HomeMy WebLinkAboutItem No. 2CI OF /lam
LADE LLSI1`IOR,,E
DREAM EJCTREME-
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRMAN
AND MEMBERS OF THE PLANNING COMMISSION
FROM: ROBERT A. BRADY,
CITY MANAGER
DATE: NOVEMBER 2, 2010
SUBJECT: TENTATIVE PARCEL MAP NO. 35135: A REQUEST TO
SUBDIVE AN EXISTING 9.07 ACRE SITE INTO FOUR (4)
PARCELS WITHIN THE GENERAL COMMERCIAL (C -2)
DISTRICT
APPLICANT: MATTHEW LIESEMEYER, MHL CONSULTING, INC., 26924
MERCED STREET, MENIFEE, CA 92584
OWNER: TRACY KOBOLD, INLAND PACIFIC CALIFORNIA, LLC,
10710 WESTMINISTER BOULEVARD, #130,
WESTMINISTER, CO 80020
Project Request
The applicant is proposing to subdivide 9.07 acres of land into four (4) individual parcels
pursuant to the requirements of Chapter 17.124 (General Commercial District), and
Chapter 16 "Subdivisions" of the Lake Elsinore Municipal Code (LEMC), and Section(s)
66425 et seq. of the California Subdivision Map Act (CSMA).
Project Location
The 9.07 acre project site is located at 32250 Mission Trail. Access to the project site is
available from Mission Trail,
PC November 2, 2010 Item No. 2
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Tentative Parcel Map No_ 35135
November 2, 2010
Page 2 of 5
Environmental Setting
The site is bounded on all sides by existing commercial uses
Project Description
The proposed parcel map will subdivide the aforementioned 9.07 -acres of general
commercial zoned land into four (4) individual parcels. Parcel No. 1 will be .79 acres
(34,388 square feet), Parcel No. 2 will be .57 acres (25,002 square feet), Parcel No. 3 will
be .91 acres (39,618 square feet), and Parcel No. 4 will be 6.81 acres (296,644 square
feet). It should be noted that the site is currently developed with one (1) existing
commercial building ( Trevi Entertainment Center) on the proposed fourth (4 th ) parcel.
Background
On August 17, 2010, the project was reviewed by the Planning Commission. The Planning
Commission expressed concerns relating to the following items: 1) ADA accessibility, 2)
parking for the existing building /use as well as future uses, 3) applicability of the 100 feet
street frontage requirement, and 4) applicability of the minimum 25,000 square foot lot size
requirement The Planning Commission elected to continue the project to September 7,
2010, October 5, 2010 and again to November 2, 2010 to allow the applicant and staff
more time to gather information addressing the identified concerns.
Analysis
The following is in response to the previously identified Planning Commission concerns:
ADA Accessibility ADA Accessibility has been approved by the City Building
Official for the existing Trevi building. When development comes forward for the
unimproved proposed parcels, each parcel /development will be required to provide
ADA access.
PC November 2, 2010 Item No. 2
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EXISTING LAND
ZONING,
GENERAL PLAN;_ ,.
Project
Existing
C -2 (General Commercial)
General Commercial
Site
Commercial/Vacant
North
Existing Commercial
C -1 (Neighborhood
General Commercial
Commercial
South
Existing Commercial
C -2 (General Commercial )
General Commercial
East
Existing Commercial
C -2 General Commercial)
General Commercial
West
Existin Commercial
C -2 General Commercial)
East Lake S ecific Plan
Project Description
The proposed parcel map will subdivide the aforementioned 9.07 -acres of general
commercial zoned land into four (4) individual parcels. Parcel No. 1 will be .79 acres
(34,388 square feet), Parcel No. 2 will be .57 acres (25,002 square feet), Parcel No. 3 will
be .91 acres (39,618 square feet), and Parcel No. 4 will be 6.81 acres (296,644 square
feet). It should be noted that the site is currently developed with one (1) existing
commercial building ( Trevi Entertainment Center) on the proposed fourth (4 th ) parcel.
Background
On August 17, 2010, the project was reviewed by the Planning Commission. The Planning
Commission expressed concerns relating to the following items: 1) ADA accessibility, 2)
parking for the existing building /use as well as future uses, 3) applicability of the 100 feet
street frontage requirement, and 4) applicability of the minimum 25,000 square foot lot size
requirement The Planning Commission elected to continue the project to September 7,
2010, October 5, 2010 and again to November 2, 2010 to allow the applicant and staff
more time to gather information addressing the identified concerns.
Analysis
The following is in response to the previously identified Planning Commission concerns:
ADA Accessibility ADA Accessibility has been approved by the City Building
Official for the existing Trevi building. When development comes forward for the
unimproved proposed parcels, each parcel /development will be required to provide
ADA access.
PC November 2, 2010 Item No. 2
Page 2 of 22
Tentative Parcel Map No. 35135
November 2, 2010
Page 3 of 5
• Parking for existing as well as future uses The subject property is subject to that
certain Shopping Center Reciprocal Easement Agreement" dated March 30, 1988
recorded against the property in accordance with the original approval of the Center.
The Reciprocal Easement Agreement anticipates the future development of
individual pads and requires reciprocal ingress, egress and parking as between all
parcels as well as common area maintenance and related provisions.
The applicant has provided a conceptual site plan identifying how the proposed
parcels can ultimately be developed (Attachment 6) with building location and on-
site parking. It should be noted that parking for the existing Trevi building was
approved under Conditional Use Permit No. 2008 -09. No additional parking studies
are required at this time. Each parcel will be required to satisfy its own parking
requirements through the Commercial Design Review process.
• Parcels to have 100 feet of Street Frontage Width: Section 17.124.050 requires
that "any new lot created in the C -2 District shall have one hundred (100') feet of
street frontage." However, Section 17.124.040 provides" within centers which have
Design Review approval pursuant to Chapter 17.184 and which share reciprocal
facilities such as parking and access, smaller lots (i.e. less than 25,000 square feet)
in the form of individual pads may be permitted provided it can be shown that
development upon those lots can comply, with the exceptions of street frontage
width (emphasis added), with all of the standards of this Chapter (i.e. Chapter
17.124 C -2 General Commercial District)."
Existing within a Shopping Center which has Design Review approval, Section
17.124.040 of the Zoning Code affords the Planning Commission discretion to
recommend to the City Council approval of lots smaller than 25,000 square feet
and /or lots with less than one hundred 0 00') foot street frontage width. In order to
clarify the intent of Section 17.124.040, staff is recommending a LEMC amendment
(see discussion below). In addition, staff has conditioned the project to submit for
and obtain Design Review approval prior to final map recordation as contemplated
by Section 17.124.040 (see proposed Condition No. 5).
In addition, Lake Elsinore Municipal Code Section 16.20.040 requires "all lots shall
have frontage upon a public or private street which shall be open to and usable by
vehicular traffic, and all lots shall have a minimum 20 -foot wide direct vehicular
access to such street." The 20 -foot wide direct vehicular access requirement is
achieved via shared (reciprocal) driveways and drive aisles.
applicant has revised the proposed Tentative Parcel Map to with this code
requirement.
PC November 2, 2010 Item No. 2
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Tentative Parcel Map No. 35135
November 2, 2010
Page 4 of 5
The applicant is proposing to subdivide the identified property for the creation of
four (4) individual parcels pursuant to subdivision and development standards (i.e.
lot size, lot frontage) set forth in Chapter 17.124 (General Commercial District), of
the Lake Elsinore Municipal Code, Section 16 "Subdivisions" of the Lake Elsinore
Municipal Code, Section(s) 66425 et seq. of the California Subdivision Map Act
(CSMA). City Planning and Engineering staffs have reviewed the project, and have
no concerns regarding the proposed request.
Proposed LEMC Amendment
In order to clarify the flexibility allowed with respect to street frontage for individual lots in
shopping centers with Design Review approval and subject to recorded reciprocal access
and parking requirements, staff recommends that the Planning Commission recommend
that the City Council direct the City Attorney to prepare an amendment to the LEMC. In
conjunction with minor modifications to Section 17.124.040 and 17.124.050, the following
provision could be added:
"Notwithstanding the requirements of Sections 17.124.040 and 17.124.050, within centers
that have Design Review approval pursuant to Chapter 17.184 prior to recordation of a
final map and which share reciprocal facilities such as parking and access pursuant to a
binding agreement recorded against all parcels within the center, the Planning Commission
may recommend approval and the City Council may approve lots smaller than 25, 000 net
square feet and /or lots with less than 100 feet of street frontage width so long as in the
aggregate the lots within the center comprise a minimum of insert # square feet and not
less than 100 feet of street frontage and so long as each individual lot otherwise complies
with all other standards of this Chapter 17.24 (C -2 General Commercial District)."
Environmental Determination
Pursuant to the California Environmental Quality Act (CEQA), this project has been
deemed exempt pursuant to Section 15315 (Minor Land Divisions). The site is not within a
MSHCP Criteria Cell, and is already developed. As a result of existing development, there
are no potential impacts to any species or habitat covered by the MSHCP. No further
environmental clearance is necessary.
Recommendation
• Adopt a Resolution No. 2010 -_ adopting findings that the project is consistent
with the Multiple Species Habitat Conservation Plan; and,
• Adopt a Resolution No. 2010 - recommending to the City Council approval of
Tentative Parcel Map No. 35135 based on the Findings, Exhibits, and proposed
Conditions of Approval.
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Tentative Parcel Map No. 35135
November 2, 2010
Page 5 of 5
Request the City Council to direct the City Attorney to prepare an Ordinance
amending the LEMC consistent with the discussion above.
Prepared By: Kirt A. Coury,G
Project Planner
Reviewed By: Matthew C. Harris,
Senior Planner
Approved By: Robert A. Bradl
City Manager
Attachments-
1 . Vicinity Map
2. Planning Commission Resolutions
3. Planning Commission Conditions of Approval
4. Acknowledgement of Draft Conditions of Approval Form
5. Tentative Parcel Map No. 35135 (reduction)
6. Full Size Plan
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VICINITY MAP
TENTATIVE PARCEL MAP NO. 35135
LOCATED AT 32250 MISSION TRAIL
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RESOLUTION NO. 2010-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS
THAT THE PROJECT IS CONSISTENT WITH THE MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP)
WHEREAS, Matthew Liesemeyer, MHL Consulting, Inc., submitted an
application for a Tentative Parcel Map to subdivide 9.07 acres of land into four (4)
individual parcels for property located at 32250 Mission Trail (the "Project "); and
WHEREAS, Section 6.0 of the MSHCP requires that all discretionary projects
within an MSHCP criteria cell undergo the Lake Elsinore Acquisition Process ( "LEAP ")
and Joint Project Review ( "JPR ") to analyze the scope of the proposed development
and establish a building envelope that is consistent with the MSHCP criteria; and
WHEREAS, Section 6.0 of the MSHCP further requires that the City of Lake
Elsinore adopt consistency findings demonstrating that the proposed discretionary
entitlement complies with the MSHCP cell criteria, and the MSHCP goals and
objectives; and
WHEREAS, pursuant to Lake Elsinore Municipal Code Section 16, requests for
subdivision of land are a discretionary action to be considered, reviewed, and approved,
conditionally approved or denied by either the Lake Elsinore Planning Commission
and /or the City Council; 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 August 17, 2010, September 7, 2010, October 5, 2010, and November 2, 2010.
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 Project's
consistency with Findings of Consistency with the MSHCP.
SECTION 2. That in accordance with the MSHCP, the Planning Commission
makes the following Consistency Findings:
1. The Project is a project under the City's MSHCP Resolution, and the City must
make an MSHCP Consistency finding before approval.
Pursuant to the City's MSHCP Resolution, the Project is required to be reviewed
for MSHCP consistency, including consistency with other "Plan Wide
Requirements." The Project site is not located within an MSHCP Criteria Cell.
Based upon the site reconnaissance survey there are no issues regarding
consistency with the MSCHP's other `Plan Wide Requirements." The Project site
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PLANNING COMMISSION RESOLUTION NO. 2010 -
PAGE 2 OF 4
is surrounded by development and all on -site improvements are incorporated,
and no habitat is present on site.
2. The Project is subject to the City's LEAP and the County's Joint Project Review
processes.
As stated above, the Project is not located within a Criteria Cell and therefore the
Project was not processed through a Joint Project Review.
3. The Project is consistent with the Riparian /Riverine Areas and Vernal Pools
Guidelines.
A reconnaissance survey revealed that no riparian, riverine, vernal pool /fairy
shrimp habitat or other aquatic resources exist on the site. As such, the
Riparian /Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2
of the MSHCP are not applicable.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species
Guidelines.
The site does not fall within any Narrow Endemic Plant Species Survey Areas.
Neither a habitat assessment nor further focused surveys are required for the
Project. Therefore, Protection of Narrow Endemic Plant Species Guidelines as
set forth in Section 6.1.3 of the MSHCP are not applicable to the Project.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The MSHCP only requires additional surveys for certain species if the Project is
located in Criteria Area Species Survey Areas, Amphibian Species Survey Areas,
Burrowing Owl Survey Areas, and Mammal Species Survey Areas of the
MSHCP. The site is surrounded by development and all on -site improvements
are incorporated. Therefore, the provisions of MSHCP Section 6.3.2 are not
applicable.
6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
The Project site is not within or adjacent to any MSHCP criteria or conservation
areas. Therefore, the Urban/Wildlands Interface Guidelines of MSHCP Section
6.1.4 are not applicable.
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PLANNING COMMISSION RESOLUTION NO. 2010 -
PAGE 3 OF 4
7. The Project is consistent with the Vegetation Mapping requirements.
There are no resources located on the Project site requiring mapping as set forth
in MSCHP Section 6.3.1.
8. The Project is consistent with the Fuels Management Guidelines.
The Project site is not within or adjacent to any MSHCP criteria or conservation
areas. Therefore, the Fuels Management Guidelines of MSHCP Section 6.4 are
not applicable.
9. The Project will be conditioned to pay the City's MSHCP Local Development
Mitigation Fee.
The Project will not be required to pay the City's MSHCP Local Development
Mitigation Fee given that the site is fully improved and developed.
10. The Project is consistent with the MSHCP.
Based upon the information provided above, the Project is consistent with the
MSHCP.
SECTION 3. Based upon the evidence presented, the Planning Commission
hereby adopts the findings above regarding the Project's consistency with the MSHCP.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, this 2 "d day of November, 2010.
John Gonzales, Chairman
City of Lake Elsinore
ATTEST:
Robert A. Brady,
City Manager
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PLANNING COMMISSION RESOLUTION NO. 2010-
PAGE 4 OF 4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, Bob Brady, City Manager of the City of Lake Elsinore, California, hereby certify
that Resolution No. 2010- _ as adopted by the Planning Commission of the City of
Lake Elsinore at a regular meeting held on the 2 "d day of November 2010, and that the
same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Robert A. Brady
City Manager
PC November 2, 2010 Item No. 2
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RESOLUTION NO. 2010-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL OF THE CITY OF LAKE ELSINORE APPROVAL
OF TENTATIVE PARCEL MAP NO. 35135 LOCATED AT 32250
MISSION TRAIL
WHEREAS, Matthew Liesemeyer, MI-TL Consulting, Inc., submitted an
application for a Tentative Parcel Map to subdivide 9.07 acres of land into five (5)
individual parcels for property located at 32250 Mission Trail (the "Project'); and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of making recommendations to the City Council for
Tentative Parcel Maps; and
WHEREAS, on August 17, 2010, September 7, 201(, October 5, 2010, and
November 2, 2010 at a duly noticed public hearing, the Planning Commission
considered evidence presented by the Community Development Department and other
interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Prior to making a recommendation to the City Council, the Planning
Commission has reviewed and analyzed Tentative Parcel Map No. 35135 pursuant to
the appropriate Planning and Zoning Laws, and Chapter 17.124 (General Commercial
District) and Chapter 16 (Subdivisions) of the Lake Elsinore Municipal Code ( "LEMC ").
SECTION 2. The Planning Commission hereby finds and determines that
Tentative Parcel Map No. 35135 is categorically exempt from the California
Environmental Quality Act (Public Resources Code §§ 21000 et seq.: "CEQA ") and the
Guidelines for Implementation of CEQA (14 California Code of Regulations §§ 15000 et
seq.: "CEQA Guidelines ") pursuant to Section 15315 (Minor Land Divisions) categorical
exemption. Specifically, the Planning Commission finds that the Tentative Parcel Map
allows for the subdivision of 9.07 acres of land into five (5) individual parcels for
property located at 32250 Mission Trail.
SECTION 3. That in accordance with State Planning and Zoning Law and the
Lake Elsinore Municipal Code, the Planning Commission makes the following findings
for approval of Tentative Parcel Map No. 35135:
1. The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General 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).
The parcel map is in accord with the General Plan, the objectives of the Zoning
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PLANNING COMMISSION RESOLUTION NO. 2010 -
PAGE 2 OF 3
Code, and the purposes of the district in which the site is located. The parcel
map as designed, assists in achieving the development of a well- balanced and
functional mix of residential, commercial, industrial, open space, recreational and
institutional land uses (GOAL 1.0, Land Use Element) by encouraging the
development of commercial businesses that strengthen and diversify the City's
economic base.
2. The effects this project 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 project will provide general commercial facilities of substantial size
conveniently located relative to commercial businesses and regional circulation
routes. The project will provide necessary public services and facilities, will pay
all appropriate fees, and will not result in any adverse environmental impact.
3. Subject to the attached conditions of approval, the proposed project is not
anticipated to result in any significant environmental impact.
The project has been adequately conditioned by all applicable departments and
agencies and will not therefore result in any significant environmental impacts.
The proposed use, together with the conditions applicable thereto, will not be
detrimental to the public health, safety, or welfare or materially injurious to
properties or improvements in the vicinity.
SECTION 4. Based upon the evidence presented, the above findings, and the
attached conditions of approval, the Planning Commission hereby approves Tentative
Parcel Map No. 35135.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, this 2 nd day of November, 2010.
John Gonzales, Chairman
City of Lake Elsinore
ATTEST:
Robert A. Brady,
City Manager
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PLANNING COMMISSION RESOLUTION NO. 2010-
PAGE 3 OF 3
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, Bob Brady, City Manager of the City of Lake Elsinore, California, hereby certify
that Resolution No. 2010- _ as adopted by the Planning Commission of the City of
Lake Elsinore at a regular meeting held on the 2 nd day of November 2010, and that the
same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Robert A. Brady
City Manager
PC November 2, 2010 Item No. 2
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CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP NO. 35135
PLANNING DIVISION
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 Tentative Parcel Map No. 35135.
2. Tentative Parcel Map No. 35135 will expire two (2) years from date of approval unless
within that period of time an appropriate instrument has been filed and recorded with the
County Recorder, or an extension of time is granted by the City of Lake Elsinore City
Council in accordance with the Subdivision Map Act and the LEMC.
3. 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 unless modified by approved Conditions of Approval.
4. Prior to final recordation of the 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.
5. Prior to final recordation of the Tentative Parcel Map, the applicant shall submit for and
obtain Commercial Design Review approval associated with Parcels 1, 2, 3, and 4 of
Tentative Parcel Map No. 35135.
6. All lots shall comply with minimum standards contained in the LEMC.
7. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
8. 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.
9. Prior to issuance of building permit, the applicant shall submit a letter of verification (will -
serve letter) from appropriate utility providers to the City Engineer, for all required utility
services.
10.The applicant shall pay applicable fees and obtain proper clearance from the Lake
Elsinore Unified School District (LEUSD) prior to issuance of building permits.
11.The applicant shall pay all applicable fees including park fees.
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CONDITIONS OF APPROVAL
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TPM 35135
12. The applicant shall meet all requirements of the providing electric utility company.
13. The applicant shall meet all requirements of the providing gas utility company.
14. The applicant shall meet all requirements of the providing telephone utility company.
15.A bond is required guaranteeing the removal of all trailers used during construction.
16. Prior to final map approval, the applicant shall submit a Reciprocal Easement
Agreement with Covenants, Conditions, and Restrictions (CC &R's) for review and
approval by the Community Development Director or Designee and the City Attorney.
The CC &R's shall provide reciprocal ingress, egress and parking as between all parcels
and shall include methods of funding and maintaining common areas, parking and drive
aisle areas, landscaped areas including parkways, water - quality management best
management practices and methods for common maintenance of all underground, and
above ground utility infrastructure improvements necessary to support the Center. In
addition, CC &R's shall establish methods to address design improvements. The
CC &R's shall be executed by the property owner and recorded against the properties.
17. Each building owner shall have full access to commonly owned areas (parking),
facilities and utilities.
18. Prior to final map approval, the applicant and the property owner 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.
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 (i.e., 7:00 A.M. — 5:00
P.M., Monday through Friday with no construction activity to occur on Saturdays,
Sundays or legal holidays) and a statement that complaints regarding the operation can
be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674 -3124.
The sign shall be installed prior to the issuance of a grading permit.
20. Prior to final map approval, a landscaping and irrigation plan shall be reviewed and
approved by the City Planning Division. The plan shall address the existing slope areas
along the Mission Trail frontage. In addition, all approved landscaping and irrigation
improvements shall be fully installed prior to final map approval.
ENGINEERING DIVISION
21. Provide Parcel Map per current Subdivision Map Act to be reviewed and approved by
the City Engineer, prior to recordation.
22.All parcels shall have access to public right -of -way through the existing driveway, by
means of a reciprocal easement among properties, as evidenced by a Reciprocal
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CONDITIONS OF APPROVAL
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TPM 35135
Easement Agreement with Covenants, Conditions and Restrictions in such form as
approved by the Community Development Director and City Attorney in accordance with
Condition No. 16. The CC &R's shall provide specific means for construction and
maintenance of the improvements within the easement.
23. Install permanent survey monuments in compliance with the City's municipal code.
24.All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards and hydrology manual.
25. Developer shall mitigate any flooding and /or erosion downstream caused by
development of the site and /or diversion of drainage.
26.All natural drainage traversing the site (historic flow) shall be conveyed through the site
in a manner consistent with the historic flow or to one or a combination of the following:
to a public facility; accepted by adjacent property owners by a letter of drainage
acceptance; or conveyed to a drainage easement as approved by the City Engineer.
27.All storm drain inlet facilities shall be appropriately stenciled to prevent illegal dumping
in the drain system; the working and stencil shall be approved by the City Engineer.
28.All required soils, geology, hydrology and hydraulic and seismic reports shall be
prepared by a Registered Civil Engineer.
29.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC).
30.Arrangements for relocation of utility company facilities (power poles, vaults, etc.) on
site and /or out on the roadway or alley shall be the responsibility of the property owner
or his agent. Overhead utilities (12 KV or lower) shall be undergrounded. Temporary
power shall be installed per the requirements of Building Official. All power lines
(temporary or permanent) shall comply with CALTRANS standards for vehicle
clearance.
31.The applicant shall preserve or install blue dot markers in the roadway at a right angle
to Fire Hydrant locations per Riverside County Standards.
32. Sight distance into and out of this project location shall comply with CALTRANS
Standards.
FEES:
30.The applicant shall pay all Engineering Division assessed Capital Improvement, Plan
Check and Permit fees (LEMC 16.34). Applicable mitigation fees include:
o Stephens Kangaroo Habitat Fee (K -Rat): $500 per gross acre due at Grading Permit;
oTraffic Infrastructure Fee (TIF): $3.84 per square foot (commercial) of buildings. The
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CONDITIONS OF APPROVAL
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TPM 35135
project may be eligible for reimbursement of road improvements constructed on
Mission Trail (99.2 %), due at Building Permit
oTransportation Uniform Mitigation Fee (TUMF): $10.49 per square foot of new retail
construction. This fee can be paid at Building Permit Issuance but shall be paid by
occupancy.
o Drainage Fee: $0 (Lake Management District)
NOTE: Above fees quoted are subject to change. Fees will be assessed at the prevalent
rate at time of payment in full.
FLOOD PLAIN:
31. The map area lies outside of a FEMA special flood hazard zone.
STORM WATER MANAGEMENT / POLLUTION PREVENTION
32. Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality
Management Plan (WQMP) for post construction are required for this project. The
Applicant, at their expense, agrees to implement site design changes and /or revisions
resulting from the review for approval of the WQMP, processing the changes and /or
revisions through the appropriate City Departments for approval prior to implementation.
33.The site design techniques in the WQMP shall achieve post development runoff flow
rates, velocities, duration and volume from a 2 year and 10 year 24 hour rainfall event to
prevent significant increases in downstream erosion compared to the pre - development
condition and prevents significant adverse impacts to stream habitat. 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.
34-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)). Install
NPDES approved stabilized entrance onsite to prevent tracking of material onto Mission
Trail
PC November 2, 2010 Item No. 2
Pape 17 of 22
CONDITIONS OF APPROVAL
PAGE 5 OF 7
TPM 35135
PLEASE NOTE: the discharge of pollutants into street, gutters, storm drain system, or
waterways — without Regional Water Quality Control Board permit or waiver — is strictly
prohibited by local ordinances and state and federal law.
IMPROVEMENTS:
35. The owner shall dedicate on the parcel map additional right -of -way to the City along
Mission Trail adjacent to the property frontage for a total right -of -way of 60' as
measured from centerline to the project property line on Mission Trail.
36. A note shall be placed on the parcel map identifying that the construction of offsite and
onsite improvements per SMA 66411.1 (a).
37. At the discretion of the City Engineer, either cash -in -lieu of improvements or
construction of offsite improvements shall be required prior to issuance of the first
permit (or other grant of approval for development of the parcel is issued by the City). If
constructed, improvements shall be to City Standard; new improvements shall match or
transition to existing improvements.
38. All public improvements shall comply with ADA standards.
39. Provide public street lighting, consistent with City Standards.
40. A California Registered Civil Engineer shall prepare the improvement plans required for
this project. Improvements shall be designed and constructed to Riverside County Road
Department Standards latest edition, and City Codes (LEMC 12.04 and 16.34)
PRIOR TO GRADING PERMIT
41. A grading plan signed and stamped by a California 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:
Grading,
Erosion control
Haul route(s) to be used for movement of import or export material.
Traffic control.
42. The grading submittal shall include all supporting documentation and be prepared using
City standard title block, standard drawings and Lake Elsinore Design Manual (available
at www.lake- elsinore.org
43. All grading plan contours shall extend to minimum of 25 feet beyond property lines to
indicate existing drainage pattern.
PC November 2, 2010 Item No. 2
Page 18 of 22
CONDITIONS OF APPROVAL
PAGE 6 OF 7
TPM 35135
44. 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.
45. _ The applicant shall apply for, obtain and submit to the City's Engineering Division a
letter from Southern California Edison (SCE) indicating that the construction activity will
not interfere with existing SCE facilities (aka SCE NIL).
46. All grading shall be done under the supervision of a geotechnical engineer. Slopes
steeper than 2 to 1 shall be evaluated for stability and proper erosion control and
approved by the City.
47. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and /or subsidence zones present on -site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this
hazard prior to grading permit.
48. The applicant shall obtain all necessary off -site easements and /or permits for off -site
grading and /or drainage acceptance from the adjacent property owners prior to grading
permit issuance.
PRIOR TO BUILDING PERMIT
49. The applicant shall submit a "Will Serve" letter to the City Engineering Division for this
project and specify the technical data for the water service at the location, such as water
pressure and volume, etc. Submit this letter to the Engineering Division prior to
applying for a building permit.
50. All required public right -of -way dedications and easements shall be prepared by the
applicant or his agent and shall be submitted to the Engineering Division for review and
approval prior to issuance of building permit.
PRIOR TO OCCUPANCY /FINAL APPROVAL:
51. All required public right -of -way dedications, easements and vacations and easement
agreement(s) for ingress and egress through adjacent property (ies) shall be recorded
with a recorded copy provided to the City prior to final project approval.
52. Slope maintenance along right -of -ways and open spaces shall be maintained by the
property owner. Documentation of maintenance responsibility shall be in a recordable
format and recorded prior to occupancy /final.
PC November 2, 2010 Item No. 2
Page 19 of 22
CONDITIONS OF APPROVAL
PAGE 7 OF 7
TPM 35135
53. 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.
COMMUNITY SERVICES DEPARTMENT
54. Developer shall comply with all City Ordinances regarding construction debris removal
and recycling as per Section 8.32 of the Lake Elsinore Municipal Code.
DEPARTMENT OF ADMINISTRATIVE SERVICES
55. Prior to approval of the Parcel Map, the applicant shall annex into Community Facilities
District No. 2006 -5 (Park, Open Space and Storm Drain Maintenance) to offset the
annual negative fiscal impacts of the future development. Upon completion of the
annexation, the annual CFD special tax will begin when a when a new building permit is
issued for the new parcels; the remainder parcel containing the existing commercial
building will be exempt from the CFD special tax unless a new building permit is issued.
Applicant shall pay to the City a non - refundable deposit in the amount of $5,000 to
cover the cost of the annexation process.
RIVERSIDE COUNTY FIRE DEPARTMENT
56. The applicant shall comply with all Riverside County Fire Departments requirements
and standards. Provide fire protection facilities as required in writing by the Riverside
County Fire Department.
ELSINORE VALLEY MUNICIPAL WATER DISTRICT
57. The applicant shall request a "will serve" letter from the Elsinore Valley Municipal Water
District. Submit the "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 a building permit.
PC November 2, 2010 Item No. 2
Page 20 of 22
CITY OF i —�
LADE )o LSI110P
DREAM EXTREME-
ACKNOWLEDGMENT OF
"DRAFT" CONDITIONS OF
APPROVAL
Subject: Tentative Parcel Map No. 35135 to subdivide 9.07 acres of land
into five (5) individual parcels pursuant to the applicable Chapters
of the Lake Elsinore Municipal Code (LEMC).
1 hereby state that I have read and acknowledge the Draft Conditions of Approval
and do hereby agree to accept and abide by all final Conditions that will be
approved by the Planning Commission /City Council. I also understand that all
Conditions shall be met prior to issuance of permits or prior to the first Certificate
of Occupancy, or as otherwise indicated in the Conditions.
All final conditions shall be met prior to issuance of permits or prior to the first
Certificate of Occupancy, or otherwise indicated in the Conditions, subject to the
approval of the Community Development Director of the City of Lake Elsinore
Date: Property Owner's Signature:
Print Name:
Address:
Phone Number:
Applicant's Signature:
Print Name:
Address:
Phone Number:
AT THE TIME OF PRINTING THE AGENDA, STAFF HAS NOT
RECEIVED THE SIGNED ACKNOWLEDGMENT FORM.
PC November 2, 2010 Item No. 2
Page 21 of 22
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