HomeMy WebLinkAbout07-27-2010 City Council Item No. 11CITY OF
LADE LSINORE
DREAM EXTREME.
REPORT TO CITY COUNCIL
TO: HONORABLE MAYOR
AND MEMBERS OF THE CITY COUNCIL
FROM: ROBERT A. BRADY
CITY MANAGER
DATE: JULY 27, 2010
SUBJECT: TENTATIVE PARCEL MAP NO. 35336 & TENTATIVE TRACT MAP
NO. 35337 FOR "SPYGLASS RANCH SPECIFIC PLAN"
Proiect Request
The applicant is proposing Tentative Parcel Map No. 35336 and Tentative Tract Map
No. 35337 to subdivide the two hundred fifty-eight (258) acre Spyglass Ranch Specific
Plan boundary. The Tentative Parcel Map will create six (6) parcels allowing for future
separate ownership and development. The Tentative Tract Map, as proposed, will
subdivide the property into four-hundred forty-three (443) single-family residential lots,
eight (8) 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 in
conformance with the previously approved Spyglass Ranch Specific Plan.
Background
At their regular meeting of March 16, 2010, the Planning Commission unanimously
adopted Resolution No. 2010-07 recommending that the City Council find the project
consistent with the Multi-Species Habitat Conservation Plan, Resolution No. 2010-08
recommending City Council approval of Tentative Parcel Map No. 35336 and
Resolution No. 2010-09 recommending City Council approval of Tentative Tract Map
No. 35337. On April 13, 2010, the City Council unanimously voted to continue this
project off calendar to allow the applicant additional time to 1) Formulate a
reimbursement agreement to fund ultimate right-of-way and landscaping improvements
on both Camino del Norte and Elsinore Hills Road; 2) Incorporate additional estate lots
into the Tentative Tract Map design in accordance with approved Specific Plan
provisions; and 3) Identify haul routes in association with onsite grading materials.
AGENDA ITEM NO. 11
Page 1 of 69
Tentative Parcel Map No. 35336 & Tentative Tract Map No. 35337
July 27, 2010
Page 2 of 4
Subsequent to the meeting, the applicant has worked with both planning and
engineering staff to address these issues.
Discussion
Reimbursement Agreement for Street Improvements
Subsequent to the April 13`h City Council meeting, the developer of the Spyglass Ranch
project met with several Council Members to define the improvement requirements on
Camino Del Norte and Elsinore Hills Road.
As a result of this meeting, the developer has agreed to construct the full width street
improvements along Camino Del Norte from Main Street south to Elsinore Hills Road.
Cost for this improvement will be divided between the Spyglass project and the South
Shore I project with the City's TIF filling in the gap as allowed by the program. For the
segment of Camino Del Norte from Main Street North to the project boundary the
applicant has agreed to dedicate the full width of roadway and construct half of the
street section.
The construction timing of Elsinore Hills Road relies on the timing of either the Spyglass
or South Shore I projects. In simple terms, both projects will dedicate the full width of
Elsinore Hills Road within their project boundaries. Spyglass Ranch will construct two
lanes of the roadway within its project boundary and South Shore I will construct full
width of the roadway within its project boundary as well as the remaining two lanes
within Spyglass Ranch. If Spyglass Ranch is the first to develop, the 2-lanes of Elsinore
Hills Road will be constructed from the easterly project boundary to Camino Del Norte to
the west. If South Shore I were to develop first, full with improvements within South
Shore I project limits will be required. In addition, two lanes of Elsinore Hills Road within
Spyglass Ranch will be constructed from the South Shore/Spyglass boundary westerly
to Camino Del Norte. Various modifications have been made to the conditions of
approval to fully address the street improvement revisions. Deletions are denoted with a
strikeout and additions are shown in italics.
Additional Estate Lots
At the request of the Council, the applicant's engineer has incorporated a total of seven
(7) residential estate lots (Lots 436 thru 442) at the northeast corner of the map. The
lots will be accessed via a forty-foot (40') wide private drive (Street "JJ") with a six-foot
(6) wide sidewalk on one side. The applicant's engineer has indicated that Lot 442 may
have to be utilized as a water tank site rather than a residential lot pending the results of
a water study that is being prepared for the development. It should be noted that an
eighth residential estate lot (Lot 479) is still proposed in association with the existing
residence on the project site. In addition, the applicant's engineer has revised all
associated plans such as the phasing and maintenance plans to reflect the new lot
configurations. Planning staff has determined that all the residential estate lots are in
Page 2 of 69
Tentative Parcel Map No. 35336 & Tentative Tract Map No. 35337
July 27, 2010
Page 3 of 4
conformance with applicable development standards of the Spyglass Ranch Specific
Plan. Moreover, additional conditions of approval have been added to address the
maintenance responsibilities associated with the proposed private drive (Street "JJ").
Grading Material Haul Route Plan
The developer is not certain whether dirt export will be required as part of the grading of
the project. However, should it become necessary, the developer has a variety of
options including depositing some of the dirt on the nearby Southshore project site or
exporting the dirt out of the area. In either case the developer has indicated that no haul
routes will traverse through either the Rosetta Canyon or Tuscany Hills areas of the City
(See Attachment 6). A condition of approval requires that the City Engineer review and
approve all haul routes prior to issuance of a Grading Permit.
Fiscal Impact
Residential development of this nature generates a negative fiscal impact to the City.
However, the development has been conditioned to annex into the Community Facilities
District (CFD) and Lighting, Landscaping and Maintenance District No.1 to offset the
annual negative fiscal impacts on public safety operations and maintenance including
city-wide improvements and facilities relating to fire and police protection, and to offset
the negative fiscal impacts on City maintained lighting and landscaping.
Environmental Determination
On February 26, 2008, the City Council approved and certified the Spyglass Ranch
Specific Plan Environmental Impact Report (EIR), which analyzed the environmental
impacts associated with development of the Spyglass Ranch Specific Plan area.
Tentative Parcel Map No. 35336 & Tentative Tract Map No. 35337, are part of the
whole action that was analyzed in the Spyglass Specific Plan EIR. The Tentative Parcel
Map and the Tentative Tract Map will not result in a change in the density or intensity of
development that was analyzed in the Spyglass Ranch Specific Plan EIR. Moreover,
the entitlements do not involve any changed circumstances or new information that
would trigger the need for additional environmental analysis. Therefore, in accordance
with CEQA and the CEQA Guidelines, no further environmental evaluation is necessary.
Recommendation
The Planning Commission recommends that the City Council adopt the following
resolutions:
City Council Resolution No. 2010-052 adopting findings of consistency with the
Multi-Species Habitat Conservation Plan.
Page 3 of 69
Tentative Parcel Map No. 35336 & Tentative Tract Map No. 35337
July 27, 2010
Page 4 of 4
2. City Council Resolution No. 2010-053 approving Tentative Parcel Map No.
35336.
3. City Council Resolution No. 2010-054 approving Tentative Tract Map No. 35337.
Prepared By: Matthew C. Harris, 'mc
Senior Planner
Approved By: Robert A. Brady
City Manager
Attachments:
1. Exhibit 'A' -Vicinity Map
2. Resolution No. 2010-052 adopting Findings of Consistency with the Multi-
Species Habitat Conservation Plan.
3. Resolution No. 2010-053 approving Tentative Parcel Map No. 35336.
A. Conditions of Approval
4. Resolution No. 2010-054 approving Tentative Tract Map No. 35337.
A. Conditions of Approval
5. April 13, 2010 City Council Meeting Minutes
6. Haul Route Letter/Map
7. Full Size Revised Plans
Page 4 of 69
VICINITY MAP
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Page 5 of 69
Page 6 of 69
RESOLUTION NO. 2010-052
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, ADOPTING
FINDINGS OF CONSISTENCY WITH THE MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP)
FOR THE PROJECT KNOWN AS TENTATIVE PARCEL
MAP NO. 35336 AND TENTATIVE TRACT MAP NO. 35337
WITHIN THE SPYGLASS RANCH SPECIFIC PLAN
WHEREAS, Erik Lunde of Pacific Coves Investments L.L.C. has filed
applications with the City of Lake Elsinore requesting approval of Tentative Parcel Map
No. 35336 and Tentative Tract Map No. 35337 within the Spyglass Ranch Specific Plan
(the "Project'); and
WHEREAS, the 258 acre project site is located on the north side of
Camino Del Norte at its intersection with Main Street within the City of Lake Elsinore
(the "Project Site"); and
WHEREAS, on March 16, 2010, the Planning Commission of the City of
Lake Elsinore considered the findings that the project is consistent with the Western
Riverside Multiple Species Habitat Conservation Plan (MSHCP); and
WHEREAS, Section 6.0 of the Western Riverside Multiple Species Habitat
Conservation Plan (the "MSHCP") requires that the City of Lake Elsinore adopt
consistency findings demonstrating that the proposed development is consistent with
the MSHCP criteria and the MSHCP goals and objectives; and
WHEREAS, action taken by the City Council with regard to Tentative
Parcel Maps and Tentative Tract Maps are discretionary actions subject to the MSHCP;
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 Subdivisions were contemplated by the Specific Plan and
do not present substantial changes or new information regarding the potential
environmental impacts that were analyzed in the FEIR; and
WHEREAS, public notice of the Entitlements has been given, and the City
Council has considered evidence presented by the Community Development
Department and other interested parties at public hearings held with respect to this item
on April 13, 2010 and July 27, 2010.
Page 7 of 69
Resolution No. 2010-052
Page 2 of 5
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER
AS FOLLOWS:
Section 1. The City Council has considered the Project's consistency
with the MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2. That in accordance with the MSHCP, the City Council makes
the following MSHCP Consistency Findings:
1. The Project is a project under the City's MSHCP Implementing
Resolution, and the City must make an MSHCP Consistency finding before approving
the Project.
Pursuant to the City's MSHCP Implementing Resolution, prior to approving any
discretionary entitlement, the City is required to review the Project to ensure
consistency with the MSHCP criteria and other "Plan Wide Requirements." The
Project, as proposed, was found to be consistent with the MSHCP criteria.
In addition, the Project was reviewed and found consistent with the following
`Plan Wide Requirements". Protection of Species Associated with
Riparian/Rvverine Areas and Vernal Pool Guidelines (MSHCP § 6.1.2), Protection
of Narrow Endemic Species (MSHCP § 6.1.3), Urban/Wildlands Interface
Guidelines (MSHCP § 6.1.4), Vegetation Mapping (MSHCP § 6.3.1), Additional
Survey Needs and Procedures (MSHCP § 6.3.2), Fuels Management (MSHCP §
6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP
Ordinance § 4.0).
2. The Project is subject to the City's Lake Elsinore Acquisition
Process (LEAP) and the County's Joint Project Review processes.
The Project Site is within the Elsinore Area Plan, and according to MSHCP
maps, was shown to be within a Criteria Cell. LEAP No. 2006-03 was
processed, but it was ultimately agreed upon by City staff and the Regional
Conservation Authority that a mapping error had occurred and that this Project is
NOT within a Criteria Cell. As such, LEAP 2006-03 was withdrawn from the Joint
Project Review process.
3. The Project is consistent with the Riparian/Riverine Areas and
Vernal Pools Guidelines.
Section 6.1.2 of the MSHCP focuses on protection of riparian/riverine areas and
vernal pool habitat types based upon their value in the conservation of a number
of MSHCP covered species. All potential impacts to riparian/riverine areas will
be mitigated as identified in the Determination of Biological Equivalent or
Superior Preservation (DBESP). The Project Site does not have vernal pools.
The Project is therefore consistent with Section 6.1.2 of the MSHCP.
Page 8 of 69
Resolution No. 2010-052
Page 3 of 5
4. The Project is consistent with the Protection of Narrow Endemic
Plant Species Guidelines.
The Project is not located in a Narrow Endemic Plant Species Survey Area as
mapped in Section 6.1.3 of the MSHCP. Therefore, the provisions of Section
6.1.3 are not applicable to the Project.
5. The Project is consistent with the Additional Survey Needs and
Procedures.
The Project is located within the Burrowing Owl survey area as identified in
Section 6.3.2 Additional Survey Needs and Procedures of the MSHCP. Surveys
were conducted on the entire Project Site, and the results indicated that no
Burrowing Owls occupied the Project Site. However, the Project will be required
to conduct a pre-construction survey 30 days prior to the commencement of
grading. As such, the Project is consistent with Section 6.3.2 of the MSHCP.
Guidelines.
6. The Project is consistent with the Urban/Wildlands Interface
The Project Site is not within an MSHCP Criteria Cell and does not abut any
areas proposed for conservation. However, the Project has minimized potential
indirect impacts using Best Management Practices and has precluded planting of
highly invasive weedy species within project boundaries. As such, the Project is
consistent with Section 6.1.4 of the MSHCP.
7. The Project is consistent with the Vegetation Mapping
requirements.
The Project Site is not within a MSHCP Criteria Cell and is not located within
areas that require mapping of vegetation. As such, the Project is consistent with
the MSHCP Section 6.3.1 Vegetation Mapping requirements.
8. The Project is consistent with the Fuels Management Guidelines.
The Fuels Management Guidelines presented in Section 6.4 of the MSHCP are
intended to address brush management activities around new development
within or adjacent to the MSHCP Conservation Area. The Project Site is not in a
Criteria Cell and does not abut any areas proposed for conservation. As such,
the Project is consistent with the Fuels Management Guidelines.
9. The Project will be conditioned to pay the City's MSHCP Local
Development Mitigation Fee.
As a condition of approval, the Project will be required to pay the City's MSHCP
Local Development Mitigation Fee at the time of issuance of building permits.
10. The Project is consistent with the MSHCP. Page 9 of 69
Resolution No. 2010-052
Page 4 of 5
For the foregoing reasons, the Project is consistent with the MSHCP.
Section 3. Based upon all of the evidence presented, and the above
findings, the City Council of the City of Lake Elsinore does hereby adopt findings 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.
PASSED, APPROVED AND ADOPTED on this 27th day of July 2010.
MELISSA A. MELENDEZ, MAYOR
CITY OF LAKE ELSINORE
ATTEST:
CAROL COWLEY
INTERIM CITY CLERK
APPROVED AS TO FORM:
BARBARA ZEID LEIBOLD
CITY ATTORNEY
Page 10 of 69
Resolution No. 2010-052
Page 5 of 5
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, CAROL COWLEY, Interim City Clerk of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2010-052 was adopted by the City Council of the City
of Lake Elsinore at a regular meeting held on the 27th day of July 2010, and that the
same was adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
CAROL COWLEY
INTERIM CITY CLERK
Page 11 of 69
Page 12 of 69
RESOLUTION NO. 2010-053
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO.
35336
WHEREAS, Erik Lunde, of Pacific Coves Investments L.L.C. (the "Developer"),
filed an application with the City of Lake Elsinore requesting approval of Tentative
Parcel Map No. 35336 ("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, 377-260-004, 005, 006 & 377-350-004, 007 008,
010, 014, 014, 016, 017 (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 subdivisions, and the Commission recommended to the City Council
approval of Tentative Parcel Map No. 35336; 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
previous EIR was certified as complete or the negative declaration was adopted, shows
any of the following:
Page 13 of 69
Resolution No. 2010-053
Page 2 of 5
(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 City Council
has considered evidence presented by the Planning Commission, Community
Development Department and other interested parties at public meetings held with
respect to this item on April 13, 2010 and July 27, 2010.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
SECTION 1. The City Council has considered the proposed design for the
tentative parcel map prior to making a decision and has found it acceptable and in
conformance with the previously approved Spyglass Ranch Specific Plan.
SECTION 2. That in accordance with the Subdivision Map Act and the City of
Lake Elsinore Municipal Code, the City Council makes the following findings for the
approval of Tentative Parcel Map No. 35336:
1. The proposed subdivision, together with the provisions for its design and
improvements, is consistent with the goals and objectives, policies, general land
uses, and programs specified in the General Plan (Government Code Section
66473.5).
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
Page 14 of 69
conforms to the State Subdivision Map Act.
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 layout and design of the proposed Tentative Parcel Map is consistent with
the land use plan and allowed densities identified in the previously approved
Spyglass Ranch Specific Plan. The Parcel Map will allow for the further
subdividing and multiple ownership of the Specific Plan boundary.
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.
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 Parcel Map No. 35336.
b. The map has been circulated to City departments and outside agencies,
and appropriate conditions of approval have been applied for their
approval.
SECTION 3. Based upon the evidence presented, the above findings, and the
Conditions of Approval attached to the Resolution approving Tentative Parcel Map No.
35336, the City Council hereby approves Tentative Parcel Map No. 35336.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
Page 15 of 69
PASSED, APPROVED AND ADOPTED on this 27th day of July, 2010.
AYES:
NOES:
ABSTAIN:
ABSENT:
MELISSA A. MELENDEZ, MAYOR
CITY OF LAKE ELSINORE
ATTEST:
CAROL COWLEY
INTERIM CITY CLELRK
APPROVED AS TO FORM:
BARBARA LEIBOLD
CITY ATTORNEY
Page 16 of 69
STATEOF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, CAROL COWLEY, Interim City Clerk of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2010-052 was adopted by the City Council of the City
of Lake Elsinore, California, at a regular meeting held on the 27th day of July 2010, and
that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CAROL COWLEY
INTERIM CITY CLERK
Page 17 of 69
Page 18 of 69
004. 005, 006.
PLANNING DIVISION
1. Tentative Parcel Map No. 35336 will expire two (2) years from date of approval
unless within that period of time 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 Lake Elsinore Municipal Code
and the Subdivision Map Act.
2. Tentative Parcel Map No. 35336 shall comply with the State of California
Subdivision Map Act and the Spyglass Ranch Specific Plan. In addition, when the
Spyglass Ranch Specific Plan is silent on a particular issue, the Parcel Map shall
comply with all applicable requirements of the Lake Elsinore Municipal Code (Title
16) or any modifications set forth in these 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 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 project attached
hereto.
4. 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.
5. 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, the documents submitted by the applicant, the
permits issued, and any other pertinent material, in order to monitor and report
compliance to the City until the completion of the project.
6. All lots shall meet the minimum setback requirements and must comply with the
Development Standards in the Spyglass Ranch Specific Plan. Subdivision and
construction of the property is subject to all the Conditions of Approval of the
Specific Plan unless superseded by these conditions.
7. The applicant shall provide to the Director of Community Development within thirty
(30) days of map approval, a final approved version of Tentative Parcel Map No.
Page 1 of 11
Page 19 of 69
ff
35336 in digitized format.
8. The applicant shall sign and return an "Acknowledgment of Conditions" to the
Community Development Department within 30 days of project approval by the City
Council.
PRIOR TO FINAL PARCEL MAP APPROVAL:
9. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
10. All of the improvements shall be designed by the developer's Civil Engineer to the
specifications of the City of Lake Elsinore.
11. The applicant shall comply with all the attached Riverside County Fire
Department conditions of approval.
ENGINEERING DIVISION
Prior to the approval of the Parcel Map, unless other arrangements are made and
noted herein, the subdivider applicant shall complete the following or have plans
submitted and approved, agreements executed and securities posted:
12. 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. 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.
13. 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 plan shall be included as a separate sheet of the grading plan set. Haul
route shall be submitted and approved prior to issuance of a grading permit.
14. An Encroachment Permit shall be obtained prior to any work on City and/or State
right-of-way.
15. Any grading that affects "waters of the United States", wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal
Page 2 of 11
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and/or State agencies.
16. 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.
17. 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.
18. The subdi a applicant shall install permanent bench marks per Riverside County
Standards and at locations to be determined by City Engineer.
19. The subdivides applicant shall coordinate with Riverside Transit Authority for
location and installation of bus transit facilities.
20. The subdivider shall applicant shall execute all permit agreements, post required
permit security and-pay all development fees, including but not all inclusive: TUMF,
MSHCP,TIF, K-Rat, and Area Drainage Fees
21. 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
is exceeded, drainage facilities shall be provided.
22. All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards.
23. 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.
24. 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.
25. Provide Engineering Division with a recorded copy of the Covenants, Conditions
and Restrictions (CC&R's) and/or other documentation in confirmation of Condition
of Approval 108 and 109).
26. Applicant shall develop and activate a Home Owner's Association over the estate
Page 3 of 11
Page 21 of 69
CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 35336
64¢DVr_i Acc DAKiru eDCf i=t% Di AKi I$
004, 005, 006.
lots to provide for the maintenance of the private street/sidewalk on Street VY'
27. All lots within the estate lots area shall take access from Street VJ"
28. 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.
29. 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.
30. A drainage study shall be provided. The study shall identify the following: 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.
31. 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.
32. Roof drains shall not be allowed to outlet directly through coring in the street curb.
Roofs should drain to a landscaped area.
33. The subdivideF applicant shall comply with all NPDES requirements in effect;
including the submittal of for plan check of a Preliminary 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.
34. 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
Page 4 of 11
Page 22 of 69
Ty
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)
35. The subdivider applicant shall provide BMP's that will reduce storm water
pollutants from parking areas and driveway aisles. (Required for lot of one acre or
more)
36. 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.
37. The subdivider applicant shall construct full street improvements from the Main
Street/Camino Del Norte intersection to the Camino Del Norte/Elsinore Hills Road
intersection, half-width improvements from the Main Street/Camino Del Norte
intersection to the northern boundary of the property 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. Concerning the full-
street improvements on Camino Del Norte, the City shall impose upon the
developer of the South Shore project the obligation to reimburse subdivider
applicant the South Shore developer's fair share of the full street improvements
costs if subdivider applicant constructs the full street improvements. In addition,
the City shall provide subdivider applicant impact fee credits and reimbursements,
as provided in Condition of Approval No. 50 If the developer of the South Shore
project submits a final map application to the City before the subdivider applicant,
then the South Shore developer shall construct the full street improvements on
Camino Del Norte, and the subdivider applicant shall reimburse the South Shore
developer the sabdivider's applicant's fair share of the costs to construct the full
street improvements upon written demand of the South Shore developer. The
cross section of roadway improvements with a raised median (if applicable and if
applicable, applicant shall pay cash-in-lieu of construction of 1/2 the raised median),
parkway, street lights, and multiuse trail shall be consistent with other proposed
Page 5 of 11
Page 23 of 69
004, 005, 006.
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 (revised) and the General Plan Circulation
Element, the Spyglass Specific Plan, and shall be built to the satisfaction of the
City Engineer
38. The subdivide r applicant shall construct fuA-half-width street improvements within
the map boundaries and dedicate the full right-of-way on Elsinore Hills Road per
General Plan and Spyglass Specific Plan and shall be built to the satisfaction of the
City Engineer street right of way FequiFeFn8Rt8. 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 i^,^F^VeFneRt& shall be G9R8tFUGted built
to the satisfaction of the City Engineer.
39. The subdivider applicant shall construct full width street improvements on "CC",
and "BB"streets as shown on the map and/or per design guidelines in the Specific
Plan. Improvements shall be completed prior to first occupancy (certificate of
occupancy).
40. Provide Ped activated (push button) flashing beacons in advance of the trail
crossing on Elsinore Hills Road.
41. All trail crossings shall be marked with a standard cross walk striping as defined in
the MUTCD
42. The subdivideF applicant 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.
43. All streets shall be constructed per Geunty adopted City Standards. Any deviation
from Geunty City standards shall be approved by the City Engineer.
44. The °u e applicant 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.
45. The subdividef applicant shall provide fair share costs of the ultimate road
improvements that are not subject to TUMF or established City of Lake Elsinore
fees for the ultimate road improvements as follows:
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Page 24 of 69
Main Street/115 Ultimate Interchange Upgrade and Project Study
Report, Camino del Norte(offsite) to La Strada and, Franklin Street to
Main Street connection.
46. A) The ;-iladivider applicant shall construct the traffic signals at Main/115 SIB and
NB on/off ramps. The City shall provide TIF or TUMF credit to subdivider
applicant. If TIF or TUMF credits are not sufficient to insure that ssbdividef's
applicant's cost of construction of these signals do not exceed suh~s
applicants payment of TIF or TUMF for these signals, the City shall enter into a
reimbursement agreement with subdivider applicant to reimburse subdivider
applicant for the difference between subdividers applicant's cost to construct
the signals minus the issued TIF and TUMF credit and the amount of TIF or
TUMF payment the subdivider applicant otherwise would be obligated to pay.
B)
this interseG-VOR Oth„„edno the tFaffin s al shall be instaleed "J
The subdivide
applicant shall install a one-way stop sign on Street "B" at the Camino Del
Norte/Street-A "B" intersection (as shown on TTM 35337). 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 applicant 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 occupancy.
47. The subdivider applicant shall participate in "fair share" payment of offsite
improvements if the offsite improvements are not subject to TUMF or established
City of Lake Elsinore fees, specified in Table 10 of the Traffic Impact Analysis
(revised) August 18, 2009, as specified in Section VIII. B(1) and (2) and figure 84 in
this study to the satisfaction of the City Engineer.
48. The subdivider applicant shall provide signing and striping plans for the required
improvements of this project. The plans shall also incorporate traffic calming
measures on local streets.
49. The subdivider applicant 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.
Page 7 of 11
Page 25 of 69
50. 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.
51. The development of each Parcel 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. The development of each Planning Area 1, 5, 6, 0 and 12 or Phase
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.
52. The subdivider applicant shall submit a preliminary and final WQMP of the project
for City plan check review and approval.
Prior to Issuance of a Grading Permit
53. The subdividef applicant 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.
54. The grading plan shall show that no structures, landscaping, or equipment are
located near the project entrances that could reduce sight distance.
55. The subdivides applicant shall provide soils, geology and seismic report including
street design recommendations. Provide final soils report showing compliance with
recommendations.
56. An Alquist-Priolo study shall be performed on the site to identify any hidden
earthquake faults and/or liquefaction zones present on-site.
57. The subdivider applicant 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.
58. The stbdivider applicant shall provide a copy of an encroachment permit or any
approval documents from the Riverside County Flood Control District and/or
Page 8 of 11
Page 26 of 69
004, 005. 006.
Caltrans for encroaching, grading, or discharging into County flood control facilities
or Caltrans right of way.
59. The applicant shall pay K-Rat fees due at issuance of first grading permit.
60. 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.
61. All grading plans shall include a separate sheet(s) of erosion control measures.
The subdivides .
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.
62. The subdivider applicant shall provide the City with a copy of the waste water
discharge identification (WDID) letter as 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.
63. 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.
64. The subdivider applicant shall provide for City plan check approval a haul route
plan as part of the grading plan set. an appFeved haul . In addition, a focused
Traffic Mitigation/Management Plan related to construction activities shall be
provided.
65. The applicant shall provide the City a copy of the Southern California Letter of Non-
Interference (SCE NIL) prior to grading permit issuance.
Prior to Issuance of Building Permit
66. 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.
67. All street improvement plans, traffic signal plans, signing and striping plans shall be
Page 9 of 11
Page 27 of 69
004, 005, 006.
completed and approved by the City Engineer per the Traffic Analysis (revised)
dated August 18, 2009, as specified in Section VIII. B(1) and (2) and figure 84 in
this study.
68. The subdekddef 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. Submit
this letter prior to applying for a building permit.
69. The subdivideF applicant shall pay all Capital Improvement TIF and Master
Drainage Fees and Plan Check fees (LEMC 16.34).
Prior to Occupancy
70. The subdivider applicant 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.
71. 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.
72. The traffic signals shall be installed per the Traffic Analysis (revised) dated August
18, 2009, as specified in Section VIII. B(1) and (2) and figure 84 in this study to the
satisfaction of the City Engineer.
73. All signing and striping and traffic control devices for the required improvements of
this development shall be installed.
74. 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.
75. The fair share cost of future improvements as a condition of this development shall
be paid.
76. All water and sewer improvements shall be completed in accordance with Water
District requirements.
Page 10 of 11
Page 28 of 69
004,005,006.
77. Proof of acceptance of maintenance responsibility of slopes, open spaces,
landscape areas, and drainage facilities shall be provided in the form of the
recorded CR&R;s and/or other City acceptable recorded documentation..
78. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time
when the Certificate of Occupancy is obtained.
79. As-built plans shall be completed and signed by the City Engineer.
80. 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.
81. The WQMP "Water Quality Management Plan Covenant and Agreement" or other
City acceptable documentation shall be executed and recorded
Page 11 of 11
Page 29 of 69
Page 30 of 69
RESOLUTION NO. 2010-054
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING 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 forty three (443) single-family
residential lots, eight (8) 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, on March 16, 2010, the Lake Elsinore Planning Commission
considered the Subdivision and unanimously recommended that the City Council
approve the land division subject to the proposed conditions of approval; and
WHEREAS, public notice of the Subdivision has been given, and the City
Council has considered evidence presented by the Planning Commission, the
Community Development Department and other interested parties at public meetings
held with respect to this item on April 13, 2010 and July 27, 2010.; 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
Page 31 of 69
RESOLUTION NO. 2010-054
Page 2 of 5
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 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
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1. The City Council has considered proposed Tentative Tract Map No.
35337 prior to making a decision to approve the Subdivision.
Section 2. That in accordance with the Subdivision Map Act and the City of
Lake Elsinore Municipal Code, the City Council hereby 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.
2 Page 32 of 69
RESOLUTION NO. 2010-054
Page 3 of 5
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 protect the heath, 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 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.
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 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.
3 Page 33 of 69
RESOLUTION NO. 2010-054
Page 4 of 5
Section 3. Based upon the evidence presented, the above findings, and the
Conditions of Approval attached to the resolution, the City Council hereby approves
Tentative Tract Map No. 35337.
Section 4. 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 City Council
of the City of Lake Elsinore, California, this 27th of July 2010
MELISSA A. MELENDEZ, MAYOR
CITY OF LAKE ELSINORE
ATTEST:
CAROL COWLEY
INTERIM CITY CLERK
APPROVED AS TO FORM:
BARBARA ZEID LEIBOLD
CITY ATTORNEY
4 Page 34 of 69
RESOLUTION NO. 2010-054
Page 5 of 5
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, CAROL COWLEY, Interim City Clerk of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2010-054 was adopted by the City Council of the City
of Lake Elsinore, California, at a regular meeting held on the 27th of July 2010 and that
the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CAROL COWLEY
INTERIM CITY CLERK
5 Page 35 of 69
Page 36 of 69
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.
Page 1 of 27
Page 37 of 69
004, 005, 006.
Air Quality
8. The following measures are required to reduce project impacts relating to ROG,
NOX, PM10 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.
Page 2 of 27
Page 38 of 69
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:
• 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.
13. Landscaping improvements shall be designed for and installed along private Street
VJ" in accordance with Spyglass Ranch Specific Plan Landscape Design
Guidelines, Section 3. Said landscaping shall be maintained by the Homeowners
Association (HOA) associated with Street VJ".
14. Trail directional signage shall be installed at both ends of private Street JJ" to
assist trail users. Sign fabrication, installation and maintenance shall be
undertaken by the Homeowners Association. The specific design and locations for
Page 3 of 27
Page 39 of 69
004, 005, 006.
the signage shall be reviewed and approved by the Director of Community
Development.
PRIOR TO RECORDATION OF FINAL TRACT MAP:
15. The applicant shall comply with the attached Riverside County Fire Department
conditions of approval.
16.
estate lets. The GpeGifiG IGt aRd GtFeet GiFGUIati9R design aRd layewt shall be
[)eVGIePFA9
17. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
18. 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.
19. Street names within the subdivision shall be approved by the Community
Development Director or designee prior to final map approval.
20. All of the improvements shall be designed by the developer's Civil Engineer to the
specifications of the City of Lake Elsinore.
21. 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.
Page 4 of 27
Page 40 of 69
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.
d. CC&Rs shall provide for maintenance of all slopes within the project
boundaries to be maintained, repaired, and otherwise cared for by the
HOA.
e. CC&Rs shall provide for City review and approval of any annexation or
deannexation of territory into or out of the HOA.
f. 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.
g. 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. CC&R's shall provide for the long term maintenance of private street "JJ"
and associated streetscape landscaping.
22. 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.
23. 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.
24. 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.
25. 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.
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PRIOR TO ISSUANCE OF GRADING AND BUILDING PERMITS:
Air Quality
26. 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
27. 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)
28. 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)
29. Prior to any demolition, renovation or any other activity that may disturb suspect
regulated asbestos containing materials, either an inspection shall be performed by
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)
30. 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
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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
31. 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).
32. 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)
33. 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
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)
34. 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.
35. 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)
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004, 005, 006.
36. 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.
37. 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)
38. 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)
39. 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
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)
40. 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)
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Page 44 of 69
004, 005, 006.
41. 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)
42. 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
{
45. On-site traffic signing/striping shall be implemented in conjunction with detailed
construction plans for the project site. (MM)
46. 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)
47. 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
Street interchange. (MM)
48. 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.
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49. 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.
50. 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
51. 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)
52. 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
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.
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11
• 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)
53. 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)
54. The applicant shall enter in a Secured Agreement with the City of Lake Elsinore
Planning Division consisting of a letter of credit, bond, or cash for implementation
of the Re-vegetation Plan. (MM)
55. 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)
56. 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)
57. 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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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)
58. 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 jewel flower. (MM)
59. 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
60. 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)
61. 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)
62. 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
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004, 005, 006.
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
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)
63. 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)
64. 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)
65. All sacred sites, should they be encountered within the project area, shall be
avoided and preserved as the preferred mitigation, if feasible. MM)
66. 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)
67. Prior to any grading at or near the vicinity of (P-33-3278 also known as SRS-781-
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11
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
subsurface resources are discovered at the site, the provisions of MM 4.4-2
through 4.4-7 shall apply. (MM)
68. 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)
69. 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.
70. 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).
71. 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.
72. 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.
73. The applicant shall meet all requirements of the providing electric utility company.
74. The applicant shall meet all requirements of the providing gas utility company.
75. The applicant shall meet all requirements of the providing telephone utility
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Page 60 of 69
004. 005, 006.
company.
76. A bond is required guaranteeing the removal of all trailers used during
construction.
77. The applicant shall comply with any/all requirements of the California Department
of Transportation (Caltrans).
78. All signage shall be subject to Planning Division review and approval prior to
installation.
79. Landscape Plans for the tract shall include vegetative screening of all retention
basins and both sides of service roads and drainage easements.
80. All streetscape improvements including landscaping and irrigation shall be fully
constructed along the entire length of the proposed project 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.
81. 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.
82. 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:
83. All future structural development associated with this map requires separate
Design Review approval.
84. 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
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Page 51 of 69
004, 005. 006.
rehabilitation of the residence shall require Design Review approval.
85. 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.
86. 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.
87. Elevation drawings for Design Review shall include four-sided architectural
features for both the first and second story. The applicant may submit to the
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.
88. Architectural designs shall include the mitigation measures that reduce noise with
mechanical ventilation and dual glazed windows as required by the MMRP.
89. 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.
90. 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.
91. Down slopes adjacent to streets shall be maintained by the HOA.
92. A detailed fencing plan shall be required for review and approval during the Design
Review process.
93. 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.
94. Where perimeter walls separate the project from existing residences, the walls
shall be installed prior to the commencement of construction of models and
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CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
11QOVlr1 AQQ OAAI!`LI 000!11C1/1 01 AW 11
004, 005, 006.
production units, to minimize construction noise and dust impacts to adjacent
residents as much as possible.
95. Where views to open space are important, the applicant shall provide the
appropriate view fencing.
96. 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.
97. A detailed construction phasing plan shall be submitted for review and approval
during the Design Review process.
Construction phasing plans shall include the location of construction
fencing for each phase.
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.
98. 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 subdividef applicant shall complete the following or have plans
submitted and approved, agreements executed and securities posted:
99. 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.
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CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
Li[nV/~And nwunu Gnr/Ir1A nl A\I ff
004, 005, 006.
100. 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 plan shall be included as a separate sheet of the grading plan set. Hau
route shall be submitted and approved prior to issuance of a grading permit.
101. Export sites within the Lake Elsinore City limits are required to have a City
approved grading plan and permit prior to receiving material.
102. An Encroachment Permit shall be obtained prior to any work on City and/or State
right-of-way.
103. 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.
104. 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.
105. 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.
106. The 6ubd+vider applicant shall install permanent bench marks per Riverside County
Standards and at locations to be determined by City Engineer.
107. The O11"T applicant shall coordinate with Riverside Transit Authority for
location and installation of bus transit facilities.
108. The subdivide applicant shall execute all permit agreements, post required permit
security and pay all development fees, including but not all inclusive: TUMF,
MSHCP,TIF, K-Rat and Area Drainage Fees.
109. 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.
110. All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards.
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112. 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.
113. 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.
114. Provide Engineering Division with a recorded copy of the Covenants, Conditions
and Restrictions (CC&R's) and/or other documentation in confirmation of Condition
of Approval 108 and 109).
115. Applicant shall develop and activate a Home Owner's Association over the estate
lots to provide for the maintenance of the private street/sidewalk on Street 'W"
116. All lots within the estate lots area shall take access from Street 'W".
117. 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.
118. 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.
119. 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
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111. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8'/z" x 11" Mylar) shall be submitted to the Engineering Division
before final inspection of public works improvements will be scheduled and
approved.
004,005,006.
conveyed to a drainage easement.
120. Roof drains shall not be allowed to outlet directly through coring in the street curb.
Roofs should drain to a landscaped area.
121. The subdivider applicant shall comply with all NPDES requirements in effect;
including the submittal for plan check of a preliminary 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.
122. 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.)
123. The subdivider applicant shall provide BMP's that will reduce storm water
pollutants from parking areas and driveway aisles. (Required for lot of one acre or
more.)
124. 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.
125. The subdivider applicant shall construct full street improvements from the Main
Street/Camino Del Norte intersection to the Camino Del Norte/Elsinore Hills Road
intersection, half-width improvements from the Main Street/Camino Del Norte
intersection to the northern boundary of the property 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. Concerning the full-
street improvements on Camino Del Norte, the City shall impose upon the
Page 20 of 27
Page 56 of 69
004, 005, 006.
developer of the South Shore project the obligation to reimburse subdivider
applicant the South Shore developer's fair share of the full street improvements
costs if subdivide applicant constructs the full street improvements. In addition,
the City shall provide subdivider applicant impact fee credits and reimbursements,
as provided in Condition of Approval No. 136. If the developer of the South Shore
project submits a final map application to the City before the subdivider, then the
South Shore developer shall construct the full street improvements on Camino Del
Norte, and the subdividef applicant shall reimburse the South Shore developer the
subdivider's applicant's fair share of the costs to construct the full street
improvements upon written demand of the South Shore developer. The cross
section of roadway improvements with a raised median (if applicable and if
applicable, applicant shall pay cash-in-lieu of construction of'h the raised median),
parkway, street lights, and multiuse trail shall be consistent with other 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 (revised) and the General Plan Circulation
Element, the Spyglass Specific Plan, and shall be built to the satisfaction of the
City Engineer.
126. The subdivider applicant shall construct full-half-width street improvements within
the map boundaries and dedicate the full right-of-way on Elsinore Hills Road per
General Plan and Spyglass Specific Plan and shall be built to the satisfaction of
the City Engineer street right of ay requirement 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 shall be
senstrasted built to the satisfaction of the City Engineer.
127. Provide Ped activated (push button) flashing beacons in advance of the trail
crossing on Elsinore Hills Road.
128. All trail crossings shall be marked with a standard cross walk striping as defined in
the MUTCD.
129. The subdivider applicant 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.
130. The subdivideF applicant 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
Page 21 of 27
Page 57 of 69
004, 005, 006.
the Eminent Domain process at applicant's cost.
131. All streets shall be constructed per Geuaty adopted City Standards. Any deviation
from Seuaty City standards shall be approved by the City Engineer.
132. The subdivider applicant 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.
133. The subdivider applicant shall provide fair share costs, as approved by the City
Engineer, if the ultimate road improvements are not subject to TUMF or
established City of Lake Elsinore fees for the ultimate road improvements as
follows:
Main Street/115 Ultimate Interchange Upgrade and Project Study Report, Camino
Del Norte(offsite) to La Strada and GaRyen Estates Street ^^^^8^tiGR Franklin
Street to Main Street connection.
134. The subdivider applicant shall construct the traffic signals at Main/1-15 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 subdivide's applicant's cost of
construction of these signals do not exceed subdivide 's applicant's payment of TIF
or TUMF for these signals, the City shall enter into a reimbursement agreement
with subdivider applicant to reimburse subdivide f applicant for the difference
between subdivide 's applicant's cost to construct the signals minus the issued TIF
and TUMF credit and the amount of TIF or TUMF payment the subdivider applicant
otherwise would be obligated to pay.
135. The subdivider applicant shall install a one-way stop sign on Street "B" at the
Camino Del Norte/Street-A "B" intersection (as shown on TTM 35337). 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 applicant 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
occupancy.
136. The 6ubdiv1deF applicant shall participate in "fair share" payment of offsite
improvements if the off site improvements are not subject to TUMF or established
City of Lake Elsinore fees, specified as dessrabed in Table 10 of the Traffic
Analysis dated August 18, 2009 (revised) as specified in Section VIII. B(1) and (2)
Page 22 of 27
Page 58 of 69
004, 005, 006.
and figure 84 in this study to the satisfaction of the City Engineer. , of the mite
137. The subdivideK applicant 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.
138. The 6ubdivoder applicant shall provide signing and striping plans for the required
improvements of this project. The plans shall also incorporate traffic calming
measures on local streets.
139. 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
re'Fnb M8Fn8Rt of fee credits, or reimbursement, if fee credits are insufficient shall
be approved by the City Engineer and based on allowable costs in the fee program
and availability of funds.
140. 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.
141. The development of each Planning Area 1, 5, 6, 10. and 12 or Phase 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.
142. The subdivider applicant shall submit a WQMP of the project for City's review and
approval.
143. The Parcel Map (TPM 35336) shall be recorded
144. The Tract Map shall include the phasing boundaries consistent with the parcels
of the Parcel Map. The phasing boundaries or parcels shall be processed as
separate tract maps.
Prior to Issuance of a Grading Permit
145. The subdivider applicant 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
Page 23 of 27
Page 59 of 69
004, 005, 006.
erosion downstream caused by development of the site and/or diversion of
drainage.
146. The grading plan shall show that no structures, landscaping, or equipment are
located near the project entrances that could reduce sight distance.
147. The subdivideK applicant shall provide soils, geology and seismic report including
street design recommendations. Provide final soils report showing compliance with
recommendations.
148. An Alquist-Priolo study shall be performed as necessary on the site to identify any
hidden earthquake faults and/or liquefaction zones present on-site.
149. The subdivider applicant 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
150. The subdivider applicant 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.
151. 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.
152. The subdivideF applicant 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.
153. The subdividef applicant shall provide the city with a copy of the waste water
discharge identification (WDID) letter as 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.
154. 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.
Page 24 of 27
Page 60 of 69
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
46covG1 Aee DAKiru cor_rJoir 01 Asi »
004, 005, 006.
155. The subdivider applicant shall provide for City plan check approval a haul route
plan as part of the grading plan set. aR approved haul re, . In addition, a focused
Traffic Mitigation/Management Plan related to construction activities shall be
provided.
156. The applicant shall provide the City a copy of the Southern California Letter of
Non-Interference (SCE NIL) prior to grading permit issuance.
Prior to Issuance of Building Permit
157. 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.
158. 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.
159. The subdivider 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. Submit
this letter prior to applying for a building permit.
160. The subdivider applicant shall pay all Capital Improvement TIF and Master
Drainage Fees and Plan Check fees (LEMC 16.34).
Prior to Occupancy
161. The subdividef applicant 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.
162. 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.
Page 25 of 27
Page 61 of 69
004, 005, 006.
163. The traffic signals YefeFeRGGd Gc^v;t?o^ of Appre.^l Ne. 119^ 42-2 shall be
installed per the Traffic Analysis (revised) dated August 18, 2009 to the satisfaction
of the City Engineer.
164. All signing and striping and traffic control devices for the required improvements of
this development shall be installed.
165. 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.
166. The fair share cost of future improvements as a condition of this development shall
be paid to include the construction of the traffic signal at the intersection of Elsinore
Hills Drive and Camino Del Norte.
167. All water and sewer improvements shall be completed in accordance with Water
District requirements.
168. Proof of acceptance of maintenance responsibility of slopes, open spaces,
landscape areas, and drainage facilities shall be provided in the form of the
recorded CR&R;s and/or other City acceptable recorded documentation..
169. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time
when the Certificate of Occupancy is obtained.
170. As-built plans shall be completed and signed by the City Engineer.
171. 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.
172. The WQMP "Water Quality Management Plan Covenant and Agreement" or other
City acceptable documentation shall be executed and recorded
DEPARTMENT OF ADMINISTRATIVE SERVICES
173. Prior to approval of the Final Map, Parcel Map, Site Development Plan, Special or
Conditional Use Permit or Building Permit (as applicable), the applicant shall
participate in the Public Safety and Maintenance Services Mello-Roos Community
Facilities District (CFD) to offset the annual negative fiscal impacts of the project.
Applicant shall make a four thousand two hundred ($4,200) non-refundable deposit
to cover the cost of the legal process to participate in the CFD.
Page 26 of 27
Page 62 of 69
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 35337
If GnV/~I AQC MALl^" GnCflA•1/M A\I 11
004, 005, 006.
PARKS & RECREATION DEPARTMENT
174. The Home Owners Association (HOA) or another maintenance entity approved by
the City Council shall maintain all trails.
175. 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.
176. 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.
177. The design of the public park (Lot 468) shall provide for pedestrian circulation and
access for the disabled throughout the park.
178. 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.
179. 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.
180. 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.
181. No park credits will be given for private facilities or private park areas.
182. Applicant shall dedicate 6.5 net acres for a public park and pay for park
improvements.
183. Park shall be turn-key and constructed upon the issuance of the 100th notice of
occupancy.
184. HOA, or other maintenance entity approved by the City, to maintain all natural and
manufactured slopes.
Page 27 of 27
Page 63 of 69
RIVERSIDE COUNTY
FIRE DEPARTMENT
In cooperation with the
California Department of Forestry and Fire Protection
2300 Market St, Ste 150, • Riverside, CA 92501 • (951) 9554777 • Fax (951) 955-4886
PROUDLY SERVING
THE
UNINCORPORATED
AREAS OF RIVERSIDE
COUNTY AND THE
CITIES OF:
BANNING
BEAUMONT
CALIMESA
CANYON LAKE
COACHELLA
DESERT HOT
SPRINGS
INDIAN WELLS
INDIO
LAKE ELSINORE
LA QUINTA
MENIFEE
MORENO VALLEY
PALM DESERT
PERRIS
RANCHO MIRAGE
RUBIDOUX CSD
SAN JACINTO
TEMECULA
WILDOMAR
BOARD OF
SUPERVISORS:
BOB BUSTER
DISTRICT 1
JOHN TAVAGLIONE
DISTRICT 2
JEFF STONE
DISTRICT 3
JOHN BENOIT
DISTRICT 4
MARION ASHLEY
DISTRICT 5
CONDITIONS OF APPROVAL-PARCEL & TRACT MAPS
PERMIT NUMBER: 10-LE-TR35337
REVIEWED BY: AFM DANIEL WAGNER ON July 14, 2010
SPYGLASS RANCH SPECIFIC PLAN MAP
APPLICANT: MATT HARRIS, SR. PLANNER, 130 S. MAIN ST, LAKE ELSINORE, CA 92562 951
674-3124 X 279 FAX 951 471-1419 EMAIL: mharris &ake-elsinore.orq
10. GENERAL CONDITIONS
10.FIRE.999PC - #01- West Fire Protection Planning Office Responsibility IN EFFECT
It is the responsibility of the recipient of these Fire Department conditions to forward them to all interested
parties. The permit number (as it is noted above) is required on all correspondence.
Additional information is available at our website: www.rvcfire.orq go to the link marked "Ordinance 787".
Questions should be directed to the Riverside County Fire Department, Fire Protection Planning Division
at 2300 Market St. Suite 150, Riverside, Ca 92501. Phone: (951) 9554777, Fax: (951) 955-4886.
10.FIRE.999 CASE-CITY CASE STATEMENT
IN EFFECT
With respect to the conditions of approval for the referenced project, the Fire Department recommends the
following fire protection measures be provided In accordance with Riverside County Ordinances and /or
recognized fire protection standards:
10.FIRE.999 MAP #50-BLUE DOT REFLECTORS
IN EFFECT
Blue retro reflective pavement markers shall be mounted on private streets, 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 MAP*-#16-HYDRANT/SPACING
IN EFFECT
Schedule A fire protection approved standard fire hydrants, (6"x 4"x 2 Y2") locate one at each street
intersection and space no more than 330 feet apart in any direction, with no portion of any lot frontage
more than 165 feet from hydrant. Minimum fire flow shall be 1000GPM for 2 hour duration at 20 PSI. Shall
include perimeter streets at each intersection and spaced 660 feet apart.
77-933 Las Montaiias, Palm Desert, CA 92211 • (760) 863-8886 • Fax (760) 863-7072
C:\Documents and SettingAmudWy Documents\Conditions\Condidons2U.AKE ELSINORE\10-LE-TR35337 7-14-2010.dm
Page 1 of 3
Page 64 of 69
50. PRIOR TO MAP RECORDATION
50.FIRE.999 MAP-#64-ESC-DRIVEWAY ACCESS
IN EFFECT
ECS map must be stamped by the Riverside County Surveyor with the following Note: Driveways exceeding 150' in length, but
less than 800' in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800', turnouts
shall be provided no more than 400' apart. Turnouts shall be a minimum of 10' wide and 30' in length, with a minimum 25' taper
on each end. Approved turnaround shall be provided at all building sites on driveways over 300" in length, and shall be within
50' of the building.
50.FIRE.999 MAP-#73-ESC-DRIVEWAYS REQUIRE
IN EFFECT
ECS map must be stamped by the Riverside County Surveyor with the following Note: Access will not have an up, or
downgrade of more than 15%. (access will not be 16' in width per the 997 UFC, Article 9, Section 902.2.2.1) and will have
vertical clearance of 15'. Access will be designed to withstand the weight of 60 thousand pounds over 2 axles. Access will
have a turning radius of 5' capable of accommodating fire apparatus.
50.FIRE.999 MAP-#67-ESC-GATE ENTRANCE
IN EFFECT
ECS map must be stamped by the Riverside County Surveyor with the following Note: Gate entrance shall be at least two feet
wider than the width of the traffic lanes serving that gate. Any gate providing access from a road to a driveway shall be located
at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Here a
one-way road with a single Traffic lane provides access to a gate entrance, a 40' turning radius shall be used.
50.FIRE.999 MAP-#88-ESC-AUTO1MAN GATES
IN EFFECT
Esc map must be stamped by the Riverside County Surveyor with the following Note: Gate (s) shall be automatic or manual
minimum 20 feet in width. Gate access shall be made equipped with a rapid entry system. Plans shall be submitted to the Fire
Department for approval prior to installation automatic/manual gate pins shall be rated with a shear pin force, not to exceed 30'
pounds. Automatic gates shall be equipped with emergency backup power. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system.
50.FIRE.999 MAP-#004-ECS-FUEL MODIFICATION
IN EFFECT
ECS map must be stamped by the Riverside County Surveyor with the following Note: Prior to the issuance of a grading permit,
the developer shall prepare and submit to the fire department for approval a fire protection/vegetation management that should
include but not limited to the following items: a) Fuel modification to reduce fire loading. b) Appropriate fire breaks according to
fuel load, slope and terrain. c) Non flammable walls along common boundaries between rear yards and open space areas shall
be provided at intervals not to exceed 1500'. e) A homeowner's association or appropriate district shall be responsible for
maintenance of all fire protection measures within the open space areas. ANY HABITAT CONSERVATION ISSUE
AFFECTING THE FIRE DEPARTMENT FUEL MODIFICATION REQUIREMENTS, SHALL HAVE CONCURRENCE WITH THE
RESPONSIBLE WILDLIFE AND/OR OTHER CONSERVATION AGENCY.
50.FIRE.999 MAPS-#46-WATER PLANS
IN EFFECT
The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be
signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type,
location, spacing and minimum fire flow. Once plans are signed by local water company, the originals shall be presented to the
Fire Department for signature.
77-933 Las Montanas, Palm Desert, CA 92211 • (760) 863-8886 • Fax (760) 863-7072
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50.FIRE.999 MAP-#53-ESC-WTR PRIOR(COMBUS IN EFFECT
ECS map must be stamped by Riverside County Surveyor with the following Note: The required water system, including fire
hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material placed on
an individual lot.
80. PRIOR TO BUILDING PERMIT ISSUANCE
80.FIRE.999 MAP-#50-TRACT WATER VERIFICATION IN EFFECT
The required water system, including all fire hydrant (s), shall be installed and accepted by the appropriate water agency and the
Riverside County Fire Department prior to any combustible building material placed on an individual lot. Contact the Riverside
County Fire Department at phone number 951 955-5282 to inspect the required fire flow, street signs, all weather surface, and all
primary and / or secondary access. Approved water plans must be at the job site.
77-933 Las Montanas, Palm Desert, CA 92211 • (760) 863-8886 • Fax (760) 863-7072
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Regular City Council Study Session Page 4 of 10
April 13, 2010
It was moved by Council Member Hickman and seconded ro em Bhutta to
approve Consent Calendar Items 2 thro otion unanimously carried by the
following vote: Ayes: m ers: Buckley, Hickman, and Magee, Mayor Pro
Tem ayor Melendez. Noes: None
PUBLIC HEARING(S)
7. Public Hearinq -
Recommendation: It is recommended the City Council adopt the following
resolutions: (1) City Council Resolution No. 2010-014 Adopting Findings of
Consistency with the Multiple Species Habitat Conservation Plan (MSHCP); (2) City
Council Resolution No. 2010-015 Approving Tentative Parcel Map No. 35336; and
(3) City Council Resolution No. 2010-016 Approving Tentative Tract Map No. 35337.
Mayor Melendez opened the Public Hearing at 7:24 p.m.
Director of Community Development Weiner provided an overview of the project to the
City Council and indicated the applicant was present and would be available to answer
any questions the Council may have.
Mayor Melendez asked City Clerk Cowley if she received any written correspondence
that needed to be entered into the record.
City Clerk Cowley responded by saying no written correspondence has been received.
Mayor Melendez asked if anyone wished to speak in favor or in opposition the project.
Eric Lunde, applicant for the project introduced himself to the Council. He addressed
issues Council raised and discussed during the joint study session meeting regarding
estate lot sizes. He stated the reasons for the smaller lot sizes were because of the
requirements for water tanks; the possibly of Indian artifacts; and the topography. He
advised Council during the final map process they could move the water tanks,
determine if there are any Indian artifacts and work with the topography. He stated
another issue was with the potential traffic issues at Camino Del Norte. He advised
Council they are required to install traffic signals which should help mitigate the
situation. He stated if these comments do not address all of Council's concerns, then
he asked the item be continued in order to work out all of the issues with staff and have
the item brought back to Council for further discussion.
Mayor Melendez closed the Public Hearing at 7:29 p.m.
Council Member Magee addressed his concerns of not having the nine to ten estate lot
sizes as noted in the Conditions of Approval. He noted the development fronts the
Page 67 of 69
Regular City Council Study Session Page 5 of 10
April 13, 2010
M community and he would like to see more landscaping than just half street width. He
would also like to see larger lot sizes.
Council Member Buckley pointed out that the Franklin Overpass would connect to
Camino Del Norte and asked if two lanes would be enough to accommodate the traffic.
Public Works Director/City Engineer Seumalo responded by saying the project impact
was for the project at Camino Del Norte not off site traffic. Staff would have to and
would have to make the connection from Camino Del Norte to the new interchange
which would also connect to Canyon Estates.
Council Member Buckley asked about the optional commercial development in that
area.
Director of Community Development Weiner replied it was still an option at this point.
Mayor Pro Tern Bhutta asked about the parks per the Lake Elsinore Municipal Code.
(LEMC). She addressed of the hauling route issue to insure the developer used
Camino Del Norte and not Summerhill or Greenwald. She also agreed with the other
Council Members on the need for estate-size lots. She indicated this area is the
gateway to the community and the necessity to have both sides of the street
landscaped.
Director of Community Development Weiner replied the park that is currently proposed
is over six acres, which staff is comfortable with.
Council Member Hickman advised the public where this proposed project would be
located. He expressed adding any commercial to that area would lead to more revenue
along Main Street. He spoke of the two lanes verses four lanes and stated he could
handle two lanes for now.
Mayor Melendez asked the Fire and Police Department if only two lanes along Camino
Del Norte would be adequate for service calls.
Fire Chief Henderson replied by saying he has not had an opportunity to review the
traffic study but feels it should be adequate.
Council Member Magee indicated he would support having commercial for that area as
it would bring revenue back into the City.
Council Member Hickman asked the applicant if this would have any negative financial
impact.
Eric Lunde replied his staff would need to discuss this with their engineers to see what
the impact would be. He stated having to fully landscape Camino Del Norte may cause
Page 68 of 69
Regular City Council Study Session Page 6 of 10
April 13, 2010
a financial burden without having a reimbursement alternative from other future
developers.
Mayor Melendez asked if the applicant ever considered swapping the two pieces of land
because Elsinore Hills Road would cut into private property.
Eric Lunde replied by saying they have worked with the adjacent property owner and
they would be splitting the land the best they can. He stated the adjacent property
owner is working with them.
Council Member Hickman asked if any of the TUMF funds could be applied towards this
project.
City Manager Brady responded by saying this development is not part of the TUMF
zone.
It was moved by Council Member Magee and second by Council Member Buckley to
continue this item off calendar in order to allow the applicant to work with staff on a
reimbursement agreement to fully improve Camino Del Norte Road and Elsinore Hills
Road including landscaping. The motion unanimously carried by the following vote:
Ayes: Council Members: Buckley, Hickman, and Magee, Mayor Pro Tern Bhutta and
Mayor Melendez. Noes: None
Recommeli tion: It is recommended that the City Council adopt Resolution No.
2010-017 App ng Residential Design Review No. 2009-05.
Mayor Melendez opened TRe`Public Hearing at 7:45 p.m.
Director of Community Developm Weiner provided an overview of the project and
indicated he and the applicant are av le to answer any questions the Council may
have.
Dan Boyd, Vice President of DR Horton Developme ntroduced himself to the Council
and community. He stated he agreed with the Conditio f Approval and thanked staff
for all their help.
Mayor Melendez asked if anyone wished to speak either in favor or a nst the project.
There being none, Mayor Melendez closed the Public Hearing at 7:47 p.m.
Mayor Pro Tern Bhutta stated she was looking forward to the new development in
area.
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