The following pages have been prepared as a resource for the public to keep apprised of the latest information regarding the Summit Crest property. These pages will be updated as new information becomes available.
Background:
In April 2006, the Lake Forest Planning Commission approved Summit Crest – a proposed development of 29 single-family homes. Part of the approved development included the construction of a series of retaining walls. The approved landscaping plan intended to utilize an assortment of vegetation and plants to screen the retaining walls.
Site infrastructure, including the necessary storm drains, wet utilities, and retaining wall construction were built in July 2007 in preparation for the home construction that was to take place shortly thereafter. Unfortunately, the housing market began to dip that fall and by January 2008, Atherton-Newport Investments, LLC, the parent company of the entity that owned Summit Crest, had filed for bankruptcy.
As part of the original approval of the project in 2006, the Planning Commission approved a Tentative Tract Map (TTM) for the subdivision of the property into lots for eventual sale to individual homeowners. According to State law, TTMs expire two years from approval if a Final Tract Map is not approved. The TTM for this project was set to expire in April 2008. After the filing of bankruptcy by the property owner, the bank holding the first trust deed on the property, Sterling Savings Bank, worked with the City to apply for an extension of the TTM. Beginning in June 2008, the Planning Commission held several public hearings regarding extension of the TTM and on April 9, 2009, voted to extend the map until April 2010. The timeline below provides additional details regarding the Planning Commission consideration of the TTM between June 2008 and April 2009.
Recent Updates:
April 2009: Site Ownership Resolved - Tentative Tract Map Extended
At their meeting on April 9, 2009, the Planning Commission held a continued public hearing regarding the proposed extension of Tentative Tract Map (TTM) 16886 for the Summit Crest project. At that meeting, James Manning, representative of Sterling Savings Bank, announced that the Summit Crest property had been sold to a new owner, Silveroak Investment Corporation.
Silveroak Investment Corporation is an Irvine based company with experience in residential development. Mark Frazier, President of Silveroak, says his firm intends to complete the project in three phases within two years of initiation.
Of concern to many neighbors of the project is the status of the landscaping of the wall. Frazier says that site landscaping is Silveroak's priority and has committed to post a $50,000 cash bond to guarantee the immediate completion of site landscaping after the approval of a revised landscape plan.
The next step in the process is for Silveroak to submit an enhanced landscape plan for Planning Commission review. Silveroak has committed to begin construction of the landscaping along Osterman Road within two weeks of final approval of the landscape plan.
Silveroak's stated priorities for the site are:
To ensure site security and adequate dust and erosion control measures
To develop an enhanced landscaping plan along Osterman Road and in areas adjacent to neighbors
To begin landscaping within two weeks of final approval of the enhanced landscape plan
To install dry utilities and paving as soon as plans are approved and permits can be pulled
The City's concerns regarding the site continue to be the health, safety, and welfare of the community. City staff continues to monitor the site and is in regular communication with the new property owner.
May 2009: Landscape Plan Submitted
On May 28, 2009, Silveroak Investments submitted a Changed Plan application to amend the previously-approved landscape plan for the six acre, 29 unit Summit Crest Development. Silveroak acquired the project from Sterling Savings Bank, who received the property through foreclosure. During the Planning Commission hearing on April 9, 2009 for the extension of the Tentative Tract Map, Silveroak indicated that the installation of landscaping to screen the retaining wall would be an immediate priority. The proposed landscape plan includes terracing a low wall in front of the retaining wall to create a raised plantable area for trees and ground cover. Staff anticipates that the project will be placed on the June 25 Planning Commission agenda.
June 2009: Changed Plan Approved and Amended Tentative Tract Map Submitted
On June 25, 2009, the Planning Commission approved Changed Plan 2009-09. The Changed Plan allows for modifications to the previously-approved landscape plan. It includes substantial landscaping to screen the retaining wall along Osterman road and also approves two as-built locations of the wall that differ from the original location. Conditions of approval incorporated in the resolution ensure that construction of the landscaping along Osterman Road and near Brydges Court will commence within two months and be completed within six months.
On June 29, 2009, Summit Crest owner Silveroak Development submitted an amended Tentative Tract Map (TTM) to reconcile the subdivision map to changes made since the original TTM was approved. Staff anticipates that item will be presented to the Planning Commission at its July 23, 2009 meeting. Should the amended TTM be approved by the Planning Commission, it is anticipated that a Final Map would be presented for City Council consideration in August.
October 2009: Use Permit and Changed Plan Approved
On September 11, 2009, Summit Crest owner Silveroak Development submitted two applications for review and approval. The first application, Use Permit 2009-17, allows for a model home complex consisting of three home plans and a sales office to be constructed on Summit Point Drive. The second application, Changed Plan 2009-16, requested to remove a previously-planned stairway which provided pedestrian access to the on-site private park. The stairway was located adjacent to the yards of several homes and overlooked several homes in the neighboring area. After some discussion, the Planning Commission agreed that the stairway had the potential to create more impacts than benefits and that access to the park would still be available via neighborhood sidewalks. Both applications were approved at the October 8, 2009 Planning Commission meeting.
The Summit Crest Project is currently in the later stages of grading. Street improvements within the subdivision, as well as the low retaining wall and landscaping improvements along the Osterman Road frontage are in progress. The applicant has commenced the process to obtain approval of the final tract map for the subdivision.
December 2009: Building Permits Issued
On December 1, 2009, the City issued building permits to the developer of the Summit Crest residential development for the construction of three model homes. The developer is preparing to put up a sales trailer and start construction on the model homes in the upcoming months. Current work on the site includes the addition of the landscape enhancements along Osterman Road and completion of the project entry.
Timeline:
Click here to view a timeline of events and related supporting documents.
For additional information, contact Gayle Ackerman, Director of Development Services, at 949/461-3463.
