HomeMy WebLinkAboutItem No.7CITY OF LAKE.ELSINORE
REPORT TO CITY COUNCIL
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: RON MOLENDYK, CITY MANAGER
DATE: JULY 13,1993"
SUBJECT: EXTENSION OF TIME FOR TENTATIVE TRACT MAP NO. 25171
AND 26459 (COURTON i ASSOCIATES) LOCATED ADJACENT
TO THE RAMSGATE SPECIFIC PLAN AREA.
BACKGROUND
At its meeting of September 4, 1991, the Planning Commission
considered and recommended approval of Tentative Tract Map No.
25171 and Tentative Tract No.. 26459 to the' City Council.
Subsequently, on September 24, 1991, the City Council approved the
two referenced maps.
SCUSSION
Due to the poor prevailing economic and market conditions, the
applicant is requesting a twenty four month extension. It is felt
that an additional twenty four month extension will provide
adequate time to comply with the conditions of approval imposed and
record the Final Map.
The Engineering Department has reviewed the request and has deemed
it necessary to add the following conditions:
74. The owner shall provide the City with storm water pollution
prevention plan per the Regional Water Quality Control for
Natural Pollutants Discharge Elimination System (NPDES) prior
:to issuance.of grading permit.
75. "Developer shall be subject to all Master Planned Drainage fees
& will receive credit for all Master Planned Drainage
facilities constructed.
COMMENDATION
Staff recommends City Council grant the twenty four month extension
of time for Tentative Tract Map No. 25171 and Tentative Tract Map
26459 which shall expire September 24, 1995, based on the Findings
and subject to the conditions herein.'
FINDINGS
1. Substantial progress toward the development of this Tract Map
has taken place.
2. Conditions have been added by the Engineering and Planning
Departments to insure the development will "not impact public
health, safety and welfare.
3. The project as proposed and conditioned is consistent with the
Goals, Policies, and Objectives of the General Plan.
PREPARED BY: Armando G. Villa, Assistant Planner
REVIEWED BY::_
Kevin Shear, Community Development Manager
APPROVED BY:
APPROVED FOR
AGENDA LISTING
,'Assistant City Manager
ndyk, City Manager
PAGE OF 7
pI.ANNINGIDIVISION
1. 'Tentative Tract Map 25171 Revised and Tentative Tract Map
26459 are approved subject to the approval of General Plan
Amendment 91 -4 and Zone change 91 -6.
2. Tentative Tract Maps 25171 Revised and 26459 will expire two
(2) years from date of approval unless an extension of time is
granted by the City of Lake Elsinore City Council in
accordance with the Subdivision Map Act.
3. Signage for this subdivision.shall require City Permits.
4. Prior to the recordation of. any final tract map, applicant
shall have entered into a school impact mitigation agreement
with the school district, or prior to recordation of any final
tract map the project shall have been included within the
formation of CFD 91 -1 to be formed by School District it its
cost, or annexed to CFD 91 -1 subsequent to its formation.
City shall have considered the adequacy of the school
facilities or available means of financing school facilities
to meet the needs and demand of new development proposed in
such tentative map to be approved by the City.,
5. Street names within the subdivision shall be approved by the
Planning Division.
6. Bicycle lanes and bus turnouts are to be provided subject to
the requirements of the Community Services Director or his
designee..
7. Provide fire buffer zone around entire tract perimeter and
landscape for.fire retardant and erosion control as required
by the Riverside County Fire Department and the Planning
Manager.
8. The applicant shall provide connection to public sewer for
each lot within the subdivision. No service laterals shall
cross adjacent property lines and shall be delineated on
engineering sewer plans and profiles for submittal to the
EVMWD.
9. Trailers or mobile homes utilized _during the construction
phase of this project shall require a bond and be subject to
approval of the Planning Manager or designee, prior to
issuance of grading permit.
10. The developer shall establish a Homeowners Association prior
to Final Map to manage and impose fees to maintain all slopes,
common areas, open space, private drainage facilities,
firebreaks, habitat areas, private recreational facilities and
grounds, private streets and any other common amenities. This
association shall be established subject to current State laws
and be subject .to the approval of the City Attorney and
Planning Manager or designee who shall review all CC & We and
rules for their adequacy and completeness. The City Attorney
shall review CC & R's, homeowners association documents and
all documents to convey title to the Homeowners Association.
11. Subdivider shall record CC & R's for the.project prohibiting
on- street storage of boats, motorhomes, trailers and trucks
over •one (1) ton capacity. CC & R's shall also include
screening any.ground base disk and no roof- mounted or front
yard disk shall be allowed. CC & R's shall be subject to the
approval of the Planning Manager and the City Attorney, prior
to recordation of any deeds or final map. CC & R's shall be
recorded prior to issuance of any Certificate of Occupancy for
the units when developed in the future.
AGENDA ITIa.0 i:O.
PAGE 01 OF1. —
12. House plotting, architectural drawings, floor plans,
landscaping and fences /walls shall require Minor Design Review
approval prior,: to issuance of building permits. The, model
complex must. provide off - street parking -and one model must
incorporate xeriscaPe landscaping with identifying signage.
All standards, of development and procedural steps in effect at
the Minor Design Review submittal shall apply. for this
project. _
13. Interim and permanent erosion control measures are required.
The applicant shall bond 120% for material and labor for one
(1) year.for erosion control landscaping -at -the time the site
is rough graded.
14.. Prior to issuance of any grading permit.or building permit,
subdivider shall sign and complete an "Acknowledgment of
Conditions" and shall return the executed original to the
Community Development Department.
15. All project mitigation measures, as specified by the adopted
%EIR and its mitigation monitoring program is required to be
implemented into the project in accordance with the times
specified in the mitigation monitoring program as amended by
these Conditions of Approval.
16. A. noise analysis to determine" noise impacts of proposed
Elsinore Ridge Road is required prior to Final Map.
17. Developer shall participate in a Mello -Roos financing District
or 'other financing mechanism for the Railroad Canyon -
Interstate 15 fire station facility. Proof,-of participation
is required prior to Final Map.
18. Additional environmental review in accordance with the CEQA
guidelines is required prior to Final Map approval for the
construction of any off -site roads.
19. Prior to final map an agreement between state Fish and Game
and the Army Corps of Engineers for section 1600 and 404
permits shall be, obtained for; impacts to the blue line
watercourse and Mulefat Scrub habitat.
20. -Prior to issuance of grading permits shall pay.any required
Stephens Kangaroo Rat fees of the species habitat
conservation program.
21. A focuses spring survey to determine sensitive plant species
prior to final map is required. Future mitigation may include
avoidance (site redesign), transplanting, purchase of occupied
habitat, propagation programs etc..., and /or as recommended by
State Fish and Game. If redesign is required it shall come
back to the Planning Commission..
22. A focus survey for the San Diego Horned Lizard and Orange
.Throated Whiptail prior to final map is required. Surveys for
this species shall focus on ridge tops and canyon bottoms.
Mitigation shall be that required by the California Department
of Fish -and Game.
23. .- Developer shall participate in any AB -939 City 'adopted
ordinances for solid waste reduction. Areas shall be set
aside within the tract for recycling drop off 'areas prior to
issuance of final map.
AGENDA ITEM E +J.
PAGE-ZL OF
DESIGN / AESTHETIC IMPACT MITIGATION
24. Subject to a Geotechnical Report, consideration shall be given
to cut slopes exceeding 2:1 slopes that minimize the number of
30 foot benches required. All slopes shall be contour graded
subject to the approval of the Community Development Manager
or his designee. All down drains wherever possible shall be
diagonal along the face of slopes or colored concrete shall be
used. A landscaping plan that minimizes stark cuts such as
clustered plant groupings of ground cover, shrubs and trees
shall be used. The planting pallet shall be reviewed by a
biologist or native plant horticulturist in conjunction with
the Riverside County Fire Department and the City's Landscape
architect for the purpose of incorporating Riversidean Sage
scrub species. Improvements. shall be installed prior to
Certificate of Occupancy.
25. The parkways of Elsinore Hills Drive, Elsinore Ridge. Road,
East Cambern Loop and the loop street within Tract 24659 shall
be landscaped in accordance with adopted City Public.Right of
way landscape guidelines, and include a combination of ground
.cover, shrubs and trees. All street trees shall be a minimum
of 24" box. Improvements, shall --be installed prior to
Certificate of Occupancy.
26. "Prior to issuance of grading permit, the applicant shall pay
required fees to the City for implementation of the Mitigation
Monitoring Program."
27. All streets with reversing curves shall be separated by a
tangent, length of tangent to be approved by the City
Engineer.
28. The minimum horizontal radius for local streets shall be 300
feet•including East Cambern Loop.
29. Eliminate "H" Street off site in Tract 26459. Make "B" and
"C" Streets loop streets on Tract 26459.
30. Lots 186, 187', and 188 in Tract 26459 shall'be letter lots.
31. Lots 171, 172, 173, 174, and 175 in Tract 25171 shall be
lettered lots.
32. All major manufactured slopes exceeding 30 -feet in height
shall be contour graded.
33. All major manufactured slopes- exceeding 30 -feet in height
shall provide room for bench drains.
34. .The rear property line for all lots with rear yard slopes
shall be moved two feet (21) away from the top of the slope.
35. A. landscape maintenance easement shall be recorded prior to
Final Map for the maintenance of all large.sloped areas within
individual. lots.: The maintenance of these slopes shall be the
responsibility of therHOA. The developer shall install all
landscaping in common areas and in common maintenance "areas.
36. All major slopes outside the right -of -way for Elsinore Hills
Road shall be maintained by HOA. The City may, at its option,
decide to maintain these slopes .after reviewing the tract
landscape plans.
37. Lots 17 and 18 on Tract 26459 shall be within the tract
boundary.
AGENDA iT0.1 NO.
pAGE OF I
ENGINEERING DEPARTMENT..
38. All' Public Works requirements shall be complied with as a
condition of development as specified in the Lake Elsinore
.Municipal Code prior to final.map approval. .
39. Dedicate underground water rights to the City - (Municipal Code,
Title 16, Chapter 16.52.030)". Document can be obtained from
the,Engineering department.,
40. Pay all`Capital Improvement'and'Plan Check fees (Municipal
Code, Title 16, Chapter 16.34; Resolution 85 -26).
41. Submit a "Will- Serve" letter'.to the .City Engineering
Department, from the applicable water district, stating that
water and sewer arrangements have been made for this project.
Submit this letter prior to final map-approval.
42. Construct all'off -site public works-improvements per approved
street- plans (Municipal Code, Title 12). Plans must be
approved and signed by the City Engineer prior to .final map
approval.
43. Pay all fees and meet requirements of encroachment' permit
issued by the Engineering Department for construction of
public works improvements (Municipal Code, Title 12, Chapter
12.08 and Resolution 83 -78).
44. Street improvement plans and specifications shall be prepared
by a -Civil Engineer. Improvements shall, be designed and
constructed. to Riverside County Road Department Standards,
latest edition, and City Codes (Lake Elsinore Municipal Code
.12.04 and 16.34).. -
45. Applicant shall obtain all necessary off -site easements for
off- site.grading from the adjacent property owners prior to
final map approval.
46. Arrangements for relocation of utility company facilities
(power poles, vaults, etc.) shall'be the responsibility of the
.property owner or his agent.
47. Provide fire protection facilities as required in writing by
Riverside County Fire Department.
48. Provide street lighting, and show lighting ,improvements on
street improvement plans as required by the City Engineer.,
49. Submit Hydrology and hydraulic study for review and approval
by City Engineer prior to approval of final map. Developer
shall mitigate any flooding and or-erosion downstream caused
by development of site and diversion of drainage, subject to
City Engineer approval.
50. All drainage facilities in this tract. shall be constructed to
Riverside County Flood Control District standards
51. With the development of this site, all storm facilities shall
provide tract and immediate downstream property owners with
100 year storm flood protection.
52. Applicant shall enter'into an `agreement with the City for the
construction of public works improvements and shall post the
appropriate bonds.
AGENDti
PAGE 5� OF
53. Provide Soils, Geology and Seismic Reports including street
design recommendations. Provide final, Soils Report showing
compliance with preliminary and finish grade certification.
54. All lot drainage shall be conveyed to a public facility or
accepted by adjacent property owners by a letter of drainage
acceptance or conveyed to a drainage easement.
55. Developer shall provide No Parking and Street Sweeping Signs
for streets within tract or pay a fee for installation by the
City.
56. Developer shall install blue reflective pavement markers in
the street at all Fire hydrant locations.
57. Map shall provide for all local streets to have sixty foot
(601) right -of -way with forty foot (401) curb -to -curb.
Restricted local streets (cul -de -sacs) shall have fifty -foot
with.a three foot (31) utility easement on each side. -
58. Desirable grade for local streets is nine percent (9 %). The
maximum grade of fifteen percent (15$) should only be used
because of design constraints.
59. All utilities except electrical over 12kv shall be placed
underground, as approved by serving utility.,,
60. Grading for this subdivision shall comply with the grading
objectives and guidelines established in the Lake.Elsinore
Municipal code.
61. Applicant shall obtain off -site drainage acceptance letters
from affected adjacent property owners to be recorded prior to
or with final map.
62. Minimum horizontal curve radius for secondary streets shall be
1,000 feet.
63. Applicant shall participate in an Assessment District for the
design and 'construction of the Wasson Canyon Road circulation
system prior to final map approval. If an Assessment District
is not formed this applicant will be responsible for providing ,
two (2) paved access roads to his tract as approved by the
City Engineer.
64. Applicant shall cooperate with developers to the north and
east for the design and construction of Elsinore Hills Drive
and Elsinore Ridge Road connection to Camino Del Norte,
Cambern and Ramsgate.
65. The Geology Report submitted for the subdivision, shall
include:
a) Identification of all faults. to
define potential hazards.
b) Stability of man made slopes under .
either static or dynamic conditions.
c) Differential settlement o"f
engineered fills of significant _
thickness, as determined by
geologist.
AGENDA ITEt:1 Ko.
PAGE , ���
66. All existing utility easements thru tract which interfere with
development shall be relinquished prior to final map approval.
67. If right -of -way or easements are abandoned as part of this
development, then adjacent property affected by the
abandonments must still have access to public maintained
right -of- ways.
68. All open space and slopes except for public parks and schools
and Flood Control District facilities, outside the public
right -of -way will be owned and maintained by either a home
owner's association or private property owner.
69. Developer shall contribute a pro -rata share for the design and
construction for the proposed traffic circulation improvements
recommended and Ms shown on Exhibit "S" in Traffic Studv
prepared by Kahn, Kain and Associate in October 1990 prior to
Final Map.
70. All improvement plans and tract maps shall be digitized. At
certificate of occupancy applicant shall submit tapes and /or
discs which are compatible with City's ARC Info /Gis or
developer to pay $1,000 per sheet for city digitizing.
71. If public improvements are to be constructed in phases, than
a phasing plan must be approved by the City Engineer.prior to
building permits.
72. A National Pollutant Discharge Elimination System permit will
be required of construction activity, underway or commencing
after November 8, 1991, that would disturb five or more acres.
The permit is.to be obtained from the Regional Water Quality
Control 'Board having jurisdiction. The owner shall provide
the City with proof of his having filed a Notice of Intent
with the Regional Board prior to issuance of grading or
building permits. .
73. Eliminate the indication of grading to accommodate stub road,
but retain the easement right on east Camber Road.
74. The owner shall provide the City with storm water pollution
prevention plan per the Regional Water Quality Control for
Natural Pollutants Discharge Elimination System (NPDES) prior
to issuance of grading permit.
75. Developer shall be subject to all Master Planned Drainage fees
& will receive credit for all Master Planned Drainage
facilities constructed.
AGEND7 . IT F%-,No.
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