HomeMy WebLinkAboutPC Reso No 2012-13RESOLUTION NO. 2012-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A REVISION TO TENTATIVE PARCEL MAP NO. 34442
WHEREAS, Pardee Homes, has filed an application with the City of Lake
Elsinore requesting approval of a revision to Tentative Parcel Map No. 34442, which
subdivides 18.3 acres of land within the Canyon Hills Specific Plan into four lots (the
"Subdivision"); and
WHEREAS, the Subdivision is located on the north side of Canyon Hills Road,
west of Hillside Drive; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of making recommendations to the City Council
pertaining to the subdivision of land; and
WHEREAS, public notice of the Project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public hearing held with respect to this
item on February 21, 2012.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Subdivision prior to
making a decision to recommend that the City Council approve the application. The
Planning Commission hereby finds and determines that the Subdivision complies with
the requirements of Title 16 of the Lake Elsinore Municipal Code.
SECTION 2. That in accordance with the Subdivision Map Act and requirements
of the Lake Elsinore Municipal Code, the Planning Commission makes the following
findings for the approval of the revision to Tentative Parcel Map No. 34442:
1. The Subdivision, together with the provisions for the design and improvement, are
consistent with the General Plan; Zoning Code; Title 16 of the Municipal Code
relating to Subdivisions; and the State Subdivision Map Act.
Canyon Hills Specific Plan Amendment No. 2 designates the Subdivision site as
multi-family residential (MF2). Consistent with that designation, the Subdivision will
accommodate a residential condominium project with a density of 9 dwelling units
per acre. The Subdivision is consistent with the designated land use, development
and design standards, and all other appropriate requirements contained in the
General Plan, Canyon Hills Specific Plan Amendment No. 2, and Subdivision Map
Act.
2. The Subdivision is compatible with the objectives, policies, general land uses and
programs specified in the General Plan (Government Code Section 66473.5).
PLANNING COMMISSION RESOLUTION NO. 2012-13
PAGE 2OF3
The Subdivision is consistent with the land use plan, development and design
standards and programs, and all other appropriate requirements contained in the
General Plan and Canyon Hills Specific Plan Amendment No. 2. Tentative Parcel
Map No. 34442 is consistent with the MF2 designation and applicable development
and design standards.
3. The effects this Subdivision is likely to have upon the housing needs of the region,
the public service requirements of its residents, and the available fiscal and
environmental resources have been considered and balanced.
The Subdivision is consistent with the City's General Plan, Zoning Code, and the
Canyon Hills Specific Plan Amendment No. 2. The Subdivision will provide
necessary public services and facilities, will pay all appropriate fees, and will not
result in any adverse environmental impact.
4. The design of the Subdivision provides to the greatest extent possible, for future
passive or natural heating or cooling opportunities in the subdivision (Government
Code Section 66412.3).
The Subdivision will comply with all appropriate conservation requirements of the
City and Uniform Building Code.
SECTION 3. Based upon all of the evidence presented, the above findings, and
the conditions of approval imposed upon the Project, the Planning Commission hereby
recommends to the City Council approval the revision to Tentative Parcel Map 34442.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 21s` day of February 2012, by the
following vote:
Shelly Jord irperson
City of Lake Elsinore
T T:
Warren Morelion, AICP
Planning Manager
PLANNING COMMISSION RESOLUTION NO. 2012-13
PAGE 3 OF 3
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, Warren Morelion, Planning Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2012-13 as adopted by the Planning Commission of
the City of Lake Elsinore at a regular meeting held on the 21St day of February 2012,
and that the same was adopted by the following vote:
AYES: CHAIRPERSON JORDAN, VICE CHAIRPERSON O'NEAL,
COMMISSIONER BLAKE, COMMISSIONER GONZALES,
COMMISSIONER MORSCH
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
Warren Morelion, AICP
Planning Manager
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR
LIVING SMART CONDOMINIUMS
PLANNING DIVISION
GENERAL
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action,
or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning the project attached hereto.
CONDITIONAL USE PERMIT NO 2012-02
2. Conditional Use Permit No. 2012-02 approved herein shall lapse and shall become void
one (1) year following the date on which the use permit became effective, unless prior to
the expiration of one year, a building permit is issued and construction commenced and
diligently pursued toward completion on the site.
3. The Conditional Use Permit shall comply with the all applicable requirements of the
Lake Elsinore Municipal Code; Title 17 unless modified by approved Conditions of
Approval.
4. Prior to final certificate of occupancy of the Conditional Use Permit, the improvements
specified herein and approved by the Planning Commission and the City Council shall
be installed, or agreements for said improvements, shall be submitted to the City for
approval by the City Engineer, and all other stated conditions shall be complied with. All
uncompleted improvements must be bonded for as part of the agreements.
TENTATIVE PARCEL MAP NO. 34442
5. Tentative Parcel Map No. 34442 will expire two (2) years from date of approval unless
within that period of time the CC&R's and an appropriate instrument has been filed and
recorded with the County Recorder, or an extension of time is granted by the City of
Lake Elsinore City Council in accordance with the Subdivision Map Act.
6. The Tentative Parcel Map shall comply with the State of California Subdivision Map Act
and shall comply with all applicable requirements of the Lake Elsinore Municipal Code,
Title 16 including provisions for filing and recording of the condominium map unless
modified by approved Conditions of Approval.
7. Prior to final certificate of occupancy of Tentative Parcel Map, the improvements
specified herein and approved by the Planning Commission and the City Council shall
be installed, or agreements for said improvements, shall be submitted to the City for
approval by the City Engineer, and all other stated conditions shall be complied with. All
uncompleted improvements must be bonded for as part of the agreements.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
8. Prior to the first certificate of occupancy the applicant shall prepare and record CC&R's
against the condominium complex. The CC&R's shall be reviewed and approved by the
Community Development Director or Designee and the City Attorney. The CC&R's
shall include methods of maintaining common areas, parking and drive aisle areas,
landscaped areas including parkways, and methods for common maintenance of all
underground, and above ground utility infrastructure improvements necessary to
support the complex. In addition, CC&R's shall establish methods to address design
improvements.
9. The CC&R's shall expressly designate the City of Lake Elsinore as a third party
beneficiary to the CC&R's such that the City has the right, but not the obligation, to
enforce the provisions of the CC&R's.
10. No unit in the development shall be sold unless a corporation, association, property
owner's group or similar entity has been formed with the right to financially assess all
properties individually owned or jointly owned which have any rights or interest in the
use of the common areas and common facilities in the development, such assessment
power to be sufficient to meet the expenses of such entity, and with authority to control,
and duty to maintain, all said mutually available features of the development. Such
entity shall operate under recorded CC&R's which shall include compulsory
membership of all owners of lots and/or dwelling units and flexibility of assessments to
meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall
permit enforcement by the City for provisions required as Conditions of Approval. The
developer shall submit evidence of compliance with this requirement to, and receive
approval of, the City prior to making any such sale. This condition shall not apply to
land dedicated to the City for public purposes.
11. Provisions to restrict parking upon other than approved and developed parking spaces
shall be written into the covenants, conditions and restrictions for each project.
12. Membership in the Home Owner's Association shall be mandatory for each buyer and
any successive buyer.
13. Reciprocal covenants, conditions, and restrictions and reciprocal maintenance
agreements shall be established which will cause a merging of all development phases
as they are completed, and embody one (1) homeowner's association with common
area for the total development of the subject project.
14. In the event the association or other legally responsible person(s) fail to maintain said
common area in such a manner as to cause same to constitute a public nuisance, said
City may, upon proper notice and hearing, institute summary abatement procedures and
impose a lien for the costs of such abatement upon said common area, individual units
or whole thereof as provided by law.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
15. Each unit owner shall have full access to commonly owned areas, facilities and utilities.
16.The applicant shall continue to comply with those mitigation measures identified in the
Mitigation Monitoring Program adopted with the Environmental Impact Report prepared
for the Canyon Hills Specific Plan.
17.The developer shall continue to comply with the terms and requirements contained in
the BO and CO issued by the USFWS in 1992 for the Cottonwood Hills Specific Plan
and was subsequently amended on April 19, 2002 and July 16, 2002.
18. Construction traffic shall be prohibited from the segment of Lost Road south of the
project site as a construction truck route.
19.The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site
identifying the approved days and hours of construction activity and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674-3124.
RESIDENTIAL DESIGN REVIEW NO. 2012-01
20. Design Review approval for Residential Design Review No. 2012-01 will lapse and be
void unless a building permit is issued within two (2) years of the approval date. An
extension of time, up to one (1) year may be granted by the Community Development
Director prior to the expiration of the initial Design Review approval upon application by
the developer and payment of required fees one (1) month prior to expiration.
21.Conditions of Approval shall be reproduced on page one of building plans submitted to
the Building Division Plan Check. All Conditions of Approval shall be met prior to the
issuance of a Certificate of Occupancy and release of utilities.
22.All site improvements approved with this request shall be constructed as indicated on
the approved site plan and elevations. Revisions to approved site plans or building
elevations shall be subject to the review of the Community Development Director. All
plans submitted for Building Division Plan Check shall conform to the submitted plans
as modified by Conditions of Approval, or the Planning Commission/City Council
through subsequent action.
23.AII exterior on-site lighting shall be shielded and directed on-site so as not to create
glare onto neighboring property and streets or allow illumination above the horizontal
plane of the fixture. All light fixtures shall match the architectural style of the building.
24. Applicant shall use roofing materials with Class "A" fire rating
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
25.The Planning Division shall approve the location of any construction trailers utilized
during construction. All construction trailers shall require a cash bond processed
through the Planning Division.
26. Materials and colors depicted on the plans and materials board shall be used unless
modified by the Community Development Director or designee.
27. Parking stalls shall be developed pursuant to the requirements of the Canyon Hills
Specific Plan.
28. All exposed slopes in excess of three feet (3') in height shall have a permanent irrigation
system and erosion control vegetation installed, approved by the Planning Division.
29. Prior to issuance of any grading permit or building permits, the applicant shall sign and
complete an "Acknowledgement of Conditions" form and shall return the executed
original to the Planning Division for inclusion in the case records.
30.All mechanical and electrical equipment for the building shall be ground mounted. All
outdoor ground or wall mounted utility equipment shall be consolidated in a central
location and architecturally screened along with substantial landscaping, subject to the
approval of the Community Development Director or designee, prior to issuance of
building permit.
31.All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation system to provide 100 percent landscape coverage using
a combination of drip and conventional irrigation methods. The final
landscaping/irrigation plan is to be reviewed and approved by the City's Landscape
Architect Consultant and the Community Development Director or designee. A
Landscape Plan check fee will be charged prior to final landscape approval based on
the Consultant's fee plus 40 percent.
• The applicant shall plant street trees, selected from the City's Street Tree List, at
a maximum of 30 feet apart and at least 24-inch box in size.
• Planting within 15 feet of ingress/egress points shall be no higher than 36 inches.
• The landscape plan shall provide for ground cover, shrubs, and trees and meet
all requirements of the City's adopted Landscape Guidelines. Special attention to
the use of Xeriscape or drought resistant plantings with combination drip
irrigation system to be used to prevent excessive watering.
• All landscape improvements shall be bonded with a 100 percent Faithful
Performance Bond for materials and labor for two years from Certificate of
Occupancy.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
• All landscaping and irrigation shall be installed within an affected portion of any
phase at the time a certificate of occupancy is requested for any building.
• One of the proposed lots of the Model Home Complex shall be Xeriscaped and
signage provided identifying Xeriscape landscaping.
• The Final landscape plan shall be consistent with any approved site and/or plot
plan.
• The Final landscape plan shall include planting and irrigation details
32.All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
33.The applicant shall prepare a Wall and Fencing Plan for the area comprising of the
project area, in compliance with the fencing standards within the Zoning Code Section
17.44.130.D and the Canyon Hills Specific Plan, prior to issuance of any building permit,
and subject to the approval of the Community Development Director or designee.
34. Fences located in any front yard shall not exceed three feet in height with the exception
that wrought-iron fences may be five feet in height. Chain link fences shall be
prohibited.
35. Garages shall be constructed to provide a minimum of twenty feet by twenty feet (20' x
20') of interior clear space to accommodate two vehicles.
36.Applicant shall comply with the requirements of the Elsinore Valley Municipal Water
District (EVMWD). Proof shall be presented to the Chief Building Official prior to
issuance of building permits and final approval.
37. Prior to issuance of building permits, applicant shall provide assurance that all required
fees to the Lake Elsinore Unified School District have been paid.
38.Prior to issuance of building permits, applicant shall provide assurance that all
requirements of the Riverside County Fire Department have been met.
39. Prior to issuance of building permits, applicant shall pay park-in-lieu fee in effect at time
of building permit issuance.
40. 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
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
before 7:00 AM and shall cease at 5:00 PM, Monday through Friday or 8:00am and
5:00pm on Saturday. Construction activity shall not take place on Sunday, or any Legal
Holidays. Construction activity shall not take place on Saturday, Sunday, or any Legal
Holidays.
41. The applicant shall pay all appropriate City fees.
42.The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site
identifying the approved days and hours of construction activity and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674-3124.
43. Construction traffic shall be prohibited from the segment of Lost Road south of the
project site as a construction truck route.
44.The Home Owner's Association shall be established prior to the occupancy release of
the first dwelling unit. The Homeowner's Association shall maintain all project
improvements and facilities, including the private streets, landscaping, park facilities,
and drainage improvements.
45.The applicant shall participate in the City's Lighting and Landscape Maintenance
District.
ENGINEERING
GENERAL
46.All private drives shall meet with fire requirements with respect to road width, street
slope, turn around, all weather material, and curve radius in place at the time of City
Council approval. Provide written documentation of Fire Division approval.
47. Landscaping adjacent to Canyon Hills Road and Hillside Drive shall be placed so as not
to interfere with the sight distance of exiting vehicles.
48. On site storm run-off shall be detained unless otherwise provided for by the underlying
project map.
49. Slopes shall be planted to reduce erosion. Drainage along the slopes shall be
constructed to convey storm flows and nuisance irrigation flows to an established
drainage course.
50.Slopes exceeding thirty feet (30') shall have City Standard concrete drainage ditches
every thirty feet (30') vertical.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
51. Primary circulation drive aisle (loop drives) width shall be a minimum thirty six feet (36')
clear. Parking shall not be allowed in any of the drive aisles except at designated
spaces and approved by Riverside County Fire Department.
52. Interior street grades shall not exceed nine percent (9%) and on-site intersections
approach grades shall not exceed six percent (6%).
53.Submit a 'Will Serve' letter to the City Engineering Division from the applicable water
agency stating that water and sewer arrangements have been made for this project.
Submit this letter prior to issuance of building permit.
54.Construct all public works improvements per approved street plans (LEMC 12.04).
Plans must be approved and signed by the City Engineer prior to Parcel map approval
(LEMC 16.34).
55.All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 /2" x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
56.The applicant shall install two (2) permanent bench marks to City of Lake Elsinore
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.
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 street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer unless otherwise provided.
60. Developer shall annex to the City's Street Lighting and Landscaping Maintenance
District.
61. Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
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 utilities except electrical over 12 kv shall be placed underground, as approved by the
serving utility.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
64. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations or provide a letter
stamped by a licensed geologist or geotechnical engineer stating the project is outside
the zone.
65.A geologic study shall be performed on the site to identify any earthquake faults and/or
liquefaction zones present on-site unless provided by underlying subdivision map.
66. Prior to commencement of grading operations, developer is to provide to the City with a
map of all proposed haul routes to be used for movement of export material. All such
routes shall be subject to the review and approval of the City Engineer. Haul route shall
be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall
be approved by City Council. (LEMC 15.72.065)
67. Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, applicant shall pay full cost of
restoring public roads to the baseline condition. A bond may be required to ensure
payment of damages to the public right-of-way, subject to the approval of the City
Engineer.
68. Drainage easements shall be kept free of buildings and obstructions.
69. Drainage across property lines shall not exceed that which existed prior to grading.
Excess or concentrated drainage shall be contained on site or directed to an approved
drainage facility. Erosion of the ground in the area of discharge shall be prevented by
installation of non-erosive down drains or other devices.
70. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer prior
to approval of final map. Developer shall mitigate any flooding and/or erosion caused by
development of site and diversion of drainage.
71. Storm drain inlet facilities shall be appropriately marked using the City of Lake Elsinore
authorized detail to prevent illegally dumping in the drain system.
72. Roof and yard drains shall not be allowed to connect directly through cuts in the street
curb. Roof drains shall drain through minimum 20-feet of landscaped area prior to
entering into a closed drainage system in compliance with City of Lake Elsinore
Standard 330.
73. Underground water rights shall be dedicated to the City pursuant to the provisions of
Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore
Valley Municipal Water District.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
74. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way shall be owned and maintained by property
owner or property owner's association.
75. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
76.Any grading that affects 'waters of the United States", wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal
and/or State agencies.
77.The developer shall provide a copy of an encroachment permit or any approval
documents from the Riverside County Flood Control District for encroaching, grading, or
discharging into County flood control facilities.
78.All required soils, geology, hydrology and hydraulic, and seismic reports shall be
prepared by a Registered Civil Engineer.
STORM WATER MANAGEMENT I POLLUTANT PREVENTION
79. The developer shall provide erosion control measures and best management practices
(BMP's) as part of their grading and improvement plans. The developer shall ensure
protection of storm water quality and meet the goals of the California Green Building
Standards Code and Supplement "A" in the Riverside County NPDES Drainage Area
Management Plan. Applicant will be required to install BMP's using the best available
technology to mitigate any urban pollutants from entering the watershed.
80. The developer shall provide BMP's that will reduce storm water pollutants from parking
areas and driveway aisles.
81.Education guidelines and Best Management Practices (BMP) shall be provide to
residents of the development in the use of herbicides, pesticides, fertilizers as well as
other environmental awareness education materials on good housekeeping practices
that contribute to protection of storm water quality and met the goals of the BMP in
Supplement "A" in the Riverside County NPDES Drainage Area Management Plan.
(Required for lot of one acre or more
82. The developer shall prohibit the discharge of waste into the storm drain system or local
surface waters in accordance with City of Lake Elsinore ordinances for storm water
management and discharge control and with state and federal law. This includes non-
storm water discharges containing oil, grease, detergents, trash, or other waste
remains. Brochures of "Storm water Pollution, What You Should Know" describing
preventing measures are available at City Hall.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
83.Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality
Management Plan (WQMP) for post construction are required for this project.
84.A preliminary WQMP shall be submitted to the City Engineering Division for review and
approval during the DESIGN phase of the project and incorporate low impact
development (LID) principals such as permeable pavement, storm water retention and
reuse.
85.A final WQMP shall be submitted to the City Engineering Division for review and
approval prior to issuance of ANY PERMIT for construction (grading or building).
86. Identified pollutants of concern must be treated prior to any non-stormwater discharge
leaving the site.
87.The WQMP shall demonstrate that discharge flow rates, velocities, duration and volume
for the post construction condition from a 2 year and 10 year 24 hour rainfall event will
not cause significant adverse impacts on downstream erosion and receiving waters, or
measures are implemented to mitigate significant adverse impacts to downstream
public facilities and water bodies. The WQMP shall provide measures to minimize the
impact from the pollutants of concern and hydrologic conditions of concern identified for
the project. Where the pollutants of concern include pollutants that are listed as
causing or contributing to impairments of receiving waters, BMPs must be selected so
that the project does not cause or contribute to an exceedance of water quality
objectives. The WQMP shall provide information regarding design considerations, and
the long-term operation and maintenance requirements for BMPs requiring long-term
maintenance as well as the mechanism for funding the long-term operation and
maintenance of the BMP's.
88.The occupant or owner must maintain records of stormwater facility maintenance, and
submit to City Staff inspections of Stormwater BMPs. Where City Staff allow or require
self-certifications, the occupant or owner must certify Stormwater BMPs are properly
maintained and submit reports, prepared and certified by a P.E., to City staff upon their
request. Certification by the City Staff may be required.
89.DURING CONSTRUCTION, NPDES education guidelines and Best Management
Practices (BMPs) shall be posted to inform users of this development of environmental
awareness and good housekeeping practices that contribute to protection of storm
water quality and meet the goals of the BMPs in Supplement "A" of the Riverside
County NPDES Drainage Area Management Plan (Required for lots of one acre or more
or lots that are part of a larger common plan (ex. shopping center infill lot).
FINAL TRACT OR PARCEL MAP
90. The developer shall submit for plan check review and approval a parcel map drawn to
City of Lake Elsinore Engineering Division Design Manual Standards.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
91. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
92. Prior to City Council approval of the Parcel Map, the developer shall, in accordance with
Government Code, have constructed all improvements or noted on the title sheet of the
map the improvements to be constructed or have improvement plans submitted and
approved, agreements executed and securities posted.
93. The Parcel Map shall include the phasing boundaries consistent with the parcels of the
Tentative Parcel Map. The phasing boundaries or parcels shall be processed as
separate tract maps.
94. Legal agreements and financial commitments for operation and maintenance of water
quality best management practices shall be recorded prior to or concurrent with
recordation of a parcel map.
IMPROVEMENTS
95. Install a root barrier for the dripline of trees installed within 6 feet of the sidewalk.
96. Re-align angle of private driveway A at Hillside Drive to align with Canyon Rim Road.
97. Show secondary access on all plans.
98. Traffic Study required for impacts to Hillside Drive and Canyon Hills Road. Comply
with mitigation measures identified therein.
99. An Encroachment Permit shall be obtained prior to any work on City and/or State right-
of-way. The developer shall submit the permit application, required fees and
documents prior to issuance.
100. Sight distance into and out of the project location shall comply with CALTRANS
Standards.
101. The developer shall coordinate with Riverside Transit Authority for location and
installation of bus transit facilities.
102. If existing improvements are to be modified, the existing improvement plans on file shall
be modified accordingly and approved by the City Engineer prior to issuance of building
permit.
103. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff
shall be contained within the street right-of-way. When either of these criteria are
exceeded, drainage facilities shall be provided.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
104. All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards.
105. The grading and/or improvement plan shall include a table listing each stormwater
facility, and the plan sheet where it appears.
106. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 ''/z° x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
107. A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and
onsite drainage facilities; and include a capacity analysis verifying the adequacy of the
facilities. The drainage system shall be designed to ensure that runoff from a 10-yr
storm of 6 hours or 24 hours duration under developed condition is equal or less than
the runoff under existing conditions of the same storm frequency. Both 6 hour and
24hour storm duration shall be analyzed to determine the detention basin capacities
necessary to accomplish the desired results.
108. All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer. All off-site
drainage, if different from historic flow, shall be conveyed to a public facility, accepted
by adjacent property owners by a letter of drainage acceptance, or conveyed to a
drainage easement.
109. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
110. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Standard
Plans.
111. The developer shall submit street improvement plans prepared by a Registered Civil
Engineer and the plans shall include curb and gutter, sidewalk, ac pavement, street
lighting, median, trail, and drainage improvements.
112. The developer shall provide signing and striping plans for the required improvements of
this project.
113. The terminus of Private Driveways A, B & C shall include sufficient turnarounds for
emergency vehicles.
PRIOR TO GRADING PERMIT
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
114. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading)
on the site. The plan shall include separate sheets for erosion control, haul route and
traffic control. The grading submittal shall include all supporting documentation and be
prepared using City standard title block, standard drawings and design manual
(available at www.lake-elsinore.org). Apply and obtain a grading permit with
appropriate security prior to building permit issuance. Developer shall execute and
submit grading and erosion control agreement, post grading security and pay permit
fees as a condition of grading permit issuance
115. No grading shall be performed without first having obtained a permit. A grading permit
does not include the construction of retaining walls or other structures.
116. Export and import sites located within the Lake Elsinore City limits must have an active
grading permit.
117. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern. 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.
118. If the grading plan identifies alterations in the existing drainage patterns as they exit the
site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall
be required prior to issuance of grading permits. All grading that modifies the existing
flow patterns and/or topography shall be approved by the City Engineer.
119. The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
120. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
121. Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste
Discharge Identification (WDID) letter issued by the Regional Water Quality Control
Board for the National Pollutant Discharge Elimination System (NPDES) program.
Applicant shall provide the city with proof of his having filed a Notice of Intent with the
Regional Water Quality Control Board for the National Pollutant Discharge Elimination
System (NPDES) program with a storm water pollution prevention plan prior to issuance
of grading permits. The applicant shall provide a WQMP for post construction which
describes BMP's that will be implemented for the development including maintenance
responsibilities.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
122. The applicant shall process a storm water pollution prevention plan showing mitigation
of construction storm water run-off. A copy of the current SWPPP shall be kept at the
project site and be available for review upon request.
123. Submit an approved environmental clearance document to the Engineering Division.
This approval shall identify and clear all proposed grading activity anticipated for this
project.
PRIOR TO ISSUANCE OF BUILDING PERMIT
124. All required public right-of-way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Division for review and
approval prior to issuance of building permit.
125. The Parcel Map shall be recorded.
126. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer per a Traffic Impact Analysis.
PRIOR TO OCCUPANCY
127. Following construction and prior to Certificate of Occupancy/Final sign off, submit a final
Stormwater Facility Operation and Maintenance Plan and formally transfer responsibility
for maintenance to the HOA, owner, or permanent occupant.
128. All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
129. All public improvements shall be completed in accordance with the approved plans or
as condition of this development to the satisfaction of the City Engineer.
130. All water and sewer improvements shall be completed in accordance with Water District
requirements.
131. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided. All slopes and landscaping within public
right-of-way shall be maintained by the property owner or property owner's association
or another maintenance entity approved by the City Council.
132. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8 '/z x 11" mylar)
shall be submitted in tif format on CD to the Engineering Division before final inspection
will be scheduled.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
133. The developer shall pay fee in-lieu of construction of future median improvements on
Hillside Drive. The fee shall be equal to current cost estimate for improvements
(including contingency) plus an additional 15% of the total construction cost estimate to
cover design and administrative costs. The cost estimate shall be approved by City
staff.
134. Prior to grading or building permit close-out and/or the issuance of a certificate of use or
a certificate of occupancy, developer shall:
a. Demonstrate that all structural BMPs have been constructed, installed and are
functioning in conformance with approved plans and specifications and the WQMP;
b. Demonstrate that they are prepared to implement all non-structural BMPs included
in the conditions of approval or building/grading permit conditions;
c. Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners/occupants; and
d. The developer shall provide all education guidelines for Water Quality Management
Practices to the tenants, operators and owners of the businesses of the
development, regarding the environmental awareness on good housekeeping
practices that contribute to protection of storm water quality and meet the goals of
the approved WQMP in the Riverside County NPDES Drainage Area Management
Plan. Contact the City NPDES Coordinator for handout/guideline information.
135. The property owner (aka Legally Responsible Party) shall execute and cause to be
recorded a "Covenant and Agreement" in the form provided by the City to inform future
property owners of the requirement to implement the approved final project-specific
WQMP.
136. Developer shall pay all outstanding applicable processing and development fees
including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and
area drainage prior to occupancy/final approval.
137. As-built plans for all approved plan sets shall be submitted for review and approval by
the City. The developer/developer/owner is responsible for revising the original mylar
plans. Once the original mylars have been approved, the developer shall provide the
City with a CD/DVD of the "as built" plans in tif format.
138. All final studies and reports shall be submitted in tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
139. Provide on compact disc GIS Shape files of all final maps and street and storm drain
plans. *ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
140. Confirm existing easement for storm drain traversing the site from driveway "A" through
the site unless otherwise provided.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
141. In accordance with the City's Franchise Agreement for waste disposal and recycling, the
applicant shall be required to contract with CR&R, Inc., for removal and disposal of all
waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or all other phases of construction.
COMMUNITY SERVICES DEPARTMENT
142. Applicant shall pay applicable park fees unless documentation is provided otherwise.
143. No park credits shall be given for private park areas, open space, or recreation facilities
constructed within the development.
144. The developer shall utilize CR&R for all construction debris removal, hauling, and
recycling as per City ordinance.
145. The City landscape architect shall review and approve all landscaping plans.
146. The Home Owner's Association (HOA) shall maintain all landscaped areas including
landscaping fronting Canyon Hills Road and Hillside Drive, open space, water quality
basin and all interior plantings.
147. The Home Owner's Association (HOA) shall maintain all block walls and keep them free
of graffiti.
148. All interior roads, street signs, street markings, sidewalks, enhanced concrete to be
maintained by the Home Owner's Association (HOA).
149. Water quality basin outlet to meet all requirements of the Riverside County Flood
Control, Army Corps of Engineers and the City of Lake Elsinore.
DEPARTMENT OF ADMINISTRATIVE SERVICES
150. Prior to the issuance of the first building permit, the applicant shall annex into
Community Facilities District 2003-01 to offset the annual negative fiscal impacts of the
project on public safety operations and maintenance issues in the City.
151. Prior to the issuance of the first building permit, the applicant shall annex into Lighting
and Landscape Maintenance District No.1 to offset the annual negative fiscal impacts of
the project on public right-of-way landscaped areas to be maintained by the City and for
street lights in the public right-of-way for which the City will pay for electricity and a
maintenance fee to Southern California Edison.
Planning Commission
February 21, 2012
CONDITIONS OF APPROVAL FOR
REVISION TO TENTATIVE PARCEL MAP NO. 34442, AND RESIDENTIAL DESIGN
REVIEW NO. 2012-01 AND CONDITIONAL USE PERMIT NO. 2012-02 FOR LIVING SMART
RIVERSIDE COUNTY FIRE DEPARTMENT
152. The applicant shall comply with all requirements of the Riverside County Fire
Department. Fire protection measures shall be provided in accordance with Riverside
County ordinances and/or recognized fire protection standards.
153. Blue retro reflective pavement markers shall be mounted on private streets, public
streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire Department.
154. Schedule A fire protection approved standard fire hydrants, (6"x 4"x 2 '/2") locate one at
each street intersection and space no more than 500 feet apart in any direction, with no
portion of any lot frontage more than 250 feet from hydrant. Minimum fire flow shall be
1000 GPM for 2 hour duration at 20 PSI. Shall include perimeter streets at each
intersection and spaced 660 feet apart.
155. The applicant or developer shall furnish one copy of the water system plans to the Fire
Department for review. Plans shall be signed by a registered civil engineer, containing a
Fire Department approval signature block, and shall conform to hydrant type, location,
spacing and minimum fire flow. Once plans are signed by local water company, the
originals shall be presented to the Fire Department for signature.
156. Environmental Constraint Sheet (ECS) map must be stamped by Riverside County
Surveyor with the following Note: The required water system, including fire hydrants,
shall be installed and accepted by the appropriate water agency prior to any
combustible building material placed on an individual lot.
157. Prior to the release of your installation, site prep and/or building permits from Building
and Safety. Written certification from the appropriate water district that the required fire
hydrant(s) are either existing or that financial arrangements have been made to provide
them.
158. Also a map or APN page showing the location of the fire hydrant and access to the
property.
159. Install Fire Sprinkler System per NFPA 13D 2010 Edition Plans must be submitted to
the Riverside County Fire Dept. for review and approval prior to installation.
Planning Commission
February 21, 2012