND DISCUSSION ........ 4-1
~.1 ~]) 1J~E .................................................................... ~-1
E.. C d"
4.1.1 xlstlng on Itlons ............ .................. ........ .......... ........ ..... 4-1
4.1.2 Environmental Impacts....................................................... 4-1
4.1.3 MItIgatIon Measures............................................................ 4-2
4.1.4 Level of Significance After Mitigation ................................. 4-2
4.2 GRADING..................................................................... 4-2
E.. C d"
4.2.1 xlstlng on Itlons .............................................................4-2
4.2.2 Environmental Impacts ....................................................... 4-2
4.2.3 MItIgatIon Measures............................................................ 4-2
4.2-4 Level of Significance After Mitigation ................................. 4-3
4.:J VI~1JAL ~1JALI~.........................................................4-:J
E . t' C d't' 4 3
4.3.1 XIS Ing on I Ions ............................................................. -
4.3.2 Environmental Impacts ....................................................... 4-3
4.3.3 Mitigation Measures............................................................ 4-3
4.3-4 Level of Significance After Mitigation................................. 4-3
4.4 BIOLOGICAL RESOURCES ...........................................4-4
4-4.1 Existing Conditions .............................................................4-4
4.4.2 Environmental Impacts ....................................................... 4-4
4.4.3 MItIgatIon Measures ............................................................ 4-4
4-4-4 Level of Significance After Mitigation .................................4-5
4.5 CULTURAL RESOURCES .............................................. 4-5
E.. C d"
4.5.1 Xlstlng on Itlons .............................................................4-5
4.5.2 Environmental Impacts........ ...................... ......................... 4-5
4.5.3 Mitigation Measures ............................................................4-5
4.5.4 Level Of Significance After Mitigation ................................ 4-5
4.6 TRA.FFIC/CIRCULATION ..............................................4-5
Parkside Terrace
Environmental Impact Report/Addendum
City of Lake Elsinore
F~~07 0
AGEN D,iX II t:,~I.!J-.':" 0
PAGE) O~
Table of Contents
6 1 E. t' C d't'
4.. XIS Ing on I Ions .............................................................4-5
4.6.2 Environmental Impacts................... ........... ......................... 4-7
4.6.3 Mitigation Measures...................................... ...................... 4-7
4.6-4 Level of Significance After Mitigation .................................4-7
4.7 SERVICES AND UTILITIES........................................... 4-7
1 E. t' C d't' 4
4.7. XIS Ing on I Ions...... ................................ ....................... -7
4.7.2 Environmental Impacts .......................................................4-7
4.7.3 MItIgatIon Measures. ........................................................... 4-7
4.7-4 Level of Significance After Mitigation.................................4-8
4.8 HYDROLOGY AND WATER QUALITY ..........................4-8
4.8.1 Existing Conditions ............................................................. 4-8
4.8.2 Environmental Impacts....................................................... 4-8
4.8.3 Mitigation Measures............................................................ 4-8
4.8.4 Level of Significance After Mitigation ................................. 4-9
4.9 GEOLOGY AND SOILS.................................................. 4-9
1 E. t' C d't' 4 9
4.9. XIS Ing on I Ions ............................................................. -
4.9.2 Environmental Impacts ....................................................... 4-9
4.9.3 MItIgatIon Measures............................................................ 4-9
4.9-4 Level of Significance After Mitigation ................................. 4-9
4.10 NOISE.................... ..................................................... 4-10
E.. C d"
4.10.1 xlstlng on Itlons ...........................................................4-10
4.10.2 Environmental Impacts........ .............................. ............... 4-10
M.. . M
4.10.3 Itlgatlon easures. ......................................................... 4-10
4.10-4 Level of Significance After Mitigation............................... 4-10
4.11 AIR QUALITY .............................................................4-10
4.11.1 Existing Conditions ........................................................... 4-10
4.11.2 Environmental Impacts...................................................... 4-11
4.11.3 Mitigation Measures........................................................... 4-11
4.11.4 Level of Significance After Mitigation ................................ 4-11
4.12 ENERGY CONSERVATION ..........................................4-11
E.. C d"
4.12.1 xlstlng on Itlons ............................................................ 4-11
4.12.2 Environmental Impacts ...................................................... 4-11
M.. . M
4.12.3 Itlgatlon easures.......................................................... 4-12
4.12-4 Level of Significance After Mitigation............................... 4-12
5.0 FINDINGS
6.0 ORGANIZATIONS AND PERSON CONSULTED
7.0 REFERENCES
Parkside Terrace
Environmental Impact Report/Addendum
11
City of Lake Elsinore
ACENDA~~1ij.07 ~
PAGE".,<::l OF_ r .~
Table of Contents
Tables
Table 1
Figures
Figure 1
Figure 2
Figure 3
Figure 4
Appendices
Appendix A
............................................................................................ :!-1()
~()~~ti()1l ]v.[Cl~.........................................................................:!-:J
Specific Plan Approved 1989 {previously known as
Cottonwood Hills)............................................................ ...... 2-3
Revised Canyon Hills Specific Plan (SPA #1) Approved
2()()3 ...................................................................................... 2-jr
Proposed Canyon Hills Specific Plan (SPA #2) ......................2-11
]v.[itigation ]v.[onitoring Reporting Program
Parkside Terrace
Environmental Impact Report/Addendum
III
City of Lake Elsinore
February 2007
AGENDA ITEM NO.
PAGE S- d- OF
o
f~
1.0 Introduction
1.0 INTRODUCTION
1.1 PURPOSE AND SCOPE
This is an Addendum to a previously certified Final Environmental Impact Report, State
Clearinghouse No. 87111606 (the "FEIR"). The FEIR was certified by the City of Lake
Elsinore (the "City") in January 1989 in connection with a Project originally named
Cottonwood Hills Specific Plan and later changed to Canyon Hills Specific Plan (the
"Specific Plan").
In March 2003, the City approved an Addendum to the FEIR (the "2003 EIR
Addendum"), in connection with Canyon Hills Specific Plan Amendment NO.1 (SPA #1).
Pardee Homes (the "Developer") is now proposing an additional Specific Plan
Amendment (SPA #2) for which this Addendum is being prepared. SPA #2 involves two
minor modifications to the original Specific Plan. Specifically, SPA #2 proposes to
remove Planning Area 19 and extend Planning Area 36 over that area. In addition, SPA
#2 proposes to flip-flop Planning Area 26 and Planning Area 37. Collectively, these two
minor modifications are referred to herein as the "Project."
This Addendum, the 2003 EIR Addendum, and FEIR serve as the environmental review
of the proposed Project, as required by the provisions of the California Environmental
Quality Act (Public Resources Code Section 21000, et seq.: "CEQA"), the State
Guidelines for Implementation of CEQA (Title 14 of the California Code of Regulations
Sections 15000 et seq.: "CEQA Guidelines") and the Local Guidelines (collectively, the
"State and Local Guidelines").
Pursuant to the provisions of CEQA and State and Local Guidelines, the City of Lake
Elsinore is the Lead Agency and is charged with the responsibility of deciding whether to
approve the proposed Project. As part of the decision-making process, the City is
required to review and consider the potential environmental effects that could result
from the modification of the Project analyzed in the previously certified FEIR.
1.2 PREVIOUS ENVIRONMENTAL DOCUMENTATION
In January 1989, the City of Lake Elsinore City Council certified the FEIR for the
Cottonwood Hills Specific Plan 88-1. For the purposes of this Addendum, the FEIR
refers to all Project documents, including the Draft Environmental Impact Report
(DEIR). The FEIR addressed potential impacts associated with the Cottonwood Hills
Specific Plan Project and associated discretionary and ministerial actions. The originally
approved Specific Plan covered approximately 1,970 acres and consisted of multiple
Planning Areas (PAs). With the exception of cumulative impacts associated with habitat
loss, deterioration of visual quality, poor air quality, and traffic congestion, the FEIR
identified that impacts from the entire Project would either be less than significant or
mitigated to below a level of significance.
Parkside Terrace
Environmental Impact Report/Addendum
1-1
City of Lake Elsinore
February 2007
AGEj~D,1.\ ITEM NO.
PACE ~3 OF
B
Ic4
1.0 Introduction
1.3 FINDINGS OF THIS ADDENDUM
Pursuant to CEQA and the State CEQA Guidelines, this Addendum has been prepared to
determine whether SPA #2 will result in a change in circumstances, new impacts, or new
information of substantial importance requiring the preparation of a subsequent or
supplemental EIR.
This examination includes an analysis of the provisions of Section 21166 of CEQA and
Sections 15162 and 15164 of the CEQA Guidelines and their applicability to the proposed
Project. The focus of this examination is whether the CEQA analyses conducted in the
FEIR and 2003 EIR Addendum adequately address the impacts that may result from the
changes to several of the Planning Areas (PAs) as proposed by SPA #2.
1.3.1 Use of an Addendum to a Previously Certified EIR
Section 15164 of the State CEQA Guidelines states that an Addendum to an EIR shall be
prepared "if some changes or additions are necessary, but none of the conditions
described in Section 15162 calling for preparation of a subsequent EIR have occurred."
CEQA Guidelines Section 15162 identifies the conditions that require preparation of a
subsequent EIR. A proposed change in a Project will require preparation of a
subsequent EIR if:
1. The change in the Project is substantial.
Substantial changes in the Project are those that would require major revision of the
previous EIR due to the involvement of new significant environmental effects, or if a
substantial increase in the severity of previously identified significant effects has
occurred.
2. The circumstances under which the Project is undertaken have substantially
changed.
Substantial changes in circumstances are defined as those that would require major
revisions of the previous EIR in order to describe and analyze new significant
environmental effects, or any changes that would cause a substantial increase in the
severity of the previously identified significant effects.
3. New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous
EIR was certified, shows:
A. The Project will have one or more significant effects not discussed in the
previous EIR;
B. The significant effects previously examined will be substantially more severe
than identified in the previous EIR;
Parkside Terrace
Environmental Impact Report/Addendum
1-2
City of Lake Elsinore
February 2007
4CEfmA ITi:WJO. 9
P,q~r: ~ ~- I~
1.0 Introduction
C. Mitigation measures or alternatives previously found not to be feasible would,
in fact, be feasible, and would substantially reduce one or more significant
effects of the Project, but the Project proponent declines to adopt the
mitigation measures or alternatives; or
D. Mitigation measures or alternatives that are considerably different from those
analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the Project proponent declines to
adopt the mitigation measures or alternatives.
If none of the above conditions requiring preparation of a further environmental impact
report is present, but it is necessary to make minor corrections or changes to the
previous environmental impact report, the Agency may prepare an Addendum. (CEQA
Guidelines Section 15164.) There must be substantial evidence in the record to support
the City's decision to prepare an Addendum.
This Addendum reviews new information that was not known and could not have been
known with exercise of reasonable diligence at the time the FEIR and 2003 EIR
Addendum were certified. Specifically, this Addendum evaluates whether SPA #2 will
result in significant new impacts in each of the areas addressed in the FEIR. A
comparison of the previous Project against the proposed Project contained in SPA #2
indicates that there are no new significant environmental impacts associated with
implementation of the proposed Project or implementation of the mitigation measures
contained in the FEIR.
An Environmental Checklist Form, taking the form recommended by Kostka and
Zischke in their renowned CEQA treatise, was used to make a determination as to the
appropriateness of preparing this Addendum. Kostka and Ziscke, in a "Practice
Pointer," caution that:
An initial study checklist should not be used to make a determination under Pub
Res C 9 21166 and 14 Cal Code Regs 9 15162 unless the initial study form is
specifically modified for that purpose. The Environmental Checklist Form in
Appendix G of the Guidelines is only suggested; public agencies may devise their
ownformsfor an initial study. 14 Cal Code Regs 915063(fJ. See 96.12.
If the initial study form is used, it should be modified to state that the
environmental impacts being reviewed are limited solely to new impacts
resulting from changes to the Project or changes in circumstances. If any new
impacts are identified, the agency should include a separate evaluation of
whether those impacts were considered in the previous EIR or negative
declaration and whether major revisions to the previous EIR or negative
declaration are required.
1 Kostka and Zischke, Practice Under the California Environmental Quality Act (Cont.
Ed. Bar 2006) g 19-41, Practice Tips, at pp. 920-21.
Parkside Terrace
Environmental Impact Report/Addendum
1-3
City of Lake Elsinore
ACEr~DA !fE~~urJb~007 ~
PAGE ~S?" OF I J{O
1.0 Introduction
.As can be seen on the Environmental Checklist Form in Section 3.0, the City of Lake
Elsinore modified its standard initial study checklist in accordance with Kostka and
Zischke's guidance to reflect that it assesses new Project impacts resulting from changes
to the Project or changes in circumstances since the FEIR was certified. Explanations
for each checklist answer are founding Section 4.0 of this document. Based upon the
conclusions reached in the checklist, there is no substantial evidence that the proposed
Project, SPA #2, requires preparation of a subsequent or supplemental environmental
impact report, and the City decided that an addendum was the appropriate document to
prepare for SPA #2.
1-4 EXISTING DOCUMENTS TO BE INCORPORATED BY REFERENCE
CEQA Guidelines Section 15150 permits an environmental document to incorporate all
or portions of other documents which are public records or are generally available to the
public. Where all or part of another document is incorporated by reference, the
incorporated language is considered to be set forth in full as part of the text of the
environmental document; provided that it is briefly summarized where possible in the
environmental document, or briefly described if the data or information cannot be
summarized. The environmental document must also describe the relationship between
itself and the incorporated part of the referenced documents.
This Addendum incorporates by reference the documents that are summarized below.
.As will be seen in sections that follow, the City previously relied upon these documents
in developing the Project and authorizing its construction, first in 1989, and later in
2003 for SPA #1; for this reason, these documents are extensively referenced herein.
Copies of all incorporated documents are available to the public for inspection during
regular business hours at the Planning Division of the City, which is located at:
130 South Main Street
Lake Elsinore, California 92653
The following identifies and briefly summarizes the main incorporated documents:
Cottonwood Hills Specific Plan Final Environmental Impact Report
In January 1989, the City published a report entitled Final Environmental Impact
Report for the Cottonwood Hills Specific Plan, State Clearinghouse No. 87111606, which
was prepared by Regional Environmental Consultants (RECON).
That FEIR focused on the following Project:
The overall objective of the Project is to develop a balanced residential
community that contains parks, schools, and commercial centers. The Project
will also provide a significant contribution to needed on-site and off-site
infrastructure improvements. These include the widening of Railroad Canyon
Parkside Terrace
Environmental Impact ReporVAddendum
1-4
City of Lake Elsinore
February 2007
ACENDA ITEM NO.
PAGE \-:6 OF
~
I d-{;
1.0 Introduction
Road, a new sewer pipeline along the San Jacinto River, and roads and other
improvements through the property.
In planning the community, the Project objectives have been influenced by the
nature and density of adjacent existing or approved developments. The intent
of the Project is to have an overall density, as well as specific uses, which are
compatible with the existing and planned development around the property.
The FEIR did not identify any environmental impacts that could not be mitigated to a
less than significant level.
Canyon Hills Specific Plan Amendment NO.1 Addendum to the Final
Environmental Impact Report
During March 2003, the City published a report entitled Canyon Hills Specific Plan
Amendment No. 1 Addendum to the Final Environmental Impact Report, State
Clearinghouse No. 87111606, which was prepared by HDR.
The Project for which the 2003 Addendum was prepared was Amendment NO.1 to the
Canyon Hills Specific Plan. Specifically, the Project was described as involving:
[An amendment to] the Cottonwood Hills Specific Plan to allow for minor
changes to the land uses designated in the previous Specific Plan, number of
units as well as a new fire station site.
All technical reports and analyses are included in the 2003 Addendum. Furthermore, all
entitlements approved for the Project to date are outlined in Section 2.2 Project
Background, and shall also be incorporated by reference.
1.5 CONTACT PERSON
The Lead Agency for this Addendum is the City of Lake Elsinore. Any questions about
the preparation of this Addendum, its assumptions, or its conclusions should be referred
to the following:
Wendy Worthey, Principal Environmental Planner
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
Tel: (951) 674-3124 ext 288
Parkside Terrace
Environmental Impact Report/Addendum
1-5
City of Lake Elsinore
February 2007 n
ACEi~DA ITEM NO. CJ
PAGE l)70F }~
2.0 Project Description
2.0 PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND SETTING
The approximate 1,970-acre Canyon Hills Specific Plan area is located within the eastern
boundaries ofthe City, east of Interstate 15 (1-15) (Figure 1: the "Project Site"). Access to
the Project Site from 1-15 is via Railroad Canyon Road, which runs along San Jacinto
River and crosses the northwest corner of the property. Canyon Hills Road connects
with Railroad Canyon Road and traverses the Project Site from the west to east.
Unincorporated Riverside County surrounds the south and east portions of the Project
Site.
SPA #2 modifies only a portion of the Project Site. The exact location of those portions
of the Project Site that are subject to modification are PAs: 19, 26, 36 and 37. The
boundaries of each of these PAs are depicted in Figure 3.
2.2 PROJECT BACKGROUND
The Specific Plan was first approved by the City Council in 1989 and encompassed
approximately 1,970 acres. At that time, the Specific Plan proposed a mixed-use
development with single-family detached, multi-family attached units, commercial,
public facilities, schools, open space, and parks/recreation uses. A large portion of the
Specific Plan was devoted to residential use with 4,275 dwelling units (DU) approved
(2,628 single-family detached dwelling units and 1,647 multi-family attached dwelling
units). In addition, the Specific Plan included 28-4 acres of commercial uses; 32.6 acres
for public schools; 42.1 acres of parks; 950 acres of natural open space and 77 acres of
roadway (See Figure 2 for a breakdown of land uses approved under the Specific Plan).
Between 1989 and 1990 the City Council also approved the following applications, which
are related to the Specific Plan:
. Pre-Zone and Annexation No. 88-1: Annexed the entire 1,970 acres into the City
of Lake Elsinore.
. General Plan Amendment 88-1: Amended the City's General Plan to include the
Specific Plan area onto the General Plan's Land Use Map.
. Development Agreement: Vesting agreement between the City and Pardee
Construction.
. Vesting Tentative Tract Map 23848: Subdivided the Phase 1 portion of the
Specific Plan area into 14 development phases. The vesting map encompassed
about 455 acres and created 669 parcels for residential development, schools,
parks, and commercial sites.
On-site development began during the late 1990S when the City approved a five-year
time extension for Vesting Tract Map 23848 in 1999. During this time, Pardee
Construction sold portions of the vesting map to various merchant builders which
resulted in the City approving a series of amendments to Vesting Tract Map 23848 and
Parkside Terrace
Environmental Impact Report/Addendum
2-1
City of Lake Elsinore
February 2007
AGENDA ITEM NO. ~
PAGE S--~._ OF L;lio
2.0 Project Description
Design Review applications for the various merchant builders in the late 1990S and early
2000S. Phase I construction of the Specific Plan commenced in the early 2000S with the
construction of the following single-family detached dwelling units:
. Pardee Homes:
. Woodside Homes:
. Richmond American:
. KB Homes:
. Capital Pacific Homes:
173 dwelling units
130 dwelling units
81 dwelling units
128 dwelling units
96 dwelling units
To date, Phase I (except Planning Area 5) and Phase II are constructed.
Parkside Terrace
Environmental Impact Report/Addendum
2-2
City of Lake Elsinore
February 2007
AGENDA ITEM~..
Pi'~,GE (5' ( 01=
~
J d-1o
------
2.0 Project Description
tM>>I
'tl.J12{J#'Jtf
s
{,lj
~
l:2
:I: If)
u
Z
cz
Cl::C
>-j(
.0
iic:
N"se
1tI1lI
o
~
~
~
8
",
"
Figure 1
Location Map
I"
l-
II,....
o
2
2-3
Parkside Terrace
Environmental Impact Report/Addendum
City of Lake Elsinore
r\C EN Dy'\ Ffflf...:~.?t.rr;. Jfj.07
-PACE JOO OF
Cd
(~
2.0 Project Description
i
0
'"
c
;z
~
....
.... -ctf.l
0
::: 0=
a:: i5:
iii
.
:I C
:>
z S2
t:
i i ! "0
0 0 CJ U
a:: II: z
a:: ~ Z <)
0 z
... z ~
<C
:I i
I . ~:
I
I ....
I
I CD
.
I
0
I
I
I
I
I
s I
~ I
-. =1
ZW
<~
"'=
ll.I
Co)
. :
. QI
I :I
<C II:
a. :>
, 0
" ..I
; <C U
a: II:
~ ~
u
., z )::
I 0 II
..I
<C
I . ~
9~ ~~ I
., I:> i
Ii!: a:: 0 .
&I. ~:t ..
:::1:0 0 ""
VI-.... :I
e~ ~~ :I
ClO <ce 8
I' g...._
s.....~.... ......
r$ il .'
Figure 2 Specific Plan Approved 1989
(previously known as Cottonwood Hills)
Parkside Terrace
Environmental Impact Report/Addendum
2-4
City of Lake Elsinore
{.,<. n \ -.., r. ~eI?E~~~,2D07
p~rvt:~.'ei)?':1. ~ i tLii 1\ii;U.
PAGE ~ I OF
~
L~~
2.0 Project Description
As of the time of drafting the Addendum, the Developer was prepared to begin Phases 2
and 3 of development of the Specific Plan. However, certain planning constraints arose
and required the Developer to update and revise the original Specific Plan and SPA #1 to
address those issues. The Specific Plan was updated and revised to address the
following:
. The change to the name of the Specific Plan from "Cottonwood Hills" to "Canyon
Hills."
. The revisions to the land use plan, including a minor reconfiguration of planning
areas which better responds to market demands.
. The revisions to the development standards that ensure more compatible
construction with topographic constraints.
. Construction of a new on-site fire station.
The following entitlements have been obtained for the Canyon Hills Specific Plan:
. Cottonwood Hills Specific Plan 88-1 (March 14, 1989)
. Specific Plan 88-1 Conditions of Approval (March 14,1989)
. Cottonwood Hills Environmental Impact Report (January 25,1989)
. Cottonwood Hills Mitigation Monitoring Program (March 14, 1989)
. Cottonwood Hills Development Agreement (May 9,1990)
. Cottonwood Creek Revegetation Plan (October 23,1991)
. U.S. Army Corps of Engineers 404 Permit (July 22, 1996; re-issued October 12,
2006)
. California Department of Fish & Game 1603 Agreement (September 19, 1996;
Pending re-issuance)
. U.S. Fish and Wildlife Services Biological Opinion (March 3, 1992 and July 16,
2002)
. Public Facilities and Services Financing Agreement (January 2003)
. Section 401 Water Quality Application (January 4,1993)
. Section 401 Waste Discharge Requirement and Water Quality Certification
Waiver (October 19,1989)
. Cottonwood Hills Storm Water Pollution Prevention Plan (SWPPP) and NOI
(December 18, 1997 and November 4, 1997)
. Vesting Tentative Tract Map No. 23848 Conditions of Approval (October 10,
1989)
. Vesting Tentative Tract Map No. 25274 and R89-22 (April 24, 1990)
Parkside Terrace
Environmental Impact Report/Addendum
2-5
City of Lake Elsinore
February 2007
.I\,"r~~,~ew, I'''l''i:~'~ ""0 n,
,.fWt.VL:'\liL1""" j_~'VI hi . '0
PAGE ~ ;r OF { :l-0
2.0 Project Description
. Conditions of Approval for Vesting Tentative Tract Map No. 23848-13,
Amendment #1 and R99-4 (Planning Commission Approved September 15, 1999
and City Council Approved October 26, 1999)
. Minor design review for Vesting Tentative Tract Map 2384813, Amendment #1
(February 2, 2000)
All of the above outlined entitlements are incorporated by reference as noted in Section
1.4.
Parkside Terrace
Environmental Impact Report/Addendum
2-6
City of Lake Elsinore
AGEr~DAbrlft?i~~. ~
PACE t~ '""). I
L ::;> OF ~
2.0 Project Description
I
I
I
I
I
I
I
.~ I
______J
Figure 3 Revised Canyon Hills Specific Plan (SPA #1)
Approved 2003
I~
I-
II~
o
Z
a::: a::: I-
w W
CD 0 Z
:::; a::: w
::J 0 :::;
Z CD c-
o
W l- I- ...J
W
V'l :z :z >
a::: 0 0
::> < ::> ::> w
< 0
0 0 0 <.:l <.:l
U a::: a::: Z Z <.:l
a::: a::: a::: :z :z z
w 0 0 z z >=
I- ..., z ::'i ::'i V'l
< < x
;; :::::E :::::E c- c- W
I ! .
, .
,
. I .
. .
I .
.
. 00 ..
. "
.
. \ ..
. .
. .
.
. .
I .,
...J
<
Z
...J ...J 0
< < >= w
>= ~~ ::> u
zu I- V'l <
w< w'-.. >= :.: c-
0'-.. O::J V'l a::: V'l
-;::l ViO Z < z
::lo W-t 5- c- w
a::: co a:::N '-.. c-
< 0
80 80 u V'l ...J
:J:I- :J:I- a::: ...J <
W 0
Uc- ~c- :::::E a:::
0 ::>
~::> I-::J :::::E :J: I-
W I- 0 U <
00 <co u V'l z
... ~ ...
Parkside Terrace
Environmental Impact Report/Addendum
2-7
City of Lake Elsinore
February 2007
t.G!2rWf~ rreM r~. ~
PJ\CE (a 01: ~
2.0 Project Description
2.3 PROJECT DESCRIPTION
The modifications to the Specific Plan that occurred as a result of SPA #1 and the
modifications proposed in SPA #2 are summarized in Table 1. SPA #2, as shown in
Figure 4, involves:
. Removing P A 19, and extending P A 36 into that area.
. Switching locations for PA 26 and PA 37, while maintaining the same land uses
associated with each.
FIRST CHANGE: PAs 19 AND 36
PA 19 was the original site proposed for an elementary school for the Lake Elsinore
Unified School District.
SPA #1 did not make any changes to this site. However, after SPA #1 was approved, the
surrounding school districts of Lake Elsinore, Perris, and Menifee began negotiations
regarding which district would have jurisdiction over the new school. Ultimately, the
boundary line was drawn such that the school site would be covered by the Lake
Elsinore Unified School District's jurisdiction. When the final lot count was done, the
Lake Elsinore Unified School District determined that the student population produced
as a result of the development of Specific Plan would be insufficient to support use of the
school site. Therefore, the school site was abandoned.
In an effort to make P A 19 of the Specific Plan productive, the Developer began
investigating alternatives for the site. According to the Specific Plan, an acceptable
alternative use for P A 19 is SF3 single family residential development, with the condition
that 5.0 acres of the area be transferred to the adjacent community park. The SF3 single
family residential development standards would permit 24 dwelling units per acre with a
maximum of 319 dwelling units for the entire P A.
The Developer attempted to design P A 19 according to the standards of SF3
development set forth in the Canyon Hills Specific Plan. However, because of a series of
issues related to topography and ingress/egress, it was determined that the site could
not support a SF3 housing tract. In search of other alternatives, the Developer
examined the viability of applying a different residential density designation to P A 19. It
was then determined that the zoning from the northern PA 36 (City direction was to not
exceed 18 DU/acre) could easily be expanded into PA 19. Under SPA #1, PA 36 was
approved for 180 single-family detached units (MF2 zoning) on 10.1 acres.
With the approval of SPA #2, P A 19 will be removed and P A 36 will be extended to cover
the 18.3 acres that made up PA 19. The expansion will accommodate 227 multi-family
units (MF1 zoning). This plan constitutes a reduction of the overall number of units that
would have been built between P A 19 and P A 36. That is, the total number of units that
will result if SPA #2 is approved is 3,830, which is less than the 4,275 units originally
approved in Specific Plan. Because the proposed overall density of the project will not
City of Lake Elsinore
Februrio~007 ~
PAGE (Q) OF ,.~
Parkside Terrace
Environmental Impact Report/Addendum
2-8
2.0 Project Description
increase as a result of this change, there are no potentially significant environmental
impacts that will result from the project which were not previously analyzed and/or
mitigated under the FEIR.
Even though the number of units being evaluated in this Addendum for SPA #2 is 3,830,
the Developer may in the future make a request to construct the originally approved
4,275 units. If such a request is made in the future, the City will at that time evaluate the
need for future Specific Plan amendments and additional environmental analysis as
required by CEQA.
SECOND CHANGE: PAs 26 AND 37
P A 26 was originally approved for an elementary school on a 10.7-acre site. SPA #1
increased the size of the school site to 12.2 acres. The elementary school would be
constructed by the Menifee School District. Menifee School District has expressed an
urgent need to have the school completed by the Fall of 2007. The justification for
relocating P A 26 was that if the school site were to remain in its original location (where
P A 26 was originally located), there would be drainage problems necessitating
construction of a sewer line and pump station in a future residential street not yet
planned. In order to meet the school construction timeline, the school would be moved
to an area with less drainage issues. These drainage issues will be addressed during the
engineering design of P A 37 which does not have the same immediate timeline as that of
the elementary school.
P A 37 was originally a portion of P A 25 (36.9 acres with SF3 zoning). SPA #1 reduced
P A 25 in size to 33.9 acres with 139 lots. P A 37 was rezoned as MF2, a zoning
specifically adopted for the original Specific Plan, which set the allowable development
to not exceed 171 DU on 10.8 acres.
SPA #2 proposes to switch the locations of PA 26 and PA 37, and increase the DU
number in PA 37 from 171 to 243. The land uses would remain the same with each PA,
only the locations have been switched. Further, with the re-alignment of Kalanchoe
Road, the size of P A 26 and P A 37 were increased while the size of future P A 28 was
decreased. That is, under SPA #2, P A 37 continues to accommodate the MF2 use but on
an increased P A size of 16.2 acres, and P A 26 continues to accommodate the elementary
school but on an increased P A size of 13.3 acres. Although SPA #2 is also allowing for
an increase in units (243 DU) above that approved by SP A#l (171 DU), this increase is
still below the allowable number of units approved in the original Specific Plan and SPA
#1.
Parkside Terrace
Environmental Impact Report/Addendum
2-9
[-' .~." City of Lake Elsinore
hLi.:i~DP, IT~4tf.tO:Y 2007
PAGE 10 h _OF
<l9
(~
2.0 Project Description
Original Land Use SPA#1 Land Use SPA#2 Land Use
PA Number of P.A. Number of P.A. Number of
Zoning Acres Zoning Acres Zoning Acres
Units Units Units
1 MF1 274 26.1 1 MF1 318 30.8 1 MF1 194 30.8
2 MF2 484 26.9 2 MF2 484 26.2 2 MF2 354 26.2
3 C2 . 7.8 3 C2 - 7.7 3 CONSTRUCTED 7.7
4 C1 - 13.4 4 C1 - 13.9 4 CONSTRUCTED 13.9
5 MF2 216 12.8 5 MF2 216 12.4 5 MF2 154 12.4
6A SF3 85 18.7 6A CONSTRUCTED (85) 18.7
6 SF3 215 46.1
68 SF3 130 28.3 68 CONSTRUCTED (130) 28.3
7 NP - 5.0 7 NP . 9.2 7 CONSTRUCTED 9.2
8A SF3 36 7.9 8A CONSTRUCTED (36) 7.9
8 ES - 10.3
88 SF2 17 3.1 88 CONSTRUCTED (17) 3.1
9A SF2 79 23.8 9A CONSTRUCTED (79) 23.8
9 SF2 275 76.4 98 SF2 77 25.2 98 CONSTRUCTED (77) 25.2
9C SF2 96 30.6 9C CONSTRUCTED (96) 30.6
10 SF2 156 45.4 10 SF2 43 12.4 10 CONSTRUCTED (43) 12.4
11 MF1 109 10.9 11 SF3 45 10.7 11 CONSTRUCTED (45) 10.7
12 MF1 166 13.8 12 MF1 128 17.4 12 CONSTRUCTED (127) 17.4
13 MF2 398 19.9 13 MF2 292 18.6 13 CONSTRUCTED (108) 16.4
14A SF3 111 26.5 14A CONSTRUCTED (111) 26.5
14 SF2 218 58.9
148 SF2 99 27.1 148 CONSTRUCTED (99) 27.1
15 IN - 1.3 DELETED
16 C1 - 2.0 DELETED
17 NP - 4.4 17 PP . 6.8 17 PP . 7.4
18 CP - 27.7 18 CP - 24.5 18 CP - 31.1
19 ES - 11.3 19 ES - 11.4 DELETED
20 IN - 3.9 DELETED
21A Under Construction (127) 29.6
21 SF3 233 46.5 21 SF3 274 60.7
218 Under Construction (131) 28.5
22 SF2 102 30.0 22 SF3 109 31.1 22 Under Construction (107) 30.7
23 SF2 198 55.0 23 SF2 139 54.3 23 Under Construction (148) 54.3
Table 1
Land Use Comparison - Original/SPA #1 / SPA #2
Parkside Terrace
Environmental Impact Report/Addendum
2-10
City of Lake Elsinore
;~G~;m:;;A iT~jbr~o: 2007 0
PACE 0l OF [~
2.0 Project Description
24 SF3 168 46.8 24 SF3 135 38.2 24 Under Construction (143) 40.7
25 SF3 188 36.9 25 SF3 139 33.9 25 SF3 133 34.5
26 ES - 10.7 26 ES - 12.2 26 ES - 13.3
27 NP - 5.0 27 NP - 2.5 27 NP . 4.3
28A SF3 136 31.8 28A SF3 132 30.7
28 SF2 379 105.3 288 SF2 78 28.7
288 SF2 196 65.5
28C SF2 81 29.1
29 SF2 102 29.0 29 SF2 117 40.3 29 SF2 112 37.3
30A SF2 155 51.2 30A SF2 165 55.0
30 SF2 295 81.9
308 SF3 157 37.1 308 SF3 157 37.3
31 SF1 26 21.9 31 SF1 34 32.6 31 SF1 34 32.6
32 SF1 13 9.8 32 SF1 15 12.3 32 SF1 15 12.3
33 SF1 54 37.8 33 SF1 62 39.8 33 SF1 42 26.4
34 MS - 28.1 34 CONSTRUCTED 28.1
35 ES . 12.0 35 CONSTRUCTED 12.0
36 MF2 180 10.1 36 MF1 227 18.3
37 MF2 171 10.8 37 MF2 243 16.2
38 IN FIRE STA. 2.0 38 CONSTRUCTED 2.1
Roadway 76.8 Roadway 60.4 Roadway 63.7
Open space 950.7 Open space 909.1 Open space 920.6
Total SF 2628 Total SF 2486 Total SF 2658
Total MF 1647 Total MF 1789 Total MF 1172
Total DU 4,275 1968.7 Total DU 4,275 1968.7 Total DU 3,830 1968.7
Parkside Terrace
Environmental Impact Report/Addendum
2-11
City of Lake Elsinore 0
I' ,...!-'-....' : n.0 11f..1'.'..l',.i;':,Sb007
,.,J'!. j""'::...iJ--\ ~ t'lt..",!'.;,..q~ _
",,- 'PAGE Ca-~ OF~
2.0 Project Description
~I'"
1-""
II...
o
Z
0:: 0:: 0-
W W
CD a :z
w
:::!: 0:: :::!:
:J 0
Z CD 0..
0
W 0- t:: ...J
Vl :z w
0:: a a z >
:J <( :J :J w
<( a
0 0 0 C!l CI
U 0:: a:: ~ ~ CI
z
a:: 0:: 0:: Z Z ;:::
W 0 0 z Z
0- ..., ~ j j Vl
<C <( x
;,: :::!: :::!: 0.. 0.. W
I ! .
, .
,
. i .
. .
. .
.
. CO ..
. ..
. \
. .
. .
. .
.
, .
, .
...J
<(
Z
...J ...J 0
<C <( ;::: w
;::: ;:::u :J U
zU Z<C 0- Vl <(
w<( w'- ;::: lL 0..
0'- a:J Vl 0:: Vl
~5 Via z <l; z
w S- o.. W
0:: a::"<t '- 0..
co C'l <( 0
80 80 u Vl ...J
:x: 0- :x: 0- 0:: ...J <(
~o.. Uo.. w 0 0::
:::!: 0 ::::>
0-::::> ~::::> :::!: :x: 0-
w 0- 0 U <(
00 <(co U Vl Z
Figure 4 Proposed Canyon Hills Specific Plan (SPA #2)
Parkside Terrace
Environmental Impact ReporVAddendum
2-12
City of Lake Elsinore
AC!!N"}\ffl~R~7f\JO. 0
PAGE 0- 9 OF~ -.J -b _
-
,~
:52
(.)
(1)
.c
(.)
-
co
-
c
(1)
E
c
o
~
'S;
c
W
C!
C")
~
o
~
E-t
r./).
~
u
~
:I:
u
~
~
~
Z
~
~
~
o
,
M
.....
~
.~
.....~
<:.) 0)
'2-5
I-o..c
~ <:.)
~ ~
0) 0)
!:: 1-0
4-<..8
o ~
~ s
O).~
s~
~ !::
~ ~
0).......
~ 0...
~ t><
~~
!:: .
~"'O
t) 0)
0)<.8
t;::: .~
0)1::
1-0 0)
o <:.)
..... ~
t) ~
.~
=8E5
O)~
..c~
<:.) 0)
.s-B
~ !::
..... .~
~ ~
~~
'.;j ~
'S !::
.~ ~
"'O~
1-0 S
~ ~
"'0<:.)
!:: 1-0
~.~
..... <:.)
~ !::
$3 .~
.~ ~
"'00)
0) 0.0
1+:: !::
.~ ~
"'O~
o '<J .
o 1-0 .....
~ 0 !::
0) ..... 0)
1-0 <:.) 0
o 0) ~
!:: .= ~
.~ 0 <:.)
~ 1-0 0
~~"'O
0) ~
0) ..c .~
~""'..c
~O"'"
~.....4-<
'+-<~o
00)",,"
.0 0.0 1-0
.~ !:: 0)
u~~
0)-5~
-Bsa
O)~ 8 !::
> '+-< .~
o 0.0""0
..o!::!::
~".;j ~
~"3..8
!:: ~ 0)
00)1-0
.~ 1-0 ~
..... ~ 1-0
!::t)0)
0) ~ ~
S 0... ~
<.S ~
~
0..
S
......
o
Z
eIl~
...... ......
O - zCl.l ~ "''' 0 ~
..... ell 0"""
~ ~ Z ...... ...... ~ ~ 1::
] ~ - 1:: ~ 1i1 '1::.:2 Cl.l
Eo; I+:: t) ~ en S'S 1i1 ;:j
en'S ell en ~ I-< 0" I-< Cl.l
~ .~ S-.g ~ ~ ~ fr15
.....l 00 ...... 00 ...c ...... I-<;:j
C) p..oo
~
o en
~.......... t)~
.:2 .0 0 ~ ~
........... ~ Cl.l_
eIl:-;:":i1i1~gJ
S':9",,~.....o
1-<......._...... ~
..s boO Cl.l Sell';;
~~~:L.::::~~
...... .~ "0 ~ ...... p..
~0Cl.l 6b~
Cl.l...c~ ............
Zoo 00
I-< ~
go>.] ~
.~ ..... '0 ~~ ~ ..... ~~ ~
ell gp ~ ~.......~ ~...... en
~'I::' (,) en "0 ~ Cl.l> l=i ;:j
i::;s:I+::.....Cl.lell :;0
..s 0...... (,) en ..... Cl.l 0';;
~...c 6b~ gJ 15 OO...c Cl.l
...... 00 ...... ~ (,) ;:j ~ 00 I-<
~ 00 .~ 00 0 p..
Z Q =s
en
Cl.l
~ ~ (,) boO~ en
............ ~ ~ ~ g
1:: Cl.l ~ '1:: ..... ......
ell boO en...... I-< en
..... ~ d=-O'''''
en ell s::; '-'.....,.....
,D...c;:jCl.lell~
;:jC)~~=S""
00 ......
C)
~ ~ boO~ en
................. ~ ~ ~
..... Cl.l (,).1::..... 0
~ boO Cl.l...... 1-<'(iJ
ell ~'S;:j 0';;
tn ell I-< O".~ Cl.l
.gOp..~=s~
00
x
t
.g
o
'"
~
~
oS
"d
"3
~
(,)
......
~
Cl.l
(,)
en
ell
~
o
"t)
~
Cl.l
Cl.l
en
I-<
~
ell
~
''2
ell
.....
en
..D
;:j
en
ell ('\..
~~
~.~
..
~
o-l
~
:=
Eo-
rJj
~
...;
,-..
ell
x
ell
~
:s
..:<: .~
~ (,)
en 0
Cl.l I-< en
~cn"gp
;:j Cl.l......
OCl.l"O
~lJr=
I-< ~;:j
(,)O..D
-"",", ......, C,)
~ "0 '1::
820
en 'd tn b'
OJ s;::;i.""'"'
boO;.:::...c ell
ell ..... "0 ~
~8~~
"0..... -......
>.;:j ~...c
:::::,D ~.S:l
ell bE...... ~
.~ ~ 8: 8
~...... 0 en
~ -g I-< Cl.l
CfJ~ C,)....
,D(,).....eIl
;:j~;:jtn
00...... 0
,-..
..D
x
ca
;:j en
en.....
.;; ;;
boO~
~ ro
o.t:j OJ
en.....
ol""'lo"",",
:>< en
Cl.l Cl.l
Cl.l...c
...c.....
..... ......
Cl.l 0
"0.0
ell......
6'rJca
~ &~
>'I-<~
-0....
ca 0"",",
...... kl "0
..........~
~ (,) ;:j
ell ell 0
..... I-< I-<
en ell I-<
,D...c;:j
rJ.l(,)en
x
I-< I-<
o 0
.....~
fo"O
;:::t)
3~
1:: ro
ell >.('\..
tnll~
.gl-<I-<
en ~ ell
......"oCl.l
oell.p
8"O~
I-< "S ......
;:j 0 ~
~ ~ Cl.l
~ ...c .;;
Cl.l.S:l Cl.l
~...c S
ell ~......
Cl.l <IS;::
1i11-<...c
Cl.lell:g
(5'bb~
,-..
"0
,-..
(,)
~vl:.::.\.UI4. .! ;;;'lI.!. ~o.
PA.CE..J C?
Ie! b
00
.SN
!!l~
UJro
~~
j~
15
~
i:3
..-
M
E
;;;J
-0
C
(I)
-0
-0
~
8-
(I)
ex::
tS
ro
0-
~.E
ro-
t:-S
(I) C
1-(1)
(I) E
-oc
'Ci) e
-c '5
ro c
c..UJ
OF.~~
-
,~
32
(.)
(1)
.c
(.)
.....
~
C<:l
0..
S
.....
o
Z
-
ctS
-
C
(1)
E
c
o
:ro-
':;
c
w
C!
M
~ C<:l ~
t::..... oC;;Z t:: b.O'SliS
C<:l ~z'.o ......8 t:: t::.....
...c:: ~- t:: 0 C<:l.... 0 t::
E-< t.;::: t C<:l ~ .;:..0 Q)
.- C<:l..... (I) I:< ;:l C<:l ;:l
~.~ S'.g ~.2 ~ ~ ~
>-l~.....~ C<:l t::~ fr..c
...c::..... ....;:l
U ~~
t::.8..... ~~
.52 .0 0 Q) .....
1i1:.=t::Q):t::~
S .- 'S 1i1 ~ (I)
....~..ot::.....g
...s b.O Q)'8 ~.;=
t:: - ~.I:< <:.) "'
......... ;:l"':::: t.;::: ~
~ ~ "C ~ .- ~
Q) o~ 61t::
z ~ U3 .-
t:: .... t::
o 0>.C<:l.J
0,,0 ~.....,..........-4...r:: Jo.'o4
C<:lb.Ot::ot::-..... ~.....
S t:: C<:l t::.-.~ Q).5 ~
.... .~ JS (I) "g 1:; ~ ~ ~
...s 0'- t (I) C<:l [; ~ 0
.s...c:: 61~ ~] ~ ..8 .;=
~~U3~~;:l~~~
Q) .- ~ 0 ~
Z Cl =s
(I)
Q)
C;; t:: ~ b.O~ (I)
'.0'- t:: t:: ..... t::
t:: Q) t3 'C ~ 0
C<:l b.O (1)'- .....en
tl ~ S 6<.Q;;=
..c-;:lQ)C<:lQ)
b5 CJ .~ ~ =s ~
u
C;; t:: b.O~ (I)
'.0 .- ..... t::..... t::
t:: Q) ~'C ~ .52
C<:l b.O'='_ .... (I)
tl ~ 8 6<.g;;=
..o...c::~Q)C<:lQ)
b5u ~~~
~
t
.~
e
~
~
..c:
....
"l:l
'3
~
"C~ "g C'\-.
5 ~ ~
~ 0.."C ;:l
SQ)~t::C<:lC;;
.... ~ 0.. C<:l._ ....
~t::(I)b.OE;:l
Q) ~ ~.5..s ~
6< 0 S 8:~.~
.- 0.. C<:l U ~
5.s.s~Q)~
~Q)t::~-:St::
"C"Co'" 0
~.~ ~,S 'S t::
'd~~SS.8
E C<:l 0 ~ C<:l ~
C<:lcn~~ 5h~
~"""(I)Q)ot::
Q)OC<:l.s&::~
S],.....:: 0 b.O<
'C C<:l "'0..... t:: (I)
~ - t:: ......C Q)
.....S,St::o~
.... .... ::: C<:l ..... ;:l
~ C<:l C ~'a 0
t::~C<:l""o(l)
0....~;:l""'2
u 0 '-' 0..,.,. ......
rJj
~
~
:;J
o
rJj
~
~
~
:;J
Co)
;!
~
==
,.....,
C<:l
~
C;;
....
;:l
.....
-
;:l
~
'C
b.O C'\-.
C<:l.....
~
.... C<:l
..st:
b.Ot::
t:: 0
.- ~
t::.....
2~
b.Ot::
.5 0
..... (I)
.~ ~
Q).-
-
~~
.~~
C<:l
t ....
.- 0
r:;::: ~
t:: Q)
o (I)
u;:l
,.....,
..c
~
....
o
t::
.52
.....
b.OC<:l......
t:: g 0 C'\-.
.-- t:: ~
.~ .=.9 ::J
~] ~C;;
..... Q) ....
Q) 0 > ;:l
...c::.....t::.....
..... 0 '3
t:: Q) ~ ~
._.g t::.c
(I) ._ t:1
Q) ...c::~..... ~
b.O~_ I
t::._ ~ t::
ll';:Q)o
~ ;> .... t::
........."'00
Q)t:::;.....
...c:: Q) 0 "O~
C S ~ t::
Q) t:: Q) C<:l
>0....-
_.~ ;:l S
o ........ ....
> t:: C<:l C<:l
t::Q)t::~
.....
,.....,
~
~
t
.~
e
~
~
oS
"l:l
'3
~
~
~
o
='
<
......
o
t::
o
.-
.....
C<:l
.....
t::
Q)
S C'\-.
~~
S'"E
.- ~
t).~
2C;;
tl5
..0....
0.-
.... C<:l
o Q)
...c:::C
.~ ~
~l
t:: Q)
o...c::
u.....
>::
Q)
'S .;:
..oC<:l
'C
....."'0
t::~
o ~
~ Q)
.....0'
o ....
"Co..
~ ....
"Co
t:: gf
C<:l._
..... .....
(I) (I)
.0'><
.- Q)
C;; t::
;:l C<:l C'\-.
0'05
l-04 ~.1"""4
. ca ..0 1i1
>. C;; '0
t::.-....
C<:l1:;;>
Q) C<:l.~
.... ..........
C<:l(l)-
'O..oC<:l
._ ;:l =-
>(1)",
~
= ~d\, JD"~=M 1 D.C)'
~
<1>1'-
"'0
00
.5N
..!!l~
wlIl
<1>2
"'"'.0
III <1>
:;:u..
o
~
U
N
,
M
.....
Q)
t::
Q)
-
..0
C<:l
....
Q)
"'0
'00
t::
o
~
~
.~
.....
C<:l
-
;:l
S
;:l
~
C<:l
.5
.....
-
;:l
(I)
~
E
::l
"t:l
c:
<1>
"t:l
"t:l
~
o
c.
Q)
a::
t5
III
C.
~,g
~19
Q) c:
f-<1>
<1> E
:!2a
IU
)~-
PACE -( ( OF
-
U)
"-
:5i2
(,)
CI,)
.c
o
.....
u
ro
0.
S
.....
o
Z
-
CO
-
C
CI,)
E
c
o
~
"S;
c
w
<:)
M
;= ro~
i::'dZoCilZ g o.ot;~
ro ro '.0 r........ i:: i:: .....
-B u::'- i:: 0 ~'C 0 S
"t+:: u ro S .......0 -
~.8 8. ti ~ r... g. ~ g
~ .~ S.g gf..9 Q) 8. ~
en.....enroi::~Q),.c
...c::..... r...::l
C) ~en
i::.8..... -t~
.::l 00 Q).....
~;..:::i::Q)lt:~
S.......... ~~ rJl
r...-::9,Ei::.....::l
0...... ..... i:: 0
'+0 0.0 Q) S ro'~
i:: i:: ~..... u Q)
I-I.~ ~,....... t+:: J-4
;= ~ "0 ~ ..... ~
Q) O~ 6bi::
Z 53 Ci5 .....
i:: r... i::
o 0 >'..a ~
'.g o.o'd C5 i::~~..... i::~"'"
S i:: ro i::.......... Q)..... ~
r... .~ Jj rJl 1$ 'd ~ t== ;g
..9 0..... t) rJl ro 5) ~ 0
..s...c:: 6b~ ;g ti en .8 .~
;=enCi5~~.g ~en ~
Q) ..... en 0 ~
Z 0 =s
rJl
Cil i:: 8 o.o~ rJl
.......... i:: i::..... i::
'd Q) ~ 'C ~ 0
ro 0.0 rJl..... r...'OO
..... i:: S ::l o.~
~..a ::l g"(? Q)
J5C)e~=s~
D
Cil i:: o.o~ rJl
'.0 ..... ..... i::..... i::
i:: Q) a:l'c ~ .::l
ro 0.0.."..,..... r... rJl
ti ~ 8 g..Q,'~
~cJ~~~~
...c:: r...
.~~.=
...c::i::ro
;=::l.....
r........i::0'0
..9 ~.~.S Q)
<,,!..c rJl :> C\-.
..... s::; d ctl._~
i::i::I:<~~~
ro..... ro Q)..... 0
!j ~ Q) r...'.o rJl
=,!::~0.0i::5
o'~.....i::ro"
'" I rJl..... ... '"'
-~ "O"'Q)
ro OS::l 0"::
..... i:: - "0 ....
~rJlCilUQ)Q)
.......... r... i:: Q) ~
'C i:: Q) ~ U 0
UO"O"O~N
>, '6'b~ r... ..... 0
~ Q) Q) ro ro r...
ror..._"O...c::..9
.............ci::.....
ou~.srJl~
Q) .~.... rJl S"O
~ 8 'a 0..... ...c::
Q) 0. 0..... ~ rJl
tl Q) ro ~.... ~
i::...c:: i:: :::.. S...c::
"_ +-I cj "'-J Q) +-"
:x:
Cil
....
.....
~
ro
.....
rJl
.g
rJl
o
.....
~~
o ~
..... 0
fr..o
U ro
Q) r...
r........
Q) i::
:> Q)
..... U
.~ S
i:: U
Q).....
rJl i::
Q) ro
rJl.....
o ::l
0.=
~ 8
,......, ,......,
"0 Q)
:x:
Q)r-.
"'0
00
.!: C\l
!!le:-
UJro
:x: :x: ~~
roQ)
...JLL.
'0
~
(3
CO')
M
t
.~
E
=-
~ ~ r... >, Q)
.; 0 o..cS
rJl~ Cilr...ro Cil-
~ ~ uOo >,r...ro
-= r... 0 0 ~ i:: ::l i::
Q) .... _ ~ "0 ro ~.::l Q)
~ ,..l:l ..... Q) i:: ~
.'!:: ~ ~.....::l ro i:: i:: o.o...c::
OQ)~"'"
Q) !-8 "0 ~ ~ ~ C\-. .....:>r....&
~ u;'rotj"- "- ......"..... ~ u'.o 0
..... 0 "0 U 6b ~ 'E 0).- lo-i
~ U S i:: Q) ...... It: rJl Cil 0
~ ~ ~~~0Q) Q) ~ U ~ E
Q)~rorJls1::en Q) rJl..s:: ~ ::l
Q).'!::rJlB ~Q)~ ~ r... ~ 0 -0
c:
~..cro.s~s;..::: Q) 0)._0- Q)
0 :>...c::"O ~ -0
rI) Q) ..a "0 rJl..... t:: "0 "00Q)] ~
~ ..E;...c::~Cil;l:jro:-;::: ro t+::
<':l 0.0......... 0 0.. ~ Cil S'.o Q)
..... U Q) 0
Cil ::l i:: Q) 0.0 "0 .... ..... i:: r... c.
~ '.0 8~ ~rJl~ro i:: 1:: .s ~ en Q)
a::
i:: ...c::.... r... i::..... ro ~ ;E .- .~ 1:)
ro.....rJlo<':li::...c:: 1:l..a o.~
ti S.~ ~ 'a S .~ ro
~ c.
~ ,.c >,a:l g;Cil~~ ~ i:: '~8 ~E
8 ~ ';:l 0.'.0 ~ Cil en ro.~ S rJl~ ~~
U rJl..... 0 C) .
~ ~ >, ~ '6'b Q) ::> g;8.S~ Q) c:
0 !-Q)
~ ro..... i:: Q) Q)...c:: r... ~'c 80: Q) E
i:l:l ::c:"O<':lrJlr........o -oc:
"00 e
e; ~.>
,......, ,......, (~ ro c:
ro LH~~l\H','\ p Ir:~. !'R\l (l Q..UJ
PACE 1 d- OF .J-f>
ro
0.0
.S
t)
Q) C\-.
~~
rJl 0
S ~
"0......
o 0
Q) r...
::OQ)
<':l..c
i:: S
o ::l
'.0 i::
a:lCil
:5"~
o ro
Q).....
~ rJl
Q).g
15rJl
-
tJ)
.-
:i2
(.)
Q)
.c
o
m
-
c:
Q)
E
c:
o
~
'S;
c:
w
<:)
.
C")
t
~
0..
S
.....
o
Z
~ ~ ~
l::..... oeaz l:: bO'Cl~
~~Z',pl-<.gl::l::"'"
.e u ~ l:: 0 ~'C 0 S
"t+:: u ~ S .......... -
~'S & tl ~ I-< g. ~ g
.3.~s.g gf..s (1) &3:l
CI).....CI)~l::~<1)"O
..:::..... I-<::l
U ~CI)
o CIJ
S.......... t)~
......00 (1).....
~;..:::l::(1)::e~
s:.s'5~~ CIJ
I-< -< ..c .S d g
..s bO (1) S ~'>
l:: l:: ~..... ~ (1)
......~ "'-li:j I-<
~ ~ "'0 ~..... ~
(1) 0 ~ Sb l::
Z ~ Ci5 .....
l:: I-< l::
.9 0 >. ~ ..J
+oJ +-' +-' ,,~,..c: ~
~ bOl:: 0 l::ea..... l::~"'"
S l:: ~ l::.......... (1)..... ~
I-<'~ U CIJ "'0 d aJ F:l CIJ
..s~St3:l5~~g
.E..::: Sb~ ~ CIJ CI) ..8 '>
~CI)Ci5~~.g ~CI) ~
(1) ..... CI) 0 ~
Z Q::s
CIJ
3.s g gf E:: ~
d (1) 5 'C ~ 0
~ bO CIJ..... 1-<'00
tl ~ S g..g.'>
..o..:::::l(1)~<1)
::lUI:~::S~
CI) .....
U
ea l:: bO~ CIJ
.......... ..... l::..... l::
d (1) ~'c ~ .9
~ bO..,........ I-< CIJ
tl ~ 8 g..g.'>
..o":::~(1)~<1)
b5u ~::s~
I-<
o
(1)
S
~
o
"'0
l::
~
..:::'Qj
CIJ u
~'E
""" (1)
~CI)
l::~
(1).....
s::a
t:;::
~::
fr"'O
Q l::
~ ~
..... ..:::
l:: CIJ
1-<.....
..s~
~0
u::>
>::
.a
ea ..... ~ ,,-.
I-< l:: ::l ea ~
(1)0..0..... ~
"'0'.0 bE ~ (1)
~ u l:: 0 S
l:: (1)..... U bE
o CI) 'g _~ l:: aJ
>._ 0;..:::..:::
t)..ouo;.=:.....
(1) "'0 l:: 0........ 0
::e (1)Cea_~ I-<
(1) l::..... l:: ~ 0
(1) t+:: .5;l I-< ~ l::~
~(1).......<1)so
(1) "'0 1-<:> .....
:> CIJ (1) ~ (1) ~
",o~~..:::I-<t=
~CIJ::~t)8
~ "'0 ~ (1) aJ
'.0 ~ l:: S.=: .....
l:: ';:i g:l o-"'O'S
~~u:;~]
..0 "'0 ~ 2 g.::,.
1;5 (1) .......... I-< 0'
t)"""S..d-
~ (1) 0..... +:J 0
<1).... .....-l,-..~
:>og.....cJ"g
~~v8Q)..:::
,.....,
u
>::
"""
o I-<
d ~o>-.
(1) 1-<..... CIJ- t...
S 0 ~ I-< 3:l
(1)"::: l:: 0 I-<
:> CIJ"'O~::l
o t+:: (1) t: l::
S C..::: o~
(1) 0 CIJ u.....
..:::~;:g~::a
~ 5h~ ~ ~
'~'s (1)~ ~
1-<"::: .....
~ o'~ c~
C\l.....~ol::
..... l:: I-< ..... """
d~ 0 i:: 0
.;:j'OO ~.~ 3:l
15 ~'O S ::l
1;5~e.S~
Q) 0,-4 Vol .... +-'
I-< ~~ l:: (1)
~ l::..... (1)"'0,,-.
aJ >.::a:sl ~ ~
..... l::~ ~ S.'!::
.E ~ ~ 1-<..... CIJ
,.....,
"'0
>::
CIJ
(1)
u
l:: ~
~ CIJ
l:: ~ ,,-.
..... (1)
"'Oiju
S ::l ~
S ":.S
CIJ~'E
.~ I: 0
.~ ::l I-<
o~~
~~.~
~~o
,.g..... 5
>.bOl::
l:: ,.g .9
~O"'"
.s:.s~
.~ gf 3:l
.......0.0 Q)
.~ ~ S.
t+:::.....(1)
l:: 8 (1)
8 o...b
,.....,
(1)
>::
"'0 1-<.....
(1) (1).;:j
0.. ..:::.....
0_ o~
"'0 ~ 1-<":::
~ ~ 0 (1)
l::..... ~.....
~ ~ l:: ~
'Clz~tl
~~ I-<
CIJ l:: l:: 0
S ~ 0 ~
..... ~..... ea
CIJ ..... l::
'> l:: ~ 0
8.g (1) 'So,,-,
o..~~~~
(1) ~ 0 ~~
..::: (1)u~....
.....CIJ Ul::
.s S .q..9 .9
.~ U l::"'O ~
..... ~ ::l ~ ~
.~.'!:: sEl 8 3:l
t+::: ..0 0.. l::
8~8 ~g
cAGENDf\ !
PACE
<Ill'-
....0
00
.!: N
!!1~
WCll
<Il ::J
~....
Cll.c
...J<Il
_u..
o
.2:-
(.3
..,.
M
E
::J
"0
c:
<Il
"0
"0
~
o
a.
<Il
a:::
ts
Cll
a.
f:l.5
~]i
<IlC:
f-<Il
<IlE
"OC:
"Ci) e
-c ":;:
-0' ". ('A Cll c:
Cdl 1\10. V a.. W
13.-oF I~-
-
.!!2
~
(,)
Q)
.c
o
t)
~
0..
e
......
o
Z
-
CO
-
s:::::
Q)
E
s:::::
o
~
'S;
s:::::
W
C!
M
;: ~ ~
1::..... o~Z I:: b.O'S~
~ ~Z',p r-...8 I:: 1::.....
...c:: (,) ~ I:: 0 ~'C 0 I::
E-< t::: (,) ~ e .......0 Q)
]:~ ~~ ~.s ~ [ ~
rn......rn~I::~Q)..c
...c::...... r-.::s
U i:l-.rn
1::.8..... -t~
.9 0 0 Q) ......
~;.:::I::Q)::e~
e.......... ~ ~ tIl
r-.:9] 1::..... ::s
0....... ..... I:: 0
'+'< b.O 8 e ~.~
I:: I:: ......... (,) Q)
.......~ -' - t::: r-.
;: ;>> "0 ~ ..... i:l-.
Q) o~ 6b1::
Z 't5 c;5 .....
I:: r-. I::
.9 0 >.~ ~
~ b.Od '0 I::~~..... ~:r"""
e I:: ~ 1::.......... Q)..... ~
r-.'~ (,) tIl "0 '!:: ~ ~ tIl
0;>>t:::.....Q)....O'C ::s
'+'< 0..... (,) tIl ~ ~ 0
.9...c:: 6b..E:l ~ tl rn 9'~
rn ..... ~ (,)..c Q);:';:: Q)
;: rn ..... tIl ::s r-.~" r-.
Q) ..... rn 0 i:l-.
Z 0 ~
tIl
~ I:: 8 b.O~ tIl
.......... I:: 1::...... I::
d Q) S 'C ~ 0
~ b.O tIl..... r-.'c;j
..... I:: e ::s 0'<",
15 ~ ::s O<'(? 6)
::scJ~~~~
rn .....
U
~ I:: b.O~ tIl
'.0 ..... ..... ~ ...... I::
I:: Q) as'c ~ .9
~ b.O...,......... r-. tIl
..... I:: 0 ::s 0'<"'
15 ~ ~ O<'(? 6)
b5cJ ~~~
~
t
.~
e
=-.c
~
..c:
....
"C
'3
~
Q)
...c::
..... tIl
.S ~
Q) Q)
b.O~
~ ::s
~ 0
...c::tIl
(,) ~ C'-.
~ ~ U?
r-. (,) '<T
~'C \0
"000
~ tl ::r
~:.EI::
'.0 ~.9
~..... .....
S 0 as
tIlQ)rn
..c(,)1::
::s 1::.....
~~"O
Q)!-E ~
~ 6bt:::
~..... Q)
UtIl"O
CI.i
~
~
~
o
'Xi
~
~
~
~
Co)
>
,.......
~
~
Q) Q)
...c::~
..... ::s
.S ~
~~
~~
~.~
(,) b.O c;'.:.
Q).9 ::.:
~o..o
Q) ~ 0
-6...c:: lJ"l
~ ~ .....
-~~
.~ 1::.9
.....~t)
~..... Q)
Sorn
158.8
::sl::.....
tIl ~ I::
~ (,) ~
Q)!-E ::s
tIl ~ tIl
::s b.O r-.
~..... ~
utll-
,.......
..c
~
Q)
6-
Q)'a
g.::s
..... r-.
I:: 0
::s Q)
t\$ .t::
>.tIl
o r-.
r-. 0
..... Q)
tIl (,)
Q) r-.
"0 ::s
>'0
':;jtll
as ~ C'-.
.=~ ~
"O(,)::s
.S '6h~
r-..9~
00(,)
..0 d 'g
t) 0 0
~~o
o ~~
,.......
(,)
~
Q)
tIl
o
...c::
.....
b.O C'-.
I:: tIl
..... Q)
"0 .....
::s ~
"0.....
I:: Q)
..... e
~ Q)
tIl (,)
.S~
~ e
e r-.
~..s
~.....
~ 0
e Q)
::s:-sl
...c:: tIl
>......
I:: ::s
~ 0
..c1$
r-. r-.
::s r-.
..... Q)
tIl.....
..... I::
0.....
,.......
"0
~
t
.g ~
0 .ga
~
=-.c r-.
Q)
~ ~.p
oS .....
.....b.O
"C ~ I::
Q).....
'3 ..... "0 ~
~ 8...s ~
0~:E
~....... 0
~ tIl ~ >
~ 23 ~
::s (,).....
""" t)~.p
0 ::s Q) ~
'Xi tJ~~
~ r-. r-. r-.
~ o ~ 0
Q) "0 ~
- ~
S 0.._ ::s
8.~'a
S 0.. d .....~
Q) ~ tIl
tIl.....tIl
0 o tIl 0
~ o....c -
&j::s.....
~ tIl 0
~ ,.......
~
: I t:1lI1
NO. 2>
PAGE (Y OF
~"
00
cO
"_ C\l
!!lc:-
UJro
Q)2
'::<:.0
3~
'0
~
o
I.C)
M
E
~
"0
c
Q)
"0
"0
~
o
0-
Q)
0::
ti
ro
0-
~~
~19
Q) c
I-Q)
Q) E
"oc
"we
-r: ">
ro c
c...UJ
{elk
-
U)
"-
32
CJ
Q.)
.s:::
o
co
-
c
Q.)
E
c
~
"S:
c
w
C!
M
.....
<.>
e<:l
0..
S
....
o
Z
~ ~~
~..... oCilZ ~ b.OO~
e<:l ~Z'.o ~.g ~ ~ t::
...c <.> - ~ 0 e<:l'1:: 0 ....
E-4 t::: "t) e<:l d .......0 (l)
<Jl..... e<:l..... ~ s::; ::l e<:l g
~ .[0 S-.g gf,B ff 1! ~
....:lCl.l....CI.le<:l~~(l)...c
...c.... ~::l
U i:l..CI.l
~.s..... -t~
.9 .0 0 (l)....
~..... ~ (l)l:t:: ~
S:-;:::"E:l ~~ <Jl
~ ~ ...c .S ~ g
..s b.O (l) S e<:l'S:
~ ~ ::l..... ::l (l)
.....~ ...-t.::: ~
~ ~ "'0 ~'8 i:l..
(l) o~ b.O~
Z c;5 iZi .....
~ ~ ~
.9 0 >.,2 ~
~ b.O ~ "0 ~~ ~ ..... ~~....
~ ~ e<:l ~.......... (l)..... ~
I::'~ <.> <Jl "'0 ~ ~ ~ <Jl
..soS"t)~e<:l~~g
~...c 51~ ~] CI.l ..8 'S:
'iCl.liZi~~::l~CI.l~
(l) ..... CI.l 0 i:l..
Z Q ~
<Jl
(l)
Cil ~ <.> b.O~ <Jl
.......... ~ ~.... ~
~ (l) .fl '1:: ~ 0
e<:l b.O <Jl..... ~'fii
..... ~ S ::l 0'S:
II e<:l ::l O<'(? (l)
J5 cJ .~ ~ ~ ~
U
Cil ~ b.O~ <Jl
............... ~.... ~
~ (l) ~'I:: ~ .9
e<:l b.O,=,S ~ <Jl
tl ~ 8 o<.S;'S:
...c...ci:l..(l)e<:l..?;l
J5u ~~....
~
o (l) ('\..
-o...c ~
..... ....
'1:: ...
gji=l;<S~$ 6il
~tl"'Oo~o
~..... ~"'O ~o
::l&<Jl~0(l)
$ "":l.~ e<:l jl C-'
(l)~ ~...c e<:l"'O
~.....o..~.....~
e<:l ~ e<:l 0 0 e<:l
&~S1;3(l)<Jl
'f3~gf~g~
~ tl'8 (l) ~;,;; C'.i
Q) 0 o...c.s: ~ v
~SN-;:;(l)'O~
~ (l) ~ ..s Cil ~.9
o...c ::l.......... 0 ~
~..... e<:l <Jl.......... <.>
~ ~ ~ 'M ~ <Jl.....
e<:l 0 (l) 0 .fl :~ :c
....."'O~-o ~Q::l
O(l)e<:l _ i:l..
(l) ~ =- -q,l ::l 0_
~ ......c;l<Jl.....e<:l
::l ~...c (l) ~ ~.....
.........t.....(l)(l)<.>
c.:.:::: e<:l ...c "'" ~
::l(l)e<:l..........(l)H
~"'O~CI.lO~CI.l
Q
~ ~
~
~
;Q
e<:l
...c
<Jl
"'0
~
::l
o
f;J;
<.>
's
<Jl
'Q)
~
~
o
~
.....
CI.l
b.O
~
]
()
.S
(l)~
~
::l
-
:s
"'0
~
::l
8
b.O
"'0
~('\..
e<:l ~
a3 .9
~.....
, <.>
.::l$
S (l)
.~ ::l
(l).S'
CI.l-
,......,
::=
,......,
:::=
.....
~ ~
('\..
<Jl
Q)
:E
Ul
'g
j
e<:l ~
<Jl.....
e<:l..... ~
<Jl - b.O
..... (l) ::l ~
.....:0 ~.....
e<:le<:l~"'O
'f3.....>.1;3('\..
<Jl_ ~ (l)
:-;:::~~o..~
55 ::l..o <Jl e<:l
~S~~:g
.t:: 8 0 2:l ~
~ (l) o....:::l 0
::l ...c "'0 ~ ~
<.> "'0 ~ (l) 0
'M"5 e<:l:E..o
o 0 .....~Ul <.>
'0 ~ ~"'O$
Q) ......= ~ (l)
b.Oe<:l8..:::lg
e<:l-:Si:l..2:l:.::::
~ ~ (l)..... ~
o o...c 'r (l)
"'0 ~.....:t: g
~~'O0(l)
~e<:l~~:E
,.gtliE ,ll
(l) ~ (l) ~ ::l
~ ::l ~ 0 <Jl
~
~
(l) ~
.S "8 0
"'Ou~
(l) b.O'....
~~-
t.:::..... 0
(l) "'0 .....
~:s~
e<:l ~'I::
~8~
o ~.....
<Jl..s ~
~'8 .fl
.....~ <Jl
r:J(l).g
e<:l...c <Jl
0....... b.O
~..... ~
0.....
~ ~.....
o ,.!.. 1;3
"'0 , ~ ~('\..
(l) 00 <.>
.......... ~
~Q)~~
..9:O~o
~~-=-s
~
<Jl
S
~ (l)
0.....
R~ ~
Q)~-
~ e<:l e<:l
::l ..... <Jl
O<<.>~
Q) -+:3 ~
"'0 0.......
e<:l(l)"'O
.....<Jl~
0..... (l)
(l)O~
-(l)~
...c<JlQ)
e<:l::l.....
0..Q)<Jl
e<:l...c e<:l
g..... ~
..... b.O (l)
<Jl ~ :>
'5 '€ '.g
<Jl 0 ~
(l) 0.. ~
~ g.~
::r: <Jl e<:l
,......,
<.>
CamA iTl: .1 00. ~'L)
PAGE tS OF
Q)I'o-
""0
00
.~N
!!1~
Wco
Q)2
'><.0
j.f
-
o
~
C3
to
M
E
:>
'0
c:
Q)
'0
'0
~
o
a.
Q)
0:::
t5
co
a.
2lE
co-
t::.l!l
Q) c:
~Q)
Q) E
'Oc:
"en e
-c'S;
co c:
a..w
r~
-
.!!!
32
(.)
(1)
.c
o
.....
<:,)
~
Cl.
S
.....
o
Z
-
ctS
-
C
(1)
E
c
o
...
.S;
c
W
C!
M
~ ~ ~
C..... o~Z C b.O'Ci~
~~Z'';:::~.,gcc'"''
...s:: <:,)....... co........ 0 C
1-< <+:: tI ~ '" '~'';::: <:1)
rJl..... ~ ..... ~ S ::l ~ 2
rJlcCl.rJlb.O~O"~'><
<:1) .!:P S.g c..s <:1) ~ &
....:lCZl.....CZl ~ c~ fr..o
...s::..... ~::l
C) ~CZl
c.8..... t~
,S.o 0 <:1).....
1ij;.:::c<:1)l:f:~
S ..... '5 1ij ~ rJl
~ ~ ..0 .S ~ g
..s b.O <:1) S ~'S:
C C <:,)..... <:,) <:1)
......~ ::l_<+:: ~
~ ~ "C ~ ..... ~
<:1) o~ ;bc
z 't5 U5 .....
c ~ c
o 0 >.jg ~
..g ............ n=...... ... ~
Sb.Ococ~<:1)C~
.c ~ c.......;::: ~..... rJl
~~<+::rJl'iC<:1)Fi::l
..s 0..... tI rJl ~ it ~ 0
c...s:: C <:1) rJl tl CZl 0'S:
..... CZl .!:P~ B..o <:1) ~ <:1)
~ CZl..... rJl ::l ~~.. ~
<:1) ..... CZl 0 ~
Z Q =s
rJl
~ C ~ b.O~ rJl
..;:::..... C c...... C
C <:1) ~'I:: ~ 0
~ b.O rJl..... ~'en
tl ~ S 5<.g,'s:
..0 ..... ::l <:1) ~ <:1)
t5 CJ .~ ~ =s ~
C)
~ C b.O~ rJl
............... c...... C
~ <:1) a:l'1:: ~.S
~ b.O.""..... ~ rJl
tl ~ 8 5<.g,'s:
~cJ~~~~
~
t
.~
0
'"'
Q..
Q.l
..c:
....
"l:l
'3
~
~
~ ~
~ 0
<:,) rJl
<:1) ;.::: ::s
.s ..0<:1)0
rg ::l .S "C
~ Cl...... ~
..9 <:1) ::l ~
<:1) 0 ...s::o~
::a ~ .....~...s::
0<:1)......
~ ......s 0
-
..... 'E ib~
~
;> ,,-. ~ ::l ~
~ ~
..... <:1) ~0Cl.
01ij ...s::~rJl
C ~ ~ ...s:: .....
.........."C
C..... ~
~ <:1) ~ ~ C 0
~tl
~ ~ <+::<:1)<:1)
r.fj ..... S rJl
C C ::l
~'C) ~ b.O 0 ~,,-.
&~ 'en ~ 1:: ~
~'S: 0 ~
<:1) rJl C Cl.'1::
~ 0 2 <:1) rJl <:1)
<:1) ~<:1)C"'"
~~ ~...s:: l:! S
C)..........
~
~ ,.....,
~
~
rJl
~
~ rJl.....
o co[J
] '';::: 1ij
.g.s:l;.sS
Cl...o C rJl
<:1) ~ 8 ::l
...s:: 0..... 0
.....rJlc'E
o ~ <:1) ~
..... <:1) "C N
"C ~..... ~
~...s:: <:,)...s::
~ b.O al ......
t;;::l"Co~
...s:: g C & C
....._ ~ ~ <:1)
c~""'<:1)S
~c&Q)c
<+::<:1)Cl.~0
'S S ::l <:1).~
b.OS~.sc
'en ~..o b.O <:1)
~'S: ~ C <:1)
2c~:E-5
~~~~.8
~...s:: 0 C C
C) ..... """'..... .....
,.....,
..0
~
<:1)
-
u5' 'S
~ ~
'1:: <:1)
<:1)'t:
<:1)..... ~
~ S 5<,,-.
I:irJlcbO
~ ::l C 0
...s:: 0 o...s::
~'Ecii
rJl~:.a'"g
8 ~...... rJl
........s:: ~ :2
~>'<:1)"'"
o.-t Uc ..., 8
S.....~o
<:1) 13 ~ ~
rJl ~ ~ 0
::l~0b.C
.go~c
~ tIJ VJo.o
~ ::l ~.~
~..Sl c ><:
'..., ~ <:1)
::~tlc
..... N..o ~
S~::l"""
~...s::rJlO
~
~"C ~
c~ <:1)
0..... c.....
Cl.o~<:1)
'is..;:::eo:S
"Co<:,)<:,)~
;:l <:,) J5;~ 0
c::s rJl "C <:,)
c <:1) <:1)_.....
..... .~ "C ::l:C
rJl rJl 0 0 ::l
..... .2.l C) ~ Cl.
"5 .~ ~ .....~ <:1)
..... ~ <:1)-...s::
~2sf;l"'"
... ~ c <:1) .8
<:1) S ~ ~
.~ rJl <:1) ~ 'E
rJl ::l ;> rJl ~
~OO~N,,-.
c"CO ~~.....
o ~ 0"Sl...s:: c
~...............<:1)
"CN.....~CS
<:1)~Ctn~c
1ij;;;~C'i~0
g 0 f;l \0 ..... .~
-.....~O\;bs:
<:1) rJl ::l tn..... C
~;.:::Cl.\OrJl<:1)
CLl,...
....0
00
.E C\l
.!!li::'
Wro
~E
ro CLl
:;:LL
o
~
<:3
,...
M
E
:l
"0
c:
CLl
"0
"0
~
o
0.
CLl
a::
t)
ro
0.
~.5
~19
CLl c:
~CLl
CLl E
"oc:
"(i; e
~'>
ro c:
Q.W
'U' M 1r.:~\~8 !....'1:~.Jl Nn ~
PAGE 7 ~ Of 104:>
+-'
U
ro
0..
e
....
o
Z
-
CO
-
C
Q)
E
c
e
oS;
c
W
C!
('I)
ro~
~ ..........
Q)~b.OO~
O-Zo +-'
~ ~ z,.a ~'~'8.~ ~
...c:: u......... ~ 0 d..... +-' ::l
L.<;::tlroClll:<::lro
........ ro ti Q) r-. 0" ~ Q)
~ 6b ~.e ~..g ~ ~.2
<l.I..... l:< .... ro.... Q)....
.....:lCZl....CZl...c::.... ~ci5
U i:l..
CIl
~.s+-' tl~
.8 .0 8 Q) ~ ~
~:.=:+-'+-'~CIl
E:c::l~+-'5
<8 ~ ~'s ~.~
~~g:.=:<;::~
.... .~ "C ~ ..... i:l..
~;>Q) 6b~
Q) 0 ~ ..........
z't3 CZl
~
~ ~ ro ~
o 0 >....c:: ~....
'';:: +-' '0 ~~~ ~ .S ~
ro b.O ~ ~.......... ~ ~ CIl
e~8 "C1::~~5
~ .~ <;:: .l!3 ~ z:! Q) 0',",
<8 0..... a:l CIl CIl CZl...c:: ....
~...c:: 6b::t:: R.e Q) CZl ~
.... CZl ..... ~ ii5 .... ~ i:l..
~ CZl ..... CZl 0
Q) 0 ~
Z
CIl
Q) oJ CIl
~ ~ u b.O;:::: ~
.......... ~.s ~ 0
1:: Q)b.O +-'CIl . =: ~ . tii
ro ::l 0',",
+-' ~ e 0"0.." 6)
CIlro::lQ)ro~
.gcJ~~~
CZl .....
U
~ ~ b.Oe= ~
'';:: ..... tl ,8 ~ .8
~ Q)b.O Q)..... ~ CIl
ro '=::l 0',",
+-' ~ 8 0"0.." 6)
CIlroi:l..Q)ro~
..gcS ~~
CZl
~t b.O
-Q)O ~
.l:l Q) e ;.a
ro ..c ..... +-' .....
-+-,roa:lffJ
t 0 u.= ~
0~:E8Q)
o..~ ::li:l..o..
o=:...c:: 0.. Q) 0 C"-.
ro~ro-:5&&'3
~~'O"C~~
~ 0.. CIl "S <8 +-'
..... ro Q) 0 "C u
-:S ...c:::-;::: ~ r-..Q)
.~ g e ~ ~ 8
"CCIlOtroi:l..
Q) Q) ~ 8....c:: Q)
~ ~ ~ .=: .0-:5
u...c::..... ro <.E:l ~
.Q ~...c:: Q) ro.....
...... "".'E:; tI) 00
U ~ ;> ::l ro ~
Q) 0 u .....
'0' ~ "C~:,=: .S ~
~roQ),..o+-,o
0.. 0.. 0. ::l "S ~
ro Oo..CIl~
25~~25~0
~ ::l
Q)
~
~
Q)
Q) .0 -:S
+-' <.E:l ~
~ ro.....
'C CIl b.O
ro ~
0.. ~ .....
ro..... ~
~+-'O
>- "S ~
-1->" CIl ~
'8 ~ 0
'c:i tl gf
.~ '~:e
Q) 0.....
...c::~CIl
+-' i:l.. ~
~ Q) Q)
:E-:50..
.+-' "C 0
~"SQ)~
+-' 0 0.. Q)
u ~ ~ ~
Q) .. <8 ro
os ~ +-'
a.@''E a:l
ro ti ~oo
~ ro ~
25 'a...c:: i:l..
~
~
>. 0
7J C..g
.S:l g 8
]> ~ ~
o..e>.
~ Q) u
.2"C~
0Q)~
~ +-' r-.
o 0.. Q)
.....~ e
~roQ)
+-'~~
g ro 0
eQ) -:5 ~
o..'~ 0..
e Q) ~
..... ~ ~
~~ 0 C"-.
'a Q) ~ ~
0.. c:; Q)_
e..... ~
....
Q
~
Q)
~
+-' ro C"-.
~ CIl CIl
8 "g "g
<;:: roQ)~
'8 gf~ ~::sl
.~~.~~.~
rooQ)~-:5
o ~ ~ o.~
+-' ........c:: CIl ;>
CIl...c::~ro"C
~~b.O~Q)
::l Q) ~ ro.::l
tl "C ..... "C e
e~]~~Q)
....., 0,.....,-4."""'......
~ ~ g ~.s
o .;:; .....~ -e Q)
~.S ~ ::l ~
g. CIl~ tEl .s ~
&] "g 1:: g
Q)......ro8~
CIl o;:a ro.....
8.~ r ;s ~
~'c ~ ro ~
AGEND
E
:J
"0
c:
(l)
"0
~
~
a.
(l)
c::
-
"~
::s2
(,)
Q)
..c:
(.)
+-'
U
ro
0..
S
......
o
Z
-
CO
-
C
Q)
E
c
o
"-
"S;
c
w
C?
M
~ ro ~
c:+-' o~~ c: boO'S~
ro aZ'.o 1-<',8 c: c:+-'
...c: U......... c: 0 -..... 0 c:
E-< <+= tI ro ,~ ':::'.0 ~
~:~ ~~ ~j ~ ~ ~
....:iCll......CIl ro c:~ fr..o
...c:...... I-<::l
C) ~CIl
s,s+-, ~~
..... CO ~......
~..... c: ~ If: ~
Sr;:::+-,~~OO
l-<:9jlc:+-,::l
0....... ..... c: 0
"""" boO ~ S ro'>
c: c: ;::l..... u ~
.......~ -' - <+= I-<
~ ~ "0 ~ ..... ~
~ 02 61c:
Z...c:..... ..........
CIl CIl
c: I-< c:
.9 0 :>. ro ~
+-' +-' +-' ~_...c: ~
roboOC:OC:~+-'c:"""
S c: ro c:.......... ~..... ~
I-<'~ U 00 "0 ~ 1iJ ~ 00
O~<+=+-'~....."- ::l
"""" 0..... U 00 ro ~ 0
C:...c: 61~ ~ ~ CIl ..8 '>
'iCllCZi~i;J.g~CIl~
~ ..... CIl 0 ~
Z O:E
00
~ c: 8 boO~ 00
.......... c: c:...... c:
1:: ~ $:l '1: ~ 0
ro boO 00..... l-<.tiJ
+-' c: S ::l 0....
~ ro ::l O"'(? 5)
b5 cJ .~ ~ :E ~
C)
~ c: boO~ 00
'.0 ..... +-' c: ...... c:
c: ~ ~'I: ~ .9
ro boO.'='l..... I-< 00
~ a 8 g..g.'>
~cJ~~~~
~
~ 00
00 I-< ...c: :::::: 00
~2:l +-' ~ ~
..... ro ...... > 00
o..>tlo i> ::l
0.. i> c: boO ~ :>. +-' C'-.
::l"O c:...c:...o 0"O~
00 ~ ~.~ +-' I-< ~ ~ ~
;::l ~"' ~ ro _ ..... +-'
1iJo,.o:;:ob~":::C:C:
+-' I-< i>. c: ;::l ro ro
ro boO"O 0 ~ boO 0 ~. ~.
::...c:'3-'-'c::: -""
"O.+-' 0 ~Q)'.o...c: 5 c:
S ~ :: 0 ~.~ U 00 ~
o:>.~ ~-~;a~,.o
1-<~1iJs~CP::~~
boO........c: ::l..o ~ "0 >
2:l 1:: :::: "0 $:l s:Q:l c: ~
~roro>I-<"""~rooo
-+-'...c: ~o_-+-'
0.. 00 +-' 1il +-' ~ ro boO.....
~..o """"~+-' r::c
"0 ;::l...c:..... :: (';I 0..... E
:>.ooU::l"OI-<+-'~~
~ ~ ~ g' r:: r:: g.'~ is
'.0 ~ ~~ r:: g.9 I-< ~ "5
r:: I-< boO..... I-< t) "0 t .....
$:l 2:l ~.'!:: boO::l "0 0 ~
~ .S "5 ~ ~ "g '3 2: ~
::l I-< ~ ~ g I-< e ;::l 0
CIl 0 1-<"0_ o..i> 00""",,
r-..
..0
~
...c:
boO I-<
g 0 ~
~ 13 S.S 0
boO +-' ro +-' I-<
~boO~;:io
..... r:: ~ [l I
i:!:.erol-<S
"O;::l......"C
boO 'Zl O;:i S
r:: r:: ~ 0.....
.~.,-4... ~ ~ ~
.~ ro ::l...c:.t::
~ ~ ~ u.tiJ
ro ~..... I-<
~ I-< ~~ 0
.;30.;3i>r::
1il 2:l......0 1il.9
+-' ..... r:: 00
,,=oor::r::o
,~ ~ 0 ro I-<
.-Q.;3'.o S ~
_......(';1 ro
~ 0 c: ro.....
'.0 I-< r:: 1::
c: E 2:l..... ro
ro "' _ ~ +-'
~~~1-<00C'-.
..0 +-' ~ ~..o ~
;::l ~...c:..... ::l.'!::
CIl-+-''''OOOO
r-..
U
~
...c:
boO
::ll-< I-< ~
800...c:
~...c:c~+-'C'-'
boO+-,~+-'I-<2:l
~ b.O 1i3 i:! ~'oo
'8 .S .b Q) r:: ~
1-<"0 oo...c: ro 0
"O,El~~SI-<
b.Ou...... OOro 0
c: r:: 0 ro I
..0..... ~ ~ r:: r::
.~ ro~ ~ tJ::;;; 0
~ ~ g.S 0 gf
~ ro u :>. r:: .....
.;3S~~E"g
I-< ~.;3..... ~ 0
2:l .'!:: ...... 1:: ~ G:i
_00 Oro.... r::
ro ~ c: ~ 1-<.....
.-Q...c:o..o~.t::
~'::::'.o ::l...... ::l
'.0 0 i:! 00 0 [l
r::r::~S1::1-<
$:l 1il.t:: ~::l::s!
oo+-'~1iJO;::l
..o+-'~>co
b5 ~.;3'1: ~ ~
~
I-< ......
...c: I-< 00
(,) 0 00 00
:.2~S8
:: '.0 tj S
I-<.~ :>. 0
Q) ~ 00 00
~ ~ ~~
::......b.Or::
o ro 0
~ C.S '.0
0..... ro.....
r::UI-<"O
::lro"O"O
l:< ~ I-< ro
2:lu2:l~
;::l ~ ro'.o
~.;3~~~
~"g1-<~8
o~o..o::l
U U ~ ~ L..
S~"g~"g
2:l::s!r::~~
(';I::l~o::::::
~ e- I-< ~
C) i> 0.. 0.. ....
;a t~GEND,I rte?'Jl NO. lJ
PACE 7 B OF
{!!i'-
00
cO
._ C'I
!!l~
Well
(1)2
-"'.0
j~
-
o
~
(J
O'l
M
E
:l
"'0
c
(I)
"'0
-0
~
&
(I)
n::
1)
ell
c.
~E
ell-
t:19
(I) c
1-(1)
(I) E
-oc
"w e
-c os;:
ell c:
a.w
I J-k,
-
"~
32
(.)
(1)
.s::
o
t)
cIj
0..
S
......
o
Z
-
CO
-
C
(1)
E
c
o
....
"S;
c
w
C!
C"')
;: cIj ~
0..... oc;;z 5 b.O'O~
cIj ~Z',p 1-<'.0 0 0-;::
...c:: U - 0 0 ........ 0 ....
t-< t;,: t) cIj ." ,~',p (I)
rJ:l..... c1j..... ~ s ~ cIj ~
rJ:lOo..rJ:lb.OI-<O'I-<:r,
~ .~ s.g o..s (I) & 3$
en......encljO~(I),.c::l
...c::...... I-<~
C) ~en
O's..... -t~
.9.0 0 (I)......
~;..::: 0 (I):;:: ~
S.......... ~~ rJ:l
1-<:9]0.....~
0....... ..... 0 0
tl gf ~.S 8'~
.......~ ....-t;,: I-<
;: ;:; "0 ~ ..... ~
(I) o~ 5b0
z~ U5.....
01-<0
.9 0 >. cIj ..J
..... .......... ~_...c:: I-"<
cIj b.OO 0 0C;;..... o~......
So cIj 0.......... (I)..... ~
I-< .~ ~ rJ:l 1l d ~ ~ g5
..s 0..... t) rJ:l cIj 6) ~ 0
..s...c:: 5b:!j g5 ti en .2 .~
;:enU5~?i5.g ~en ~
(I) ..... en 0 ~
z 0 ~
rJ:l
C;; 0 8 b.O~ rJ:l
..0..... 0 0 ...... 0
o (I) ~'J:: ~ 0
cIj b.O rJ:l..... I-<'fil
ti ~ S g..Q,.'~
.g...c::~(I)cIj(l)
enC)~~~~
D
C;; 0 b.O~ rJ:l
..0..... ..... 0...... 0
o (I) al'J:: ~.9
cIj b.O.."....... I-< rJ:l
ti ~ 8 g..Q,.'~
~cJ~~~~
P<
I-<
(I)
.....
~
(I)
"0
e
b.O
(I)
"0
..0
3
.....
o
cIj
.....
en
,.c::l
~
rJ:l
(I)
rJ:l~
.~~
(I) ro
gg
Q
P<
'E
~ 'E ~
c1jcljo..
...c::NcIj
'8~~~
O"O(I)~
r::g~S
c1j-~ .....
(I)~(I)o
~C;; :::l',p
o I-< ~ cIj
o~ I-<::l
,.; '" ~ ....
c1j~ ~~
oclj......"o
..... 0 "0 "0
i3 0 0 I-<
.~ 1l..9 ~
b.O 0.. ~ cIj
o o..,+-<...c::
..... cIj 0 "0
g5scg
OrJ:lcljti=:
...c::cIj"gl-<
(I) cIj ~ (I)
U(I)o...c::
,.:::ll-<"""'.....
~cIj.....O
,.......
b.O
P<
c1j.....
(I) U
I-< (I)
cIj I-<
.....
"0"0
I-< (I)
cIj I-<
N .....
ro 0
...c:: (I)
"0"0
o (I)
00..
ti=: e
..........
c1j"O
~-
I ~
8 ~
..... .....
cIj cIj
o i3 C"-.
..... rJ:l g:
...c::(I);>
.1:; ..... 0
;:;,Sti=:
(l)U"O
U 2 0
ro.....o
E:: en ti=:
,.......
...c::
P<
(I)
...c::
..... .....
o '+-<
8 ~
!€ :3
o gf rJ:l
.~.~ ~
en- cIj
cIj ~ rJ:l
o 0 cIj
.......... b.O
en...c:: 0
~ ~ :.a C"-.
~ (I) 0 S
t)"OOclj
2.....ti=:"O
o b.O I-<
ticoo
..... ~;.a (I)
O....,..::l ~
~.s 'U (I)
0.. ~ 0 -
o rJ:l..... cIj
~ ~ bB'O
.....- 0
3$ '15;.a ~
0":':; 0..8
0.. en 0.....
~ 'J:: ti=: ..s
,.......
.....
P<
C"-.
;:
o
ti=:
"0
::l
S
.....
o
's
cIj
o
~
rJ:l
.....
(I)~
...c::
U
.~
rJ:l
E
o
.9
.....
cIj
"0
o
::l
o
......
~
A
all"'-
....0
00
.EN
.!!l~
Wro
al::J
-" ....
P< P< ro.o
...Jal
.....lJ..
0
~
G
0
~
M
t
.~
=
'"'
=--
<l.I
..c: C"-. o~
.... .f .....
'tl ~ ~ cIj
o ..00.
"3 0 cIj ~
~ o.....c:: gf~
~ S
S (I) .~ ;.a '0
0 ~ ::l ~
d U "0 G> <:l en
Z "0 o o.S o~
(I) ,.:::l ~'-' cIj
~ ...c::
~ rJ:l ~rot)o. E
.....
~ ..c 0.:;; C;; ::J
"0
8~ 8 ..... c:
..... ;..::: 0 ~ ~ al
rJ:l "0
(I) "0
=-- 0 g;5~~ ~
~ cIj c1j..... ..... (I)
>,~I-<...c:: 0
~ (I) Co
"0 0- ~..... al
:~ cIj ~ 0 0 a:::
~ ...c:: b.O ..... tl
"0 .....(1)0"0
rr.J .~ I-< 0 ro
~ S 0.0 :~ Co
~ ~.s
~ C;; t) ~.~ S ~]9
U iE ~'"5J;..:::
~ .~ al c:
O;":::'J:: ..... !-al
...c:: o 0 ::l 0 al E
~ C) 0......,.. 0 "oc:
"(i5 e
CI E J;~ t~~. HffO 0 ~'>
oj" , . A" l~
~
- ~^.
r "VI<; I 7 Of
~
-
"~
3i2
u
G)
.c
o
.....
(,)
e<j
0.
S
.....
o
Z
-
m
-
c
G)
E
c
o
"-
"S;
c
w
C'!
('I)
~ e<j ~
:=:..... oc;;~:=: b.O'O~
e<j ~ Z'.;j 1-<',8 :=: :=: .....
..c:: (,)-:=: 0 ....,... o:=:
Eo-< t;:: 't) e<j '" .~...... Q)
00...... e<j..... ~ S ::l ~ ::l
00 :=: 0.15 b.O I-< 0" I-< g
~ .~ S ::l :=: <8 2 a 1}l
CI.l.....CI.le<j:=:.....Q)..c
..c::..... I-<::l
U ~CI.l
:=:.8..... t~
.S:) .0 0 Q) .....
~;..::: :=: Q):t:: ~
S ...... :; ~ ~ 00
I-<~..ct::.....g
<8 b.O Q)'s ~.~
t:: t:: ~...... (,) Q)
~.~ ~,.....t;:::: ~
~ :; "0 ~ ...... ~
Q) 0 Q) t::
z..c::~ .~.S
CI.l CI.l
t:: :=:
o S e<j
'.;j .......... ~,Q..c:: ~
e<j b.Ot:: 0 t::C;;..... :=:~.....
S t:: e<j :=:............ ~...... ~
S .~ Jj ZJ ~ S E:l (::: gJ
"'" 0...... (,) 00 ".. .... ;: 0
.s..c:: 6b~ gJ] r% ..2 .~
~CI.lU3~iil::l~CI.l~
Q) ...... CI.l 0 ~
Z o::.:E
00
- Q)
e<j t:: (,) b.O~ 00
..;j...... t:: t::..... :=:
t:: Q) .;;J '1: ~ 0
e<j b.O 00...... I-< ......
~ t:: S ::l 0.g3
..c e<j ::l O"'(? ...
J5cJ~~::.:E~
D
C;; t:: b.O~ 00
..;j...... ..... t::..... t::
t:: Q) (,)'1: ~ 0
e<j b.O.~...... I-<'en
~ t:: 0 ::l 0....
..c e<j I-< 0"....,.. ...
J5cJ~~~~
,-.,
Q)
(,)
t::
e<j I-<
t:: 0
:.a b.O ('..
S .S 't)
b.O "0 ~
t::......-
...... ~ Q)
t::e<j'Cd
0....... .....
NOt::
01-< Q) Q)s
00
S~ 0 t::
e<j e- 8
I-< ::l'~
~ 0. t::
I-< Q) Q)
0. .;3 t::
C;;I-<e<j
~..s b,(
e<j "0 .S
OQ).....
(,).....::1
C;; 0..:::
(,).g .~
"Sle<jS
:><:
.0
......
t::
::l
~ S
.~ S
,.co
e<j (,)
..c::-
~ ~
..c ::l
e<j.....
(,) e<j
...... t::
0..1-<
0. 0 ('..
e<j t:: t::
>.e<je<j
t::o..o
e<j t:: t::
..c::oo
......~ 0""".......
..... .....
e<j e<j
't) i:: i::
...... Q) Q)
l:j:lOOOO
t:: t:: t::
000
u(,)(,)
,-.,
(,)
:><: :><:
t
.~
0
~ I (,)
=- ~ .8 ('..
~ ,QQ)t;::
o Q) Q) C;; ...........
of! ...... (,)
:=:,E ~ (,) 00 Q)
"tl ~e<j"'" ..s i::> 0.
:> 00 e<j Q) 00
= e<j....... Q)
.......o..c:: ....... :> t::~
~ OQ)..... o 0 e<j
.0(,)-
.o,.c 'c; Q) 0.
;S"'Ctn ....... ;...,,.....
=-= Cl) Cd ("\...
~ ..c:;..... ..c(,)I-<t::
..::l05 e<j I-< Q) e<j
~ :- ::l :=: "i5.
~ 'C;; ~:E C;; 0 Q)
:>..... 00 :>oob.OQ)
e<j e<j Q) e<j ~ C;; 00
~ ........;31-< ....... ::l
0 o Q) o 'Cd g"O
ooQ)..c:: 001-<_ t::
rrJ 00(,)..... 00 Q) e<j e<j
~ 01-<"0 ot:: _
-::It:: ,....."- ~ ;...,
Q) 0 e<j Q) S 0 Q)
~ ..c::~t:: .;3....."0.;3
..... I-<
t::_.~ t:: ~ 2 0
...... e<j ...... t e<j I-<
..... I-< Q)
~ :;~I-< .::o~o
Z 00...... Q) 1;5 0.;..::: ~
~ ~S.;3 ~.s~o
::s
~ ,-., ,-.,
e<j ,.c
AG
1}l I-<
...... :=: 0
8;; Q)~
....... Q) (,) ('..
O..c:: ~ ~
t:: 00 :=:......
0;..:::...... g
'.g ~ 'E ~
fi)~o~
t:: Q) ~ I-<
~~ '0 1J
I-< ~ t:: '0
0"0 1-<.......
o t:: 0 0
..... e<j :=: 00
~~"::='E
0....... 0. e<j
ooOC;;"O
fi) ~ fi) ~
O'Q):=:.....
.......(,)Q)oo t5
o ~ b.O~ ~
2: t::C;;..c ~E
::l...... (,) e<j CIl-
00,$ o.~ t:: 19
8.~~'E ~lii
~~.;3~ alE
~ -cc
~ '(ij ~
-c .;;
CIl c
OF _, )Ja
:><:
==
~
....
=
~
t
.~
e
=-
~
of!
"tl
=
~
~
rrJ
~
o
Z
N~ "' IT;&M NO.
(b
~J lvl: (J'-'
~~
cO
._ N
!!l?;-
WCIl
al2
"".0
CIlal
...Ju.
'0
~
C3
..-
..-
M
E
::>
-c
c
al
-c
-c
~
o
Co
al
c:::
-
,~
32
(.)
(L)
.s::
o
co
-
c
(L)
E
c
o
a...
's;
C
w
C!
C")
~
u
C';J
0..
S
......
~
> C';J ~
6) ............
~ oCi1Z i:: b.Oo~
~ i:: Z..... .8 i:: i:: ~
..s:: ~ - 1:: r-. ~'I:: 0 i::
t-< t.= tl C';J 0 ~''''''.;::l Q)
<I.l..... C';J tl ~ E ~ ~ =.
~ 6b g.,.o ~<2 g' C';J ~
.....:l..... s:::; ~ .... i:: ~ 0.. <I.l
rn......rn,g...... ~-g
C) i:l..rn
i::.s~ t~
.8 .0 0 Q) ......
't;l..... i:: Q):t: ~
d~ ~ 't;l~ <I.l
E"O~i::~~
o c:r: ,.0..... i:: 0
""" b.O Q) S C';J';::
..s.i:: g;.:: ~ ~
~ ~ "C ~ 'S i:l..
Q) o~ b.Oi::
Z ~ iZi .....
i:: r-. i::
.8 0 >.,g ~
't;l b.O 1:: "0 i::~ = ~ i::~......
d i:: C';J i::......~ Q)..... ~
s:::; u "C~r-.~<I.l
r-. .~ t.= Z3 Q) i:: ~ ~
~ ~..... U <I.l C';J Q) 0
..s..s:: 6b~ :g] rn ,g .;::
~rniZi~ 1iJ;,! ~rn,,~
Q) ..... "" 0 -
Z O::E
<I.l
Ci1 i:: ~ b.O~ <I.l
.......... i:: i::...... i::
1:: Q) .s '1:: ~ 0
C';J b.O <I.l..... r-.'OO
~ i:: S ~ 0';::
15 C';J ~ O".@' Q)
b5 cJ .~ ~ ::E ~
C)
Ci1 i:: b.O~ <I.l
.......... ~ i::...... i::
1:: Q) a:l'1:: ~ .8
C';J b.O.=..... r-. <I.l
tl ~ 8 g..g:;::
~cJi:l..~~~
:><
......
o
i:: r-.
o 0
'.g i::
[l.8
i::~
Q) ~
b.O,.o C".
r-.';:: <I.l
o Q)
.8~5)
<I.lr-.-
i:: 0 Q)
o~.~
<I.l i:: 0
[l ~ i::
0..0Q)
...... b.Or-. i::
o r-.
Q) Q) 0
r-. .::: ;:g
~ <I.l i::
~ ~ ~
o..uo
~E:l6l
,-...
,.0
:><
~
i::
Q)
~~
C';J 0
i::~C".
.;;; .otl
~'a.:g
Q)'O 8
tJ .;:: i:l..
i:: Q)
..... tl..s::
~Q)~
i::.=~
Q) 0 ~
i:: r-. 0
C';Ji:l....s::
dQ)~
S:::;..s:: .~
[l ~ ;:;
o..i::~
.....-l...... C
C';J <I.l.....
-.0 '"a) ti
i:: >.....
C';J Q) E:l
~-
15~,$
~..... ~
<I.l 0 Q)
c:r:i::-
,-...
u
:><
Q).o
<I.l.....
~.S C".
-U~
tJ.;:: a:l
i:: ~.;::.
..... u 0
U Q) r-.
.-.~~
"g8Q)
'1:: i:l.. {3
Q)Q)~
o....s:: ~
r-.~o
Oi::..s::
c......~
C';J,$ ~
r-. Q) ~,
o 5) a
~.....-l......
e ~:~
Q)..... ~
~ 0 Q)
"Cdi::<I.l
...... +-l Q)
1:: al >
C';J..... Q)
~..c-
<I.l S Q)
-gC';J~
<I.li::..c
c:r:..... C';J
,-...
"C
~
~
"Calo
i::Q)fr Q)
C';J..c..... ~..s::
-~C';Ju~
~OuQ)i::C'"
o c;'= 's-- ~
fr~.g~ ~~
'~..s:: 0.. Q) :.&l ~
i:: i:: C';J..s:: r-. Q)
C';J C';J...... ~ o.~
i::'ao:s:!~o
..... C';J <I.l ~ r-. i::
..s:: ~OOQ)
.~ 11';;:; ~ b.O:::
;:; ~ s:::; ~ i::'<I.l
"C<I.lO~:.e~
Q) Q) ~ 0..... u
~r-.l'O"<I.l~
~ Q) i::.;: ~ Q)
o.;;!..... C';J Q) 0
-0>..s::Q)_~
~ ~.~ <I.l 0..C';J
a:l ~ ;:; ~ 2 ~
'0' i:: "C~.::l 0.. C';J
~C';JQ);:CQ)tl
-- ~ .... <I.l Q)
C';J 0.. 0.. ~. 0 .~
Q)O-o..o
Or-.<I.l"Cr-.~"r-.
~~C';JOQ)_
,-...
Q)
:><
Q)
~ Q) 0
~- ~
'1:: 0.. C';J
0..2~
C';J 0.. C';J
......Q)tl
o <I.l Q)
.0 8;0'
..... ~ r-.
i::Q)i:l..
0"'" ...., C1)
.~ a:l..s::
.=~
Q) 0 i:: C".
..s:: "r-...... <I.l
~ - b.OQ)
i:: Q) i:: >
"- ~ -- Q)
..s::~~-
~ r-. Q)
.~ "C 0 <I.l
;:;;3 ~'o
tl ~ r-. i::
Q) 0> 0 Q)
'0' ~ b.O >
r-. 0.. i:: .....
0..'1:::.e ~
C';J ~'OO ~
~..... Q) ~
~ C';J r-. Q)
AG EI\OJ.L:!!
Q
ITfM r~o.
DJ:\/ E ~ I
Q)r--
.....0
00
.!: C\j
!!l~
Wro
Q)2
"".0
roQ)
;;:u.
o
.?;o
(}
C\j
.....
M
~
E
:J
"0
r::
Q)
"0
"0
~
o
0-
Q)
0::
"0
ro
0-
~E
~I9
Q) r::
I-Q)
Q) E
"Or::
"Ci) e
~'>
ro r::
OF
-
o
32
u
Q,)
.c
o
CO
-
s:::
Q,)
E
s:::
o
I..
oS;
s:::
w
<:)
M
.....
I;)
C<$
0..
S
......
o
Z
~ C<$ ~
1::..... oCil~ I:: b.O'O~
C<$ ~Z'';:: r-..,g I:: I::'l::
-E ~ ':;::;- 5 0 C<$'I::.S: "'
"t.;:: I;) '" ~..... ..... -
tf}..... C<$ ..... 1G ~ ::l C<$ e.
tf}l::o..tf}b.OI-<O"r-.<".!
Cl.1 .~ S..g I:: <8 Cl) ~ ~
.....:lCl)......CI)C<$I::~Cl)..c
..:::...... I-<::l
U i:l.;CI)
1::.9..... t~
.S: .0 0 Cl) ......
~;.::: I:: Cl)~~
~.......... ~ ~ tf}
I::..c ::l I:: ..... ::l
o -< ..c..... I:: 0
"d ~ ~.S 13'~
I-l.~ .- 1""""'4 t+:::: J-.
~ ~ "C ~ ..... i:l.;
Cl) 0 ~ 61 I::
Z 't5 CI5 .....
I:: r-. I::
.S: o:>-."g ~
~ ......................-1 -'---" ...
C<$ b.Ol:: 0 I::Cil~ 1::......
~ .... C<$ 1::.......... Cl)..... ~
~....I;) "C.....r-. tf}
r-. .~ t.;:: l3 Cl) I:: g: t::: ::l
<8 0..... I;) tf} C<$ Cl) ~ 0
~ I:: Cl) tf}..... o.~
..:::..::: b.O:t: ::l ~ CI)..::: ...
CI) ..... ~ 1;)"5 Cl) CI) Cl)
~ CI) tf}",r-. "r-.
Cl) ..... "'" 0 .....
Z 0 ~
tf}
Cl)
Cil I:: I;) b.O~ tf}
.......... I:: 1::...... I::
'l:: Cl) ,S '1:: ~ 0
C<$ b.O tf}.~ r-.'en
..... I:: S ::l o.~
II C<$ ::l O"'~ 5)
b5 cJ .~ ~ ~ ~
u
Cil I:: b.O~ tf}
.......... ..... 1::...... I::
'l:: Cl) 1;)'1:: ~ 0
C<$ b.O.:1:!,..... r-.'en
tE ~ 8 &.~.;;
..c,,:::i:l.;Cl)C<$Cl)
b5u ~~~
;x: ;x: ;x:
t
.~
e
~
~
'fl
~
'3 I:: ~ ~ <+-<
~ C<$ I:: . b.Oo
I:: ~ I:: I:: Q)
..... b.O Cl)
..:::1::'-' ..... 0 -
..... ..... 0..
d ~..... :>-'1-< tf}..... 0
~ ':;::l Cl) ..... I;)
~ 2 C'-. Cl)
Z o 0.. I;) ..::: 0.. <+-< C'-.
~ r-. 0 Cl)..... 'Oti~ <+-<0Cl)
~ b.O r-..!::= 0 o I:: r-.
I:: 0.. "C r-. tf} I:: Cl) tf} 0 Cl)
o :>-. I:: 0 r-.O..::: 6)'';::~
0 0.0 ,..0 0: U'J Cl) I;) ~
0:: ..:;l :' 0 "g ..cCl)Cl) ..c1;)Cl)
S-:5~ S2~
Q ::l~,....., 0 ::l b.O ~ ::l ..... Cl)
0..Cl)tf}r-. I:: ~ ~
~ o,-,Cl)<+-< I:: I::
o..:>-.gJO 1"""'""l01""'4 C -01::
Cil~~8 .$ ~'<ii C<$ 1;).....
..... tf}
Z 1:;."= ::l ..... Cl) ::l
0.0 ~"00"Ci) ~ C<$ tf} 0 1::..::: 0
0 1::..... ::l I:: Cl) .....1G..::: ,S.......:::
~ ,S "C..c Cl) S tf}1;)..... tf} b.O.....
~ ..cCl)1:: ..g.5 53
.g]]~~ ::l I:: Cl)
~ bE S tf}~S
tf}."= C<$..::: OJ.-:= Q)
:;J Cl)Cl)1G~tE I;) I:: Cl) I;) tf} I;)
~ ,$'en ~ C<$ tf} C<$
I;) C<$~ S 0 C<$ 0..::l'Q. o.~~
0 ::lCl) 1-<";::
"C r-. 0..::: I:: .~ 0 Cl) tf} Cl) Cl)
~ I:: C<$"::: .......... o":::r-. QI::r-.
......
~
~ ,....., ,....., ,.....,
~ C<$ ..c I;)
^ ",.
'" 0
<l) .....
..... ......
;E e
'u 11)
tS .~
- i::
.a <l)
= '"
~~
~ e-
o u
eou
"0 <1l
1::l .S
<l) <1l
............
(;J .S
.cS
(;J 0
u ......
..... ....
'" <l)
:>-'''0
...c: ....
0..0
.... =
o .....
~ .
<l) .eJ
= u
<+-< <1l
o ~
= .....
0-
'rn .a
.- =
> <l)
~~
<l) 8
...c: .....
...... >
..s =
'r::' <l)
~ =
"0 <1l
2~
<1l 'S
'u eo
o .....
'" '"
'"
<1l <l)
.eJ ~
g u
~::a
:.:: 5
<1l U
.~ "8
:>-......
-a~
<l) <+-< ..
'" 0 '"
.... = 8
<l) 0.....
-G'~ i::
<1l U <l)
_;::l '"
<1l .tl u
.~ ~ ~
~ 8 6.
..oJ:!<l)
f3l........s
= ",^ <+-<
..... <l) 0
........... .:
~::E=
~'u ~
......;;l ....
t>_<S
.~~ ~
o .... >
.... <l)~.~
i:l.; u
<l) .~
.;lcu:.c
"0 > 0
- 0 cu
;::l eo u
0"0=
~ ~ ~
OO(;J<S
f;oil ..... ....
UB~
5: <1l ....
~.~ -B
~Eo
00 0.. ....
U .... 0
~ 0 '"
~ ~ a
~ cu.....
;;l=......
~ .... cu
<S ~
...."O~
~ ~ ~ ~ ~ ~
=JlJ;1.~,t;l. ,...el~ "'x
- ..TlI>.
;x:
C'-.
I::
.S:
tl
Cl)
.....
o
S
Cl)
r-.
~
PACE
;x:
C'-.
I::
o
.....
.....
I;)
Cl)
.....
o
S
Cl)
.::!
-
o
i:l.;
;x:
;x:
C'-.
tf}
-
o
o
..:::
I;)
CI)
C'-.
-E
C<$
i:l.;
,.....,
"C0
e d-- Of
Qlf'-
"'0
00
.S N
.!!2~
WClI
Ql2
""'.0
jQl
_u-
o
~
(3
C")
~
M
E
:J
'0
c:
Ql
'0
'0
~
o
a.
Ql
a:::
t)
ClI
a.
~.s
~:s
Ql c:
I-Ql
Ql E
'Oc:
"Ci) ~
~'>
ClI c:
a..w
(~re
-
en
0-
32
(.)
CI,)
.c
o
t)
ell
0..
S
.....
o
Z
-
CO
-
s:::
CI,)
E
s:::
o
...
oS;
s:::
W
C!
C")
> ell ~
E) ...........
t::'" OC;;z 5 bOO~
... t:: Z .... .... t:: t:: ...
w ~ ........ 0 t::
...c:: 8 --.... d 0 ellS .~.... Cl)
E-<<+::t)eIl<IJ ::s'!:::::s
.... ell ... Cl) W ;::;
~ ~ 0..15 bO S g' ~ Q)
~.... S ::s ~ 'f: ~ 0..15
m.....m...c::..... ~::s
U ll.m
t::S... ~~
.9 >-. 0 Cl) .....
~.-!::.t:: Cl)lt::~
Sr.=~~~<IJ
~ ~ ,.0 .S d g
..s bO Cl) S eIl'S:
..s.t:: g;.:::.g ~
> ~ "0 ~ .... ll.
E) o~ ~t::
Z 't5 U5 ....
t:: ~ t::
.9 0 >."g ~
~ dOt::~~...t::~~
S gf ell t::........ ~....
~ .~ ~ l3 'g d ~ ~ ~
~ ..8'S ~ ~ ~ J:l o'~
..... m .!:9~ E.g Cl) 't5 ~
~ m .~ m S ll.
Z 0 ~
<IJ
C;; t:: ~ bO~ <IJ
........ t:: t::..... t::
d Cl) .s 'C ~ .9
ell bO <IJ.... ~ <IJ
tl ~ s 5<.g;s:
,.o...c::::SCl)eIl~
J5 U .~ ~ ~ .....
U
C;; t:: bO~ <IJ
.... .... ... t::..... t::
d Cl) \,)'c ~ 0
ell bO,~.;::: ~.tiJ
... t:: 0 .... 0'",
<IJ ell ~ O".@"' iU
.g...c::ll.~",",~
mU "'"
::<
C\-.
<IJ
Cl)
....
.~
-
'CJ
~
.~
:g
::< ::<
bO Cl)
t:: _ ...c::
'.g a>.El:E ...
t::
.......c:: t:: ::s ~"50
~o.s~ o.~ +..t
- ...c:: \,)
...... ~ <IJ .0 ~5~~
00,.0
Cl) ::I.... .9.-e vf (1)
tI) ~ OO:-;:l ... Cl) _
::I ~ ... \,) ell e:-2 8
Cl)eIlell~
...c:: 0.. .;3 Cl) ~ +..t~.~
"'-...c::...c:: ~ ~ 'CJ ~
Cl) ell \,) ... ~ o~'&
<lJt::::s...... c\-. Cl) \,) t::
~.9 <IJ 0 "0 "OCl)OCl)
~ bO ~ t:: Cl) ::S-5'.o ~
\,) Cl) <IJ 0 ...
t:: ~ Cl).... ~ "CJ ell Cl)
".: ~ :-5 ~ i:l ~ Cl) :>
Z Cl) .... .... tl "0
\,)~r.=s -
Cl) t) 5< Cl) ell
0 Cl) \,).... \,) c\-.
'0'''0 ~ ~ \,) Cl) Cl) ~ t:: ...
~ ell '=~...... ell
~ ~0C;;2 8 ~ 0 Cl) t::
ll. 0 Cl) Cl) Cl)
Cl)...c:: t:: "0 ,.0 ll.0i:l:> S
o ell
...c:: ~ 0_ ~ Cl) ~''''...c:: t::
... 0..0 ell 0 .;3..0 ~ ... 8
,.oell\,)
U "O...c:: Cl).... ~ .... eIl...c::
~ - bO ~ <IJ ::s ~ r.= 0.. bO 'S:
::s....\,).8 \,) \,) >::.... t::
\,)
~~~o.. 0 8~Cl)S Cl)
~ ,-, ,-,
ell ,.0
~
Cl)
...c::
...
o
,-,
Cl)
<Ill'-
"'0
00
.!: C\l
.!!l~
UJIll
<Il 2
"".0
III <Il
..JLL
'0
~
(J
'<t
......
M
E
:J
"0
c:
<Il
"0
"0
~
o
a.
<Il
0::
tS
III
a.
~E
~I9
<Il c:
I-<Il
<Il E
"oc:
"(i; e
~'>
III c:
rr Q.UJ
ACENDA ITEM NO. 'C-
PACE ~ J~
-
tn
.-
32
(.)
(1)
.c
o
....,
u
~
0..
S
.....
a
Z
-
CtI
-
c:
(1)
E
c:
o
~
.S:
c:
w
C!
M
~ ~e=
l:i ~za~z 5 b.Oa~
~ ~ ..... ..... l:i l:i.....
...l:: u..........~ l-o ~'r:: a l:i
E-< t;:: t) ~ a ~.....'.o CI)
en..... ~ ...., ~ ~ ::l ~ ~
~ .~ S-.g gf,2 2' ~ ~
...:l1Zl.....1Zl ~ l:i~ fr..c
...l::..... l-o::l
C) i:l..1Zl
l:i..9...., -t~
.8.0 a C1).....
~..... l:i C1)::t::~
~:=""'~~en
E ':9 ::l l:i ...., ::l
a ...... ..c..... l:i a
"'" b.O CI) S ~'!>
l:i l:i ~..... ~ CI)
......1:: ....-r.;:: l-o
~ ~ "'d ~'S i:l..
CI) a~ b.Ol:i
Z r;j en .....
l:i l-o l:i
.8 a >.,a ~
~ b.O ~ C) l:i~ ~ ...., l:i~.....
S l:i ~ l:i.......... C1)..... ~
l-o'~ U en "'d ~ ~ Fi en
..8aSt)~~~~5
l:i...l:: l:i CI) en tl IZl a.!>
..... IZl .~::t:: 8..0 CI) r;j CI)
~ lZl~en~l-o "l-o
CI) ..... ". a -
Z Q ~
en
~ l:i ~ b.O~ en
.......... l:i l:i..... l:i
~ CI) .;S 'r:: ~ a
~ b.O en..... l-o'Ci)
...., l:i S ::l a.!>
,2 ~ ::l O"'(? CI)
05 cJ .~ ~ ~ ~
C)
~ l:i b.O~ en
.......... ...., l:i..... l:i
~ CI) 1rl'r::~.8
~ b.O.=..... l-o en
tl ~ 8 g..S;'!>
~cJi:l..~~~
:><
t
.g
o
J..
Q.;
~
.s
"'C
-
:=
~
U
o-l
~
f::
z
o
o-l
~
t2
o
~
~
u CI)
lE elf-:5
~c~ ~
~S-:S..9l:i
en l:i C1)..... C1).8
.~ ....... +-' (]) d .....
...l::"'" en I:: ~ en
.~.~ ~.- ~ ~
~~t)~~5
CI) CI) ~ CI) u
u~ -:5 ~ tl -:5 2i
lEa l:i~
~ ...., lJ..... en en~
b l:i...., ~ .@''''d
l:i .8 'C) '.0 ...., ~
..... ~ l:i CI) l-o
C1)Q)'O~'tl1::
~ l-o'O tl..... a ('\..
C1)l:i~..ci:la";;)
tl..... o..::l :>'.0 l:i
l:i- ~ en....... ~ 0
......~ u ~ a l-o.....
1::""''"0 I:: l-o t>..t)
~ I:: l:i..... CI) +-0' CI)
CI) .;S ~ ~ ..c'0 ~
en,2'"O::lSllCl)
~::l~~::l~~
U en_ l-o l:i u.....
,.-..
~
:><
~
~ CI) l-o
.o...l::..8
~....,
..... >. ~
""'..0 l:i
,$"'dCl)
::lCl)b.O
S...l:: ~
8 ~ t:: ('\..
l-o~ CI) ~
a ...., S ro
.o~ ~~
~'"O~'5
::l l-o l:i.....
"'d ~ ~...l::
'!> 1l S l-o
..... ~ l:i a
'"O....,oen
I:: en..... '"0
.;: 1:l tl ~
C1).~ ~ l-o
-:5 l:. l:i '"0
..... CI) a CI)
C1)enu....,
~....... t>.. ~
"'d a +-0' 51
~ Q) l:i.....
u > ::l en
><: CI) a CI)
~_u'"O
,.-..
..0
:><
en
]
en~~ l:i
~ lE .....
~('j2
rol-o-
0.."'" ;:I
u l:i ~
lE ..... l-o
ro~~
bCl)...l::
l-o l-o ...., ('\..
..... u l:i CI1
~l:ia,.:.:;
= ....... "+:j .S!3
..... l:i ~ l-o
CI) ~ C) t:.-
b.O l-o a ~.
l:iCl)-<+=<
1l -:5.S iJl
U'[J ~~
~ b.O I:: '.0
I:: l:i ~ l:i
.; ;e "5 .;S
"5...s~15
~ g l-o ::l
~..... a en
,.-..
u
E
~
"t:l
c::
Q)
"t:l
"t:l
~
o
Co
Q)
0::
t5
ro
Co
~.s
~]i
Q) c::
I-Q)
Q) E
"t:lC::
"Cij e
~'>
,.-.. ,.-.. QOF~.~ill
:2.,...", ,-r G,~ ~ "\ _-
PACE. ~ Y
:><
CI)
::0
~ '.0
..9l-oa
CI) a S
;:I en 0
~~~
'E 8';: ~
~ o..~ ~
~ l-o en CI)
...l:: ~ l:i S
~~.8.9
~ebt)~
~ CI.i ~ a:>
g,-,~s
...... Q) ..... J,...j
.0 S .S ..s
~ ~ en ~
..... CI) ;:I ",i
~"'" a "":
~ ~~~
tl.Ci) ~ ~
..oCl)~en
05"'d'"O::l
:>< :><
~,...
00
c::0
.- (\/
!!l~
Wro
Q)~
"""'-
ro.o
...JQ)
_lJ..
o
z..
<3
LO
......
M
('\..
en
en
CI)
u
u
ro
~
l:i
~
l-o
CI)
S
CI)
CI)
....,
~
~
CI)
"'d
~
.S
.S
~
'0
e
~
u
~
~
l-o
a
CI)
....,
~
~
CI)
'"0
~
.S
.S
....,
"5
en
~
....,
-
::l
en
CI)
~
-
en
0-
:s2
(.)
(1)
oJ:
o
co
-
c
(1)
E
c
o
~
oS;
C
W
C!
M
t
t1:l
0..
S
......
o
Z
~ t1:l ~
1::..... O'CdZ I:: ~'O~
t1:l ~Z'.o I-<'~ I:: I:: ~
..::: c)-I:: ~'C 0....
E-< !.Cl t t1:l 0 ~.....,.o Q)
00..... t1:l..... ~ ~ :::l t1:l g
1::000OO""1-<0"1-<~
~ .!:!l S.g gf '-E ~ a ~
CJ:l......CJ:lJ,g...... Q)..c
U ~~
1::.8..... tl~
.$2 .0 0 Q) ......
~..... I:: Q) l:e ~
s:-:=..... ~ ~ 00
I-< ~ ..6 .S ~ g
r.B ~ Q) S t1:l'>
I:: I:: ~..... c) Q)
~.~ ~....... r.= l-l
~ :r> '"0 ~ ..... ~
Q) O~ ~I::
Z c7.l U3.....
I:: I-< I::
o 0>.t1:l.J
-.0 ~ +-' ........... ~ 1-'01
t1:l~1::01::'Cd.....1::~......
S I:: t1:l 1::.......... ~..... ~
I-< '~,.g 00 1$ ~ Q) ~ ~
r.B 0..... t 00 t1:l 6) ;: 0
.s..::: ~~ ~] CJ:l ..8 '>
~CJ:lU3~~:::l~CJ:l~
Q) ..... CJ:l 0 ~
z 0 ~
00
'Cd I:: ~ ~~ 00
..0..... I:: I:: ...... I::
I:: Q) .s 'C ~ 0
t1:l ~CJJ''''' I-<.tij
..... I:: S :::l 0'>
15 J,g :::l g"(? Q)
:::luB~~~
CJ:l .....
U
'Cd I:: ~~ 00
'.0 ..... ..... 1::...... I::
I:: Q) ~'c ~ .$2
t1:l ~.=..... I-< 00
tl ~ 8 g..Q;>
~D~~~~
~
Q)
I-< "R
0 c)
oo~ .....
..c
I:: 00
~ Q) .....
0.. .::: :::l
~..... 0
00 t1:l I::
.~ I:: I-<
<:) I-< :::l
.~ Q) +-'
-.....00
8.'Cd :::l
'"0 ~ ..c
Q) I:: :'
.......... ~
0.. t:: .
OO~
'"0 0.. I::
t1:l 0.. 0
..::: :::l.....
.....00.....
.~ t1:l
OOt::
t ~ 8.~
..... I-< 00 J2
13 ~ I:: <:)
o I-< S t1:l
U 0....... I-<
,.....,
~
~
ti
.~
o
'"
Q.;
~
'fi
"tl
:;
~
CI.i
::s
r.o:l
~
~
rr.,
~
u
~
~
rr.,
~
~
rr.,
~
~
t:
io.:l
~
~
00
.....
~.o
s.....
Q)'Cd
I-< :::l
'S 0'
0"'"
Q) Q)
1-<.....
~~
Q)-
S t1:l
..... I::
t1:l 0
Q).....
I-< ~
..... Q)
...~
~ Q)
t1:l-C\-.
~ ~ 'E
~.S:l t1:l
gj - 0
~ g;~
'"Ot1:l'O
Q) Q) I-<
Q)"::: ~
<:)..... 0
~'Ou
,.....,
t1:l
~
.....
~ I-< ~
Q) 0 <:)
1::00 !.Cl
...... Q) '8
o '.0
1::..... .!:!l
013 Q) 00
..... t1:l"::: Q)
t)..... ..... ~
8 "EJ 00 13
tl Q).,3 '"0
I:: S.....-
8~1jg
Q)~..s<:)C\-.
..::: ..... ~..::: 23
..... I-< .... <:) <:)
I:: Q).~''''' Q)
..... ~ tl ..;! l:e
..... ~..... i> Q)
g~~'O'Cd
~gj'O@"EJ
I-<~I::'.o~
o I-< 0 <:) ~
~ o.tij 8 I::
..... I-< 1::..... 8
:::l Q) t1:l 00.>
g'~ ~ @ I::
~i>Q)<:)Q)
,.....,
..c
><
-
I:: t1:l
~o .....
Q)..... I::
.;~'Os
o 0.. I:: I::
I:: ~.$2 8
.$2 ..... 'S:
t)sg=
:::l 00 l-. Q)
.l::.~ tl ~
r:J;:E @ t1:l
0'0 <:) ~
<:) t1:l Q).....
Q) .......::: I::
.s ~.....~.!:!l
t1:l 00 00
.S I::.~ ~
~ o;.t= ::s
g .t5 1j 13
~E3..s::s!
1-<..... ~:::l
o t1:l I:: 0
Q) ~'.o <:) C\-.
.~ S.~ '5 tl
g. I-< Q)..... Q)
Q).8........;!l:e
~ooOi>Q)
~
00
.....
o I::
..... Q)
~S'"O
..cQ)Q)
t1:l';:l'"O
:-;::o.;:j C
~ = t1:l
t1:lQ)~
00 gf Q)
Q)...... J-.
;':::t)o
0....... ~
O"~Q)
:::l I::
~ S Q) C\-.
Q) 0 1-<'"0
~~t1:l~
!> ..... I-< Q)
i> <:) 0 Q)
~ .:;; oo~ I::
Q) 0 Q) 00
...... J-4 \,) +-'
<:)~ I-< I::
!:E :::l Q)
:::l JE ~ S
oo.....Q)Q)
Q)l-l';j
~ i:: '"0 '.0
t1:l Q) I:: I::
::r: 00 t1:l Q)
,....., ,....., ^
<:) .- ....'i?_ ( J)
"III.hIV. V
QJr-.
"'0
00
.5 ('\j
.!!1~
UJro
QJ2
.>t:.o
~~
'l5
Z.
G
(0
~
M
E
:J
"0
C
QJ
"0
"0
~
o
Co
QJ
a::
ts
ro
Co
flE
~~
QJ c
I-QJ
QJ E
"oc
Ow ~
-t: '>
roc
O-UJ
PAce 8,":( OFJ~
-
.!!!
:s2
(.)
(1)
.c:
o
~
u
~
0..
a
......
o
Z
-
ctS
-
c:
(1)
E
c:
o
....
.S;
c:
W
C!
('I)
~ ~~
t::~ o~z 8 bllO~
~ .... z..... ..... t:: t:: ~
...c: ~ '- 1:: I-< ~..... 0 t::
E-< .g tl ~ 0 ~.1:::.,p Q)
'11..... ~ ~ ~ !:< ::l ~ 2
'11 6b 0..}5 bll 5 g' ~ ~
.3..... a ::l t:: ~ ~ 0.. '11
rn......rn~...... ~.g
U ~rn
t::.8~ t~
.9 V 0 Q) ......
~..... t:: Q) ~ ~
~:-;::: ~ ~ ~ '11
E:Sl]t::~::l
0...... ..... t:: 0
~ bll Q) a ~'5=
t:: t:: ~..... ~ Q)
.......~ "--1+:: I-<
~ :s "C ~ ..... ~
Q) o~ 6bt::
Zc7.1 cz;.....
t:: I-< t::
.9 0 >.~ ~
~ bll1:: 0 t::~~ ~ t::~"""
~ t:: ~ t::.......... Q)..... ~
E::'~ u '11 "C ~ ti) ~ '11
:s I+:: Q).... "- ::l
..s 0..... tl '11 .s:5) 0
t::...c: t:: Q) '11 '11 rn 0'5=
...... rn .~~ 8..0 Q) c7.1 Q)
~ rn ~ '11 ::l I-< ",I-<
Q) ..... rn 0 _
z 0 ~
'11
~ t:: i:l bll~ '11
.......... t:: t::...... t::
1:: Q) .s 'E:: ~ 0
~ bll '11..... I-<'(jj
tl t:: a ~.0'5=
"O~::l'-'~Q)
~ c5 .~ ~ ~ ~
u
~ t:: bll~ '11
.......... ~ t::...... t::
1:: Q) ~'E:: ~ .9
~ bll.=..... I-< '11
tl ~ 8 g..S;'5=
ac5~~~~
~ ~ ~
Q) '11
I-< Q)
Q) ~ 0 ~
~ Q)~ ::l
~ CIl.ot:: Q) ~
Q) j;>...--- ...c: .s c\-.
~u"C ~ ~C\-. '11 Q)
~ ~tl
'11 a ~ t::
~ t::~CIl
'"" ~~bll Q)~"C is ~
u a t:: '0'8 3:l
Q) 0 Q) Q)..... -"C
.s ~ ~"C.~ !fat:: "C.....
::la~ t::-
>. ::l"C '11 '11 ~ ~
..0 Q) 0< Q) Q) ...c:os. 2'.8
t:: '11 ~ tl ~CIl ~ u
o ~ ~.~ ti) .~ U '11 ~"C
~.....
',p...c: '11 0 "C _ 0"C tl~
~ ~ ~ 1-<'5= -~Q) ~ ~
t:: I-<...c: 0.. ~ .otl ~~
's Q) ~ ~CIl 8
"C ..... ~ 0.. t::..... ~ ti) I-<
ti) '5= ~ ~ Q) C\-. ~ ~ ~ "C '11
- 0.."C ~ t::
~ O...c:'=...c: '11 0
Q)1-<~8~1:: ~ ~.....
>.u'O ...c: .....
"C0"~~0Q) ~~
~~u ~a ..o"CCIl '~1
t:: t:: Q) Q) t:: "C Q) ~CIl
Q) '=...c: ~ ~.~ tl >.~
..... a 0 ~ 0.....
~ I-< ..... a 'a I-<
:3~~~;6a Q) a.g a"C
'11 I-< 0
~~.s~"g8 Q) I-< o t::
~ o..~ u~
,...., Q ,....,
Q) bll
~
~
u
~
...
~
...
~
...
rJ1
~
o
~
z
...
Q
Z
...
~
~
o
~
Q
~
~
I-< ~
o I-< "C '8
~~ gf ~ ~ ~ 5
t:: ..... ~..... I-< Q) Q) t:: ~
o Q)........... t:: 0..0 bll ~ _
~ a ~;:a'e;; ~ a t:: t ~
~t::'C)'2tl~::l~Q......
',p o~:s ::l'at:: t::-O
a3 .~ .s 5..:r: ~ ~ Q).S CIl
~ t= -- 1""'""'1 ......, J,...j "'0
OQ)..o...c:Q)Q) o~o
0.. ~ '11 '11 ~ ~ Q) ~'E::
Q)...c:I+::~t::::lI-<t::Q)
~.;3 Q) ~ 0..... "C ~..... 0..
~ ...c: -aQ)I-<EI-<
Q) ~ ~ ~ ~..... I-< ~;..::: 0 ~
> :>-. Q)::l ~ ~...... Q)'~ l:<
~ ...... u ~ 0.. V 0 I-< ~ 0
...c:..... ::l U 0 0..... Q) 0 !:< ~
~~-g ~.tJ ~ t:: bll_ Q).~
U::ll-<~ ....::It::~...c:...c:
.~ 0< >"0 0 ~ a ~ a ~ ~
8 Q) ~ Q) ~ ~ a Q)'8 'C) 0.
~ iJ.;2 0.. 0 I-< o...c: ~ '11 I-<
Q) Q) 1:: CIl',p.;3 U ~ I-<~ 0
...c:"C~~~ ~~tloo..:>
~ ~ tl ;..::: :3,$ a'E:: ~ a S
~ bll..o;g 0.. Q) ..... tl ~ ~ tl
o Q) ::l'~ 0 6) t:: Q) _ >::.....
o "C '11 :s 0.._ ~ I-< 0.. Q) ...c:
"2 AGENDA iTED"l NO. ~
PAC~ ~b OF_
Ql,...
"'0
00
.SN
!!l~
LlJro
(I) 2
~.Q
ro(l)
~u..
o
~
C3
,...
.....
M
E
::l
"0
c:
(I)
"0
"0
~
o
c.
(I)
a::
t5
ro
c.
2lE
~19
(I) c:
1-(1)
(I) E
"oc:
Ou; e
~'>
ro c:
Q.LlJ
(~
-
U)
"-
3i2
(.)
Q)
.J:
(.)
t)
ell
0.
S
......
o
Z
-
CO
-
s:::
Q)
E
s:::
o
...
"S;
s:::
w
C!
C")
~ ell ~
~ ...........
O-Z 0 b.OO~
o~ ell 0.....0.....
ell .... Z',p 1-<..0..... 0 0
..s::: ~ - 0 0 ell 8..... <1)
E-< r.+:: t) ell 00 S'~ ~ ~
00'8 ell ~ ~ I-< 0< ~ <1)
~ .!:9 S-.g ~ 'E ~ fr 1l
.....len......en..s:::...... I-<~
U p..en
o 00
0.......... t)~
0>-'0 <1)......
'.0 .-!::' 0 <1) ~ ~
ell - ..... ..... ,., 00
E..... ~ ell..... ~
-:9.....0.....0
......-..... 0....
<8b.O<1) S ell....
oog;..::::~~
...... .~ "0 ~ ..... p..
~0<1) 610
<1)..s:::~ ..........
Zen en
o
g ~ >,~ ~
'.0 ..... b o~~ ..... o~ ~
ell b.O 0 0.......... ~.....
s.~ ~ 00 '1:l ~ !l:l f:1 ~
1-<;sr.+::.....<1)eIl....~o
<8 0..... U 00..... <1) o.~
o..s:::oJ!:l~ooen..s:::<1)
...... en .!:9~ u.g ~ en I-<
~ en .~ en 0 p..
z O::s
00
<1)
c;; 0 U b.O~ 00
.......... 0 0 ~ 0
~ <1) 5.r;:......9
.... b.O 00..... I-< 00
'" 0 d ~ 0....
~ ell J:< o<.~ ~
.gcJ@~::S~
en .....
U
c;; 0 b.O~ 00
............... 0 ~o 0
..... <1) u.r;:.....
o b.O <1)..... I-<.tij
5 0 '0' ~ .0 .~
OOeIlI-<O<~<1)
.g..s:::p..~::s~
enu
;x:
-
"<1) u:i']
1""""'1 t)......,
~ 0<1)"0
I-< eIl......s 0
<1) >,<1)....."0 I-< ell
~Q):-sao~o.oo~""':'
>0000;>..........00
~',p 0 t).<1) ~ ~ t)
iJ ~ 8 ~ ~ o.'s.~
oo~,.Q<1)5'Oao
..... S <1) ~
u~>c;;~oo....._
ell "..... ..... ;> t) 0 <1)
0.-.....0 .,<1)1-<
S"Ei$<1)~::EI::~
........c a S ~ <1) ~ "Ej
<1) ~ l:< <1) I-< <1) U <+=<
;:;"O~tl<1)..s:::!;-:<1)
,~ <1) U 0 "0 ..... ""':0
..s::: .~ L..... .tij ..s:::.;3 ell
t)S <1)0......0...c
<1)..... "...s::: 0 ~..... 0
's>-~ :::; U 0 0 i5
I-<;::::...c ell ~ 0 21.....
p.. ell ~..s::: ell..... U 0
<1)~<1)""'.....t)~oo
.s~:-sa~as~<1)t)
00.::; ~ ~'s 0 <1) ~
~"g8sa8.;3<1)
0.....
,....,
,.c
;x:
-
00 g ".
'took;
--..........
::Euu
<1)~.~
C;;<1)'1:l
~ ~.s
<1) ..... .....
S <1) 0
o -6 ..::
Oellt)
.~3.~
0....."0
<1) ~ I-<
~.....<1)
eIlll.;3
..s::: ~'Q)
t) <1) oo~
.~ ~ ~
8 ell.....
p..~]
<1)_ .....
..s:::'1::' ....
..... ;s ell
oo~S
<1) ...d ::l
8+:J..s:::
,....,
u
AGE~m.~ iTE~t f~O.
PACE ~ (
~l:;
00
.EN
$~
Wctl
Q)2
""'.0
ctl Q)
-Iu.
o
~
o
co
......
,
(")
~
OF
E
:J
-0
c:
Q)
-0
~
o
a.
Q)
c::
ts
ctl
a.
lS~
~]i
Q) c:
~~
-oc:
"Ci) e
~'>
ctl c:
Cl.W
{,~
4.0 Prior Environmental Review and Discussion
4.0 PRIOR ENVIRONMENTAL REVIEW AND DISCUSSION
The FEIR for the Cottonwood Hills Specific Plan and the 2003 EIR Addendum
evaluated 12 environmental factors: land use, grading, visual quality, biological
resources, cultural resources, traffic circulation, services and utilities, hydrology and
water quality, geology and soils, noise, air quality, and energy conservation. The FEIR
also established mitigation measures to reduce the level of significant impacts. A
mitigation monitoring program was adopted by the City in connection with certification
of the Cottonwood Hills Specific Plan FEIR. The Statement of Overriding
Considerations that was adopted with certification of the FEIR remains valid for this
Addendum.
To ensure consistency between this Addendum, the 2003 EIR Addendum, and the
FEIR, the same environmental topics addressed in the FEIR, mitigation monitoring
program, mitigation measures, Statement of Overriding Considerations, and the 2003
EIR Addendum, will be evaluated herein.
This section describes the existing setting and potential environmental impacts
resulting from the proposed Project. There have been very few changes that have
occurred to the existing setting since the time when the FEIR was prepared and
certified. Those changes that have occurred have been minimal, but will be discussed in
this Addendum. After describing the existing setting, this section will provide an
evaluation of potential environmental impacts that may result from implementation of
SPA #2. Where there is insignificant or no change in potential impacts between the
SPA #2 Project and the adopted Specific Plan, the appropriate discussions from the
FEIR and 2003 EIR Addendum will be incorporated by reference into this Addendum.
4.1 LAND USE
4.1.1Existing Conditions
The existing regional and surrounding land use conditions and setting are generally the
same as described in the FEIR and 2003 EIR Addendum. Presently, the Canyon Hills
Project is comprised of the completed residential homes from Phases I and II of the
Project and related schools, park sites, open space areas and infrastructure
improvements. Phases III, IV, and V are currently being implemented and constructed.
Phases VI, VII and VIII are vacant and undeveloped, but have already been graded.
Discussions in the FEIR and 2003 EIR Addendum regarding Land Use continue to
apply to the proposed Project and are incorporated by reference into this Addendum.
Railroad Canyon Road, between 1-15 and the City of Canyon Lake has been fully
improved to the Lake Elsinore General Plan Circulation Element standards. As
discussed in the 2003 EIR Addendum, minor modifications were made to the land uses,
planning areas and acreages adopted with the original Specific Plan. Five new Planning
Areas (34 through 38) were incorporated into the revised Canyon Hills Specific Plan.
Refer to pages 33 - 36 of the FEIR which evaluate land use impacts and policies
Parkside Terrace
Environmental Impact Report/Addendum
4-1
City of Lake Elsinore
AGEr'~~~;Et.~lr ;;07 <a (~
4.0 Prior Environmental Review and Discussion
associated with the development of the Project Site. In addition, a fire station was
approved in P A 38, including a land use designation change to Institutional. P A 38 was
one of the new planning areas incorporated into the amended Canyon Hills Specific
Plan.
As part of the original Specific Plan, the Developer agreed to designate a minimum of
950 acres as open space. Within this open space designation, there are three categories
included in this commitment: 1) Undisturbed Native Habitat (minimum 860 acres), 2)
Disturbed Land Restored with Native Vegetation (minimum 50 acres), and 3) Parks,
Utility Easements, and Landscaping (minimum 40 acres). Table 1 indicates 920.6 acres
of open space; however, this total only includes the land designated to one of the above
categories "Undisturbed Native Habitat". This amount does exceed the minimum of
860 acres. This 860 acres along with the other lands restored with native vegetation
and parks/landscaping exceeds the overall (all three categories) minimum of 950 acres.
4.1.2 Environmental Impacts
Revised Specific Plan
As discussed in Section 2.3 of this document, minor land use changes are proposed in
SPA #2. None of the changes result in an increase in the total number of dwelling units
in excess of the densities previously analyzed and approved in the FEIR or 2003 EIR
Addendum. Discussions in these previous documents continue to apply to the
proposed Project. No significant Project-specific or cumulative impacts beyond those
described in the FEIR or 2003 EIR Addendum are expected. Further evaluation is not
necessary.
4.1.3 Mitigation Measures
No mitigation is required.
4.1.4 Level of Significance After Mitigation
No significant impact is anticipated with the proposed Project.
4.2 GRADING
4.2.1 Existing Conditions
Topography on the Project Site consists of rolling hills, steep rocky ridgelines and broad
gentle sloping valleys. The main valley of Cottonwood Canyon follows along
Cottonwood Creek. Areas covered under the Project's Phases I through IV have been
fine-graded. The area covered under Phase V is currently being fine-graded. The
remaining areas covered by Phases VI through VIII have been cleared and/or rough-
graded. Refer to page 37 of the FEIR which provides information regarding grading.
Information and data from the certified FEIR and 2003 EIR Addendum are
incorporated by reference into this Addendum. Further discussion is not necessary.
Parkside Terrace
Environmental Impact Report/Addendum
4-2
City of Lake Elsinore
February 2007
ACi:c,,,,p, '-'t",, ~.!n ~
. ...1~'-"J"'lli";::&iilllv.
PACE._rrr:; OF.. _ L d-" <0
4.0 Prior Environmental Review and Discussion
4.2.2 Environmental Impacts
Revised Specific Plan
The proposed Project involves major alterations of landforms, which were evaluated in
the FEIR and the 2003 EIR Addendum. Grading would occur for streets and public
utilities and to create building pads, either terraced as individual single-family lots or
larger pads for multi-family use and commercial development areas.
In addition, it would be necessary to make occasional minor modifications to existing
planning area boundaries that have yet to be developed under SPA #2. Section 6.4 of
the original Specific Plan document and the amendments thereof contain design
guidelines and development standards for Project grading. The fire station in P A 38
has been constructed and is in use. The proposed Project, including future subdivision
maps, design review submittals, etc. will comply with applicable procedures and
requirements contained in the City's grading ordinance. These guidelines require that
all grading undertaken pursuant to each tentative tract map comply with the standards
set forth in Chapter 15.72 ofthe Lake Elsinore Municipal Code.
No significant Project-specific or cumulative impacts beyond those described in the
FEIR or 2003 EIR Addendum are expected. Further evaluation is not necessary.
4.2.3 Mitigation Measures
Mitigation measures contained in the FEIR and 2003 EIR Addendum remain
applicable to the Project and' are extended specifically to SPA #2. They shall be
implemented to the greatest extent feasible to minimize visual impacts. No new
mitigation is required.
4.2.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.3 VISUAL QUALITY
4.3.1 Existing Conditions
Views within the property include urban level development, related grading and park
areas and steep ridgelines along with preservation of open space areas. Existing
conditions relating to regional aesthetic resources and features have been altered
slightly from those described in the FEIR and 2003 EIR Addendum. Refer to page 41 of
the FEIR which provides information and data regarding existing aesthetic resources
and features.
Parkside Terrace
Environmental Impact Report/Addendum
4-3
City of Lake Elsinore
February 2007
ACENDA ITEMJ'~Q. <a
PAC' <1 I nlll: I ~
4.0 Prior Environmental Review and Discussion
On-site viewsheds have been altered as the Project's various phases of the Specific Plan
have been or are being implemented and constructed. The existing land form and
vegetation within Planning Area 38 was altered to accommodate the proposed fire
station. All visual impacts were sufficiently evaluated in the FEIR or 2003 EIR
Addendum. The FEIR noted that Project implementation would result in cumulative
impacts regarding deterioration of the visual quality of the area. Information and data
from the certified FEIR and 2003 EIR Addendum are incorporated by reference into
this Addendum. Further evaluation is not necessary.
4.3.2 Environmental Impacts
Revised Specific Plan
Although the existing landform and vegetation on the Project Site will be altered to
accommodate the proposed development, the Project Site is relatively isolated and thus
post-grade topography would not be highly visible from surrounding areas. Grading on
the property would be confined to certain areas so the steep ridgelines along the
northern and southern boundaries would be preserved in open space. Riparian
woodland areas and "naturalized" areas within the Project will be included as open
space. Open space areas would be preserved and maintained as outlined in the Specific
Plan. The proposed Project will be developed in a manner that ensures that Project
design, landscaping, and construction will be aesthetically pleasing. All future design
features and construction will be reviewed as part of the City's Design Review process.
Cut and fill slopes will be utilized to create a grade separation between visually sensitive
off-site areas and on-site development. No significant Project-specific or cumulative
impacts beyond those described in the FEIR and 2003 EIR Addendum are expected.
Further evaluation is not necessary.
4.3.3 Mitigation Measures
Mitigation measures contained in the FEIR and the 2003 EIR Addendum remain
applicable to the proposed Project. They shall be implemented to the greatest extent
feasible to minimize visual impacts. No new mitigation is required.
4.3.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.4 BIOLOGICAL RESOURCES
4.4.1 Existing Conditions
The FEIR adequately described the biological resources onsite, including five vegetation
types located on site as follows: 1,153 acres of Diegan coastal sage scrub (coastal sage
Parkside Terrace
Environmental Impact Report/Addendum
4-4
City of Lake Elsinore
February 2007
AGEN~:C~E~ OF.,~ L..~
4.0 Prior Environmental Review and Discussion
scrub), 260 acres of chamise chaparral, 406 acres of nonnative grassland, 32 acres of
southern willow scrub, and 67 acres of southern coast live oak riparian forest. A total of
2 amphibian, 6 reptile, 44 bird and 11 mammal species were identified in the Project
area as described in the FEIR.
A U.S. Army Corps of Engineers (USACE) Section 404 Permit was issued in 1996 for
the Project and the re-issuance of this permit occurred in October 2006. A California
Department of Fish and Game (CDFG) 1603 Streambed Alteration Agreement was
issued for the Project Site in 1994 and the re-issuance of this permit is currently
pending. The FEIR stated that the loss of native habitat resulting from implementation
of the development represented a significant contribution to the cumulative loss of
habitat in the southern California region.
It should be noted that since the time when the original Specific Plan was adopted the
California gnatcatcher and the Quino checkerspot butterfly have been listed as federally
threatened species. Though the FEIR and a subsequent 2002 focused survey noted
onsite sightings of the California gnatcatcher, continued existence of the gnatcatcher
within the affected site and within the Canyon Hills development area is not likely
because the entire Canyon Hills Specific Plan development area has been graded,
cleared, or developed. USFWS protocol surveys for the Quino checkerspot butterfly
were conducted in the adult flight seasons of 2000, 2001, and 2002. No Quino
checkerspot butterflies were identified on-site during these focused surveys.
In addition to other sensitive wildlife species detected in preparation for the
Cottonwood Hills EIR (Lake Elsinore, 1989), the golden eagle (Aquila chrysaetos),
rufous crowned-sparrow (Aimophila ruficeps ssp. canescens), black-tailed jackrabbit
(Lepus californicus ssp. bennettii) and ringtail (Bassariscus astutus) were identified
during the surveys (NRC, 2002).
A Biological Opinion (BO) / Conference Opinion (CO) was issued by the USFWS in
1992 for the Cottonwood Hills Specific Plan and was subsequently amended on April
19, 2002 and July 16, 2002. The level of incidental take of Stephen's kangaroo rat and
coastal California gnatcatcher will not exceed the level authorized in the original BO
and CO. The USFWS determined that implementation of the revised SPA #2 was not
likely to jeopardize the continued existence of the federally listed species.
4.4.2 Environmental Impacts
Revised Specific Plan
Please refer to the FEIR and 2003 EIR Addendum for a detailed discussion of biological
resources. The BO and CO issued by the USFWS covered the entire site. The entire
Canyon Hills Specific Plan development area, with the exception of the open space
areas, has now been graded, cleared or developed. No significant Project-specific or
cumulative impacts beyond those described in the FEIR or 2003 EIR Addendum are
expected.
Parkside Terrace
Environmental Impact Report/Addendum
4-5
City of Lake Elsinore
February 2007
AGENDA ITEi~i rJO.. <6
PACE ~JOF~
4.0 Prior Environmental Review and Discussion
Pursuant to a development agreement initiated between the Developer and the City, the
Project is not subject to new environmental regulations implemented after the original
Project approval, including the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). Further, the Project was verbally exempted from the
MSHCP pursuant to discussions between the City and County prior to the City adopting
the Plan. The decision to exempt the Project was based in part on the Developer having
prepared a Project-specific Habitat Conservation Plan (HCP) and the Developer's
extensive history of coordination with the wildlife agencies.
As part of the original Specific Plan, the Developer agreed to set aside 950 acres of open
space of which 860 acres is to be conserved as undisturbed native habitat. Because of
the development agreement, the conservation land, and the previously issued and
amended BO and CO, no further evaluation is necessary, including a consistency review
per the MSHCP.
4.4.3 Mitigation Measures
Mitigation measures contained in
applicable to the proposed Project.
terms and requirements contai
the Cottonwood Hills .
and July 16, 2
California gnat
No new mitigation is required.
4.4.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.5 CULTURAL RESOURCES
4.5.1 Existing Conditions
Existing conditions relating to cultural resources remain unchanged from those
described in the certified FEIR. Refer to pages 73 - 75 of the FEIR which provide
information and data regarding known on-site cultural resources. No additional
impacts to cultural resources were noted in the 2003 EIR Addendum. Information and
data from the FEIR and 2003 EIR Addendum are incorporated by reference into this
Addendum.
Since certification of the FEIR and the 2003 EIR Addendum, the State adopted Senate
Bill 18 (SB 18) requiring that the lead agency extend an invitation to interested Tribes
for consultation on any Project involving a General Plan, Specific Plan, or amendments
thereof. Although the entire Canyon Hills Specific Plan area has been altered, and the
Parkside Terrace
Environmental Impact Report/Addendum
4-6
City of Lake Elsinore
February 2007
AGt;hrA frC;,~ i~a.
PAGe 9 ~ OF
~
j l-C6
,
4.0 Prior Environmental Review and Discussion
areas covered under this SPA #2 have been fine-graded and contoured, the City is
required to notify the Tribes of SPA #2 and invite them to bring forth any concerns
about the occurrence of their resources on the Project Site. The SB 18 letters have been
sent out and responses from the Tribes are pending. They have 90 days in which to
respond, and the consultation period closes on March 27,2007.
4.5.2 Environmental Impacts
Revised Specific Plan
Implementation of SPA #2 would not result in disturbance to the any previously
identified archaeological sites on the proposed fire station property. No significant
Project-specific or cumulative impacts are expected. Further evaluation is not
necessary.
4.5.3 Mitigation Measures
Mitigation measures contained in the FEIR and 2003 EIR Addendum remain
applicable to the proposed Project. No new mitigation is required.
4.5.4 Level Of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.6 TRAFFIC/CIRCULATION
4.6.1 Existing Conditions
The Project Site is located adjacent to Railroad Canyon Road and currently generates
traffic associated with land uses constructed in Phases I and II of the Specific Plan.
Refer to pages 78 - 80 of the FEIR, which provide information and data regarding
traffic circulation. Further information on impacts associated with the revised SPA #1
is provided on pages 3-7 to 3-10 of the 2003 EIR Addendum. The FEIR stated that
increased traffic resulting from the development would have a significant impact on the
existing roads and the planned roadways in the circulation system. Information and
data from the FEIR and 2003 EIR Addendum are incorporated by reference into this
Addendum.
As described in the originally approved FEIR, the project was expected to generate a
total of approximately 48,483 daily vehicle trips, 3,615 and 4,824 trips during morning
and evening peak hours, respectively. In comparison, as described in the 2003 EIR
Addendum, the proposed project was expected to generate a total of approximately
48,618 daily vehicle trips, with 3,835 and 4,803 trips during morning and evening peak
hours, respectively. However, with the exclusion of 70% ofthe school traffic and 50%
Parkside Terrace
Environmental Impact Report/Addendum
4-7
AGE~rei~ rt~~6tf9!nore
lo'eDr~?OT
PAGE OF
I~~
4.0 Prior Environmental Review and Discussion
of the commercial retail traffic, which are internal project trips, the proposed
development was projected to generate off-site approximately 41,628 daily vehicle trips,
3,151 and 4,163 trips during morning and evening peak hours, respectively. Therefore,
the change in traffic was considered less than significant.
Public Concern
At the time the original Cottonwood Hills Specific Plan was reviewed by the City of Lake
Elsinore Planning Commission, a condition was added requiring further evaluation of
Project-generated traffic on Lost Road and the feasibility of widening and paving the
roadway south of the Project boundary when the second phase tentative tract maps are
submitted.
Recently, county residents located south of the Project Site have expressed concerns
regarding present and future construction traffic and future Project traffic traveling
along Lost Road. In response, the 2003 EIR Addendum included a separate feasibility
analysis for the widening and paving of Lost Road south of the Project Site. This
evaluation of improving Lost Road was completed and included as an appendix in the
2003 EIR Addendum. The document determined that improvement of Lost Road was
not necessary or justifiable at that time. No mitigation, in the form of improvements to
Lost Road, were proposed for five reasons: (1) the Project-generated traffic expected to
use Lost Road to the south is very small, (2) adequate right-of-way for collector road
improvements would have to be acquired within the county jurisdiction to provide a
roadway meeting applicable design standards, (3) there has been no program proposed
in the county jurisdiction to distribute the costs of any improvements equitably among
the property owners who would benefit from the improvement, (4) the Cottonwood
Hills Project is providing a significant off-site circulation benefit through the proposed
widening of Railroad Canyon Road, and (5) construction of Lost Road could
significantly impact existing environmental concerns/constraints (i.e. biology, geology,
and hydrology/water quality).
Because the facts surrounding traffic along Lost Road have not changed, and because
the 2003 EIR Addendum found improvements to Lost Road were unnecessary, such
improvements will not be required as a condition to SPA #2. Therefore, no new
significant impacts would result from construction of those roadway improvements.
Development within the Canyon Hills Specific Plan will however include improvements
to that portion of Lost Road within the Project boundaries. This improvement, in
conjunction with the widening of Railroad Canyon Road, would provide more ready
access to 1-15 for some of the existing residents under the county jurisdiction along Lost
Road. The effect of Project-generated traffic on the segment of Lost Road to the south,
however, would not be reduced by these improvements.
The public has expressed concern that construction trucks will be traveling along Lost
Road, south of the Project Site. The Developer is aware of this concern and will ensure
that construction trucks do not use the segment of Lost Road south of the Project Site,
as a construction truck route.
Parkside Terrace
Environmental Impact Report/Addendum
4-8
City of Lake Elsinore
ACENOAb{f~~~~. 9
PAGE 9(p OF.J ~
4.0 Prior Environmental Review and Discussion
4.6.2 Environmental Impacts
Revised Specific Plan
Implementation of SPA #2 would not result in any substandard intersection level of
service operation within the Project Site.
SPA #2 involves the addition of 47 dwelling units (DU) by expanding PA 36 into the
area originally known as PA 19. Further, reciprocally switching the land uses associated
with PA 26 and PA 37, and increasing the area of PA 37 would result in the addition of
102 DU. Combined with other reductions in future PA area, this increase in 102 DU
would bring the overall development total to 3,830 DU.
Therefore, implementation of SPA #2 at 3,830 DU is within the allowable limits (4,275
DU) of development, and would not result in an increase in trip generation over that
approved in the FEIR or 2003 EIR Addendum. In addition, the reduction in school
traffic resulting from the exclusion of the school in P A 19 would further reduce overall
traffic resulting from development of the Canyon Hills Specific Plan.
4.6.3 Mitigation Measures
Mitigation measures contained in
applicable to the proposed Pro' ect.
project will be conditioned t
Lost Road south of the projec
the FEIR and 2003 EIR Addendum remain
No new mitigation is required. However, the
n . c from using the segment of
tr .oute.
4.6.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.7 SERVICES AND UTILITIES
4.7.1 Existing Conditions
Existing conditions relating to affected public facilities and services, including water
supply, sewer service, police service, fire protection, gas and electric service, schools,
solid waste service, libraries, public transportation, and parks and recreation remain
generally unchanged from those described in the FEIR. Refer to pages 89 - 106 of the
FEIR, which provides information and data relating to existing public facilities and
services. Further information on impacts associated with the revised SPA #1 is
provided on pages 3-10 to 3-13 of the 2003 EIR Addendum. This discussion included
estimates of consumption and generation figures, as well as the construction of a new
fire station. Information and data from the certified FEIR and 2003 EIR Addendum
are incorporated by reference into this Addendum.
Parkside Terrace
Environmental Impact Report/Addendum
4-9
City of Lake Elsinore
ACEN~r~~O. ~
PACL9 7-:'OF ~ '4
4.0 Prior Environmental Review and Discussion
4.7.2 Environmental Impacts
Revised Specific Plan
No significant Project-specific or cumulative impacts beyond those described in the
FEIR and 2003 EIR Addendum are expected.
4.7.3 Mitigation Measures
Mitigation measures contained in the FEIR and 2003 EIR Addendum remain
applicable to the proposed Project. No new mitigation is required.
4.7.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.8 HYDROLOGY AND WATER QUALITY
4.8.1 Existing Conditions
The information and data in the FEIR regarding hydrologic conditions in the Canyon
Hills Specific Plan have not changed substantially since the FEIR was certified. Refer to
pages 107 - 110 of the FEIR which provides information and data relating to surface
drainage and groundwater. The Project Site contains the same hydrologic and
watershed characteristics as described in the FEIR.
Section 6.6 of the SPA #1 contains a discussion of proposed onsite drainage facilities
and related Best Management Practices (BMP's), which are proposed to minimize
surface water quality impacts. Phases I through V of the Specific Plan have been
implemented and improved drainage facilities have been constructed. The Project Site
is located within the San Jacinto watershed and is subject to National Pollutant
Discharge Elimination System (NPDES) surface water quality requirements and
objectives including compliance with Santa Ana Regional Water Quality Control Board
mandates.
Discussions relating to existing hydrology conditions continue to apply and are
incorporated by reference into this Addendum. Further discussion is not necessary.
4.8.2 Environmental Impacts
Revised Specific Plan
Drainage and hydrology impacts resulting from implementation of the proposed
Project would remain similar to those associated with the FEIR and 2003 EIR
Addendum, including sediment discharge from erosion during grading and
Parkside Terrace
Environmental Impact Report/Addendum
4-10
City of Lake Elsinore ~
PiCEJD/\ fI!~f\JlaN0907
PAGE <t <Cj OF L ~
4.0 Prior Environmental Review and Discussion
construction activities as well as typical surface runoff from urbanization. As a general
rule, land development Projects cause increases in peak flows during storms due to the
increase of impermeable surface streets and buildings. Refer to pages 110 - 114 of the
FEIR which evaluate hydrology impacts resulting with the development of the Project
Site.
As part of the SPA #2, the location of PA 26 (school site) has been switched with the
location of P A 37 (residential). If the school were to be developed in the location
proposed under SPA #1, the Developer would be required to construct a sewer line and
pump station to accommodate the hydrology for the entire P A 26 and surrounding PAs.
Installation of these facilities could take a great deal of time and would delay the
construction of the school site. To accommodate the urgent need to have the school
completed, SPA #2 proposes to switch the school site to P A 37 so that the hydrology
facilities can be built with the least amount of delay. The Project impacts remain the
same as they were in the FEIR and the 2003 EIR Addendum.
No significant Project-specific or cumulative impacts beyond those described in the
FEIR and 2003 EIR Addendum are expected. Further evaluation is not necessary.
4.8.3 Mitigation Measures
Mitigation measures contained in the FEIR and 2003 EIR Addendum rem am
applicable to the proposed Project. No new mitigation is required.
4.8.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.9 GEOLOGY AND SOILS
4.9.1 Existing Conditions
Existing conditions relating to on-site geology and soils remain generally unchanged
from those described in the FEIR and 2003 EIR Addendum.
Implementation of the Canyon Hills Specific Plan requires a substantial amount of
grading to create roadways, building pads and manufactured slopes. The Project Site is
located within an alluvial basin bounded by the Elsinore fault zone to the west and the
San Jacinto fault zone on the northeast. The most significant seismic event affecting
the Project Site would be a 7.0 magnitude earthquake occurring on the Elsinore fault
zone. The soils below the water table have a high liquefaction potential during a major
ground-shaking event. There are silty sands in the alluvial areas on-site that can be
expected to shrink on the order of 15 to 20 percent when recompacted. The material
from bedrock excavations could bulk on the order of 5 percent. Subsidence of natural
Parkside Terrace
Environmental Impact Report/Addendum
4-11
City of Lake Elsinore
/tGE(,; D;:~~rf~.07
PAGE ~. Cf OF
<8
l~
4.0 Prior Environmental Review and Discussion
ground due to the movement of construction equipment is expected to be 0.2 foot in
the proposed fill areas. However, the Project Site is generally underlain by dense
granitic and metamorphic bedrock and would not experience any settlement during a
seismic event.
The Project Site is not located within a state or county fault hazard zone, but it is
expected to experience ground motions from earthquakes on regional/local causative
faults typical to southern California. Refer to pages 116 - 119 of the FEIR, and pages 3-
14 to 3-16 of the 2003 EIR Addendum which provide information and data relating to
on-site geology and soils.
No significant Project-specific or cumulative impacts beyond those described in the
FEIR and 2003 EIR Addendum are expected. Information and data from the certified
FEIR and 2003 EIR Addendum are incorporated by reference into this Addendum.
Further evaluation is not necessary.
4.9.2 Environmental Impacts
Revised Specific Plan
No significant Project-specific or cumulative impacts are expected. Further evaluation
is not necessary.
4.9.3 Mitigation Measures
Mitigation measures contained in the FEIR and 2003 EIR Addendum remain
applicable to the proposed Project. No new mitigation is required.
4.9.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.10 NOISE
4.10.1 Existing Conditions
The existing ambient noise setting and environment, with the exception of urbanizing
land uses associated with Phase 1, remain unchanged from those that were analyzed in
the FEIR. Refer to pages 122 - 124 of the FEIR which provide information and data
regarding existing noise sources and those applicable standards and guidelines which
measure noise levels and impacts.
Discussions in the 2003 EIR Addendum indicated that implementation of SPA #1
would result in additional urban level land uses being introduced into an existing open
Parkside Terrace
Environmental Impact Report/Addendum
4-12
City of Lake Elsinore
AGt:ND!'\ !1l!!9f~~.2007
PAGE ~ 0e) OF
<8
~
4.0 Prior Environmental Review and Discussion
space and developing environment, resulting in additional short term construction and
long term operational noise impacts. Residential development proposed adjacent to
major roads in the Project would be subject to similar noise levels as the originally
adopted Specific Plan. Exterior yards of both single family and multi-family residences
adjacent to primary Project roadways could experience Ldn values over 65 dBA which is
inconsistent with the standard set in the City's Noise Element. Interior noise levels for
multi-family units could exceed the hourly limits set by the City's noise ordinance and
the CNEL limit of 45 dBA set by the state. However, the 2003 EIR Addendum included
mitigation to bring impacts to less than significant levels.
Information and data from the certified FEIR and 2003 EIR Addendum regarding
these issues are incorporated by reference into this Addendum. Further discussions are
not necessary.
4.10.1 Environmental Impacts
Revised Specific Plan
No significant Project-specific or cumulative impacts beyond those described in the
FEIR and 2003 EIR Addendum are expected. Further evaluation is not necessary.
4.10.3 Mitigation Measures
Mitigation measures contained in the FEIR and 2003 EIR Addendum remain
applicable to the proposed Project. No new mitigation is required.
4.10.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.11 AIR QUALITY
4.11.1 Existing Conditions
Existing conditions for climate, ambient air quality standards and air quality
management remain largely unchanged from those described in the certified FEIR and
the 2003 EIR Addendum. Refer to pages 128 - 131 of the FEIR and pages 3-18 to 3-20
of the 2003 EIR Addendum which provide information and data regarding existing
climatic conditions and air quality monitoring measurements.
Information and data from the certified FEIR and the 2003 EIR Addendum regarding
these issues are incorporated by reference into this Addendum. Onsite emissions
currently occur associated with short term construction and long term vehicular and
operational related emissions. Further discussions are not necessary.
Parkside Terrace
Environmental Impact Report/Addendum
4-13
City of Lake Elsinore
February 2007
ITiEiJl fJO.
PJ\GE L-G l
~
OF_l ~to
4.0 Prior Environmental Review and Discussion
4.11.2 Environmental Impacts
Revised Specific Plan
As discussed in previous documentation, SPA #2 will result in short- and long-term
impacts. Short-term construction activities will generate two types of pollutants:
fugitive dust and mobile source emissions from construction equipment. Grading and
site preparation will also create some level of fugitive dust. Long-term emissions will
result from stationary and mobile sources. Stationary sources include emissions
produced from onsite combustion, such as for space and water heating. Mobile
emissions directly result from additional motor vehicle traffic.
Given that the proposed Project will construct less residential and other land uses as
previously evaluated in the FEIR and the 2003 EIR Addendum, it is assumed that the
same EIR findings and conclusions will also apply to the proposed Project. The FEIR
and 2003 EIR Addendum concluded that the Project would not result in any significant
Project-specific short- or long-term impacts. However, the FEIR did state that the
development would contribute towards the cumulative air quality problems occurring
throughout the South Coast Air Basin.
4.11.3 Mitigation Measures
Mitigation measures contained in the FEIR and 2003 EIR Addendum remain
applicable to the proposed Project. No new mitigation is required.
4.11.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
4.12 ENERGY CONSERVATION
4.12.1 Existing Conditions
Conditions relating to energy conservation remain unchanged from those described in
the FEIR and 2003 EIR Addendum. Information and data from the certified FEIR and
2003 EIR Addendum are incorporated by reference into this Addendum. Further
discussions are not necessary.
4.12.2 Environmental Impacts
Revised Specific Plan
As described in the FEIR and the 2003 EIR Addendum, energy use on the Project Site
is expected to result from development of the Specific Plan. The energy consumption
Parkside Terrace
Environmental Impact Report/Addendum
4-14
City of Lake Elsinore
t,CE~m;{rf~fl8?7 ~
PACE l 0)- Of
~~
\
4.0 Prior Environmental Review and Discussion
per month is not anticipated to change, and is as follows: 3.1 million kwh of electricity,
30 million cubic feet of natural gas, and 12,319 gallons of gasoline. The energy
requirements will be met with no significant impact on the service facilities. No
significant Project-specific or cumulative impacts beyond those described in the FEIR
and the 2003 EIR Addendum are expected. Further evaluation is not necessary.
4.12.3 Mitigation Measures
Mitigation measures contained in the FEIR and the 2003 EIR Addendum remain
applicable to the proposed Project. No new mitigation is required.
4.12.4 Level of Significance After Mitigation
No significant impacts are anticipated due to the continued implementation of the
mitigation measures identified in the FEIR and 2003 EIR Addendum. Implementation
of these mitigation measures ensures that Project-specific and cumulative impacts will
be reduced to less than significant levels.
City of Lake Elsinore
February 2007
!"'::11 ~sO B
J i....l~l lit .
PP,GE Ld '~~F r~l.
Parkside Terrace
Environmental Impact Report/Addendum
4-15
5.0 Findings
5.0 FINDINGS
In accordance with Section 15090 of the CEQA Guidelines, the following findings
are made:
1. The Addendum is the appropriate environmental clearance document to
evaluate SPA #2 because the minor changes proposed will not result in any
new significant adverse environmental impacts which were not already
reviewed, analyzed, and/or mitigated in the 1989 EIR and/or the 2003
EIR Addendum.
2. It is the independent judgment of the Lead Agency that the Addendum
includes updated data and evaluations associated with the proposed
project and that the findings and conclusions from the Addendum will be
considered by the Lead Agency prior to acting on the project.
3. The Lead Agency finds that the proposed project is not a new project, and
does not change the nature and scope of the project evaluated in the 1989
certified FEIR and the 2003 EIR Addendum. There have been no
substantial changes in the project requiring major revisions to the
previous documents.
4. The Lead Agency finds that the Addendum has been prepared, submitted
and reviewed in accordance with requirements presented in Section 15164
of the CEQA Guidelines, and is complete and adequate in its evaluation of
all environmental effects of the proposed project. The proposed project
will not result in any additional significant, more severe, and/or
unavoidable impacts that were not evaluated in the 1989 FEIR and 2003
EIR Addendum.
5. Although the number of units being evaluated in this Addendum for SPA
#2 is 3,830, the Applicant may in the future make a request to construct
the originally approved 4,275 units. Should this request be submitted in
the future, the City will evaluate the need for future Specific Plan
amendments and additional environmental analysis as required pursuant
to CEQA.
Parkside Terrace
Environmental Impact Report/Addendum
5-1
City of Lake Elsinore
February 2007
/lG'~r:;,rl"'-" "W".'';; F\IO (1)
M ;..;.tivA II t:i~l Iii . 0
PAGEJ}>. ~-rO;-:.'~
6.0 Organizations and Persons Consulted
6.0 ORGANIZATIONS AND PERSONS CONSULTED
This section identifies those persons who prepared or contributed to preparation
of this document. This section is prepared in accordance with Section 15129 of
the CEQA Guidelines.
CITY OF LAKE ELSINORE
. Rolfe Preisendanz, Community Development Director
. Kirt Coury, Senior Planner
. Ken Seumalo, City Engineer
. Ed Basubas, City Traffic Engineer
TECHNICAL CONSULTANTS
. Dennis Ring, BV Engineering
. Russ Rider, BV Engineering
Parkside Terrace
Environmental Impact Report/Addendum
6-1
City of Lake Elsinore
February 2007
rw._S
PAGE..1.&l.:.OF, t ~.
7.0 References
7.0 REFERENCES
Cottonwood Hills Specific Plan 88-1 (March 14,1989)
Specific Plan 88-1 Conditions of Approval (March 14, 1989)
Cottonwood Hills Environmental Impact Report (January 25,1989)
Cottonwood Hills Mitigation Monitoring Program (March 14,1989)
Cottonwood Hills Development Agreement (May 9,1990)
Cottonwood Creek Revegetation Plan (October 23,1991)
U.S. Army Corps of Engineers 404 Permit (July 22, 1996)
California Department of Fish & Game 1603 Agreement (September 19, 1996)
Section 401 Water Quality Application (January 4,1993)
Section 401 Waste Discharge Requirement and Water Quality Certification
Waiver (October 19,1989)
Cottonwood Hills Storm Water Pollution Prevention Plan (SWPPP) and NOI
(December 18, 1997 and November 4, 1997)
Vesting Tentative Tract Map No. 23848 Conditions of Approval (October 10,
1989)
Vesting Tentative Tract Map No. 25274 and R89-22 (April 24, 1990)
Conditions of Approval for Vesting Tentative Tract Map No. 23848-13,
Amendment #1 and R99-4 (Planning Commission Approved September 15, 1999
and City Council Approved October 26, 1999)
Minor design review for Vesting Tentative Tract Map 2384813, Amendment #1
(February 2, 2000)
Final Environmental Impact Report for the Cottonwood Hills Specific Plan
(1989)
Focused Survey and Technical Report (May 15, 2002)
Methods, Results and Conclusions of Focused Coastal California Gnatcatcher
Surveys on the Approximately 1,989-acre Canyon Hills Site, Located in the City of
Lake Elsinore, Riverside County, California (September 13, 2002)
City of Lake Elsinore, Canyon Hills Traffic Analysis (revised) (October 24,2002)
Addendum to the Final Environmental Impact Report - Canyon Hills Specific
Plan Amendment #1 (March 2003)
Parkside Terrace
Environmental Impact Report/Addendum
7-1
City of Lake Elsinore
February 2007
A.CG~0j; HEftJ f'~O. 9
PACE~OF_ t~
ll:: ll:: Iz
..... "'J
!Xl 0
~ ll:: .....
:;) 0 ~
0-
<r:CI) :;z; !Xl 0
~~ ..... l- I- ..J
LoJ
VI Z Z >
'" 0 0 :;) :;) LoJ
:;) c{ c{ a
O<r: 0 0 0 (!) (!)
13 0 II:: ll:: :;z; Z C>
eJ '" z z Z
ll:: i=
0 0 :;z; z
~ .., ;z :) :) VI
c{ ><
....l~ ~ Sf 0- 0.. LoJ
A.,CI) I I I "
~ . ...
. I .,
.
. III
. II
.
. lXl ,.
. ..
.
. . ..
I \ '"
. III
I
. fit
I .-
Z
.J
0 c{
z
-' -' 0
c{ c{ i= .....
~ ~u -u :> u
~~ l- V> c{
~ i= 0..
~~ ~ VI
0::> VI '"
iij::l iijo Z ~ Z
~ ...,0 ~~ 5- .....
l>:ro "- 0-
c{ 0
Bo 00 13 ~ ..J
U :1;1- ~I- '" -<
w 0
Oll. 0,,- ~ '"
0 :;)
0 ~::l ~:> ::l: :r ~
0 0
00 <<Xl 0 VI Z
. . .
H '1:J .... t.
.. .
,... .
.. .
53 .. .....
... ..
. .....
. . .
,... .
CIJ (h
-.....l
~I~
Canyon
Hills
~
El~Etl~~!JNO.
PAce--1.QloF ~
m---'--
I'
I. ,_"
I ~zi.
" /\
~~ ..~~ .....z //
l~'."...
L~~t
~?2
.,
.'
<IJ
o
i
..J
~~
II '" , ~ "''''
II i ~O~~m~~~~~~~~~~~~
. .
: I
Q. C') (f)
~8
-< t\J ..J
Z <=o"'O..J
~ ~ ;:: ~J: .....
z~ ::> 0
~:x: 00 a
~~2
~~ 0
Q=II=
i- - \
o ~ r
::> -8 2
8c:<(
o:Q)o
o..E
.q:
c: en
o as (I.)
z a: E
I--; 0
~.~ J:
I--; ~ CD
~ 0 CD
~ Q) l!
t%~
'-..
~
Ili:l!! iillil!ili! i!ljlil
~~! E ~~: g,~& ~~.2%o fi ID .gj ~~~~ "'-
ill!!li lillliflli! liiifII
. ~ II
~ h 0 Ii
H~ ~ m I!III
~. .,' Z I
lii ~ ~ i
"g., ~ w ~
.. ~ ~~~ .
~:)~ l>l ~ ~jj ~
~ i~ ~ ~ ~
~~'.::; ~ "I \ 12. '
d," ~ U
; -. 4GENu,JXuu. !J
PACE] Ot?. OF -1 ~
r'
q
il
i
!
,.,." -=,-,,,,-,-,,-,=,",-~"""'-="',,"'=~
,
L.........."-"--L"
.' rn
/ 0
/
"-----,"~
"',--
'-..,.,
'", ."~'~"
.""" ,-fh:~
',,--
"v
~.~ /
": lift (
I
\
\
\
ffi~
i~
w
o
'"
o
;
/"
,I
, ""
~ ( ::;:;[
~/;"~
lvy,.
h
~~
2
'"
o
'--
~~
CL C\J Cf)
~~ .J
2:Q)....J
@oo 0 ~ __
~~ S ~ 1:
u ~ E 2
g:<;(
~~O
a 0: \.
1-0,-
O:t::: 2
::> '-
aO
o~ <(
~l..O
Q)
QQ..
~
r./J
o
~
o
~
~
~
~
~
~
i~ g n ~ ;1111
! i li~ ~~Ihd Hi
!!I dllUnu~nhn
I
II C' ,...~ rnll.O.:E.....~i2
I ~.....Nll.WZ~~~~o~~~~woo
!; ~0w(JW-:t
i I
di ;~~ !dj!~i~~H tH~i!J
.O~o~g~ "0 "~nEc _ ~O_..,~..
~g~;l~~ ~~~~i~]~i~E ~~~~~~~
u~n." g.~~;~:~~.B ~~~i~~~
i:1111j l!i~.t.'~li ;~~~~fl
~ e <3 '5, ~" .s 0.0 ~ U ~ E ~?k:B if. E If li a:g ~ a
~~.~u~~ Hti~i~<i!~ ~ ~~~ ~8~
i!~~.~ig ~~~~~~~f:~~ ~i~;~it.
..~~~~g ~."~~..~~~= ~'~~&<6g
~~ti}!i ifli!]l~;jj ii!~~'~l]
(/)
Q)
E
o
I
CP
CP
'E
ftI
A.
~ h ~ II
m ~;I~III
.. 2'5 i (II I
i~~ z II
"~~ w G
HH ~ ~~~h
s ~~ ~ ~ I
!i~: ~~fil
~iH i\W~1 {r3
tiCE'NDj~ ITEM NO. '0
PACE~OF~ l~
3.3 Residential Implementation
All residential projects will be implemented by private builders with the approval of the City of
Lake Elsinore. Section 9.1 outlines the implementation process from the Specific Plan to
certificate of occupancy. A residential phasing program is presented in Section 9.3a.
3.3a Unit Transfer
The gross and net acreages' of individual planning areas are subject to modification during
detailed engineering and design. Consequently, the dwelling unit yields provided in the Specific
Plan may be subject to some corresponding modification at the time subdivision maps and site
plans are submitted.
Accordingly, dwelling units may be transferred between planning areas under this Plan.
However, the following criteria must be met in order to effect a transfer:
. The unit transfer will. not result in an increase in housing density category or the
-llproam~~B~OO4Hlits-..
. Thc basio intcnt:-ef----th.e-Speeifie-Plan in regtli-d-t~pmen.t-st-andaFds-and-desiga
guidelines must b~
. Under IWcircumstances shall the total dwel1jng unit count of 4,275 be exceeded for the
overall specifipplan arel;l, except in redesignations.ofland uses as specified in Section 5.t
for school sites and Section 4.2 for institutional sites.
-Appro"al of the tram. fer of lmitS fr.om one pla.nQingar.ea to another ghall be llllged OR. the
following schedule:
Number ofDwalling
Units te--b&-Ttansferred Approving Entity
~O units Community Development Director
-U-threugh50 units PlanrungCommission
51 units 8llti-abovc City Council'
~~Gf-@a~~.Q-{}wdlmg-tnrit-t~all confmm-t~he schedule below:
8Ft 'o.v.{}a:ei=&p~~
~er-e-per-I)Y-tr-ansfeH-ea-
,sF3 O.2Q~-DY-tmnsfeR--6&
-MF-l O.08aere-p~-oo-
.-MF2 O. 05-aere-per-mJ-tFansf-eJ.=f64-
The residential monitoring program shall be utilized to maintain an accurate count of dwelling
units and their location within the Specific Plan area. This program is described in Section 9.3e.
3.3b Residential Review
Residential planning areas should be designed. and reviewed in accordance with (1) the
designated residential zoning district, as specified in Chapter 8; (2) appropriate residential,
signage. and parking development standards as specified in Section 3.2a; and (3) the residential
design guidelines provided in Section 3.2b above. The Site Plan Review process detailed in
Section 9.2 should be utilized to ensure development is in conformance with the Specific Plan.
3-16
Canyon Hi/hICollonwood Hills Specific Plan, ~ .
EXI;;!~ ",,' NU. & 7 ~
. Pll.1...E~OF _ . ..~
t'AKI\:>IUl: Il:KKAl..l:
CANYONNHILLS SPECIFIC PLAN! PLANNING AREA NO. 36
TETATlYE PARCEL MAP NO. 34442
"..~.::.',:.".,::"'" ..../.,:>,.::~:'/~';;~.~ . \; \ ' ",....'...", />,;i.f1.?\"
~.~... ~......,;."..........~ 11"..I.H"'~"UIC ,:'S'..... . <,'l/../>./ /::,
:.;3; -. .../-/'~:;~:(
t.~td
.............~~to,y
'"
"',.",1)1
',.:
,.,.,,'." ii"
..... 'j."",
~ "1(
~ 1 ~ ~
-.
... '.
"'.,E: 1\1
"t !j i'
//~r
../ ~ I
!11
"UClT
MG. ......3
...
//
~//
.,.....::~...
,/"
..........-............
,
~
} UI
l...
,,".U..~1
~~!"
-nC'a.~-
"""-
[0....) ==..0;:::."
L
fin
.y
~
.......--
~ ia~;;~
'liIite~...
'~.
'\iijr,.m"',
om.
.i!'r......
'l-=-"J:.~"
ti ~~ Irl1li:IYdt.
JF lil1ll:flliQ'.
11- rr- rLJ
C~ J Ililllmt.
~...
..---...
'iiiii:
f~r
'l~~'
~.t.'?"''';:~....
:::..':.":'::;.
=-"':::.:'t'~""",
... . .
_~~~ IiIIIi
!!llIrl."l'.........".
:::.:.t:"I:".:.;",:'"..........
1JWll<'=r-
~..
- -
~~1.1Ii~::.
..............,...;..............
....................... ............
.........................
~
--.
i.
"'....
y'~
~
'D'
EX~I~11,,"'m. .~
PAGE-LlLoF -J ~.
r /"\1\1'\,)' IJ {; ,{; 1\1\/"\ \,.0 &.
CANYON HILLS SPECIFIC fLAN! PLANNING AREA NO. 36
SIte Plan
...,,' .,<,,/ <:<;;!;f~\ ' ' <" <,. ../ i>~/y\ \~1
,,~' ".. '" '" ..,~:;. // ::y. '.~~ ..... .... ;...;, /' .}/ /' ,
......ElCl.'U..... ........'/ ..,.\'..... ....".. /~ /,,,/. '/
.".... GI"..I.t+....UI ......$~...;;: ,/ ,t"/)" .... .... / \ .~..";;"y<'
/'.." "..-..., /, ',;';,. ,-::-" ,'''J' I \~"
...... eo' .....' ....:::::...~ _..,,;~ ;..... "..~.~ I ~ /'
......" .....~ 1 ...
~::' :;
,I
1~
~./f". ......
'I:'~
~ :I"~',
, .
.
f-Ji
I- i
f ~. ·
.".
~... In r. II .
(;j; ~! I-M A 1-
~.~~t.. '/J ",/ '"
~~~~ z::tf!Jtr.~I/' t.p
8 "' (1 ( U1 ~:
I Ji' r-;:; .:
_ '-1- 3'11 ~:
... . 'I" ~ b1:i1\ :, '2:
. - "1.1\ ~ ~l
,/. _ w~
~ ..n. 0 =.! :-""1 ".....,.....
~::... I :'.1 ..
. l! G'I 0 . . 'II J I ;sn ..
.......,.....,...
r
,.
1J.
~~~._.^.".^... i' ., ... _ I~~ \@ ! II
'.,',i, i I 1.19 8 0 ~:i Hi
':\::,1 _=.. I. ~;!.. ~ ll!%i
~ ~.. \:'; >: ~f-: fj \?.-+-! 0 ~ .:l1I r ~ i
\/."~\j r I -=. ,! ~= : ).1:;:1
. . ~ '$i' . , >', . L- l . ! ' ..
~P\ ", ~ \\ .~. s~-~."~ .' ," . ..:::!.<.~~)
) i ~~ t..::; ':;';w;;'''t .:_.._..;........ ,..,^" 0j;;j )J
7~ I rr"-~ '7:;;:~ '~:::"::: .'.'
,
~~~.~/'./~,.c~,. .
tt..~ "^':"'<~ ""'!IE'
._..... =
'.$;:
~~~~~i.",,"" """",.....~"'. k....'-UI~, L_____
,,~.. --- -- ~-
::;--.;.:::3:::;:::::;" ~ '>- .
~~~\~
~: \1;
........ ,.. r.- E 'it
""~,,~r ~
I T 18
1 I I
........... .: ~
"" :1 i
-"..... : ~ :
'".:':,:,
;in I I
.':, 1
-..., : ~ :
" ",'IL ...JI..
.~ ""-- iU T fj
Nq I I
. ~ ff . ....,. ., .~.
:A 1:\\ + ~l:
H; II Ir
/'1lj,!'"
/// l~j
/
~...,./:~".:>.:~:::.,~
..'" ~" ~.~~. ,
.." -:
IL=-.A. ~
Tl' 18
I I I
I
r-
;
i
.
i
I ,-.",
'f.' 1'1'"
"
T1 T -J
.
e
8
8
-I
I-
o
."'''''~''' ..~.
'. J"
~A'I'i'''''U.II'
--
\,(~
\......
~~.
~~
A'I
fl~
t--
...............~_..... .......~~
.....,...-.." =
=""
--
.""..,...,""'-
...........~
~ \'
~ .'
, l'~ .
\\
'.
\ " .--"
l\\ ~~:::;::::."'"~~:::;
-_.~::..,
;,~.....,_..
-..-
...-::;::::::::
"'::::
h. ~jf~~f::l::.::;._.
":i!~~~~j":i.~i;j
.... '" o4Q..
Eioc.. _'''i.. _''1"- .1I:O!iit:.: ......... ...ft..
~ ti~~~~L~
~~
.~~'I:.'--
,--."'-..-....
....l ,
;:J. 17'~
'" "'~t-i','f:_ ,--
.._::~~::'::. .....
....AI t=!"l"'=t 1&'"
-j<i;lil I ..&,-?:
:.:~::
:::~~ '
. .-- -
f_._"II'......._....._....'
~.::::.=::"
..----
.. '/Ia.."Ii!6-
"&1n:'~-
~=ma--
it ---
JI. --='r.',
-:1'- --.--
'~ill\'!:"-
..::.~..nt'.:I''''''
~
1LtltJ liilJiiamt"
~
1LJ1!D 1111I1:l'ilN'"
~
~~~:Imt"
":.=..-::rr..r=.-.:,.
~
...-.-
'hT
~r
:~~ ~~~"-
~~.....'a. !::'..:.;'m;;..
~ .1l'IJ;;;~lf'otJ:r!Jt~l.JrIJ1....."...II...
.:~~~~ :~~:n~--" ::.:~,:;:......
"'JnIfntpo..-.- f~i:::i"III1~ ~
:~~~~ r:'::a::.'II'~'t~
'lir.~"""
..t...-.......-..-
~~~: / - II1II
~_ _ _ S l!!!
_.-
~---
...
!J.!!IU.!!.!l..
. ~.
.......
........ II
......
..r........
- ~"t;...
-.
r
~I
EXHIB'T
A iTEM NO.
PACE' I I d--
,~'
~
OF _~ LJ-l
PARKSIDE TERRACE
CANYON HILLS SPECIFIC PLAN/ PLANNING AREA NO. 36
Landscape Plan
II
:a~N~
.........
1tM...<IUlI AND I'I'If. ru.ce
OATl!DBIl'1'n''MTH
8+iAN:2O .....VN1
::,1
.: I
\\::.----
:t~S1l&l..M8Tel!LF'EMCE.l'OOL
',:;L ,,-'.'
:~'! ~-lCI'."'CNfIIASC.w.NATn".
1\;;~.?~~~2
.,,'
I::'
\\\1___...
,".
n ;~~~....
lP".'
Hi'
\ t\~~;.,....~:::,~:
\('. ",.....'
J:..,......""..u
....:~:;;;:".
.l:":"'--=~-=-=-~,._. ~: ~. _.:_....:"'::-::.=~:;;...-...-:-~=-~:-~-=-?--
--,--~.:..~
~i
I
~
-~-
(.....:
--- -.- ]
.......... ---
-.... .--
--... ........
:==--
~
;;:~==-=-
I
I .
-
.' -.. ...-..
".loo' ,,"n,... ...-,..t
1..:0....._
~
;:7''';:- ....
. naA.Nl STl!B.1'9lCI!
.~nr.
~(
""fe
"
'-
, E'
EXHJBIT . ~,
:::;~:::::::!Ji1
~~'it;:.JJLQF~~
PARKSIDE TERRACE
CANYON HILLS SPECIFIC PLAN/ PLANNING AREA NO. 36
Details
( t
'~ J~-
~I IT 'G'
::~r:~i::::::::
::-;.- -~~IT~.=M NO.
:;;"".10'-.:. ~.",..:::::~,.. - "
________________________~....:l.t-..... C OF:..d- b
--.--..- \
......1_...
I.
I'IlQ.JECT EN1RY WALL ELEVA 'OON
...!.to.
iP..."ltJr
-=
~
5' TAPEJe) PLAS1CR
B..EVA'OON
OUAAO HOUSE NCJ BfJ'RY GATE B.EVAl1C~t.
'r",r~~
, l'
"-'--l: i' I
;-~:..-' I
;:r.;C'.1.~ ' i
...--
.- .
.
1\IlLUII............
GALVPUJlFEYOIJ1rt)N II.'L
Ute/Ins. ':':" j
i Jl{fWl~
; fSf- ::.:="'----
. ........ ~ a.~~="~
.;:'2- ~;~E I
~..r=.=-t=
~;......".....,.;....
~,."L.-=-,",,"=~_
i'lL._,._.__
$.i-.N'Z':.._
"
@ f1i>, ~ -----.-
F-\ ~'-'=.=''''''
- "";.:.:==..-_...
~:Jili:f[('ii!t~~ I~
MCltU.lBn'~WAl.l.l..DfIN:II
..1.1
,---
'. -. ....-....-
I _____
. -.....
,. I :-...
..-
~ ',. /--:='~ltsr.
. '.
ft~-
fl' Sl.I.U' IlLOCK WAl,j;
I ... i
~:..-....,--
-.. .-.;. ~ =-=:;..
"'.-' ~-- ....~ =t.':r'..r.;'
-'~;:~~ ~ _:-
_""_"'=n,,,-
;- .-r..v- l
L____~._
Z-G"TAPERED PI....AS1'ER
ELEVA'OON
IM'...._
_gF...~\, :---._"
..
~, ....
. . . ~
~
ENTRY MAN OAlC ElEVA~,
roa.. ~ QATE B.EYAlION
1--1
-- ~
I
-...._--.~, :
.."",n,,, .
--~
POllT LJOHT
---.uL
;"'~-
.."..../~_...
.......---
-
~ 0 ~
~ .. -~
~ . .
~ . 0 ii;
. ~ 0
> ~
. 0 ~ o~ .
.. >
.8.0 . 0 '81~
0
~.z ~ OJ e 000:::
=.c~ ~ l "~
.'U .:
~.. &~:
u~~~ ;:.c
ii~~ i i~J.H
..INV). ..
~; i~ ~
c t~i;j
.
!i~~ 0
0 ~~~1!
c
II::
c(
w
II::
EXHIBIT
I-
Z
o
II::
u..
I-
u..
W
..J
'tL
~
Aca::W:Ji\ ITEM rm.
II)
Pt,G!:
><
Q)
c..
I
...
::::s
o
La.
OF
Id--G
E
.E .J:
: ~ g
. gi
o ._
"U"I;I ::II.
JiHH
ii.8~:~:
:,:a~8:;J
iE;i~i~
!~~~~~i
i~ijil~&~
~
i III ~
~ i S ~
o .a::.
-0 ":::lIe
a. 8~ =
e gg~
""D
---g . .
: ~! I
~.;~;
0.. .0
:i~i~
F:5i.!~
~~J:.i
~
AGENDA ITEM N
PACE lLh
""-
]
- ~8
)0 ;;: u
. oi!
.i 8.0 ~~
JiHil
-={SI:le
;'~a= 8~~
~:!~ia:~
i~il~~i
~!li~jg~
o
'i ..
.!!~..:
o .11.
o J:l;tl
"i sil
f gl~
"~
i i~l
~ l~:
L:..E-c
g!~t~
:.i~:~
~iJl~
I-
Z
o
0::
LL
0::
q:
W
0::
I-
::J:
C)
0::
l-
LL
W
-I
ACEi'JDA ITEM NO. C8
PAGE~OF
~
{~
EXHIBIT
'I'
~
---- . ----- .. ___n_ ..
0
0
u.
....
1II
..
u.
! I . ..
..
......
: a c~
, . cao:
: -..
o..N
"r'"
C
ctI
Q.
In - ---_-1
, ,
, , ,
, , ,
I I ,
I : I
I I
: j !
, ..
, 0
, :
, i 0
, I
i I -
I I U.
: ,
, :
, I 'tJ
: I I
I , C
I I I
i : : 0
, , u
: : : Gl
I , I
rnn '---1 t/)
-
~-
ACfj~D/\ IT[[vi i'~O.
PAce-LL <0
-
-
I
I
I
I
I
I
I
I
I
I
L__
~
..
o
o
IL.
~
-
III c
.. ..
i:L:
. -
..
N~
......
C + ..
C'/l a:...
- .....
a. N =
..
o
o
IL.
'tl
C
o
t)
GI
fI)
U
lCDIm
...
o
o
- c
II. ..
..
... .
.. ..
III _..
... 11:"
- l:D N.
1L fII =
f.
-
["....-----.----
...
o
o
II.
'tI
C
o
U
QI
tJ)
(('r)
t~OEi'1DA iTEM NO. tJ"
PACE I rl-cJ OF _
u
~
-
-
1----
--
-
..
o
o
II..
...
III
...
II..
I ..
..
""" ..
eN...
~ ..
ClI ".
- m:
a.. .. N
..
o
o
II..
"0
C
o
o
Ql
rn
f.
ACEfWA iTEM NO. 9
PACE I O--l_ OF ~
ili
.
;:
-
.
;:
ili
.
;:
-
.
;:
.. ..
.. .
. .
. 0 ;:
;: 0 ..
0
IL 0
't:I IL
c:: ..
0 .. 1/1
.. U . ..
. Gl ;: IL
.
;: I/)
~
!:' .
. ;:
;:
-
- .
. ;:
.
;:
..
.. .. .
. :;( ;: ..
;: <(
..
0 ..
0 0
IL 0
't:I IL
c:: ..
0 ~ 1/1
~ U ..
. GI ;: IL
.
;: I/)
AGENDA iT~M NO.
PAGE.J J-d-
f
><
Q)
a..
.
...
::::I
o
U.
:!;
:!; c
c ~
.
ii:
~
c
~ ii:
c
.
ii:
~
ii:
c
.
~
N
C
.. ... ii: ...
c 0
. 0
ii: 0 0
IL IL
'a ..
C III
0 c ...
N U ii: IL
c Gl
. I/)
ii:
~
.
.. .
~ ii:
c
.
ii:
~
c
~ .
ii:
c
.
ii:
c
ii:
c
.
ii:
..
C
.... . ..
.. ii:
c :;( c(
.
.. ... ...
0 0
0 0
IL IL
'a ..
C . III
...
0 .
. U ;: IL
c Gl
. I/)
ii:
~ = ~c.,'~ NO. ~
PAGE-!~J OF
!
l,
:i :i
.
. .
. ii:
ii:
~ ~
. .
. ii:
ii:
i
II
I I == ==
.
..J . .
. ii:
ii:
.... ~
~ .
. < .
ii: ....
ii: .. <(
0 ..
0 0
II- 0
'C ll-
l: ..
0 .. VI
.. U . ..
GI . u:::
. I/) ii:
ii:
-
PACE lri>\
,
~
~ .. .
. 0 ii:
ii: 0 ..
0
II- 0
'C ll-
l: ..
0 " VI
U ..
. GI . II-
. ii:
ii: I/)
~
ii:
~ ~
.
. .
. ii:
ii:
~ ~
.
. .
. ii:
ii:
== ==
.
. ii:
.
ii:
.
. ii:
.
ii:
~
.
.
ii:
j i .. 8-
:- ~8 j -i
~ S=" i~
.!~~ !i .l u;
~t~~:~ _2. 11
0i:_;::Ef! .
l~~ii;: .,8.: ~Ii
.CloSEeoE i]:
.s'~ijg:e.; o:.E.~
j;n~H~!~~f;
:lo:c~::~8~l!.!!~.!:
a:u.~8~g&i~&!
EXHIBIT
'J'
!.
::::I
to
~ ~.~
r~(H:i,H'; 1', n".. I Cl:l.
...,r. !, Cl>'1 NO. C!)
PACE LdS'-OF
-1~
c
~
0..
c
~
0..
...
o
o
It
ACENDP\ \iEM NO.
PACEj)--{(')
~