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HomeMy WebLinkAboutCity Council Item No. 15REPORT TO CITY COUNCIL TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: ROBERT A. BRADY CITY MANAGER DATE: AUGUST 23, 2011 SUBJECT: MODIFICATION TO CONDITIONS OF APPROVAL FOR VTTM 28214 AND VTTM 30836, ALBERHILL RANCH Background In November of 2003, the Alberhill Ranch residential development was processed through the City Planning Commission and City Council by the Castle & Cooke Companies. Located on the south side of Lake Street between Mountain Avenue and Coal Road, this residential development consisted of 1,178 single family residential units plus potential for two multi-family (for a potential total of 1,612 dwelling units), a public park, proposed elementary school and a private park. In 2006, at the request of the developer, condition of approval number 102 for TR 28214 and condition of approval number 90 for TR 30836 were re-evaluated and modified based on an updated traffic study. These changes are identified on the attached staff report, Attachment "B", dated June 13, 2006. In late 2010 Castle & Cooke along with their development team approached City staff with a request to re-evaluate the Alberhill Ranch conditions number 102 and 90 for TR 28214 and TR 30816 respectively. Several meetings were held between the City and the development team to discuss the traffic studies used to support the requested changes. One of the biggest variables both parties are dealing with are the impacts of the real estate market conditions. Staff and developer met, analyzed and compared the traffic impacts based on recent studies to their corresponding conditions of approval. Discussion In December of 2010, a request was submitted to City staff by Castle & Cooke asking to have condition 102 of TR 28214 and condition 90 of TR 30836 revised. These two conditions were a product of Traffic Impact Studies used to identify the impacts of the AGENDA ITEM NO. 15 Page 1 of 46 Request for Revised Conditions August 23, 2011 Page 2 development on the current circulation system. For the sake of reference, the Alberhill Ranch Development is located east of Lake Street between Mountain Avenue and Nichols Rd (formally Coal Rd) and southwest of Nichols Road. The main issues relate to the timing of improvements required on and associated with Lake Street and on Nichols Road. Staff reviewed two Traffic Impact Studies (TIS), the original study completed in 2003 ('03TIS) and a 2010 updated study ('10TIS). The '10TIS was submitted by Linscott, Law & Greenspan as an updated report on the current status of development in the area and the resulting affect of TR 28214 and TR 30836 on the roadways. Attachment "C" to this staff report is a detailed summary of the affected conditions, the proposed changes from the developer and City staffs review. The following is a point by point listing of the current condition followed by staff's recommendation to the Council as a result of our study review and discussions with the development team: 1. Realignment of Lake St. curve - Condition satisfied. 2. Signalize and widen Lake St at the 1-15 ramps by end of phase 1(24dh D. U.) Recommend: Require signals and widening at 460 CofO or later as determined by the City Engineer based on an updated traffic study. 3. Build ultimate intersection at Lake/Temescal Canyon by 650th CofO Recommend: Construct ultimate intersection by project buildout. 4. Build ultimate intersection and signalize Lake at Alberhill Ranch Rd. - Condition satisfied. 5. Build ultimate intersection and signalize Lake at Mountain -Condition satisfied. 6. Realign Lake St curves south of Temescal Canyon Rd. to allow 55mph design speed and min. 1, 750 curve radius by 464th CofO. Recommend: Road to be modified to the satisfaction of the City Engineer by 1,200 CofO 7. Interim Lake St. improvements can have 62' ROW to meet 1,750' min. radius and superelevation and shall include a reconstruction replacement cost. - Condition satisfied 8. Lake St from Nichols to Mountain, construct % street improvements, including realignment to allow 55mph design speed and min. 1, 750 curve radius by 464th CofO. Recommend: Keep condition as approved. 9. Construct ultimate % section of Nichols Rd. from Lake to Terra Cotta Rd. by 464th CofO Page 2 of 46 Request for Revised Conditions August 23, 2011 Page 3 Recommend: Construct interim 2-lane road including interim drainage improvements and ped/bike path by 464` CofO. Build ultimate 'h width from Lake to east side of Tract 30836 by 1,612"' (build-out) CofO. 10. Connection of Nichols Road from easterly tract to Collier with interim 2-lane road (raising a -400'section Z in elevation) by 411107 CofO. Bridge to be built by 12131108 or 950" CofO (which ever was first) Recommend: Construct interim 2-lane road with elevated section by 464"' CofO. Construct ultimate bridge connection of Nichols Rd. to Collier Avenue by project buildout. 11. Construct Nichols and Collier intersections improvements by 9560 CofO (in conjunction with bridge installation). Recommend: Provide exclusive westbound left turn and northbound left and right turn lanes by 464th CofO. Install signal in conjunction with bridge connection by project build out. 12. Developer to "work with" the City if the City proceeds with design for moving Collier/Nichols intersection to the west prior to "Phase 2" of the project. Recommend: Keep Condition as approved. 13. Construct Nichols11-15 Northbound signal by 464`" CofO or later if determined by City/Caltrans Recommend: Install signal and add additional lane to off ramp by 1,200"' CofO. 14. Construct NichoWI-15 Southbound signal by 464"' CofO or later if determined by City/Caltrans Recommend: Install signal and add additional lane to off ramp by 1,200"' CofO. 15. Construct Lakeftchols signal and improvements. - Condition Satisfied. 16. Install sidewalk on south side of Nichols from Terra Cotta Rd. to `A" Street in Tract 30836 (easterly tract) when Nichols is constructed along this section. Recommend: Construct sidewalk along Nichols Road by 1 s` CofO of Tract 30836. 17. Construct interim 4-lane roadway for Lake St. from Freeway to Nichols by 65dh CofO or later as determined by City, pending future realignment of this section. Updated Traffic Impact Study required to determine timing. Recommend: Construct interim 44ane roadway for Lake St. from Freeway to Nichols by project build out. 18. Build Nichols road to full section within TAZ 4 of `03TIS prior to last CofO for Lot 974 Proposed: No change. Page 3 of 46 Request for Revised Conditions August 23, 2011 Page 4 19. Terra Cotta Rd. built to south project boundary by 1st CofO in Lot 974 Proposed: No change. 20. Install northbound right turn lane at Lake/I-15 southbound ramps by 65e CofO unless delayed pursuant to updated Traffic Impact Study noted above. Proposed: No change. 21. Construct signal at Collector `A" (now Alberhill Ranch Road) and Nichols Rd. by 650"' CofO. Recommend: Proposed condition is for the signal to be built at 1) the 650' CofO, 2) as determined by the City and 3) based on a new Traffic Study. Condition needs to be reviewed and revised. 22. Construct traffic signal at Nichols Rd and °A" Street of Tract 30836 (easterly tract) by 10e CofO of Tract 30836. Proposed: No change. Fiscal Impact None, all costs related to the improvements associated with VTTM 28214 & VTTM 30836 will be borne by the developer. Recommendation: Approve the recommended changes to the conditions of approval as described in the discussion section of this staff report. Prepared by: Ken Seumalo Director of Public Works Approved by: Robert A. Brady City Manager Attachments: Vicinity map A) November 25, 2003 Approval TT28214 & TT30836 B) June 13, 2006 Revision C) 2011 revision analysis. Page 4 of 46 VICINITY MAP Alberhill Ranch Tract 28214 and Tract 30836 2821 ED 0 D/ City Council August 23, 2011 Page 5 of 46 Exhibit A Page 6 of 46 CITY OF LAKE ELSINORE REPORT TO CITY COUNCIL TO: HONORABLE MAYOR AND CITY COUNCIL FROM: RICHARD J. WATENPAUGH, CITY MANAGER DATE: CITY COUNCIL MEETING OF NOVEMBER 25, 2003 SUBJECT: VESTING TENTATIVE TRACT MAP NOS. 28214 AND 30836, AND ADDENDUM NO.2 TO THE ALBERHILL RANCH SPECIFIC PLAN FINAL ENVIRONMENTAL IMPACT REPORT APPLICANT Castle and Cooke California, Inc. 300 W. Potrero Thousand Oaks, CA 91361 REQUEST Request that the City Council approve the following applications: 1. Approve Vesting Tentative Tract Map No. 28214. 2. Approve Vesting Tentative Tract Map No. 30836. 3. Certify Addendum No. 2 to the Alberhill Ranch Specific Plan Final Environmental Impact Report. BACKGROUND Staff presented the three applications at the November 4, 2003 Planning Commission meeting. The Planning Commission heard staff's report, accepted public testimony, considered the applications, and adopted the following resolutions: 1. Resolution No. 2003-101, which recommended that the City Council certify Addendum No. 2 to the Alberhill Ranch Specific Plan Final Environmental Impact Report. 2. Resolution No. 2003-102, which recommended that the City Council approve Vesting Tentative Tract Map No. 28214. 3. Resolution No. 2003-103, which recommended that the City Council approve Vesting Tentative Tract Map No. 30836. Please refer to Attachment A for the staff report and minutes from the November 4, 2003 Planning Commission meeting. The Planning Commission staff report further describes the proposed project. Page 7 of 46 REPORT TO CITY COUNCIL NOVEMBER 25, 2003 PAGE 2 SUBJECT: VTTM Nos. 28214 and 30836, and Addendum No. 2 to Final Alberhill Ranch SPEIR PROJECT LOCATION Vesting Tentative Tract Map Nos. 28214 and 30836 are generally bounded on the north by the I-15 Freeway, on the south by Terra Cotta Road/Nichols Road, on the east by El Toro Road, and on the west by Lake Street. Specifically, Vesting Tract Map No. 28214 is located along Lake Street; Vesting Tract Map No. 30836 is located near the existing Lake Elsinore Outlet Mall, near Collier Avenue. Please refer to Attachment B for a Location Map. PROJECT DESCRIPTION The City Council is being requested to review and approve the following applications: Vesting Tentative Tract Man No. 28214: The proposed Vesting Tentative Tract Map encompasses approximately 392 acres of the Murdock Alberhill Ranch Specific Plan area. Refer to Exhibit C which is a reduction of Vesting Tentative Tract Map No. 28214. The following describes proposed features and improvements: Proposed Lots: The vesting tract map proposes 1,018 total lots in the following: • 970 single-family detached residential lots • One large lot for multi-family residential units (190 units maximum) Two lots for either commercial or multi-family residential units • Three lots for parks and recreational facilities Two lots for a water tank • 40 lettered lots for HOA-maintained slopes and open spaces Proposed Lot Size: 261 of the proposed 970 single-family detached lots range in size from 5,000 to 18,577 sf., with an average lot size of 6,434 sf. The other 709 single-family detached lots range in size from 5,500 to 17,594 sf., with an average lot size of 7,422 sf. Proposed Roadway Improvements: Regional access to the site will be provided from Nichols Road and Lake Street off of the I-15 Freeway. Improvements to Terra Cotta Road and Mountain Street are also required. Collector and Local Streets will also be provided with the project. 2. Vesting Tentative Tract Map No. 30836: The proposed Vesting Tentative Tract Map encompasses approximately 108 acres of the Murdock Alberhill Ranch Specific Plan area. Refer to Exhibit D which is a reduction of Vesting Tentative Tract Map No. 30836. The following describes proposed features and improvements: Proposed Lots: The vesting tract map proposes 219 total lots in the following: • 208 single-family detached residential lots One large lot for a school site and public park One lot for a private park Nine lettered lots for HOA-maintained slopes and open spaces Page 8 of 46 REPORT TO CITY COUNCIL NOVEMBER 25, 2003 PAGE 3 SUBJECT: VTTM Nos. 28214 and 30836, and Addendum No. 2 to Final Alberhill Ranch SPEIR Proposed Lot Size: The proposed 208 single-family detached lots range in size from 5,500 to 11,207 sf., with an average lot size of 6,788 sf. Proposed Roadway Improvements: Regional access to the site will be provided from Nichols Road off of the I-15 Freeway. Local Streets will also be provided with the project. Addendum No. 2 to the Alberhill Ranch Specific Plan Final EIR: The City certified the Final Environmental Impact Report for the original Alberhill Ranch Specific Plan in 1989 (State Clearinghouse No. 88090517). Addendum No. 1 to the Final Alberhill Ranch Specific Plan EIR was approved by the City in 1992 which evaluated environmental impacts resulting with Amendment No. 2 to the Alberhill Ranch Specific Plan which was proposed by Murdock Development. Addendum No. 2 to the Final Alberhill Ranch Specific Plan FIR has now been prepared to evaluate environmental impacts resulting with proposed Vesting Tentative Tract Map Nos. 28214 and 30836. The Addendum No. 2 EIR document is prepared in accordance with Section 15164 of the State CEQA Guidelines and concludes that significant environmental impacts will not result with implementation of those mitigation measures contained in the original 1989 Final Alberhill Ranch Specific Plan EIR, 1992 Addendum No. 1 EIR, and proposed Addendum No. 2 E1R. Staff supports the requested Vesting Tentative Tract Maps and recommends approval for the following reasons: 1. The Proposed Vesting Tract Maps Implement Intended Land Uses Designated in the Murdock Alberhill Ranch Specific Plan: As discussed, the proposed Vesting Tentative Tract Maps are located within and regulated by the Murdock Alberhill Ranch Specific Plan. The Specific Plan intends for those uses proposed with the Vesting Tract Maps, including detached and attached residential product, neighborhood commercial uses, a school, parks and recreational facilities, and common open spaces to be constructed at those specific locations being depicted in the Vesting Tract Maps. The proposed vesting tract maps represent the first step in implementing the intended land uses for the project sites. The proposed Vesting Tract Maps do not conflict with the intended land uses and their respective locations, and standards, objectives, and guidelines contained in the Murdock Alberhill Ranch Specific Plan. 2. The Proposed Vesting Tract Maps Comply With Design Standards Contained in the Murdock Alberhill Ranch Specific Plan: City Planning and Engineering staff have reviewed the proposed Vesting Tentative Tract Maps and have no concerns, if required conditions of approval and mitigation measures are satisfied. The proposed Vesting Tentative Tract Maps are consistent with development standards contained in the Murdock Alberhill Ranch Specific Plan document in terms of minimum lot sizes, lot widths and depths, street widths, and other Planning and Engineering standards and requirements. The Vesting Tentative Tract Maps are consistent with the City's Subdivision Ordinance and the Subdivision Map Act. The Planning Commission was generally supportive of the project and did not express any significant concerns. A member of the public did inquire about increased traffic along Baker Street and runoff percolation. The City Engineer responded that the project's proposed roadway improvements ensure that project-generated Page 9 of 46 REPORT TO CITY COUNCIL NOVEMBER 25, 2003 PAGE4 SUBJECT: VTTM Nos. 28214 and 30836, and Addendum No. 2 to Final Alberhill Ranch SPEIR traffic along Baker Street will not be excessive and also indicated that project improvements will properly convey runoff to the public drainage system. The applicant accepted the Conditions of Approval during the Planning Commission meeting. ENVIRONMENTAL The Addendum No. 2 EIR is prepared in accordance with Section 15164 of the State CEQA Guidelines and sufficiently evaluates impacts resulting with the proposed vesting tentative tract maps and other applicable issues. The Addendum No. 2 EIR concluded that significant environmental impacts will not result with implementation of those mitigation measures contained in the original 1989 Final EIR, 1992 Addendum No. 1 EIR, and proposed Addendum No. 2 EIR. RECOMMENDATION It is recommended that the City Council approve the following applications: 1. Certify Addendum No. 2 to the Alberhill Ranch Specific Plan Final Environmental Impact Report. 2. Approve Vesting Tentative Tract Map No. 28214. 3. Approve Vesting Tentative Tract Map No. 30836. FINDINGS Addendum No. 2 To Final Alberhill Ranch Specific Plan EIR 1. The Addendum No. 2 EIR has been prepared, submitted and reviewed in accordance with requirements of the California Environmental Quality Act and the City's CEQA requirements, and are complete and adequate in its evaluation of all environmental effects of Vesting Tentative Tract Map Nos. 28214 and 30836 and associated discretionary approvals. Vesting Tentative Tract Map Nos. 28214 and 30836 and associated discretionary approvals will not result in any significant and unavoidable impacts with implementation of mitigation measures. 2. The proposed vesting tract maps will not have impacts that are individually limited but cumulatively considerable. Given that project impacts are insignificant, cumulative impacts are not foreseen. 3. The proposed vesting tract maps do not have the potential to adversely affect humans, either directly or indirectly. 4. The City Council finds that the Addendum No. 2 EIR is complete and adequate and provides appropriate environmental documentation for the project and fully complies with the requirements of CEQA, the State CEQA Guidelines, and the City's environmental clearance procedures. 5. The Addendum No. 2 EIR and the records of the proceedings upon which this decision is based, are and will be on file with the City of Lake Elsinore, 130 South Main Street, Lake Elsinore, California 92530. Page 10 of 46 REPORT TO CITY COUNCIL NOVEMBER 25, 2003 PAGE 5 SUBJECT: VTTM Nos. 28214 and 30836, and Addendum No. 2 to Final Alberhill Ranch SPEIR Vesting Tentative Tract Man No. 28214 1. VTTM No. 28214, together with the provisions for its design and improvement, is consistent with the General Plan and the Murdock Alberhill Ranch Specific Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). 2. The effects that VTTM No. 28214 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. The design of VTM No. 28214 provides to the greatest extent possible, for future passive or natural heating or cooling opportunities in the subdivision. (Governmental Code Section 66412.3) Vesting Tentative Tract Man No. 30836 1. VTTM No. 30836, together with the provisions for its design and improvement, is consistent with the General Plan and the Murdock Alberhill Ranch Specific Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). 2. The effects that VTTM No. 30836 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. 3. The design of VTM No. 30836 provides to the greatest extent possible, for future passive or natural heating or cooling opportunities in the subdivision. (Governmental Code Section 66412.3) PREPARED BY: Duane Morita, Senior Planner REVIEWED BY: APPROVED BY: APPROVED FOR AGENDA LISTING: Armando G. Villa, Planning Manager Bob Brady Community Development Director City Manager's Office Page 11 of 46 REPORT TO CITY COUNCIL NOVEMBER 25, 2003 PAGE 6 . SUBJECT: VTTM Nos. 28214 and 30836, and Addendum No. 2 to Final Alberhill Ranch SPEIR ATTACHMENTS Attachment A: November 4, 2003 Planning Commission staff report and minutes Attachment B: Location Map Attachment C: Reduction of VTTM No. 28214 Attachment D: Reduction of VTTM No. 30836 Copy of Addendum No. 2 to Final Alberhill Ranch Specific Plan E1R Full-size copy of VTTM Nos. 28214 and 30836 Page 12 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 PLANNING DIVISION General Conditions 1. Vesting Tentative Tract Map No. 28214 will expire two years from 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. Additional extensions of time (36 months maximum time per the Subdivision Map Act) may be granted per City Council approval. 2. Future development shall comply with those standards and guidelines contained in the Specific Plan Description, Specific Plan Regulations, Specific Plan Design Element, and Specific Plan Implementation Sections as contained in the 1992 Murdock Alberhill Ranch Specific Plan document, and conditions of approval established with the 1989 Alberhill Ranch Specific Plan and the 1992 Murdock Alberhill Ranch Specific Plan. 3. Vesting Tentative Tract Map No. 28214 shall comply with the State of California Subdivision Map Act and applicable requirements contained in the Murdock Alberhill Ranch Specific Plan document and the Lake Elsinore Municipal Code (LEMC), unless modified by approved Conditions of Approval. 4. Future development shall comply with those requirements and provisions contained in the Murdock Alberhill Ranch Development Agreement, dated January 4, 1992. 5. The applicant shall participate in the City of Lake Elsinore Citywide Landscaping and Street Lighting District, as appropriate. 6. The applicant shall provide all project-related onsite and offsite improvements as described in the Murdock Alberhill Ranch Specific Plan document. 7. The applicant shall implement those mitigation measures identified in the 1989 Final Alberhill Ranch Specific Plan EIF, 1992 Addendum No. 1 to the Final Alberhill Ranch Specific Plan EIR, and the 2003 Addendum No. 2 to the Final Alberhill Ranch Specific Plan EIR. 8. All future proposals shall be reviewed by the City on a project-by-project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. 9. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants 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 implementation and construction of the Murdock Alberhill Ranch Specific Plan, which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167. The City will promptly notify the applicant of any such claim, action, or proceeding against the City and will cooperate fully with the defense. If the City fails to promptly notify the applicant of any such claim, or proceeding, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City. Page 13 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) 10. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation-and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease at 5:00 PM, Monday through Friday. Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays. 11. The applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department. 12. The applicant shall revise the Draft Addendum No. 2 EIR, per comments from the City Attorney, prior to City Council certification of the document. Prior to Final Tract Map Approval 13. All lots shall comply with applicable standards contained in the Murdock Alberhill Ranch Specific Plan document, LEMC, or Zoning Code. 14. A precise survey with closures for boundaries and all lots shall be provided per the LEMC. 15. Street names within the subdivision shall be approved by the Community Development Director or Designee. 16. All of the improvements shall be designed by the applicant's Civil Engineer to the specifications of the City of Lake Elsinore. 17. Future construction shall meet all Riverside County Fire Department standards for fire protection and any additional requirements requested by the County Fire Department (refer to attached). Prior to Design Review Approval 18. All future structural development associated with the Murdock Alberhill Ranch Specific Plan and VTTM No. 28214, including building designs, landscaping improvements, site plans, etc. require separate Design Review approval. Prior to Grading Permit Issuance 19. The applicant shall obtain all necessary State and Federal permits, approvals, or other entitlements, where applicable, prior to each phase of development of the project. 20. Prior to the issuance of any grading permits, the applicant shall submit a final grading plan, subject to all requirements of the City Grading Ordinance to the City Engineer for approval. Said grading plan shall address those grading standards and guidelines contained in the Murdock Alberhill Ranch Specific Plan document. 21. Grading shall not be permitted outside the area of the designated project boundary unless appropriate approvals have been obtained. 22. Grading easements shall be coordinated with affected property owners. Page 14 of 46 OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) 23. Prior to issuance of a grading permit, grading and construction plans shall incorporate erosion control measures. 24. 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 Citys Grading Ordinance, subject to the approval of the City Engineer and the Planning Division. Analysis of impacts of fills and cuts greater than 60 feet shall be provided. Interim and permanent erosion control measures are required. The applicant shall bond 100 percent for material and labor for one year for erosion control landscaping at the time the site is rough graded. Prior to Buildina Permit Issuance 25. The applicant shall pay all appropriate traffic impact mitigation fees. 26. The applicant shall annex into the City-Wide Community Facilities District for Police, Fire, and Paramedics. 27. Prior to approval of the Final Map or if deemed appropriate by the City Engineer, prior to issuance of building permit, the applicant shall initiate and complete the formation of a Homeowner's Association, approved by the City, recorded, and in place. All Association documents shall be approved by City Planning and Engineering and the City Attorney and recorded, such as the Articles of Incorporation for the Association; and Covenants, Conditions and Restrictions (CC&Rs). At a minimum, the CC&Rs shall include language to ensure the following conditions: • The HOA shall maintain landscaping along parkways and project streets, recreational areas, walkways, and drainage easements. • The HOA shall maintain all streets, entry gates, walls, and monumentation. 28. Prior to issuance of building permit, a Fuel Modification Plan and Program shall be approved by the Fire Department for future phases. Said Plan and Program shall show those special treatments necessary to achieve an acceptable level of risk in regard to the exposure of structures to flammable vegetation and shall describe the method of removal and installation, and provisions for maintenance. 29. The applicant shall comply with the following City programs: the City Source Reduction and Recycling Element and Household Hazardous Waste Element, the County Solid Waste Management Plan and Integrated Waste Management Plan. 30. Prior to issuance of building permit, the applicant shall submit a letter of verification (will-serve letter) to the City Engineer, for all required utility services. 31. The applicant shall meet all requirements of Elsinore Valley Municipal Water District (EVMWD). 32. The applicant shall pay applicable fees and obtain proper clearance from the Lake Elsinore Unified School District (LEUSD) prior to issuance of building permits. 33. Pay all applicable fees including park fees. Page 15 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) 34. The applicant shall provide connection to public sewer for each lot within any subdivision. No service laterals shall cross adjacent property lines and shall be delineated on engineering sewer plans and profiles for submittal to the EVMWD. 35. The applicant (master developer) shall prepare a Community-Wide Wall Plan for the entire VTTM No. 28214 area. 36. Prior to issuance of building permits for each future tract, the applicant (merchant builder) for each individual tract shall prepare a Final Wall and Fence Plan addressing the following: • Show that a masonry or decorative block wall will be constructed along all boundaries for the particular tract. • Show materials, colors, and heights of side yard fences for proposed lots. • Show that all front return walls shall be decorative masonry block walls. Front return wood fences shall not be permitted. • Show that side walls for corner lots shall be decorative masonry block walls. 37. The applicant shall submit plans to the electric utility company for a layout of the street lighting system. The cost of street lighting, installation as well as energy charges shall be the responsibility of the applicant and/or the HOA. Said plans shall be approved by the City and shall be installed in accordance with the City Standards. 38. The applicant shall meet all requirements of the providing electric utility company. 39. The applicant shall meet all requirements of the providing gas utility company. 40. The applicant shall meet all requirements of the providing telephone utility company. 41. A bond is required guaranteeing the removal of all trailers used during construction. 42. Future signage requires a permit and shall be subject to Planning Division review and approval prior to installation. 43. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. 44. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-26). The applicant shall pay the City's traffic mitigation fee of $1,197 per unit at building permit and the drainage fee is $7,645 per acre (Rice Cyn Distr) and some areas are $5,380 per acre (Nichols St. SW Distr.). 45. Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to final map approval. Page 16 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) 46. Construct all public works improvements per approved street plans (LEMC 12.04). Plans must be approved and signed by the City Engineer prior to final map approval (LEMC 16.34). 47. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 48. Applicant shall enter into an agreement with the City for the construction of public works improvements and shall post the appropriate bonds prior to final map approval. 49. Desirable design grade for local streets should not exceed 9.5%. The maximum grade of 15 % should only be used because of design constraints. 50. The landscaped median in Lake Street and Nichols Road shall be 14 ft. wide and not 24 feet. 51. The intersection of Street 11 with Collector A shall be eliminated and Street 11 shall end in a cul-de-sac at Collector A. Street II shall connect to Street GG or Street JJ just south of Collector A. 52. The intersection of Collector A and Street C shall be relocated south and should be opposite H Street. 53. Collector "A" shall have a minimum horizontal radius of 650 feet and the minimum design speed shall be 35 mph. 54. Terra Cotta Road shall have a 90 ft. Right-of-way, 70 ft. curb to curb and a 14 ft. painted median not a raised landscaped median. 55. Nichols Road shall have a 120 ft. right-of-way, 96 ft curb to curb and a 14 ft. raised landscaped median. 56. Lake Street shall have a 120 ft. right-of-way, 96 ft. curb to curb and a 14 ft. raised landscaped median. 57. Dual lefts may be required on Lake St. at Nichols Road, this section of Lake St. shall have the R/W increased 12 ft. with appropriate tapers installed. 58. Provide an in-lieu fee of $ 87,360.00 for half the landscaping in a raised landscaped median for Lake St. and Nichols Road. 59. Applicant shall pay a fee for reconstructing the existing ultimate half street width of Nichols Road and Lake St. to the ultimate full street width along the tract boundary, the amount for reconstruction subject to the approval of the City Engineer. 60. Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements (LEMC 12.08 and Resolution 83-78). 61. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8'/i ' x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. Page 17 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) 62. The applicant shall install 3 permanent bench marks to Riverside County Standards and at a location to be determined by City Engineer. 63. Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent property owners prior to final map approval. 64. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 65. Provide fire protection facilities as required in writing by Riverside County Fire. 66. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer. 67. Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. 68. Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to final map approval. All traffic control devices shall be installed prior to final inspection of public improvements. This includes No Parking and Street Sweeping Signs for streets within the tract. 69. All improvement plans and tract maps shall be digitized. At Certificate of Occupancy applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS or developer to pay $300 per sheet for City digitizing. 70. All utilities except electrical over 12 kv shall be placed underground, as approved by the serving utility. 71. Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. 72. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 73. An Alquist-Priolo study shall be performed on the site to identify any hidden earthquake faults and/or liquefaction zones present on-site. 74. All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured. 75. Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a letter of drainage acceptance or conveyed to a drainage easement. 76. On-site drainage facilities located outside of road right-of-way should be contained within drainage easements shown on the final map. A note should be added to the final map stating: "Drainage easements shall be kept free of buildings and obstructions". Page 18 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) 77. All natural drainage traversing site shall be conveyed through the-site, or shall be collected and conveyed by a method approved by the City Engineer. 78. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer and the Riverside County Flood Control District prior to approval of final map. Developer shall mitigate any flooding and/or erosion caused by development of site and diversion of drainage. 79. All drainage facilities in this tract shall be constructed to Riverside County Flood Control District Standards. 80. Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 81. Roof and yard drains will not be allowed to outlet through cuts in the street curb. Roof drains should drain to a landscaped area when ever feasible. 82. 10 year storm runoff should be contained within the curb and the 100 year storm runoff should be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities should be installed. 83. Any concentration or diversion of drainage which increases flow from the pre-construction conditions requires a drainage acceptance letter from the downstream property owners for outletting the proposed stormwater run-off on private property. 84. Developer shall be subject to all Master Planned Drainage fees and will receive credit for all Master Planned Drainage facilities constructed. 85. Provide Tract Phasing Plan for the City Engineer's approval. Bond public improvements for each Phase as approved by the City Engineer. 86. Applicant will be required to install BMP's using the best available technology to mitigate any urban pollutants from entering the watershed. 87. Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for their storm water pollution prevention plan including approval of erosion control for the grading plan prior to issuance of grading permits. The applicant shall provide a SWPPP for post construction which describes BMP's that will be implemented for the development and including maintenance responsibilities. 88. Education guidelines and Best Management Practices (BMP) shall be provided to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices that contribute to protection of stormwater quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 89. Applicant shall provide first blush BMP's using the best available technology that will reduce storm water pollutants from parking areas and driveway aisles. Page 19 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) 90. Intersection site distance shall meet the design criteria of the CALTRANS Design Manual (particular attention should be taken for intersections on the inside of curves). If site distance can be obstructed, a special limited use easement must be recorded to limit the slope, type of landscaping and wall placement. 91. The landscaping in the median and parkway on Collector A shall be analyzed by a traffic or civil engineer to insure that the sight distance meets Caltrans Design Manual criteria. 92. Intersecting streets on the inside radius of a curve will only be permitted when adequate sight distance is verified by a registered civil engineer. 93. No residential lot shall front and access shall be restricted on Collector A, Nichols Road, and Lake Street and so noted on the final map. 94. If right-of-way is abandoned as part of this development, then adjacent property affected by the abandonments must still have access to public maintained right-of-way. 95. Applicant shall record CC & R's for the tract prohibiting on-street storage of boats, motorhomes, trailer, and trucks over one-ton capacity, roof mounted or front yard microwave satellite antennas. The CC & R's shall be approved by the Community Development Director prior to recordation of final map. 96. Applicant shall provide a homeowner's association with CC & R's for maintenance of the open space. 97. Developer shall provide an approved open space conservation easement dedicated to the HOA for the tracts' open space with a fuel modification zone for a fire break to be maintained by a homeowner's association. 98. The large open space lots adjacent to residential lots shall have areas designated as fuel modification zones for a firebreak to be maintained by a homeowner's association. 99. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right-of-way will be owned and maintained by either a home owner's association or private property owner. 100. 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. 101. The phasing plan in the project's traffic study does not match that shown on Tentative Tract Map 28214. The traffic study's phasing plan shall be used in the conditions of approval. There shall be no C of O in Phase 2 until Phase 1 offsite infrastructure has been completed. There shall be no C of O in Phase 3 until Phase 2 offsite infrastructure has been completed. 102. The mitigation measures noted in the traffic study from page 1-5 through page 1-13 (attached) shall be incorporated into these conditions and are modified, refined, corrected and/or added as follows. In the event of unforeseen circumstances beyond the control of the developer, the CDD has the option of extending the C of O threshold for each Phase. Page 20 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 (Continued) Phase -l Improvements • Lake Street curve alignment improvement north of Coal Road shall have a minimum design speed of 55 mph and a minimum radius of 1,750 feet and be completed by 240'" C of O. • Lake Street and the north/southbound ramps, the improvements shall be completed by the 240`" C of 0. • Lake Street and Temescal Canyon Road, the improvements shall be completed by the 240`' C of O. • Lake Street and Collector "A", the improvements shall be completed by the 240" C of O. • Lake Street and Mountain Street, the improvements shall be completed by the 240th C of O. Phase 2 Improvements • Lake Street curves, north of the curve improved in Phase 1, shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius by the 464`h C of O of Phase 2. • Lake Street interim roadway improvements may be reduced to 62 ft. of R/W to accommodate a 1,750 ft. radius. Interim roadway improvements may include a super elevation design to be approved by the City Engineer and shall include a reconstruction replacement cost. • lake Street from Nichols Road to Mountain Street, the improvements shall be completed by the 464th C of O of Phase 2. The curves shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius. • Nichols Road from Lake Street to Terra Cotta, construct at ultimate half section by the 464 h C of O of Phase 2. • Construct Nichols Road from Terra Cotta Road to Collier Avenue as an interim 2-lane divided road including 2-lane bridge over Alberhill Creek by the 464`h C of O of Phase 2. • Developer shall work with the City on a design to realign Collier Avenue at Nichols Road to the west away from the freeway allowing more storage for entry to the freeway ramps. • Nichols Road and the northbound I-15 ramps, construct a traffic signal by the 464th C of O of Phase 2. • Nichols Road and the southbound I-15 ramps, construct a traffic signal by the 464th C of O of Phase 2. • Nichols Road and Lake Street, signal and widening improvements shall be completed when Nichols Road is extended to Collector "A". • Install pedestrian walkway along southerly side of Nichols Road from Terra Cotta Road to "A" Street in Tract 30836 as soon as Nichols is extended to Tract 30836. Page 21 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 28214 =(1 ontinued) Phase 3 Improvements • Lake Street from I-15 Freeway to Nichols Road, construct interim 4-lane section by the 650" C of O of Phase 3. • Complete Nichols Road from the project TAZ 4 west boundary to the project TAZ 4 east boundary to its ultimate full section prior to the last C of O for Lot 974. • Terra Cotta Road from Nichols Road to south project boundary, construct by the 1"C of O in lot 974. • Lake Street and I-15 Freeway SB-ramps, install NB right turn lane by 650`" C of O of Phase 3. • Collector "A" and Nichols Road construct traffic signal by the 650th C of O of Phase 3. • "A" Street of Tr. 30836 and Nichols Road, construct a traffic signal before occupancy of the school site or by the 100' C of O of Tr. 30836, whichever is first. • Collier Avenue and Nichols Road, construct intersection improvements by the 650`s C of O of Phase 3. Page 22 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 PLANNING DIVISION General Conditions 1. Vesting Tentative Tract Map No. 30836 will expire two years from 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. Additional extensions of time (36 months maximum time per the Subdivision Map Act) may be granted per City Council approval. 2. Future development shall comply with those standards and guidelines contained in the Specific Plan Description, Specific Plan Regulations, Specific Plan Design Element, and Specific Plan Implementation Sections as contained in the 1992 Murdock Alberhill Ranch Specific Plan document, and conditions of approval established with the 1989 Alberhill Ranch Specific Plan and the 1992 Murdock Alberhill Ranch Specific Plan. 3. Vesting Tentative Tract Map No. 30836 shall comply with the State of California Subdivision Map Act and applicable requirements contained in the Murdock Alberhill Ranch Specific Plan document and the Lake Elsinore Municipal Code (LEMC), unless modified by approved Conditions of Approval. 4. Future development shall comply with those requirements and provisions contained in the Murdock Alberhill Ranch Development Agreement, dated January 4, 1992. 5. The applicant shall participate in the City of Lake Elsinore Citywide Landscaping and Street Lighting District, as appropriate. 6. The applicant shall provide all project-related onsite and offsite improvements as described in the Murdock Alberhill Ranch Specific Plan document. 7. The applicant shall implement those mitigation measures identified in the 1989 Final Alberhill Ranch Specific Plan EIR, 1992 Addendum No. 1 to the Final Alberhill Ranch Specific Plan EIR, and the 2003 Addendum No. 2 to the Final Alberhill Ranch Specific Plan EIR. 8. All future proposals shall be reviewed by the City on a project-by-project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. 9. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants 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 implementation and construction of the Murdock Alberhill Ranch Specific Plan, which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167. The City will promptly notify the applicant of any such claim, action, or proceeding against the City and will cooperate fully with the defense. If the City fails to promptly notify the applicant of any such claim, or proceeding, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City. Page 23 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) 10. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease at 5:00 PM, Monday through Friday. Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays. 11. The applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department. 12. The applicant shall revise the Draft Addendum No. 2 EIR, per comments from the City Attorney, prior to City Council certification of the document. Prior to Final Tract Map Approval 13. All lots shall comply with applicable standards contained in the Murdock Alberhill Ranch Specific Plan document, LEMC, or Zoning Code. 14. A precise survey with closures for boundaries and all lots shall be provided per the LEMC. 15. Street names within the subdivision shall be approved by the Community Development Director or Designee. 16. All of the improvements shall be designed by the applicant's Civil Engineer to the specifications of the City of Lake Elsinore. 17. Future construction shall meet all Riverside County Fire Department standards for fire protection and any additional requirements requested by the County Fire Department (refer to attached). Prior to Design Review Approval 18. All future structural development associated with the Murdock Alberhill Ranch Specific Plan and VTTM No. 30836, including building designs, landscaping improvements, site plans, etc. require separate Design Review approval. Prior to Grading Permit Issuance 19. The applicant shall obtain all necessary State and Federal permits, approvals, or other entitlements, where applicable, prior to each phase of development of the project. 20. Prior to the issuance of any grading permits, the applicant shall submit a final grading plan, subject to all requirements of the City Grading Ordinance to the City Engineer for approval. Said grading plan shall address those grading standards and guidelines contained in the Murdock Alberhill Ranch Specific Plan document. 21. Grading shall not be permitted outside the area of the designated project boundary unless appropriate approvals have been obtained. 22. Grading easements shall be coordinated with affected property owners. Page 24 of 46 OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) 23. Prior to issuance of a grading permit, grading and construction plans shall incorporate erosion control measures. 24. 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 60 feet shall be provided. Interim and permanent erosion control measures are required. The applicant shall bond 100 percent for material and labor for one year for erosion control landscaping at the time the site is rough graded. Prior to Building Permit Issuance 25. The applicant shall pay all appropriate traffic impact mitigation fees. 26. The applicant shall annex into the City-Wide Community Facilities District for Police, Fire, and Paramedics. 27. Prior to approval of the Final Map or if deemed appropriate by the City Engineer, prior to issuance of building permit, the applicant shall initiate and complete the formation of a Homeowner's Association, approved by the City, recorded, and in place. All Association documents shall be approved by City Planning and Engineering and the City Attorney and recorded, such as the Articles of Incorporation for the Association; and Covenants, Conditions and Restrictions (CC&Rs). At a minimum, the CC&Rs shall include language to ensure the following conditions: The HOA shall maintain landscaping along parkways and project streets, recreational areas, walkways, and drainage easements. • The HOA shall maintain all streets, entry gates, walls, and monumentation. 28. Prior to issuance of building permit, a Fuel Modification Plan and Program shall be approved by the Fire Department for future phases. Said Plan and Program shall show those special treatments necessary to achieve an acceptable level of risk in regard to the exposure of structures to flammable vegetation and shall describe the method of removal and installation, and provisions for maintenance. 29. The applicant shall comply with the following City programs: the City Source Reduction and Recycling Element and Household Hazardous Waste Element, the County Solid Waste Management Plan and Integrated Waste Management Plan. 30. Prior to issuance of building permit, the applicant shall submit a letter of verification (will-serve letter) to the City Engineer, for all required utility services. 31. The applicant shall meet all requirements of Elsinore Valley Municipal Water District (EVMWD). 32. The applicant shall pay applicable fees and obtain proper clearance from the Lake Elsinore Unified School District (LEUSD) prior to issuance of building permits. 33. Pay all applicable fees including park fees. Page 25 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) 34 The applicant shall provide connection to public sewer for each lot within any subdivision. No service laterals shall cross adjacent property lines and shall be delineated on engineering sewer plans and profiles for submittal to the EVMWD. 35. The applicant (master developer) shall prepare a Community-Wide Wall Plan for the entire VTTM No. 28214 area. 36. Prior to issuance of building permits for each future tract, the applicant (merchant builder) for each individual tract shall prepare a Final Wall and Fence Plan addressing the following: • Show that a masonry or decorative block wall will be constructed along all boundaries for the particular tract. • Show materials, colors, and heights of side yard fences for proposed lots. • Show that all front return walls shall be decorative masonry block walls. Front return wood fences shall not be permitted. • Show that side walls for corner lots shall be decorative masonry block walls. 37. The applicant shall submit plans to the electric utility company for a layout of the street lighting system. The cost of street lighting, installation as well as energy charges shall be the responsibility of the applicant and/or the HOA. Said plans shall be approved by the City and shall be installed in accordance with the City Standards. 38. The applicant shall meet all requirements of the providing electric utility company. 39. The applicant shall meet all requirements of the providing gas utility company. 40. The applicant shall meet all requirements of the providing telephone utility company. 41. A bond is required guaranteeing the removal of all trailers used during construction. 42. Future signage requires a permit and shall be subject to Planning Division review and approval prior to installation. ENGINEERING DIVISION 43. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. 44. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-26). Applicant shall pay the City's traffic mitigation fee of$1,197 per unit and the drainage fee is $7,645 per acre (Rice Cyn Distr) and some areas are $5,380 per acre (Nichols St. SW Distr.). 45. Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to final map approval. Page 26 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) 46. Construct all public works improvements per approved street plans (LEMC 12.04). Plans-must be approved and signed by the City Engineer prior to final map approval (LEMC 16.34). 47. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 48. Applicant shall enter into an agreement with the City for the construction of public works improvements and shall post the appropriate bonds prior to final map approval. 49. Desirable design grade for local streets should not exceed 9.5%. The maximum grade of 15% should only be used because of design constraints. 50. The landscaped median in Nichols Road shall be 14 ft. wide not 24 feet. 51. D Street shall have a right-of-way of 70 ft. with 50 ft. curb to curb to provide for a continuous left turn median. 52. If sight distance at B Street and G Street cannot meet Caltrans Design Manual criteria, then B Street shall end in a cul-de-sac and there shall be a connection between B Street and C Street just south of G Street. 53. Nichols Road shall have a 120 ft. right-of-way, 96 ft. curb to curb, and a 14 ft. raised landscaped median. 54. Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements (LEMC 12.08 and Resolution 83-78). 55. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 V2" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 56. The applicant shall install 2 permanent bench marks to Riverside County Standards and at a location to be determined by City Engineer. 57. Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent property owners prior to final map approval or grading permit which ever occurs first. 58. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 59. Provide fire protection facilities as required in writing by Riverside County Fire. 60. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer. 61. Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. Page 27 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) 62. Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to final map approval. All traffic control devices shall be installed prior to final inspection of public improvements. This includes No Parking and Street Sweeping Signs for streets within the tract. 63. All improvement plans and tract maps shall be digitized. At Certificate of Occupancy applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS or developer to pay $300 per sheet for City digitizing. 64. All utilities except electrical over 12 kv shall be placed underground, as approved by the serving utility. 65. Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. 66. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 67. An Alquist-Priolo study shall be performed on the site to identify any hidden earthquake faults and/or liquefaction zones present on-site. 68. All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured. 69. Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a letter of drainage acceptance or conveyed to a drainage easement. 70. On-site drainage facilities located outside of road right-of-way should be contained within drainage easements shown on the final map. A note should be added to the final map stating: "Drainage easements shall be kept free of buildings and obstructions". 71. All natural drainage traversing site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 72. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer and the Riverside County Flood Control District prior to approval of final map. Developer shall mitigate any flooding and/or erosion caused by development of site and diversion of drainage. 73. All drainage facilities in this tract shall be constructed to Riverside County Flood Control District Standards. 74. Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 75. Roof and yard drains will not be allowed to outlet through cuts in the street curb. Roof drains should drain to a landscaped area when ever feasible. Page 28 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) 76. 10 year storm runoff should be contained within the curb and the 100 year storm runoff should be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities should be installed. 77. Any construction or diversion of drainage which increases flow from the pre-construction conditions requires a drainage acceptance letter from the downstream property owners for outletting the proposed stormwater run-off on private property. 78. Developer shall be subject to all Master Planned Drainage fees and will receive credit for all Master Planned Drainage facilities constructed. 79. Provide Tract Phasing Plan for the City Engineer's approval. Bond public improvements for each Phase as approved by the City Engineer. 80. Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for their storm water pollution prevention plan including approval of erosion control for the grading plan prior to issuance of grading permits. The applicant shall provide a SWPPP for post construction which describes BMP's that will be implemented for the development and including maintenance responsibilities. 81. Education guidelines and Best Management Practices (BMP) shall be provided to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices that contribute to protection of stormwater quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 82. Applicant shall provide first blush BMP's using the best available technology that will reduce storm water pollutants from this development. 83. Intersection site distance shall meet the design criteria of the CALTRANS Design Manual (particular attention should be taken for intersections on the inside of curves). If site distance can be obstructed, a special limited use easement must be recorded to limit the slope, type of landscaping and wall placement. 84. Intersecting streets on the inside radius of a curve will only be permitted when adequate sight distance is verified by a registered civil engineer. 85. Developer shall provide a traffic study prepared by a traffic engineer to determine the traffic volume and the impacts on intersections in the vicinity and freeway on and off ramps prior to final map approval, subject to the approval of the City Engineer. 86. No residential lot shall front and access shall be restricted on Nichols Road, G Street and A Street and so noted on the final map. 87. If right-of-way is abandoned as part of this development, then adjacent property affected by the abandonments must still have access to public maintained right-of--way. 88. 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. Page 29 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) 89. The phasing plan in the project's traffic study does not match that showman Tentative Tract Map 28214. The traffic study's phasing plan shall be used in the conditions of approval. There shall be no C of O in Phase 2 until Phase 1 offsite infrastructure has been completed. There shall be no C of O in Phase 3 until Phase 2 offsite infrastructure has been completed. 90. The mitigation measures noted in the traffic study from page 1-5 through page 1-13 (attached) shall be incorporated into these conditions and are modified, refined, corrected and/or added as follows. In the event of unforeseen circumstances beyond the control of the developer, the CDD has the option of extending the C of O threshold for each Phase. Phase 1 Improvements • Lake Street curve alignment improvement north of Coal Road shall have a minimum design speed of 55 mph and a minimum radius of 1,750 feet and be completed by 240'' C of O. • Lake Street and the north/southbound ramps, the improvements shall be completed by the 240th C of 0. • Lake Street and Temescal Canyon Road, the improvements shall be completed by the 240'b C of O. • Lake Street and Collector "A", the improvements shall be completed by the 240th C of O. • Lake Street and Mountain Street, the improvements shall be completed by the 24th Certificate of Occupancy (C of O). Phase 2 Improvements • Lake Street curves, north of the curve improved in Phase 1, shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius by the 464'' C of O of Phase 2. • Lake Street interim roadway improvements may be reduced to 62 feet of R/W to accommodate a 1,750-foot radius. Interim roadway improvements may include a super elevation design to be approved by the City Engineer and shall include a replacement cost. • Lake Street from Nichols Road to Mountain Street, the improvements shall be completed by the 464th C of O of Phase 2. The curves shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius. • Nichols Road from Lake Street to Terra Cotta, construct at ultimate half section by the 464'' C of O of Phase 2. • Construct Nichols Road from Terra Cotta Road to Collier Avenue as an interim 2-lane divided road including 2-lane bridge over Alberhill Creek by the 464'` C of O of Phase 2. • Developer shall work with the City on design to realign Collier Avenue at Nichols Road to the west away from the freeway allowing more storage for entry to the freeway ramps. • Nichols Road and the northbound I-15 ramps, construct a traffic signal by the 464a C of O of Phase 2. Page 30 of 46 CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 30836 (Continued) + Nichols Road and the southbound I-15 ramps, constructs traffic signal by the 464" C of O of Phase 2. • Nichols Road and Lake Street, signal and widening improvements shall be completed when Nichols Road is extended to Collector "A". • Install pedestrian walkway along southerly side of Nichols Road from Terra Cotta Road to "A" Street in Tract 30836 as soon as Nichols is extended to Tract 30836. Phase 3 Improvements • Lake Street from 1-15 Freeway to Nichols Road, construct interim 4-lane section by the 650`s C of O of Phase 3. • Complete Nichols Road from the project TAZ 4 west boundary to the project TAZ 4 east boundary to its ultimate full section prior to the last C of O for Lot 974. • Terra Cotta Road from Nichols Road to south project boundary, construct by the first C of O in lot 974. • Lake Street and I-15 Freeway S13-ramps, install NB right turn lane by 650`" C of O of Phase 3. • Collector "A" and Nichols Road construct traffic signal by the 650 C of O of Phase 3. • "A" Street of Tr. 30836 and Nichols Road, construct a traffic signal before occupancy of the school site or by the 100' C of O of Tr. 30836, whichever is first. • Collier Avenue and Nichols Road, construct intersection improvements by the 650'' C of O of Phase 3. Page 31 of 46 ATTACIIMENT A NOVEMBER 4, 2003 PLANNING COMMISSION STAFF REPORT AND MINUTES Page 32 of 46 Exhibit B Page 33 of 46 CITY OF LAKE ELSINORE REPORT TO CITY COUNCIL TO: MAYOR AND CITY COUNCIL FROM: ROBERT A. BRADY, CITY MANAGER DATE: JUNE 13, 2006 SUBJECT: MODIFICATIONS TO CONDITION OF APPROVAL NO. 102 FOR VESTING TENTATIVE TRACT MAP (VTTM) NO. 28214 AND CONDITON OF APPROVAL NO. 90 FOR VESTING TENTATIVE TRACT MAP NO. 30836 (MURDOCK ALBERHILL RANCH SPECIFIC PLAN). APPLICANT: CASTLE & COOKE ALBERHILL RANCH, INC., P.O. BOX 1402 LAKE ELSINORE, CA 92531 REQUEST ■ Approval to modify the using details for certain circulation improvements required under Condition of Approval No. 102 for Vesting Tentative Tract Map (VTTM) No. 28214 and Condition of Approval No. 90 for Vesting Tentative Tract Map (VTTM) No. 30836 located within the Murdock Alberhill Ranch Specific Plan. BACKGROUND At the regularly scheduled City Council meeting on May 23, 2006, Staff presented a request from the Alberhill Ranch Development to modify conditions of approval number 102 for VTTM 28214 and condition of approval number 90 for VTTM 30836. The City Council requested clarification of the timeline for implementation of the proposed changes and directed Staff to apply dates certain for various improvements, as applicable. Staff has met with the Applicant and submits the following clarification and dates for consideration by the City Council at this meeting on June 13, 2006. The item is agendized for Council consideration because Council was the original approving body for the project. Prior to May 23rd, Staff met with the Page 34 of 46 REPORT TO CITY COUNCIL JUNE 13, 2006 PAGE 2 OF 6 applicant and reviewed the supporting documentation to the proposal and is in agreement with the concept of the requested changes. Both VTTM No. 28214 and VTTM No. 30836 were approved by the City of Lake Elsinore City Council on January 13, 2004, subject to certain Conditions of Approval (See Attachment No. 1). Condition of approval No. 102 and condition of approval no. 90, although on different maps, were identical in substance and required various on and offsite circulation improvements to be completed in three (3) separate phases. Phase 1 improvements were required by the 240`h Certificate of Occupancy ("C of O"); Phase 2 improvements were required by the 4640' C of O; and Phase 3 improvements were required to be completed by the 650"' C of O. DISCUSSION Included in this request for change to the conditions are some minor refinements to the original conditions of approval, specifically the need for Traffic Signal Warrant Studies. As a requirement of the project, signalized intersections at the Nichols Road and the freeway ramps, and Lake Street and the freeway ramps are included as off-site improvements. The signal design will require CALTRANS processing as the locations are completely within CALTRANS right-of-way. As a policy, the CALTRANS permitting process cannot begin until the intersection(s) has met one of the criteria warranting a traffic signal and this fact is the cause of some of the proposed changes. The two most significant improvements being addressed are the Lake Street/Temescal Canyon Traffic Signal installation and the construction of the bridge over Temescal Creek and the subsequent connection to Collier Avenue. Signalizing the Lake Street intersection at Temescal Canyon Road will benefit many of the residents as the need for the signal exists today. As written, the approved condition requires the "intersection improvements" to be completed by the 240'h C of O. It is proposed that an interim traffic signal be constructed and functioning at the 240`h C of O while the ultimate alignment of Lake Street is being designed. This realignment will likely shift the roadway to the west and shift the intersection further away from the southbound on/off ramps. Once the realignment of Lake Street is under way, the ultimate intersection with Temescal Canyon Road will be built concurrently. It is identified that the intersection improvements be completed by the 650`h C of O. Page 35 of 46 REPORT TO CITY COUNCIL JUNE 13, 2006 PAGE 3 OF 6 Second of the two most significant changes has to do with the constructing the bridge over Temescal Creek and its subsequent connection with Collier Avenue. Originally, the conditions required the bridge connection to be completed by the 464th C of O and the applicant is asking that number be revised to the 950'h C of O or completed by December 31, 2008, which ever comes first. In an effort to address the concerns of Staff, the applicant is proposing to construct Nichols Road in its two lane configuration, raise a portion of the roadway to minimize flooding and utilize the existing creek crossing. This work is proposed to be completed by April 01, 2007. Concurrently, the project will continue to process through the Army Corps of Engineers to gain the required permits and move forward into construction. Below are the proposed changes. A "strike through" represents the language in the original condition of approval which is being removed. The "italicized" language represents the new language to be added: Phase 1 Improvements • Lake Street curve alignment improvement north of Coal Road shall have a minimum design speed of 55 mph and a minimum radius of 1,750 feet and be completed by 240'h C of O. • Lake Street and the north/southbound ramps, the improvements shall be completed by the 240`h 464`h C of O or at such a time that the CALTRANS signal warrant is satisfied. • Lake Street and Temescal Canyon Road, interim signalization and intersection the improvements shall be completed by the 240`" C of O, and the ultimate intersection improvements by the 650`x' C of O. • Lake Street and Collector "A", the improvements shall be completed by the 240`h C of O. • Lake Street and Mountain Street, the improvements shall be completed by the 240'h C of-40. Page 36 of 46 REPORT TO CITY COUNCIL JUNE 13, 2006 PAGE 4 OF 6 Phase 2 Improvements • Lake Street curves, north of the curve improved in Phase 1, shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius by the 464`x' C of O of Phase 2. • Lake Street interim roadway improvements may be reduced to 62 feet of R/W to accommodate a 1,750 ft. radius. Interim roadway improvements may include a super elevation design to be approved by the City Engineer and shall include a reconstruction replacement cost. • Lake Street from Nichols Road to Mountain Street, the improvements shall be completed by the 464`h C of O of Phase 2. The curves shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius. • Nichols Road from Lake Street to Terra Cotta, construct at ultimate half section by the 464t1i C of O of Phase 2. • Construct Nichols Road from Terra Cotta Road to Collier Avenue as an interim 2-lane-d-road inGludiit . To minimize the effects of a significant flood event, should one occur during this one year extension, a section of the existing Nichols Road curve west of Collier Avenue (approximately 400 feet in length) will be raised two (2) feet in elevation to be completed by April 1, 2007 as identified by the City Engineer. The 2- lane bridge over Temescal Creek shall be completed by 4 "b°Ali" r'rs-sk December 31, 2008 or by the tk€ 460 r' A--' 0 of Phaso 2 950`h C of O whichever occurs first. • Collier Avenue and Nichols Road, construct intersection improvements by the 658' 950`h C of O of Phase 3. (moved from Phase 3 requirements) • Developer shall work with the City in the event the City proceeds with on a design prior to the commencement of Developer's Phase 2, to realign Collier Avenue at Nichols Road to the west away from the freeway allowing more storage for entry to the freeway ramps. Page 37 of 46 REPORT TO CITY COUNCIL NNE 13, 2006 PAGE 5 OF 6 • Niols Road and the northbound I-15 ramps, coact a traffic signal by the 464th C of O of Phase 2 or at a later date as determined by the City Engineer and approved by Caltrans. • Nichols Road and the southbound I-15 ramps, construct a traffic signal by the 464`x' C of O of Phase 2 or at a later date as determined by the City Engineer and approved by Caltrans. • Nichols Road and Lake Street, signal and widening improvements shall be completed when Nichols Road is extended to Collector "A". • Install pedestrian walkway along southerly side of Nichols Road from Terra Cotta Road to "A" Street in Tract 30836 as soon as Nichols is extended to Tract 30836. Phase 3 Improvements • Lake Street from I-15 Freeway to Nichols Road, construct interim 4-lane section by the 650th C of O of Phase 3 or at a later date as determined by the City Engineer, pending the potential realignment of Lake Street in this segment. An updated traffic analysis shall be required at the conclusion of the Phase 2 improvements noted above to examine the appropriate timing of this street segment. • Complete Nichols Road from the project TAZ 4 west boundary to the project TAZ 4 east boundary to its ultimate full section prior to the last C of O for Lot 974. • Terra Cotta Road from Nichols Road to south project boundary, construct by the 1't C of O in lot 974. • Lake Street and I-15 Freeway SB-ramps, install NB right turn lane by 650th C of O of Phase 3 unless delayed pursuant to updated traffic study for Phase 3 improvements as noted above. • Collector "A" and Nichols Road construct traffic signal by the 650th C of O of Phase 3. Page 38 of 46 REPORT TO CITY COUNCIL JUNE 13, 2006 PAGE 6 OF 6 • "A" Street of Tr. 30836 and Nichols Road, construct a traffic signal be occ-upaney of the sehoe' site ° by the 100"' C of O of Tr. 30836 RECOMMENDATION Staff recommends approval to the modifications to Condition of Approval No. 102 for Vesting Tentative Tract Map No. 28214 and Condition of Approval No. 90 for Vesting Tentative Tract Map No. 30836, as referenced above. PREPARED BY: ROLFE M. PREISENDANZ DIRECTOR OF COMMUNITY DEVELOPMENT APPROVED FOR: AGENDA BY ATTACHMENTS: CITY MANAGER'S OFFICE 1. May 23, 2006 Staff Report 2. Vicinity Map 3. Original January 13, 2004 City Council Conditions of Approval for Vesting Tentative Tract Map No(s). 28214 and 30836. 4. Updated Traffic Impact Analysis by Linscott, Law & Greenspan dated November 16, 2006. Page 39 of 46 Exhibit C Page 40 of 46 I rAh =11 To: Ken Seumalo, Director of Public Works From: Rusty Beardsley, Traffic Engineer Date: 8/17/2011 Re: Alberhill Ranch GOA revision The following is a review of each Condition of Approval that the developer of VI-TM 28214 and VTTM 30836 has requested to be changed. For this review, each amended COA was compared to the 2003 Traffic Impact Study ('03TIS) that the original COA's in question were based on (then updated in 2006) as well as the New TIS ('10TIS) recently submitted by LL&G. While the two Studies, '03TIS and '10TIS, are similar in their approach to analyzing the future traffic impacts and required improvements to the local road system, there are some significant differences that should be noted: • The'03TIS only breaks the analysis into three (3) phases. These are o Phase 1 (now completed): 240 D.U. = 2,297 Trips o Phase 2 (704 D.U.): +464 D.U. + Park = 3,988 Trips o Phase 3 (1,358 D.U.): 654 D.U. + Retail + School = 15,633 Trips o Total: 1,358 D.U. + Park + Retail + School = 21,918 Trips The'10TIS analyzed five (5) phases with Phase 1 above being part of the background volumes. o Existing: 265 D.U. + Park - Not Analyzed 0 464 D.U.: +198 D.U. =1,475 Trips 0 650 D.U.: +186 D.U + School = 2,877 Trips 0 950 D.U.: +300 D.U. = 2,871 Trips 0 1,191 D.U.: +241 D.U. = 2,049 Trips 0 1,612 D. U.: +421 D.U. 3,618 Trips o Total: 1,312 D.U. + School = 12,890 Trips + Phase 1 (-3,000 Trips) • '10TIS removed retail portion of development. This reduced trips by 8,744 trips. • Baseline (existing) traffic volumes for Lake St. between the 1-15 and Temescal Canyon Rd increased from 13,200 in'03TIS to 18,650 in'10TIS and from 12,900 to 16,900 between Temescal Canyon Rd and Nichols Rd. This calculates to a 39% and 31 % total increase or (over 60/o/yr). Page 41 of 46 • '03TIS used 5% ambient growth over the life of the project while'10TIS proposes using 2.2.% '10TIS included the diversion of ambient traffic onto Nichols Rd to travel between the 1-15 southbound and Lake Street. The '03TIS did not account for this diversion of outside traffic. The following is a summary of each of the subject COAs and a review of their proposed changes. 1. Realignment of Lake St. curve -Condition satisfied. 2. Signalize and widen Lake St at the 1-15 ramps by end of phase 1 (240" D.U.) Proposed: Install signals and fully widen both intersections by 464'h CofO except northbound left turn lane at southbound ramp to be installed at 1,191th CofO. Review: The'03TIS indicates the need for a signal at the northbound ramp at the 240"' CofO. The 1 0TIS does not analyze this scenario (what is now the current condition). LL&G should revise their report to look at current volumes to see if signalization can be deferred to the 460 CofO. The southbound ramp should be signalized at the same time as the northbound ramp to allow smooth traffic flows. Widening and installing a northbound left turn lane at the southbound ramp at the 1,191th CofO is consistent with the finding in the'03TIS. 3. Build ultimate intersection at Lake/Temescal Canyon by 650'h CofO Proposed: Ultimate alignment is not needed as Lake St. does not need to be more than a 2 lane roadway at project build-out. Review: The proposed change is appropriate IF Lake St. does not require widening (see Link Analysis at end of memo). Both'03TIS and'10TIS show Lakeffemescal Canyon operating at LOS 'C' at project build-out in interim (existing) condition. 4. Build ultimate intersection and signalize Lake atAlberhill Ranch Rd. -Condition satisfied. 5. Build ultimate intersection and signalize Lake at Mountain -Condition satisfied. 6. Realign Lake St curves south of Temescal Canyon Rd. to allow 55mph design speed and min. 1,750 curve radius by 464"' CofO. Proposed: Road to be modified to "the satisfaction of the City Engineer"by 1200th CofO. Review: Not addressed in either Traffic Impact Study. 7. Interim Lake St. improvements can have 62' ROW to meet 1,750' min. radius and superelevation and shall include a reconstruction replacement cost. Proposed: Work has been completed - condition has been satisfied. Review: Proposed change assumes condition is only for curve already improved. Condition may also relate to realignment of roadway north of this curve (see #6 above).. 8. Lake St. from Nichols to Mountain, construct % street improvements, including realignment to allow 55mph design speed and min. 1,750 curve radius by 464 h COtO. Proposed: Improvements required by 1200th CofO. Review: Not addressed in either Traffic Impact Study. • Page 2 Page 42 of 46 9. Construct ultimate % section of Nichols Rd. from Lake to Terra Cotta Rd. by 464" CofO Proposed: Construct interim 2-lane road by 1~ CofO of (adjoining final map?). Build ultimate'/ width from Lake to east side of Tract 30836 by 1,612th (build-out) CofO. Review: Both Traffic Impact Studies show a 2-lane roadway being adequate through the build-out of the project. 10. Connection of Nichols Road from easterly tract to Collier with interim 2-1ane road (raising a -400'section 2' in elevation) by 411107 CofO. Bridge to be built by 12131108 or 950th CofO (which ever was first) Proposed: Construct 2-lane road with elevated section by 464'" CofO. Remove requirement to build bridge. Review: Connection to Collier was recommended for Phase 2 of the '03TIS which equated to 704 D.U. Therefore, 464" CofO seems reasonable. Having no responsibility for the ultimate bridge construction should be addressed. 11. Construct Nichols and Collier intersections improvements by 950"' CofO (in conjunction with bridge installation). Proposed: Provide exclusive westbound left turn and northbound left and right turn lanes by 464th CofO. Install signal by 1200' CofO Review: Both the '03TIS and '10TIS show no improvements needed to this intersection until project build-out (1,612 CofO). Note: Proposed wording says "widen and/or restripe Collier Avenue to provide an exclusive westbound left-turn lane" "Collier Ave". should read "Nichols Rd". 12. Developer to "work with" the City if the City proceeds with design for moving Collier/Nichols intersection to the west prior to "Phase 2" of the project. Proposed: Remove Condition Review: Condition needs to be reviewed and revised or eliminated. 13. Construct Nichols11-15 Northbound signal by 464" CofO or later if determined by City/Caltrans Proposed: Install signal and add additional lane to off ramp by 1,200 CofO. Review: '03TIS was inconsistent. Recommended signal at Phase 2 but showed LOS 'B' without improvements for both northbound and southbound ramps. '10TIS shows northbound ramps requiring signal at 1,191th CofO. 14. Construct Nichols/1-15 Southbound signal by 464" CofO or later if determined by City/Caltrans Proposed: Install signal and add additional lane to off ramp by 1,200!' CofO. Review: Same as #13 15. Construct Lake/Nichols signal and improvements. -Condition Satisfied. 16. Install sidewalk on south side of Nichols from Terra Cotta Rd. to 'A" Street in Tract 30836 (easterly tract) when Nichols is constructed along this section. • Page 3 Page 43 of 46 Proposed: Construct sidewalk by 100" CofO of Tract 30836. Review: Not addressed in TIS. Note: 100th CofO of Tract 30836 not the same as 100" CofO of Alberhill Ranch as used elsewhere in these documents. 17. Construct interim 4-1ane roadway for Lake St from Freeway to Nichols by 650"' CofO or later as determined by City, pending future realignment of this section. Updated Traffic Impact Study required to determine timing. Proposed: Condition eliminated. Review: No link analysis was performed by either TIS. See Link Review below. Future realignment of Temescal Canyon Road as proposed by Alberhill Village Specific Plan my impact this requirement. 18. Build Nichols road to full section within TAZ 4 of '03TIS prior to last CofO for Lot 974 Proposed: No change. Review: Appears new alignment of Nichols no longer has development on both sides of roadway where TAZ 4 was located in original plan. Condition should be reviewed and revised or eliminated. Note: Proposed revision shows Lot 966 instead of 974. 19. Terra Cotta Rd. built to south project boundary by 1~'CofO in Lot 974 Proposed: No change. Review: No comment. Note: Proposed revision shows Lot 966 instead of 974. 20. Install northbound right turn lane at Lake/I-15 southbound ramps by 6501h CofO unless delayed pursuant to updated Traffic Impact Study noted above. Proposed: No change. Review: Update to Traffic Impact Study is proposed to be eliminated (see # 17). Condition needs to be reviewed and revised. 21. Construct signal at Collector "A"(nowAlberhill Ranch Road) and Nichols Rd. by 650"' CofO. Proposed: Add: "or at a later date as determined by City Engineer." Also add requirement for an updated Traffic Impact Study to determine timing. Review: Proposed condition is for the signal to be built at 1) the 650'" COfO,2) as determined by the City and 3) based on a new Traffic Study. Condition needs to be reviewed and revised. 22. Construct traffic signal at Nichols Rd and 'A" Street of Tract 30836 (easterly tract) by 100"' CofO of Tract 30836. Proposed: No change. Review: No comment. Note: 100th CofO of Tract 30836 not the same as 100th CofO of Alberhill Ranch as used elsewhere in these documents. • Page 4 Page 44 of 46 Link Review: No link analysis was performed by either the '03TIS or '10TIS. The following breakdown of roadway LOS's is a comparison between the future Daily Traffic Volumes for Lake and Nichols as determined in the reports and the Riverside County's General Plan current Link Volume Capacities/Level of Service chart. For Lake Street the 2-lane Arterial classification is used. Since Nichols is planned as a Major street and no 2-lane Major classification is provided in the chart, the 2-lane Collector classification has been used. Riverside County Link LOS Max. Volumes: Collector: LOS'C' =10,400 LOS'D' = 11,700 LOS'E'= 13,000 2-Lane Arterial: LOS'C' =14,400 LOS'D' = 30,700 LOS'E'= 18,000 `03TIS 2004(Phase 1) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd. Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce St and Collier Ave. 2005 (Phase II) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd. Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce St and Collier Ave. 2008 (Project Build-out) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd. Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce Stand Collier Ave. `10TIS 2013 (464th D.U.) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd. Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce Stand Collier Ave. 2014 (650th D.U.) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce St and Collier Ave. • Page 5 Volume=1,100 LOS=<C Volume = 1,400 LOS = <C N/A N/A Volume =1,900 LOS = <C Volume=2,500 LOS=<C Volume = 1,900 LOS = <C N/A Volume = 3,200 LOS = <C Volume=4,500 LOS=<C Volume=9,000 LOS=<C Volume = 9,600 LOS = <C Volume =17,350 LOS = D Volume =15,970 LOS = C Volume = 3,470 LOS = <C Volume = 3,470 LOS = <C Volume = 18,890 LOS = E Volume =17,761 LOS = D Volume = 4,190 LOS = <C Volume=4,190 LOS=<C Page 45 of 46 2015 (950'h D.U.) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd. Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce St and Collier Ave. 2016 (1,191 D.U.) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd. Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce St and Collier Ave. 2017 (1,612th D.U.) Lake St. between 1-15 and Temescal Canyon Lake St. between Temescal Canyon and Nichols Rd. Nichols Rd. Between Lake St. and Pierce St. Nichols Rd. Between Perce St and Collier Ave. • Page 6 Volume =19,930 LOS = E Volume =18,940 LOS = E Volume = 5,340 LOS = <C Volume = 5,340 LOS = <C Volume = 20,630 LOS = E Volume =19,710 LOS=E Volume = 6,390 LOS = <C Volume=6,390 LOS=<C Volume = 21,030 LOS = E Volume = 20,260 LOS = E Volume = 7,950 LOS = <C Volume = 8,750 LOS = <C Page 46 of 46