HomeMy WebLinkAboutPC Reso No 2010-009RESOLUTION NO. PC - 2010 -09
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL APPROVE TENTATIVE TRACT MAP NO. 35337
WHEREAS, an application has been filed with the City of Lake Elsinore by Erik
Lunde, of Pacific Coves Investments L.L.C. (the "Developer'), requesting approval of
Tentative Tract Map No. 35337 which proposes to subdivide 258 acres of land within
the Spyglass Ranch Specific Plan into four - hundred fifty -one (451) single - family
residential lots, two (2) estate residential lots, two (2) courtyard home lots, one (1)
multi - family residential or commercial lot, one (1) park lot and twenty -two (22) open
space lots ( "the Subdivision "); and
WHEREAS, the Developer proposes the project on a 258 acre site located on
the east side of Camino Del Norte at its intersection with Main Street, and known as
Assessor's Parcel Nos. 377 - 250 -011, 377 - 350 -004, 007, 008, 010, 014, 015, 016, 017
& 377 - 260 -004, 005, 006 (the "Site "); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of reviewing and making recommendations to the City
Council regarding tentative tract maps; and
WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub.
Res. Code 21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. 15000 et
seq.), public agencies are expressly encouraged to reduce delay and paperwork
associated with the implementation of CEQA by using previously prepared
environmental documents when those previously prepared documents adequately
address the potential impacts of the proposed project (CEQA Guidelines Section
15006); and
WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has
been certified or a 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
PLANNING COMMISSION RESOLUTION NO. 2010 -09
PAGE 2 OF 5
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 substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative. "; and
WHEREAS, The Final Environmental Impact Report, State Clearinghouse No.
2006121069 (the "FEIR ") for the Spyglass Ranch Specific Plan was certified by the
City Council on February 26, 2008; and
WHEREAS, the Subdivision was contemplated by the Specific Plan and does
not present substantial changes or new information regarding the potential
environmental impacts that were analyzed in the FEIR; and
WHEREAS, public notice of the Subdivision has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public meeting held with respect to this
item on March 16, 2010.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER
AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed design
for the tentative tract map prior to making a decision and has found it acceptable and
in conformance with the previously approved Spyglass Ranch Specific Plan.
Moreover, 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. The Planning Commission finds and determines that in
accordance with CEQA Guidelines Section 15162, the Subdivision does not present a
substantial change or new information that would require further CEQA analysis. The
environmental impacts associated with the Subdivision were contemplated by the
PLANNING COMMISSION RESOLUTION NO. 2010-09
PAGE 3 OF 5
FEIR and were fully analyzed and mitigated therein. No new CEQA documentation is
necessary for the Subdivision.
SECTION 3. That in accordance with the Subdivision Map Act and the City of
Lake Elsinore Municipal Code, the Planning Commission makes the following findings
for the approval of Tentative Tract Map No. 35337:
1. The proposed subdivision, together with the provisions for its design and
improvements, is consistent with the General Plan; Spyglass Ranch Specific
Plan and Title 16 of the Municipal Code relating to Subdivisions; and the State
Subdivision Map Act.
The design of the proposed Subdivision is consistent with the Spyglass Ranch
Specific Plan. In addition, the Subdivision is consistent with the General Plan
and conforms to the State Subdivision Map Act. In accordance with Title 16 of
the Municipal Code, some lots twice or more the approved minimum lot size
have been deemed necessary in order to project the health, safety and general
welfare.
2. The site of the proposed division of land is physically suitable for the proposed
density of development in accordance with the General Plan.
The Subdivision is consistent with the land use plan, development and design
standards and all other appropriate requirements contained in the General Plan
and Spyglass Ranch Specific Plan. In accordance with the Specific Plan, large
natural open space buffer areas have been provided. In addition, access to
adjacent residential properties has been included in the design for both
pedestrian and, vehicular access.
3. The effects that this project are 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.
a. The subdivision is consistent with the City's General Plan. During the
approval of the City's General Plan, housing needs, public services and
fiscal resources were scrutinized to achieve a balance within the City.
b. The subdivision has been conditioned to annex into the Public Safety
and Maintenance Services Mello -Roos Community Facilities District
(CFD) to offset the annual negative fiscal impacts of the project.
4. The design of the proposed division of land or type of improvements is not likely
to cause serious public health problems.
The subdivision is conditioned to comply with all development standards of the
Spyglass Ranch Specific Plan. These standards have been prepared and
reviewed to benefit the public health, safety and welfare.
PLANNING COMMISSION RESOLUTION NO. 2010 -09
PAGE 4OF5
5. The design of the proposed division of land or the type of improvements will not
conflict with easements, acquired by the public at large, for access through or
use of property within the proposed division of land.
a. All known easements or requests for access have been examined and
incorporated into Tentative Tract Map No. 35337.
b. The map has been circulated to City departments and outside
agencies, and appropriate conditions of approval have been applied
for their approval during construction.
SECTION 4. Based upon the evidence presented, the above findings, and the
Conditions of Approval attached to the resolution, the Planning Commission hereby
recommends approval of Tentative Tract Map No. 35337.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, Califorr1"is 16th Pay of March, 2010.
y RoObs, Chairman
Elsinore Planning Commission
ATTEST:
m Weiner
irector of Communit evelopment
PLANNING COMMISSION RESOLUTION NO. 2010 -09
PAGE 5 OF 5
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE SS
CITY OF LAKE ELSINORE
I, TOM WEINER, Director of Community Development of the City of Lake
Elsinore, California, hereby certify that Resolution No. PC - 2010 -09 was adopted by
the Planning Commission of the City of Lake Elsinore at a regular meeting held on the
16th day of March 2010, and that the same was adopted by the following vote:
AYES: CHAIRMAN FLORES, VICE - CHAIRMAN GONZALES, COMMISSIONER
MENDOZA, COMMISSIONER O'NEAL, COMMISSIONER ZANELLI
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
om Weiner
Director of Comm ity Development
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
I'OnWf l AOt MAUnu OnM/ 101f nI A \I 11
004, 005, 006.
PLANNING DIVISION
1. Tentative Tract Map No. 35337 will expire two (2) years from the date of approval
unless within that period of time a final map has been filed 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 (SMA). Additional extension of
time (36 months maximum time per the SMA) may be granted with City Council
approval.
2. Tentative Tract Map No. 35337 shall comply with the State of California
Subdivision Map Act and the Spyglass Ranch Specific Plan. In addition, the map
shall comply with all applicable requirements of the Lake Elsinore Municipal Code,
Title 16 unless modified by approved Conditions of Approval.
3. The applicant shall defend, (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees, and /or Agents from any
claim, action, or proceeding against the City, its Officials, Officers, Employees, or
Agents concerning the project attached hereto.
4. The City intends to file a Notice of Determination with the Riverside County Clerk's
office within five (5) business days from the approval of this map by the City
Council. The applicant shall forward to the Planning Department secretary, a check
made payable to the Riverside County Clerk, in the amount of $64.00 to pay for the
cost of such filing, in accordance with filing fees. This check shall be received by
the secretary no more than 48 hours from the approval by the Council.
5. The applicant shall provide to the Community Development Director within 30 days
of approval, a final approved version of the project in digitized format.
6. This project and all subsequent projects within the Spyglass Ranch Specific Plan
boundary shall comply with the mitigation measures and the Mitigation Monitoring
and Reporting Program (MMRP) adopted for this project, as printed with
Environmental Impact Report No. 2008 -07 for Spyglass Ranch Specific Plan,
unless superseded by these Conditions.
7. The applicant shall fund the implementation of the MMRP through every stage of
development. The City shall appoint an environmental monitor who shall
periodically inspect the project site, documents submitted by the applicant, permits
issued, and any other pertinent material, in order to monitor and report compliance
to the City until the completion of the project.
Air Quality
8. The following measures are required to reduce project impacts relating to ROG,
Page 1 of 24
Planning Commission Approval
March 16, 2010
"SPYGLASS RANCH SPECIFIC PLAN,"
APN NOS. 377 - 250 -011, 377 - 350 -004, 007, 008, 010, 014, 015, 016, 017 & 377 -260-
- 004, 005, 006.
NOX, PM 10 and PM2.5:
• Limit the simultaneous disturbance area to as small an area as practical.
• Terminate soil disturbance when winds exceed 25 mph.
• Stabilize previously disturbed areas if subsequent construction is delayed.
• Water exposed surfaces and unpaved haul routes at least three times
daily.
• Cover all stockpiles with tarps when left unattended for more than 72
hours.
• Reduce speed on unpaved roads and haul routes to less than 15 mph.
• Require 90 -day low NOX tune -ups for off -road equipment.
• Limit allowable idling to 5 minutes for trucks and heavy equipment.
• Require use of Tier 3 -rated engines for scrapers and dozers used in
grading.
• Require installation of soot filters on all diesel equipment > 100
horsepower.
• Encourage car pooling for construction workers.
• Limit lane closures to off -peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off -site.
• Wash or sweep access points daily.
■ Encourage receipt of construction materials during non -peak traffic hours.
■ Sandbag construction sites for erosion control. (MM)
9. As operation - related impacts result primarily from mobile sources traveling
to and from the project site, the proposed project shall incorporate any
available TCM's. Such measures include, but are not limited to:
Page 2 of 24
Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
110nW ^1 Acs owunu MI wu n
004, 005, 006.
• Providing future transit access points within the development;
■ Including bicycle lanes in the project design; and /or
• Providing an attractive pedestrian environment. (MM)
10. This map must comply with the Development Standards and Design Guidelines
approved with the Spyglass Ranch Specific Plan. Construction of the property is
subject to all the Conditions of Approval of the Specific Plan unless superseded by
these conditions.
a. All lots shall comply with the minimum standards contained in the
residential Development Regulations contained in the Specific Plan, and
shall be in substantial conformance with the approved Tentative Tract
Map.
b. Where the Specific Plan is silent, Title 16 and 17 of the Lake Elsinore
Municipal Code shall apply.
11. The applicant shall sign and return an "Acknowledgment of Conditions" to the
Community Development Department within 30 days of the tentative map
approval by the City Council.
12. The Developer shall disclose to all home buyers within a 300 -foot radius of the
boundaries of the proposed park site (Lot 468) that specific recreational facilities
within the park may include the installation and operation of illumination devices.
PRIOR TO RECORDATION OF FINAL TRACT MAP:
13. The applicant shall comply with the attached Riverside County Fire Department
conditions of approval.
14. Planning Area 10 shall be modified to depict no fewer than seven (7) residential
estate lots. The specific lot and street circulation design and layout shall be
reviewed and approved by the City Engineer and Director of Community
Development.
15. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
16. The applicant shall submit signed letters of authorization from affected abutting
property owners in association with the proposed offsite street connections and
improvements and offsite grading.
Page 3 of 24
Planning Commission Approval
March 16, 2010
004, 005, 006.
17. Street names within the subdivision shall be approved by the Community
Development Director or designee prior to final map approval.
18. All of the improvements shall be designed by the developer's Civil Engineer to the
specifications of the City of Lake Elsinore.
19. The applicant shall initiate and complete the formation of a homeowners'
association approved by the City, recorded and in place. All Association documents
shall be reviewed and approved by the City and the City Attorney's office, and shall
be recorded, such as the Articles of Incorporation and Covenants, Conditions and
Restrictions (CC &Rs). The HOA shall be responsible for the maintenance of all
open space areas and maintenance easement areas. The HOA shall maintain or
coordinate with an appropriate agency approved by the Community Development
Director, for such maintenance.
a. In the event that the Homeowners' Association fails to meet its
responsibilities with regard to the maintenance of open space areas, the
Lighting, Landscaping and Maintenance District shall automatically
provide such maintenance and assess the HOA for such service.
b. CC &Rs shall prohibit on- street storage of boats, motor homes, trailers,
and trucks over one -ton capacity.
C. CC &Rs shall prohibit roof - mounted or front -yard microwave satellite
antennas.
CC &Rs shall provide for maintenance of all slopes within the project
boundaries to be maintained, repaired, and otherwise cared for by the
HOA.
CC &Rs shall provide for City review and approval of any annexation or
deannexation of territory into or out of the HOA.
The developer shall provide landscaped areas on both sides of any
access roadways within the tract, and the landscaped areas shall be
maintained by the HOA.
The City shall be made an express third party beneficiary to the CC &Rs
such that the City has the right, but not the obligation, to enforce the
CC &Rs in the event that the HOA fails to do so.
h. The developer shall maintain a declarant right in the HOA until build
out of each phase of development in order to review and approve
Page 4 of 24
Planning Commission Approval
March 16, 2010
004, 005, 006.
individual homeowner improvements. (Added by Planning
Commission 3- 16 -10)
20. All open space lots shall be owned and maintained by the HOA or other entity
approved by the Community Development Director and so noted on the Final Map.
21. The Final Map shall identify all street side yards and down slopes adjacent to
streets as open space lots maintained by the HOA or as HOA Maintenance
Easements. These areas shall be fully landscaped, irrigated and maintained by the
HOA.
22. All trails shall be owned and maintained by the HOA or other entity approved by
the Community Development Director and so noted on the Final Map.
23. Offsite trail connection points shall be established at such time that offsite street or
trail improvements are constructed. The trail connection points shall remain open
and passable for the public and shall be so noted on the Final Map.
PRIOR TO ISSUANCE OF GRADING AND BUILDING PERMITS:
Air Quality
24. Upgraded filters on the ventilation system shall be installed for homes within 500
feet of the nearest 1 -15 travel lane. (MM)
Hazards & Hazardous Materials
25. Prior to issuance of the site grading permit, the applicant or developer shall finance
the installation of up to eleven multi -level landfill gas detection probes at intervals
of 100 feet, along the northerly and northwesterly edge of the landfill property to
comply with CCR Title 27 and SCAQMD Rule 1150.1. The applicant or developer
shall coordinate with Riverside County Waste Management Department
( RCWMD), regarding the exact location of these landfill gas detection probes.
RCWMD shall be responsible for building the probes and for conducting periodic
monitoring and maintenance of the permanently installed monitoring probes. (MM)
26. All debris shall be disposed of off -site, in accordance with current local, state and
federal disposal regulations. When debris is removed, care shall be taken to look
for potential hidden hazardous materials within the piles. Should hazardous
materials be identified, disposal shall be in accordance with all federal and state
regulations. (MM)
27. Prior to any demolition, renovation or any other activity that may disturb suspect
regulated asbestos containing materials, either an inspection shall be performed by
Page 5 of 24
Planning Commission Approval
March 16, 2010
H
an accredited Building Inspector, or the affected materials shall be handled as
asbestos - containing in accordance with all federal and state requirements. If future
sampling identifies any such materials as asbestos containing materials they shall
be properly abated and disposed of by a state - licensed abatement contractor prior
to disturbance or demolition in accordance with all federal and state requirements,
including the California Code of Regulation (CCR) and the Universal Waste Rule
(40 CFR Part 9). (MM)
28. Prior to any activity that may cause lead exposure either to workers or tenants;
lead based paint sampling shall be performed in accordance with all federal and
state requirements. Should future renovation, repair or demolition disturb and
suspect paint, a lead based paint inspection and /or risk assessment shall be
conducted by a state or federally certified lead based paint inspector /assessor to
identify areas of potential tenant or worker exposure in accordance with all federal
and state requirements. Should any lead based paint be identified, such painted
surfaces shall be properly disposed of as appropriate prior to demolition, following
the requirements included in the CCR and the Universal Waste Rule. (MM)
Noise Impacts
29. Single- family residential units abutting Elsinore Hills Drive (Planning Areas 4 -6, 9,
11 and 12) shall either establish a buffer (be sited outside of the 98 foot contour),
an acoustical barrier (wall or berm of 6 feet in height), or a combination thereof to
meet the City Noise Element 65 dBA Ldn exterior noise level threshold for
residential units. The acoustic barrier /earthen berm should be of solid construction;
i.e., such as block or glass or a combination of the two, with no gaps or holes.
(MM)
30. Residential units in Planning Area 1 adjacent to 1 -15 and Camino Del Norte shall
require a 12 -foot acoustic barrier /earthen berm to meet the 65 dBA Ldn exterior
noise threshold. Along the westernmost perimeter of Planning Area 1, the acoustic
barrier /earthen berm shall be designed to taper, from 12 -feet to 8 -feet, to shield
residential units with a direct line -of -sight to 1 -15. At the southeast corner of
Planning Area 1, the acoustic barrier /earthen berm shall also be designed to taper
from 12 -feet to 6 -feet, to shield those residential units nearest Camino Del Norte
from traffic noise. The acoustic barriers /earthen berms should be of solid
construction; i.e., such as block or glass or a combination of the two, with no gaps
or holes. (MM)
31. Residential units in Planning Area 5 and 6 adjacent to 1 -15 and Camino Del Norte
shall require a 10 -foot acoustic barrier /earthen berm to meet the 65 dBA Ldn
exterior noise threshold. Along the easternmost perimeter of Planning Area 6, the
acoustic barrier /earthen berm shall be designed to taper, from 10 -feet to 6 -feet, to
shield residential units with a direct line -of -sight to 1 -15. The acoustic
Page 6 of 24
Planning Commission Approval
March 16, 2010
„
barriers /earthen berms should be of solid construction; i.e., such as block or glass
or a combination of the two, with no gaps or holes. (MM)
32. Upon completion of final grading plans, a supplemental noise assessment shall be
conducted to determine if the noise attenuation methods listed in Condition of
Approval Nos. 29, 30, 31 & 38 remain necessary or if other methods or design
measures can be utilized based on actual grade elevations.
33. Upon completion of final grading plans, a supplemental noise assessment shall be
conducted to confirm that individual or combination of barriers and setbacks have
reduced exterior noise to below 65 dBA and interior noise to below 45 dBA. (MM)
34. Residential units abutting Elsinore Hills Drive (Planning Areas 4 -5, 9, 11 and 12)
shall require upgraded acoustic features capable of providing up to 23 dBA Ldn of
mitigation for second -story residential facades with a direct line -of -sight to Elsinore
Hills Drive. According to the hierarchy of structural noise mitigation listed below,
these units would require standard dual -paned windows in order to meet the City's
interior noise standard. (MM)
Exterior to Interior
Mitigation Measure(s) Needed
Reduction Desired
0 -10 dBA
None
10 -20 dBA
Close windows facing roadway.
Provide supplemental
ventilation.
20 -25 dBA
Close standard dual -paned windows.
Provide supplemental
ventilation.
25 -30 dBA
Close up- graded dual -paned windows.
Baffle vents and line
ducts with absorbers. Provide supplemental ventilation.
>30 dBA
Custom upgrades (dual layer drywall,
triple -paned windows,
steel doors, etc.
35. Residential units in Planning Area 1 adjacent to 1 -15 and Camino Del Norte shall
require custom acoustic upgrades capable of providing up to 34 dBA Ldn of
mitigation to meet the City's interior residential noise threshold of 45 dBA Ldn.
(MM)
36. Residential units in Planning Area 6 adjacent to 1 -15 and Camino Del Norte shall
also require custom acoustic upgrades capable of providing up the 32 dBA Ldn of
mitigation to meet the City's interior residential noise threshold of 45 dBA Ldn.
(MM)
37. A supplemental acoustic analysis shall be submitted in conjunction with the
issuance of building permits for residential units adjacent to both Elsinore Hills
Drive and Camino Del Norte to verify that adequate noise protection exists in
Page 7 of 24
Planning Commission Approval
March 16, 2010
APN NOS. 377 - 250 -011, 377 - 350 -004, 007, 008, 010, 014, 015, 016, 017 & 377 -260-
004, 005, 006.
perimeter residences to meet the City's interior residential noise threshold of 45
dBA Ldn. Since the exterior tier of development will assist in shielding interior units,
the above acoustic upgrades are needed only on the outermost tier or
development. (MM)
38. Supplemental ventilation, in conjunction with air conditioning, shall be required in
any livable space where window closure to shut out roadway noise is needed to
meet interior noise standards. (MM)
39. Should Planning Area 5 and 6 be developed as commercial land uses, residential
units abutting Elsinore Hills Drive shall be sited outside of the 118 foot contour.
(MM)
40. Upon submittal of final engineering design of the commercial uses, the project shall
incorporate all mitigation measures to minimize hours of operation and reduce
exterior noise levels resulting from potential noise source location, such as loading
docks, speakerphones, music /live entertainment, to 65 dBA Ldn from 7 a.m. to 10
p.m. These measures shall be implemented to the satisfaction of the City Engineer.
(MM)
Transportation and Traffic
41. Construct Camino Del Norte from the west project boundary to the east project
boundary at its ultimate cross - section half width (widen from 2 lanes to four lanes)
including sidewalk and parkway improvements in conjunction with development.
(MM) (Modified by Planning Commission 3- 16 -10)
42. Construct Elsinore Hill Drive from the north project boundary to Camino Del Norte
at its ultimate cross - section half width (widen from 2 lanes to four lanes) including
sidewalk and parkway improvements in conjunction with development. (MM)
(Modified by Planning Commission 3- 16 -10)
43. On -site traffic signing /striping shall be implemented in conjunction with detailed
construction plans for the project site. (MM)
44. In addition to participating in the Western Riverside TUMF program for General
Plan improvements, the project shall participate in the phased construction of off -
site intersection improvements through payment of established City of Lake
Elsinore fees, payment of the project's fair share traffic contribution, assessment
district and /or community facilities district financing, and construction of off -site
facilities under appropriate fee credit agreements. (MM)
45. Prior to the issuance of a grading permit, the project applicant shall participate in
the fair share traffic contribution of the Project Study Report (PSR) for the 1 -15 /Main
Page 8 of 24
Planning Commission Approval
March 16, 2010
004, 005, 006.
Street interchange. (MM)
46. The City's Noise Ordinance shall be met during all site preparation activity.
Construction shall not commence before 7:00 a.m. and shall cease at 5:00 p.m.,
Monday through Friday. Construction activity shall not take place on Saturday,
Sunday or any legal holidays.
47. Upon violation by the applicant of the City's Noise Ordinance or the Condition of
Approval immediately previous, applicant shall cease all construction activities and
shall be permitted to recommence such activities only upon depositing with the City
a $5,000 cash deposit available to be drawn upon by the City to fund any future law
enforcement needs that may be caused by potential project construction violations
and the enforcement of the City's Noise Ordinance and related Condition of
Approval. The applicant shall replenish the deposit upon notice by the City that the
remaining balance is equal to or less than $1,000.
48. The applicant shall install a weatherproofed 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.
Biological Resources
49. Prior to the issuance of a grading permit, the project applicant shall submit a Re-
vegetation Plan for creation of 0.51 acre of riparian or marsh habitat. The Re-
vegetation Plan shall include but not be limited to the following to ensure the
establishment of the vegetation: qualitative and quantitative performance
standards, map showing the re- vegetation areas, site preparation information
including grading requirements type of planting materials (e.g. species ratios,
source, size material, etc.), planting program, success criteria including target
functions and values, and detailed cost estimate. The cost estimate shall include all
phases, including but not limited to, planting, plant materials, irrigation,
maintenance, monitoring and report preparation. The report shall be prepared by a
qualified restoration ecologist/biologist and subject to the approval of the
Community Development Director. (MM)
50. The re- vegetation shall occur on property known as the "Cloverleaf' in the southern
end of Lake Elsinore or other offsite mitigation parcels acceptable to the City. If the
mitigation at the Cloverleaf property is not available, 0.51 acre of mitigation shall be
provided at an alternative site or mitigation bank (the mitigation bank must have
creation credits available), shall be approved by the Community Development
Director, and must meet the following criteria:
The site shall be part of a larger block of conserved habitat, or in an area
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Planning Commission Approval
March 16, 2010
004, 005, 006.
that is targeted for conservation by the MSHCP. Specific locations could
include Temescal Wash, proposed Core 1 and Core C of the MSHCP, or
other appropriate sites surrounding Lake Elsinore.
• Hydrology shall be appropriate to allow for fully functional wetland habitat
for habitat restoration.
■ For areas adjacent to Lake Elsinore, the pre- mitigation elevations shall be
above 1,260 feet above mean sea level (AMSL) for areas outside of the
Back Basin levee, or above 1,246 feet AMSL within the Back Basin levee
to insure that the mitigation site is not considered jurisdictional habitat
prior to implementation of the mitigation program. (MM)
51. Habitat created pursuant to the Re- vegetation Plan shall be placed within an open
space easement dedicated to the City or transferred to the RCA subject to a
Donation Agreement prior to or immediately following the approval of the Re-
vegetation Plan. (MM)
52. The applicant shall enter in a Secured Agreement with the City of Lake Elsinore
r Planning Division consisting of a letter of credit, bond, or cash for implementation
of the Re- vegetation Plan. (MM)
53. Prior to issuance of a grading permit and prior to approval of the Final Map (or
Parcel Map) the applicant shall provide the Community Development Director with
a copy of a Clean Water Act Section 404 permit issued by the U.S. Army Corps of
Engineers and a copy of a Streambed Alteration Agreement issued by the
California Department of Fish and Game (or evidence that no permit or agreement
is required) for all project - related disturbances of any streambed. (MM)
54. Due to the presence of suitable habitat onsite for the western burrowing owl, a
qualified biologist shall conduct pre- construction focused species surveys within
30 -days prior to any ground disturbing activities at the project site where suitable
habitat is present. If burrowing owls are determined to occupy the project site
during pre- construction surveys, CDFG shall be consulted and a passive relocation
program shall be undertaken to relocate owls to an area outside the impact zone.
The relocation shall be conducted following accepted protocols and would occur
outside of the breeding season for the burrowing owl. Existing burrows shall be
destroyed once they are vacated. (MM)
55. To avoid impacts to nesting migratory birds, including raptors, the removal of
potential nesting vegetation (i.e. trees, shrubs, ground cover, etc.) should be
avoided during the nesting season, recognized from February 15 through August
31. If vegetation removal must occur during the nesting season, a qualified
biologist shall conduct a migratory nesting bird survey to ensure that vegetation
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Planning Commission Approval
March 16, 2010
004, 005, 006.
removal would not impact any active nests. Surveys must be conducted on more
than three days prior to vegetation removal. If active nests are identified during
nesting bird surveys, then the vegetation used for nesting shall be avoided until the
nesting event has completed and the juveniles can survive independently from the
nest. The biologist shall flag the occupied vegetation and should establish an
adequate buffer (e.g., construction fencing) around the occupied vegetation. The
size of the buffer would be based on the type of bird nesting (i.e., raptors shall be
afforded larger buffers). Clearing /grading shall not occur within the buffer until the
nesting event has completed. (MM)
56. The project shall pay appropriate MSHCP fees for impacts to the following animal
and plant species covered by the MSHCP: coastal California gnatcatcher,
Southern California rufous - crowned sparrow, Belding's orange- throated whiptail,
red - diamond rattlesnake, San Diego black - tailed jackrabbit, long - spined
spineflower and Payson's jewelflower. (MM)
57. To reduce impacts to the Stephen's kangaroo rat, the project shall pay Riverside
County SKR Habitat Conservation Plan Fees of $500 per acre to reduce impacts.
(MM)
Cultural Resources
58. Prior to issuance of grading permit(s) for the project, the applicant shall retain an
archaeological monitor to monitor all ground- disturbing activities in an effort to
identify any unknown archaeological resources. Any newly discovered cultural
resource deposits shall be subject to a cultural resources evaluation. (MM)
59. At least 30 days prior to seeking a grading permit, the project applicant shall
contact the appropriate Tribe to notify the Tribe of grading, excavation and the
monitoring program, and to coordinate with the City of Lake Elsinore and the Tribe
to develop a Cultural Resources Treatment and Monitoring Agreement. The
Agreement shall address the treatment of known cultural resources, the
designation, responsibilities, and participation of Native American Tribal monitors
during grading, excavation and ground disturbing activities; project grading and
development scheduling; terms of compensation; and treatment and final
disposition of any cultural resources, sacred sites, and human remains discovered
on the site. (MM)
60. Prior to issuance of any grading permit, the project archeologist shall file a pre -
grading report with the City and County (if required) to document the proposed
methodology for grading activity observation. Said methodology shall include the
requirement for a qualified archeological monitor to be present and to have the
authority to stop and redirect grading activities. In accordance with the agreement
required Condition of Approval No. 32 above, the archeological monitor's authority
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Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
14cMW ^l Acc MAK1^U nl AK111
004, 005, 006.
to stop and redirect grading will be exercised in consultation with the appropriate
Tribe in order to evaluate the significance of any archeological resources
discovered on the property. Tribal monitors shall be allowed to monitor all grading,
excavation and groundbreaking activities, and shall also have the authority to stop
and redirect grading activities in consultation with the project archeologist. (MM)
61. If human remains are encountered, California Health and Safety Code Section
7050.5 states that no further disturbance shall occur until the Riverside County
Coroner has made the necessary findings as to origin. Further, pursuant to
California Public Resources Code Section 5097.98(b) remains shall be left in place
and free from disturbance until a final decision as to the treatment and disposition
has been made. If the Riverside County Coroner determines the remains to be
Native American, the Native American Heritage Commission shall be contacted
within a reasonable timeframe. Subsequently, the Native American Heritage
Commission shall identify the "most likely descendant." The most likely descendant
shall then make recommendations, and engage in consultations concerning the
treatment of the remains as provided in Public Resources Code 5097.98. (MM)
62. The landowner shall relinquish ownership of all cultural resources, including sacred
items, burial goods and all archaeological artifacts that are found on the project
area to the appropriate Tribe for proper treatment and disposition. (MM)
63. All sacred sites, should they be encountered within the project area, shall be
avoided and preserved as the preferred mitigation, if feasible. MM)
64. If inadvertent discoveries of subsurface archaeological /cultural resources are
discovered during grading, the Developer, the project archaeologist, and the
appropriate Tribe shall assess the significance of such resources and shall meet
and confer regarding the mitigation for such resources. If the Developer and the
Tribe cannot agree on the significance or the mitigation for such resources, these
issues will be presented to the Community Development Director (CDD) for
decision. The CDD shall make the determination based on the provisions of the
California Environmental Quality Act with respect to archaeological resources and
shall take into account the religious beliefs, customs, and practices of the
appropriate Tribe. Notwithstanding any other rights available under the law, the
decision of the CDD shall be appealable to the City of Lake Elsinore. (MM)
65. Prior to any grading at or near the vicinity of (P -33 -3278 also known as SRS -781-
2), the Developer shall meet and confer with the appropriate Tribe to develop an
appropriate controlled grading plan. The purpose of the controlled grading at and
around the site is to afford the opportunity to determine whether any subsurface
resources are associated with the site and if so, the significance of any such
resources. All such controlled grading shall be monitored according to the
provisions of the Agreement required in MM 4.4 -2 shall apply. Further, if
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Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
tf l+nVll ACn MAKI^" nl AM 11
004, 005, 006.
subsurface resources are discovered at the site, the provisions of MM 4.4 -2
through 4.4 -7 shall apply. (MM)
66. Any easements for grading provided to off -site developers shall be subject to the
provisions of MM 4.4 -2 through 4.4 -8. (MM)
67. The applicant shall comply with the requirements of the Lake Elsinore Unified
School District under the provisions of SB 50, wherein the owner or developer shall
pay school fees or enter into a mitigation agreement prior to the issuance of a
certificate of compliance by the District.
68. The applicant shall provide connection to public sewer for each lot within the
subdivision. No service laterals shall cross adjacent property lines and shall be
delineated on engineering sewer plans and profiles for submittal to the Elsinore
Valley Municipal Water District (EVMWD).
69. All storm drains are to be maintained in accordance with the cooperative
agreement with the Riverside County Flood Control and Water Conservation
District.
a. The homeowners' association shall maintain water quality basins,
landscaping, and open space drainage.
70. The developer shall submit plans to the electric utility company to layout the street
lighting system. Decorative street light fixtures shall be utilized throughout the
Specific Plan boundary as specified by the Specific Plan document. The cost of
street lighting, installation, and energy charges shall be the responsibility of the
developer and /or the Association until streets are accepted by the City. Said plans
shall be approved by the City and installed in accordance with City Standards.
71. The applicant shall meet all requirements of the providing electric utility company.
72. The applicant shall meet all requirements of the providing gas utility company.
73. The applicant shall meet all requirements of the providing telephone utility
company.
74. A bond is required guaranteeing the removal of all trailers used during construction.
75. The applicant shall comply with any /all requirements of the California Department
of Transportation (Caltrans).
76. All signage shall be subject to Planning Division review and approval prior to
installation.
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Planning Commission Approval
March 16, 2010
Z
77. Landscape Plans for the tract shall include vegetative screening of all retention
basins and both sides of service roads and drainage easements.
78. All streetscape improvements including landscaping and irrigation shall be fully
constructed along the entire length of the proposed project half width
improvement along Camino Del Norte and Elsinore Hills Drive prior to issuance of
the first building permit within Phase 1 of project development as identified on the
approved landscape plans. (Modified by the Planning Commission 3- 16 -10)
79. Any alterations to the topography, ground surface, or any other site preparation
activity will require appropriate grading permits. A Geologic Soils Report with
associated recommendations will be required for grading permit approval, and all
grading must meet the City's Grading Ordinance, subject to the approval of the City
Engineer and the Planning Division. Analysis of impacts of fills and cuts greater
than sixty feet (60') shall be provided. Interim and permanent erosion control
measures are required. The applicant shall bond 100% for material and labor for
one (1) year for erosion control landscaping at the time the site is rough graded.
80. The project shall provide primary and secondary access through all phases of
development. Before combustible materials are brought to the site, the applicant
shall provide two points of access acceptable to the Riverside County Fire
Department.
PRIOR TO DESIGN REVIEW:
81. All future structural development associated with this map requires separate
Design Review approval.
82. The existing residence on the project site shall be fully rehabilitated and brought up
to Code prior to sale in association with the first phase of project development. The
rehabilitation of the residence shall require Design Review approval.
83. Prior to the existing residence being sold, the developer shall have a plaque
prepared noting both the oral and written history associated with the residence.
The plaque shall be posted permanently within close proximity to the residence and
shall remain visible from the adjacent street frontage.
84. Prior to the existing residence being sold, the developer shall investigate and
consider having the residence registered as a historic structure with the Riverside
County Historical Commission.
85. Elevation drawings for Design Review shall include four -sided architectural
features for both the first and second story. The applicant may submit to the
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Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
11l MW^l ACC MAK1n11 nl AM 11
004, 005. 006.
Community Development Director or his designee, for review and approval,
evidence that a particular elevation is hidden from public view and not visible due
to elevation changes. In those instances, to be determined by the Community
Development Director or his designee on a case -by -case basis, this condition may
be waived.
86. Architectural designs shall include the mitigation measures that reduce noise with
mechanical ventilation and dual glazed windows as required by the MMRP.
87. All disturbed portions of natural open space areas shall be re- vegetated in
accordance with applicable Specific Plan provisions and shall be maintained until
established.
88. Slopes on individual lots that are in excess of three feet in height shall be installed,
landscaped and irrigated by the developer prior to the issuance of a Certificate of
Occupancy.
89. Down slopes adjacent to streets shall be maintained by the HOA.
90. A detailed fencing plan shall be required for review and approval during the Design
Review process.
a. The applicant shall install walls and fencing along the perimeter of the
subdivision in accordance with the approved Design Guidelines for
the Spyglass Ranch Specific Plan.
b. Where perimeter walls separate the project from existing residences, the
walls shall be installed prior to the commencement of construction of
models and production units, to minimize construction noise and dust
impacts to adjacent residents as much as possible.
C. Where views to open space are important, the applicant shall provide the
appropriate view fencing.
d. Plans shall include the design of noise barrier walls required as mitigation
measures for the project. Appropriate landscaping shall be required to
soften the visual impact of these walls.
91. A detailed construction phasing plan shall be submitted for review and approval
during the Design Review process.
a. Construction phasing plans shall include the location of construction
fencing for each phase.
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Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
acnvi+ Ac. nwunu MI wu fY
004, 005, 006.
b. Construction phasing plans shall indicate primary and secondary access
and the location of all utilities for each phase.
C. Construction phasing plans shall be designed to avoid construction traffic
from entering occupied neighborhoods to the greatest extent possible. For
safety purposes construction phasing plans shall also be designed such
that new residents can avoid traveling through construction areas.
92. Primary and secondary access roads for each phase shall be fully constructed and
open to the public prior to the issuance of the Certificates of Occupancy for each
phase of the tract.
ENGINEERING DIVISION
Prior to the approval of the final Tract Map, unless other arrangement is
indicated, the subdivider shall complete the following or have plans submitted
and approved, agreements executed and securities posted:
93. 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.
94. Prior to commencement of grading operations, applicant is to provide to the City
with 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.
Haul route shall be submitted prior to issuance of a grading permit.
95. An Encroachment Permit shall be obtained prior to any work on City and /or State
right -of -way.
96.Any grading that affects "waters of the United States ", wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal
and /or State agencies.
97.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. All
overhead utilities shall be undergrounded.
98. 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.
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Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
t1CnVf1 AGE MA&1^11 n1 A 1 11
004, 005, 006.
99.The subdivider shall install permanent bench marks per Riverside County Standards
and at locations to be determined by City Engineer.
100. The subdivider shall coordinate with Riverside Transit Authority for location and
installation of bus transit facilities.
101. The subdivider shall pay all development fees, including but not all inclusive:
TUMF, MSHCP,TIF, and Area Drainage Fees.
102. 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.
103. All drainage facilities in this project shall be constructed to Riverside County
Flood Control District Standards.
104. All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 '/2" x 11" Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be scheduled
and approved.
105. All slopes and landscaping within public right -of -way shall be maintained by the
property owner or property owner's association or another maintenance entity
approved by the City Council.
106. All open space and slopes except for public parks and schools and flood control
district facilities, outside the public right -of -way shall be owned and maintained by
property owner or property owner's association.
107. 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.
108. A drainage study shall be provided. The study shall identify the following: identify
storm water runoff from and upstream of the site; show existing and proposed off -
site and onsite drainage facilities; and include a capacity analysis verifying the
adequacy of the facilities. The drainage system shall be designed to ensure that
runoff from a 10 -yr storm of 6 hours or 24 hours duration under developed
condition is equal or less than the runoff under existing conditions of the same
storm frequency. Both 6 hour and 24hour storm duration shall be analyzed to
determine the detention basin capacities necessary to accomplish the desired
results.
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Planning Commission Approval
March 16, 2010
109.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. All off -site
drainage, if different from historic flow, shall be conveyed to a public facility,
accepted by adjacent property owners by a letter of drainage acceptance, or
conveyed to a drainage easement.
110. Roof drains shall not be allowed to outlet directly through coring in the street curb.
Roofs should drain to a landscaped area.
111. The subdivider shall comply with all NPDES requirements in effect; including the
submittal of an Water Quality Management Plan (WQMP) as required per the
Santa Ana Regional Water Quality Control Board. The requirements of WQMP
may affect the overall layout of the project. Therefore, WQMP submittal should be
during the initial process of the project.
112. Education guidelines and Best Management Practices (BMP) shall be provide 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 storm water quality and met the goals of
the BMP in Supplement "A" in the Riverside County NPDES Drainage Area
Management Plan. (Required for lot of one acre or more)
113. The subdivider shall provide BMP's that will reduce storm water pollutants from
parking areas and driveway aisles. (Required for lot of one acre or more)
114. 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 rp ohibit 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.
115. The subdivider shall construct tug half width street improvements and dedicate full
right -of -way on Camino Del Norte such that the ultimate right -of -way width
conforms to General Plan and Spyglass Specific Plan right -of -way cross sections.
The cross section of roadway improvements with a raised median (if applicable and
if applicable, applicant shall pay cash -in -lieu of construction of '/2 the raised
median), parkway, street lights, and multiuse trail shall be consistent with other
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Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
"SPYGLASS RANCH SPECIFIC PLAN,"
APN NOS. 377 - 250 -011, 377 - 350 -004, 007, 008, 010, 014, 015, 016, 017 8r 377 -260-
004, 005, 006.
proposed development on Camino del Norte, as recommended by the City. The
road improvements for Camino del Norte shall be consistent with the Traffic
Analysis (revised) dated August 18, 2009 and the General Plan Circulation Plan.
(Modified by the Planning Commission 3- 16 -10)
116. The subdivider shall construct W44--half width street improvements and dedicate the
full right -of -way on Elsinore Hills Road per General Plan (and Spyglass Specific
Plan) street right -of -way requirements. The cross section of roadway improvements
with a parkway, street lights, and multiuse trail shall be consistent with other
proposed development on Camino del Norte, as required by the General Plan (and
Spyglass Specific Plan) and the improvements shall be constructed to the
satisfaction of the City Engineer. (Modified by Planning Commission 3- 16 -10)
117. The subdivider shall construct full width street improvements and dedicate the right
of way on "A" to "D" Streets, "AX to "HH" Streets as shown on the map and /or per
design guidelines in the Specific Plan.
118. The subdivider shall be responsible for acquiring right -of -ways in which the
applicant or the City has no legal title or interest. If the applicant is unsuccessful in
acquiring such right -of -ways, the City could assist the applicant in the Eminent
Domain process at applicant's cost.
119. All streets shall be constructed per County Standards. Any deviation from County
standards shall be approved by the City Engineer.
120. The subdivider shall implement mitigation measures identified in the Traffic
Analysis dated August 18, 2009, as specified in Section VIII. B(1) and (2) and
Figure 84 of this Study to the satisfaction of the City Engineer.
121. The subdivider shall provide fair share costs, as approved by the City Engineer, if
the ultimate road improvements are not subject to TUMF or established City ofLake
Elsinore fees for the ultimate road improvements as follows:
Main Street/l15 Ultimate Interchange Upgrade and Project Study Report, Camino
del Norte(offsite) to La Strada and Canyon Fstates Street
annnaniinn Franklin Street to Main Street connection. (Modified by Planning
Commission 3- 16 -10)
122. The subdivider shall construct the traffic signals at Main /115 SB and NB on /off
ramps. The City shall provide TIF or TUMF credit to the Subdivider. If TIF or TUMF
credits are not sufficient to insure that subdivider's cost of construction of these
signals do not exceed subdivider's payment of TIF or TUMF for these signals, the
City shall enter into a reimbursement agreement with subdivider to reimburse
subdivider for the difference between subdivider's cost to construct the signals
minus the issued TIF and TUMF credit and the amount of TIF or TUMF payment the
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Planning Commission Approval
March 16, 2010
m
subdivider otherwise would be obligated to pay.
rl
123. The subdivider shall install a one -way stop sign at the Camino del Norte /Street -A
intersection. However, if the criteria for traffic signal warrants are satisfied prior to
the issuance of the final certificate of occupancy for the project, the subdivider shall
immediately remove the stop sign and install a traffic signal at this intersection.
Otherwise, the traffic signal shall be installed and operational prior to the issuance
of the final certificate of occupancy. (Modified by Planning Commission 3 -16-
10)
124. The subdivider shall participate in "fair share' payment of offsite improvements
as described in Table 10 of the Traffic Analysis dated August 18, 2009 to the
satisfaction of the City Engineer, if the offsite improvements are not subject to
TUMF or established City of Lake Elsinore fees.
125. The subdivider shall submit street improvement plans prepared by a Registered
Civil Engineer and the plans shall include curb and gutter, sidewalk, ac pavement,
street lighting, median, trail, and drainage improvements.
126. The subdivider shall provide signing and striping plans for the required
improvements of this project. The plans shall also incorporate traffic calming
measures on local streets.
127. A portion of the required improvements for this development may be covered under
the Traffic Impact Fee (TIF) or Area Drainage Fee program. Request for
reimbursement or credits shall be approved by the City Engineer and based on
allowable costs in the fee program and availability of funds.
128. This project shall provide trail and roadway connections to adjacent developments
unless otherwise deemed unfeasible as concurred by the city. The trail cross
section shall be per County standards unless otherwise approved by the City
Engineer.
129. The development of each Planning Areas eF Phase 1, 5, 6 & 12 shall be subject
for specific review and conditions of approval. Note that with a completion of a
Project Study Report of the 115 /Main Street Interchange Upgrade, additional right
way could be required along Camino Del Norte. (Modified by Planning
Commission 3- 16 -10)
130. The subdivider shall submit a WQMP of the project for City's review and approval.
131. The Parcel Map (TPM 35336) shall be recorded.
132. The Tract Map shall include the phasing boundaries consistent with the parcels of
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Planning Commission Approval
March 16, 2010
the Parcel Map. The phasing boundaries or parcels shall be processed as separate
tract maps.
Prior to Issuance of a Grading Permit
133. The subdivider shall submit grading plans with appropriate security, Hydrology and
Hydraulic Reports prepared by a Registered Civil Engineer for approval by the City
Engineer. Developer shall mitigate any flooding and /or erosion downstream caused
by development of the site and /or diversion of drainage.
134. The grading plan shall show that no structures, landscaping, or equipment are
located near the project entrances that could reduce sight distance.
135. The subdivider shall provide soils, geology and seismic report including street
design recommendations. Provide final soils report showing compliance with
recommendations.
136. An Alquist - Priolo study shall be performed on the site to identify any hidden
earthquake faults and /or liquefaction zones present on -site unless previously
approved. (Modified by Planning Commission 3- 16 -10)
137. The subdivider shall obtain all necessary off -site easements and /or permits for off-
site grading, improvements, and /or drainage acceptance from the adjacent property
owners prior to grading permit issuance.
138. The subdivider shall provide a copy of an encroachment permit or any approval
documents from the Riverside County Flood Control District and /or Caltrans for
encroaching, grading, or discharging into County flood control facilities or Caltrans
right of way.
139. 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 and proper erosion
control. All manufactured slopes greater than 30 ft. in height shall be contoured.
140. The subdivider shall provide erosion control measures as part of their grading plan.
The applicant shall ensure protection of storm water quality and meet the goals of
the BMP in Supplement "A" in the Riverside County NPDES Drainage Area
Management Plan.
141. The subdivider 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
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Planning Commission Approval
March 16, 2010
m
including maintenance responsibilities. The applicant shall submit the SWPPP to
the City for review and approval.
142. The subdivider shall provide an approved haul route. In addition, a focused Traffic
Mitigation /Management Plan related to construction activities shall be provided.
Prior to Issuance of Building Permit
143. All Public Works requirements shall be complied with as a condition of this
development and as specified in the Lake Elsinore Municipal Code (LEMC) prior to
building permit.
144. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer per the Traffic Impact Analysis dated
August 18, 2009, as specified in Section VIII.B (1) and (2) and figure 84 in this
study.
145. The subdivider 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. Submit this letter prior to
applying for a building permit.
146. The subdivider shall pay all Capital Improvement TIF and Master Drainage Fees
and Plan Check fees (LEMC 16.34).
Prior to Occupancy
147. The subdivider shall pay all fees and meet requirements of an encroachment permit
issued by the Engineering Division for construction of onsite and /or 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.
148. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 1/2" x 11" Mylar) shall be submitted to the Engineering Division
before final inspection of off -site improvements will be scheduled and approved.
149. The traffic signals referenced in Condition of Approval No. 1192. 122 shall be
installed per the Traffic Analysis (revised) dated August 18, 2009 to the satisfaction
of the City Engineer. (Modified by Planning Commission 3- 16 -10)
150. All signing and striping and traffic control devices for the required improvements of
this development shall be installed.
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Planning Commission Approval
March 16, 2010
151. All public improvements shall be completed in accordance with the approved plans
or as condition of this development to the satisfaction of the City Engineer.
152. The fair share cost of future improvements as a condition of this development shall
be paid.
153. All water and sewer improvements shall be completed in accordance with Water
District requirements.
154. Proof of acceptance of maintenance responsibility of slopes, open spaces,
landscape areas, and drainage facilities shall be provided.
155. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time
when the Certificate of Occupancy is obtained.
156. As -built plans shall be completed and signed by the City Engineer.
157. All improvement plans shall be digitized. The applicant shall submit tapes and /or
discs which are compatible with City's ARC Info /GIS or developer to pay $1,000 per
sheet for City digitizing the plans.
DEPARTMENT OF ADMINISTRATIVE SERVICES
158. Prior to approval of the Final Map, Parcel Map, Design Review, Site Deve{epFneRt
Plan, Special or-Conditional Use Permit or Building Permit, whichever comes
first (as applicable), the applicant shall participate in the City of Lake Elsinore
Public Safety and Maintenance Services Mello -Roos Community Facilities District
(CFD) to offset the annual negative fiscal impacts of the project. Applicant shall pay
to the City Fnake a four thousand bun hundred five thousand dollar ($4,200)•
($5,000) non - refundable deposit to cover the cost of the legal process to participate
in the CFD. (Modified by Planning Commission on 3- 16 -10)
159. Prior to issuance of any 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 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 and public landscaping
within the public right -of -way for which the City will pay for irrigation and
maintenance. Applicant shall pay to the City a non - refundable deposit in the
amount of five thousand dollars ($5,000) to cover the cost of the annexation
process. (Added by Planning Commission 3- 16 -10).
PARKS & RECREATION DEPARTMENT
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Planning Commission Approval
March 16, 2010
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
uenv�., Aec nwunu nl AK1 n
004, 005, 006.
160. The Home Owners Association (HOA) or another maintenance entity approved
by the City Council shall maintain all trails.
161. The 6.5 acre public park (Lot 468) shall be conveyed to the City and shall be
included in the Community Facility District for maintenance and renovation cost.
162. The developer, the developer's successor or assignee, shall submit a Design
Review Application to the Planning Division for review and approval in association
with the proposed 6.5 acre public park (Lot 468). The actual design of the park shall
be in substantial conformance with the conceptual designs and guidelines identified
in the Spyglass Ranch Specific Plan document. Any subsequent modifications to
the design of the park facility shall also require Design Review approval.
(Modified by Planning Commission 3- 16 -10)
163. The design of the public park (Lot 468) shall provide for pedestrian circulation and
access for the disabled throughout the park.
164. The developer, the developer's successor or assignee, shall be responsible for all
maintenance of the public park site (Lot 468) and slope /landscaping areas until
such time as those responsibilities are accepted by the City of Lake Elsinore.
165. The 6.5 acre public park site (Lot 468) shall be improved and dedicated to the City
free and clear of any liens, assessment fees, or easements that would preclude the
City from utilizing the property for public purposes. A policy of title insurance and a
soils assessment report shall be provided with the conveyance of the property.
166. All private parks / tot lots, common areas, and open space areas will be maintained
by the HOA or other maintenance entity approved by the City.
167. No park credits will be given for private facilities or private park areas.
168. Applicant shall dedicate 6.5 net acres for a public park and pay for park
improvements.
169. Park shall be turn -key and constructed upon the issuance of the 100th notice of
occupancy.
170. HOA, or other maintenance entity approved by the City, to maintain all natural and
manufactured slopes.
Page 24 of 24
Planning Commission Approval
March 16, 2010