HomeMy WebLinkAboutPC Reso No 2012-19RESOLUTION NO. 2012-19
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVAL OF
VESTING TENTATIVE TRACT MAP NO. 36447
WHEREAS, Pardee Homes has filed an application with the City of Lake Elsinore
requesting approval of Vesting Tentative Tract Map No. 36447, which subdivides
approximately 23 acres of land within the Canyon Hills Specific Plan into 107 parcels
(87 single family residential lots; 4 streets; 1 HOA Slope, and 15 landscape lots) (the
"Subdivision"); and
WHEREAS, the Subdivision is located within the Canyon Hills Specific Plan
(Planning Area 37), which is located along Canyon Hills Road between Kalanchoe Road
and Piedmont Drive within the Canyon Hills Specific Plan area. Direct access to the
project site is available from Canyon Hills Road; 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, pursuant to the California Environmental Quality Act (Cal. Pub. Res.
Code 21000 et seq.: "CEQA") and the CEQA Guidelines (14 C.C.R. 15000 et
seq.), public agencies are expressly encouraged to reduce delay and paperwork
associated with the implementation of CEQA by using previously prepared
environmental documents when those previously prepared documents adequately
address the potential impacts of the proposed project (CEQA Guidelines Section
15006); and
WHEREAS, CEQA Guidelines Section 15162(a) states that 'When an EIR has
been certified or negative declaration adopted for a project, no subsequent EIR shall be
prepared for that project unless the lead agency determines, on the basis of substantial
evidence in the light of the whole record, one or more of the following:
1. Substantial changes are proposed in the project which will require major
revisions of the previous EIR or negative declaration due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects;
2. Substantial changes occur with respect to the circumstances under which
the project is undertaken which will require major revisions of the previous EIR or
negative declaration due to the involvement of new significant environmental effects or
a substantial increase in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at the time the
previous EIR was certified as complete or the negative declaration was adopted, shows
any of the following:
PLANNING COMMISSION RESOLUTION 2012-19
PAGE 2OF5
(A) The project will have one or more significant effects not discussed in the
previous E I R or negative declaration;
(B) Significant effects previously examined will be substantially more severe
than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not the be feasible
would in fact be feasible and would substantially reduce one or more significant effects
of the project, but the project proponents decline to adopt the mitigation measure or
alternative; or
(D) Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.'; and
WHEREAS, the 2003 Addendum to the 1989 Final Canyon Hills Specific Plan
Environmental Impact Report, (the "FEIR") for the Canyon Hills Specific Plan was
prepared and approved by the City Council in late 2003 to provide environmental
analysis and information necessary to support approval of Vesting Tentative Tract Map
36447; and
WHEREAS, the Subdivision was contemplated by Specific Plan Amendment No.
2 and does not present substantial changes or new information regarding the potential
environmental impacts that were analyzed in the FEIR or the changes addressed in the
2003 Addendum; and
WHEREAS, public notice of the Subdivision has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public hearing held with respect to this
item on June 5, 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. The Planning Commission finds and determines that in accordance
with CEQA Guidelines Section 15162, the Subdivision does not present a substantial
change or new information that would require further CEQA analysis. The
environmental impacts associated with Subdivision were contemplated by the FEIR and
were fully analyzed and mitigated therein. No new CEQA documentation is necessary
for the Subdivision.
PLANNING COMMISSION RESOLUTION 2012-19
PAGE 3OF5
SECTION 3. 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 Vesting Tentative Tract Map No. 36447:
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. 3 designates the Subdivision site as
Multi Family Residential 2 (MF2). Consistent with that designation, the Subdivision
will accommodate a detached single-family residential project consistent with Single
Family Residential 3 (SF3) as allowed under the MF2 designation. 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).
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. Vesting Tentative
Tract Map No. 36447 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 4. Based upon all of the evidence presented, the above findings, and
the conditions of approval imposed upon the subdivision, the Planning Commission
hereby recommends that the City Council approve Vesting Tentative Tract Map No.
36447.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PLANNING COMMISSION RESOLUTION 2012-19
PAGE 4 OF 5
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, this 5th day of June, 2012.
Mich al, Vice Chairperson
City f e Elsinore
AT ST:
Warren Morelion, AICP
Acting Community Development Director
PLANNING COMMISSION RESOLUTION 2012-19
PAGE 5 OF 5
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, Warren Morelion, Acting Community Development Director of the City of Lake
Elsinore, California, hereby certify that Resolution No. 2012-19 as adopted by the
Planning Commission of the City of Lake Elsinore at a regular meeting held on the 5m
day of June 2012, and that the same was adopted by the following vote:
AYES VICE CHAIRPERSON O'NEAL, COMMISSIONER GONZALES,
COMMISSIONER MORSCH
NOES: NONE
ABSENT: CHAIRPERSON JORDAN, COMMISSIONER BLAKE
ABSTAIN: NONE q ~ .
Warren Morelion, AICP
Acting Community Development Director
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36447
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 Vesting Tentative Tract Map No. 36447, located within Canyon
Hills Specific Plan (Planning Area 37), near the southeast corner of Canyon Hills Road and
Piedmont Drive, project attached hereto.
2. Vesting Tentative Tract Map No. 36447 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.
3. Vesting Tentative Tract Map No. 36447 shall comply with the State of California
Subdivision Map Act and shall comply with all applicable requirements of the Lake Elsinore
Municipal Code (LEMC), unless modified by approved Conditions of Approval.
4. Future development shall comply with those standards and guidelines of the Elements
contained in the Canyon Hills Specific Plan document.
5. Vesting Tentative Tract Map No. 36447 shall comply with the State of California
Subdivision Map Act and applicable requirements contained in the Canyon Hills Specific
Plan document and the Lake Elsinore Municipal Code (LEMC), unless modified by
approved Conditions of Approval.
6. Future development shall comply with those requirements and provisions contained in the
Canyon Hills Development Agreement; 2004 Funding, Construction, and Acquisition
Agreement.
7. The applicant shall participate in the City of Lake Elsinore Citywide Lighting and Landscape
and Street Maintenance District, as appropriate.
8. The applicant shall provide all project-related onsite and offsite improvements as described
in the Canyon Hills Specific Plan document and Vesting Tentative Tract Map No. 36447.
9. The applicant shall implement those mitigation measures identified in the 1989 Final
Canyon Hills Specific Plan EIR and the 2003 Addendum to the Final Canyon Hills Specific
Plan EIR.
10.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.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 2 OF 13
VTTM NO. 36447
PRIOR TO FINAL TRACT MAP
11. All lots shall comply with minimum standards contained in the Canyon Hills Specific Plan.
12.A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
13. Street names within the subdivision shall be approved by the Community Development
Director or Designee.
14.All of the improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
15.The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
PRIOR TO DESIGN REVIEW APPROVAL
16.All future structural development associated with this map requires separate Design
Review approval.
17. Design for all drainage basins proposed with Vesting Tentative Tract Map No. 36447 shall
be approved by the City Engineering Manager and Community Development Director or
designee. Security fencing shall also be shown. Chain-link fencing is prohibited.
PRIOR TO BUILDING PERMIT/GRADING PERMITS
18. Prior to issuance of any grading permit and/or building permit, the applicant shall sign and
complete an "Acknowledgment of Conditions" and shall return the executed original to the
Community Development Department.
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 issuance of building permit, a Fuel Modification Plan and Program shall be
approved by the Fire Department for future development. 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. The City's Landscape Architect
shall ensure compliance of said program.
21. 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.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 3 OF 13
VTTM NO. 36447
22.The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
23.The subject Vesting Tentative Map shall annex into the existing Canyon Hills Homeowner's
Association.
24.The applicant shall pay applicable fees and obtain proper clearance from the appropriate
School District prior to issuance of building permits.
25.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.
26. Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan
addressing the following:
• Show that a masonry or decorative block wall will be constructed along the entire tract
boundary.
• Show materials, colors, and heights of rear, side and front walls/fences for proposed
lots.
• Show that 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.
• Show that those materials provided along the front elevations (ie. brick, stone, etc.) will
wrap around the side elevation and be flush with the front return walls.
27.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 developer and/or the association. Said plans shall be approved by
the City and shall be installed in accordance with the City Standards.
28. The applicant shall meet all requirements of the providing electric utility company.
29. The applicant shall meet all requirements of the providing gas utility company.
30. The applicant shall meet all requirements of the providing telephone utility company.
31.A bond is required guaranteeing the removal of all trailers used during construction.
32. All signage shall be subject to Planning Division review and approval prior to installation.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 4OF13
VTTM NO. 36447
33. 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% for
material and labor for one year for erosion control landscaping at the time the site is rough
graded.
34. 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
7:00am and shall cease at 5:00pm, Monday through Friday, or 8:00am and 5:00pm on
Saturday. Construction activity shall not take place on Sunday, or any Legal Holidays.
35.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 or 8:00am and 5:00pm on Saturday. Construction activity shall not
take place on Sunday, or any 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.
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY
36.The applicant shall restrict all construction traffic from using Lost Road, south and west of
the project boundary. All construction traffic will access the project area from Canyon Hills
Road.
37. Throughout construction, as deemed appropriate by the City and the applicant, fugitive dust
suppression to minimize fugitive dust generation shall be applied. Fugitive dust
suppression techniques may include soil watering, application of soil binders, and/or
placement of gravel or other appropriate material to minimize vehicle generated dust.
38.Open space lots shall be retained by the applicant or dedicated to a Conservancy.
Maintenance of these open space lots shall be the responsibility of either the Conservancy
and/or HOA.
ENGINEERING DIVISION
39.Applicant shall provide written documentation of Riverside County Fire Department
approval of circulation and all street widths and lengths.
40. All cut slopes shall be at a rate of 2:1 unless otherwise approved by the City Engineer.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 5 OF 13
VTTM NO. 36447
41. Provide Drainage Easements and overland release of water that is conveyed through
private lots.
42.The applicant shall install permanent monuments per City of Lake Elsinore Standards and
on the centerline of Canyon Hills Road at the intersection of "B" Street, "L" Street and al
the tract boundary along the centerline of Lot "NN" (Kalanchoe Rd.).
43. Applicant shall pay all applicable development fees, including but not limited to TUMF, TIF
and Area Drainage Fees unless otherwise accounted for as stipulated in the development
agreement or other City approved means. Fee rates shall be those in affect at the time of
payment unless stipulated in the development agreement.
44.10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall
be contained within the street right-of-way or utility easement. If either of these criteria are
exceeded, drainage facilities shall be designed and constructed.
45.All drainage improvements shall be constructed to City of Lake Elsinore Standards.
Where the City Standard does not exist, the facility shall meet Riverside County
Standards. Facilities larger than 36-inches in diameter shall be constructed to Riverside
County Standards.
46.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.
47.Slope maintenance along right-of-ways and open spaces shall be maintained by a
property owner's association or other maintenance mechanism approved by the City.
48.All waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or other phases of the construction shall be disposed of at
appropriate recycling centers. The applicant should contract with CR&R Inc. for recycling
and storage container services, but the applicant may use the services of another
recycling vendor. Another recycling vendor, other than CR&R Inc., cannot charge the
applicant for bin rental or solid waste disposal. If the applicant is not using CR&R Inc. for
recycling services and the recycling material is either sold or donated to another vendor,
the applicant shall supply proof of debris disposal at a recycling center, including
verification of tonnage by certified weigh master tickets.
49.0n-site drainage shall be conveyed to a public facility, accepted by adjacent property
owners by a letter of drainage acceptance, or conveyed to a drainage easement.
50.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.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 6OF13
VTTM NO. 36447
51.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).
52.The developer shall submit a copy of 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 and specify the technical data for the water service at the location,
such as water pressure and volume etc.
53. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and/or diversion of drainage.
54.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.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
55.All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm Drain"
using the City authorized marker.
56. Design - The project plans shall incorporate a combination of Site Design BMPs, Source
control BMPs and Treatment Control BMPs to address the potential Pollutants of Concern.
identified for the project, as required by California Green Building Standards, Section
5.106 and NPDES requirements for residential, industrial and commercial projects within
the San Jacinto, and Santa Ana River Watersheds.
57. Hydromodification / Hydraulic Conditions of Concern - The project shall limit disturbance
of natural water bodies and drainage systems; conserve natural areas; protect slopes,
channels and minimize significant impacts from urban runoff.
58.CEQA - If CEQA identifies resources requiring Section 401 Permitting, the applicant shall
notify the Santa Ana Regional Water Quality Control Board.
59. Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality Management
Plan (WQMP) for post construction are required for this project. The WQMP must be
approved prior to grading or building permit issuance.
60. Prior to grading or building permit the applicant shall demonstrate that compliance with the
permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the
State Water Resources Control Board and a copy of the notification of the issuance of a
Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction of
the City Engineer.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 7 OF 13
VTTM NO. 36447
61.SWPPP - Prior to the issuance of any grading or building permits, the applicant shall
demonstrate compliance with California's General permit for Stormwater Discharges
Associated with Construction Activity by providing a copy of the Notice of Intent (NOI)
submitted to the State Water Resources Control Board and a copy of the subsequent
notification of the issuance of a Waste Discharge Identification (WDID) Number. Projects
subject to filing an NOI shall prepare and implement a Stormwater Pollution Prevention
Plan (SWPPP). A copy of the current SWPPP shall be kept at the project site and be
available for review upon request. Projects that are not subject to coverage under the
General Permit - Construction will prepare and implement an Erosion and Sediment
Control Plan in compliance with the California Building Code and Local Ordinances.
62. Erosion & Sediment Control - Prior to the issuance of any grading or building permit, the
applicant shall submit for review and approval by the City Engineer, an Erosion and
Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate
compliance with the City's NPDES Program and state water quality regulations for grading
and construction activities. The Erosion and Sediment Control Plan shall identify how all
construction materials, wastes, grading or demolition debris, and stockpiles of soil,
aggregates, soil amendments, etc. shall be property covered, stored and secured to
prevent transport into local drainages or waters by wind, rain, tracking, or dispersion. The
plan shall also describe how the project will ensure that all BMPs will be maintained during
construction of any future right of ways. A copy of the plan shall be incorporated into the
SWPPP as applicable, kept updated as needed to address changing circumstances of the
project site, be kept at the project site and available for review upon request.
63.The project shall implement LID practices that treat the 85th percentile storm in the priority
order as follows:
• Infiltrate
• Harvest and use
• Evapotranspire and/or biotreat
• Treat ALL pollutants of concern and discharge (applicable to projects discharging to
Lake Elsinore for recharge)
64. Parking lot landscaping shall be designed to provide for treatment, retention or infiltration
of runoff.
65. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
66. WQMP - Prior to the issuance of any grading or building permits, the applicant shall submit
for review and approval by the City Engineer, a Water Quality Management Plan (WQMP)
specifically identifying Best Management Practices (BMPs) that will be used onsite to
control identified pollutants of concern. The applicant shall utilize the MS4 Permittee
Drainage Area Management Plan (DAMP), Model WQMP, and LID Guidance Manual for
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 8 OF 13
VTTM NO. 36447
reference, and the MS4 Permittee's WQMP template for submittal. This WQMP shall
include the following:
• Detailed site and project description
• Potential stormwater pollutants
• Post-development drainage characteristics
• Low Impact Development (LID) BMP selection and analysis
• Structural and Non-Structural source control BMPs
• Site design and drainage plan (BMP Exhibit)
• Vector issues are addressed in the BMP design, operation and maintenance.
• GIS coordinates for all LID and Treatment Control BMPs
• HCOC - 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. Design goal to replicate pre-development hydrologic
regime.
• Operation and Maintenance (O&M) Plan that (1) describes the long-term operation and
maintenance requirements for BMPs identified in the BMP Exhibit; (2) identifies the
entity that will be responsible for long-term operation and maintenance of the
referenced BMPs; and (3) describes the mechanism for funding the long-term
operation and maintenance of the referenced BMPs
67. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
• Demonstrate that all structural Best Management Practices (BMP's) described in the
BMP Exhibit from the project's approved WQMP have been implemented, constructed
and installed in conformance with approved plans and specifications.
• Demonstrate that the project has complied with all non-structural BMPs described in the
project's WQMP.
• Provide signed, notarized certification from the engineer of work that the structural
BMP's identified in the project's WQMP are installed and operational.
• Submit a copy of the fully executed, recorded Operations and Maintenance (O&M) Plan
for all structural BMPs.
• Demonstrate that copies of the project's approved WQMP (with recorded O&M Plan
attached) are available for each of the initial occupants (commercial/industrial) or HOA
as appropriate.
• Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve
(12) months after the issuance of a Certificate of Use and/or Occupancy for the project
to verify compliance with the approved WQMP and O&M Plan. A signed/sealed
certification from the engineer of work dated 12 months after CofO will be considered in
lieu of a Special Investigation by the City.
• Provide a recorded copy of one of the following:
1. CC&R's (they must include the approved WQMP and O&M Plan) for the project's
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 9 OF 13
VTTM NO. 36447
Home Owners Association.
2. A water quality implementation agreement has the approved WQMP and O&M
Plan attached; or
3. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
IMPROVEMENTS
68. Local streets (non-cul-de-sac) internal to the tract shall comply with Canyon Hills Specific
Plan Amendment 2", Section "H", minimum widths for thru residential streets: ROW 60',
road bed 40'.
69. Piedmont Drive as dedicated on TR 30495, is a 70' right of way, not 66' as shown.
70. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
71.lnstall a root barrier for the dripline of trees installed within 10-feet of any hardscape
improvements (i.e. sidewalk, curb, driveway, etc.).
72. Dedicate right-of-way and construct street improvements (part-width improvements) on all
public streets along the property frontage, such that the centerline to property line is
consistent with the specific plan requirements. The improvements include ac pavement,
curb and gutter, sidewalk, street lighting, and signing and striping. Adequate ac transition
beyond project limits shall be provided. In addition, adequate drainage protection shall be
provided at the end of the transition area.
73. Provide street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer.
74.Applicant shall submit signing and striping plans and traffic control plans for the required
street improvements on site and off site. All signing and striping and traffic control devices
shall be installed prior to occupancy.
75.A Calif. Registered Civil Engineer shall prepare the street and traffic improvement plans.
Improvements shall be designed and constructed to City of Lake Elsinore Standards,
latest edition, and City Codes (LEMC 12.04 and 16.34).
PRIOR TO ISSUANCE OF A GRADING PERMIT
76.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 erosion control, haul route and
traffic control. The grading submittal shall include all supporting documentation and be
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 10 OF 13
VTTM NO. 36447
prepared using City standard title block, standard drawings and design manual (available
at www.lake-elsinore.org). All grading plan contours shall extend to minimum of 50 feet
beyond property lines to indicate existing drainage pattern.
77. The grading and/or improvement plan shall include a table listing each stormwater facility,
and the plan sheet where it appears.
78. An approved Drainage Study shall be provided and reviewed for approval.
79.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
80.The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that minimize sight distance standards.
81. 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).
82. Export sites located within the Lake Elsinore City limits must have an active grading
permit.
83. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
84.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.
85.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.
86. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
87.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 11 OF 13
VTTM NO. 36447
88.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to building permit.
89.Submit a "Will Serve" letter to the City Engineering Division from the applicable water
agency stating that water and sewer arrangements have been made for this project and
specify the technical data for the water service at the location, such as water pressure and
volume etc. Submit this letter prior to applying for a building permit.
90. No structures, landscaping, or equipment shall be located near the project entrances that
compromise sight distance requirements.
PRIOR TO OCCUPANCY
91. 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 owner or permanent occupant.
92.TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of payment
in full in accordance with the LEMC
93. Pay all fees and meet requirements of an encroachment permit issued by the Engineering
Division for construction of off-site public works improvements (LEMC12.08, Res.83-78).
All fees and requirements for an encroachment permit shall be fulfilled before Certificate of
Occupancy.
94.All compaction reports and grade certifications, shall be submitted to the Engineering
Division before final inspection will be scheduled and approved.
95.All public improvements shall be completed in accordance with the approved plans or as
conditions of development to the satisfaction of the City Engineer.
96. All required easements, dedications, or vacation as conditions of this development shall be
completed and recorded.
97.Water and sewer improvements shall be completed in accordance with Water District
requirements.
98. Proof of maintenance responsibility and acceptance shall be provided for all open space,
slopes, and drainage facilities, outside the public right-of-way.
99.Complete all Street improvement construction including any transitions between the
proposed improvements and the existing improvements. Transitions shall be constructed
so as to not be a hazard to the traveling public or interfere with the drainage patterns.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 12 OF 13
VTTM NO. 36447
100. 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.
101. 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.
102. 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.
103. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a
certificate of occupancy, developer shall:
o Demonstrate that all structural BMPs have been constructed, installed and are
functioning in conformance with approved plans and specifications and the WQMP;
o Demonstrate that they are prepared to implement all non-structural BMPs included
in the conditions of approval or building/grading permit conditions;
o Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners/occupants; and
o 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 handouttguideline information.
104. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
105. 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.
106. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 '/2 x 11" mylar) shall be submitted in tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
107. All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:
• Final Map(s) - GIS Shape files* and tif of recorded map.
• Improvement Plans - GIS Shape files* and tif of approved as built mylar.
• Grading Plans -.tif of approved as built mylar.
*GIS Shape fiels must be in projected Coordinate System: NAD 83 State Plane California
Zone VI U.S. Fleet.
Planning Commission Approved
June 5, 2012
CONDITIONS OF APPROVAL
PAGE 13 OF 13
VTTM NO. 36447
ADMINISTRATIVE SERVICES DEPARTMENT
108. Prior to issuance of any building permit, the applicant shall annex into City of Lake
Elsinore Lighting and Landscape Maintenance District No. 1 to offset the annual negative
fiscal impacts of the project on public right-of-way for public landscaping within the public
right of way for which the City will pay for irrigation and maintenance. Applicant shall pay
to the City a non-refundable deposit in the amount of five thousand dollars ($5,000) to
cover the cost of the annexation process.
COMMUNITY SERVICES DEPARTMENT
109. The Developer shall pay all applicable park fees.
110. Developer shall comply with all City Ordinances regarding construction debris removal and
recycling as per Section 8.32 of the Lake Elsinore Municipal Code.
RIVERSIDE COUNTY FIRE DEPARTMENT
111. 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.
Planning Commission Approved
June 5, 2012