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HomeMy WebLinkAboutItem No. 2.tifCITY OF LADE TO: FROM: DATE: LSMORE DREAM EXTREME. REPORT TO PLANNING COMMISSION HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION RICHARD J. MACHOTT, ACTING PLANNING MANAGER FEBRUARY 5, 2013 PROJECT: RESIDENTIAL DESIGN REVIEW NO. 2012-05.7- A REQUEST BY PARDEE HOMES FOR APPROVAL OF BUILDING DESIGNS FOR 78 SINGLE - FAMILY DETACHED RESIDENTIAL CONDOMINIUM UNITS AND RELATED IMPROVEMENTS, FOR A HOUSING PROJECT LOCATED WITHIN PLANNING AREA 36 OF CANYON HILLS SPECIFIC PLAN (LIVING SMART PARKSIDE) APPLICANT /: PARDEE HOMES, 10880 WILSHIRE BOULEVARD, SUITE OWNER 1900, LOS ANGELES CA 90024 Project Request The applicant is requesting approval of Residential Design Review No. 2012 -05 to allow for design and construction of 78 single - family detached residential condominium units and related improvements for a housing project located within Planning Area 36 of the Canyon Hills Specific Plan (Living Smart Parkside). Project Location The Canyon Hills Specific Plan area is located within the eastern boundaries of the City of Lake Elsinore and east of the 1 -15 Freeway. Planning Area 36 encompasses 18.3 gross acres and is located on the north side of Canyon Hills Road, west of Hillside Drive. Residential Design Review No. 2012 -05 apply to approximately '/z of the Planning Area. Attachment 1 presents the location of the identified Planning Area within the Specific Plan. PC February 5, 2013 Item No. 2 Page 1 of 33 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -05 — LIVING SMART PARKSIDE FEBRUARY 5, 2013 Environmental Setting Project Vacant Multi - Family Residential (MF2) Canyon Hills Specific Site Canyon Hills Specific Plan ' Plan North Vacant Open Space (OS) Canyon Hills Canyon Hills Specific Specific Plan Plan South Vacant Multi - Family Residential (MF2) Canyon Hills Specific PA 36) Canyon Hills Specific Plan Plan East Single- Family Single Family Residential (SF3) Canyon Hills Specific Residential (PA 21), Canyon Hills Specific Plan (PA 21 ) Plan West Vacant Open Space (OS; Community Canyon Hills Specific Park (PA 18), Canyon Hills Plan Specific Plan Background In February and March of 2012, the Planning Commission and City Council approved Residential Review No. 2012 -01, Conditional Use Permit No. 2012 -02 and a revision to Tentative Parcel Map No. 34442. Subsequently, in September 2012, the City Council Approved Final Parcel Map No. 34442. Residential Review No. 2012 -01 covered Parcel 1 of Parcel Map No. 34442, and Residential Design Review No. 2012 -05 covers Parcel 2 of the same map as a continuation of the currently constructed Parkside detached condominium project. Due to the overwhelming sales success of the Parkside Project, Pardee Homes wishes to extend the production of the exact same housing on Parcel 2 as in Parcel 1 utilizing the existing model complex located within Parcel 1. Residential Design Review No. 2012 -05 The following describes the various design components and features of the proposed Living Smart Parkside Condominium Community including circulation and parking layout, floor plans, landscaping, walls and fences; and architecture. Circulation and Parkinq Layout Access will be provided along Hillside Drive via a 36 -foot entry. The streets within the site are private streets and will be maintained by the Home Owner's Association (HOA). The width of the private streets allows for vehicular circulation and street parking on both sides. The roadway is comprised of a 40 -foot right -of -way, with two 18 -foot travel ways, and a four -foot sidewalk. The project provides two enclosed parking spaces per dwelling unit. In addition, 104 PC February 5, 2013 Item No. 2 Page 2 of 33 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -05 — LIVING SMART PARKSIDE FEBRUARY 5, 2013 open guest parking spaces will be provided at strategic locations throughout the community. A total of 260 parking spaces will be provided. The Specific Plan requires 182 parking spaces. Floor Plans for Living Smart Condominium Residences The proposed Living Smart Condominium Project'would offer the exact same plans as being constructed in the adjacent Parcel. They are described below: 1. Plan 1: Two -story 1,628 square foot units with three bedrooms; 2.5 baths; great room, dining room, kitchen, laundry; two -car garage, and a covered porch entry. 2. Plan 2: Two -story 1,760 square foot units with three bedrooms; 2.5 baths; great room, dining room, kitchen, den, laundry; two -car garage, and a covered porch entry. Optional bedroom four at the den is offered. 3. Plan 3: Two -story 1,919 square foot units with four bedrooms; 3.0 baths; great room, dining room, kitchen, laundry; two -car garage, and a covered porch entry. Architecture and Treatments for Living Smart Condominium Residences The proposed Living Smart project would offer three architectural styles and treatments for each of the proposed plans, including Spanish, Traditional, and French. The following describes each of these architectural styles: • The Spanish Architectural Style includes concrete "S" tile roof, decorative pipe vents at front gable ends, plank shutters, stucco window trim, and arched entries. • The Traditional Architectural Style includes concrete flat tile roofs, horizontal siding accents at front gable ends, decorative shutters, vertical windows with stucco trim, and brick veneer. • The French Architectural Style includes concrete flat tile roofs, clipped gables, stone veneer, wood outlookers, and decorative shutters. It should also be noted that enhanced, four -sided architectural treatments in the form of window surrounds will be provided for all the proposed residences as a standard feature. Living Smart Features The proposed residences will feature a comprehensive approach to earth - friendly and energy- saving design. Pardee Homes, a certified California Green Builder, will incorporate Living Smart Features and improvements into each of the constructed residences. The Living Smart concept is defined as being "EnergySmart", "EarthSmart", PC February 5, 2013 Item No. 2 Page 3 of 33 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -05 — LIVING SMART PARKSIDE FEBRUARY 5, 2013 "WaterSmart", and "HealthSmart", and is intended to promote health as well as conserve energy, water and other vital resources. Model Home Complex The existing Model Home Complex located within Parcel 1 will be utilized for the production homes located within this Parcel (Parcel 2). The existing models include two plans, Plans 2 and 3. A sales trailer is also located adjacent to the Plan 2 Model. Conceptual Wall and Fence Plan To ensure design consistency, the Conceptual Wall and Fence Plan for the project shows that those similar walls and fences that are provided within and surrounding the existing adjacent detached - condominiums will continue to be provided within the proposed project. Perimeter walls will be split face block with pilasters and tubular steel fencing adjacent the Community Park and large landscaped lot adjacent Canyon Hills Road. The pilasters will have appointed and bull -nose caps. Six -foot wood and /or tubular steel fences will be provided between the condominiums. Front returns will be six -foot concrete block walls. ANALYSIS City Planning and Engineering Staff have reviewed the requested Design Review application and have no concerns. Staff believes that those design amenities and features associated with the project's siting; circulation and parking layout; landscaping; monumentation, walls and fences; and architecture have resulted in a well- designed condominium community. Staff believes that the project is compatible with the overall Canyon Hills Specific Plan area and those existing and future developments that neighbor the project site. Environmental Determination Environmental analysis and clearance for the proposed Design Review application is provided by the 2003 Addendum to the 1989 Final Canyon Hills Specific Plan Environmental Impact Report (EIR). The 2003 Addendum to the EIR (Addendum) was prepared in accordance with Section 15164 of the CEQA Guidelines and was approved by the City Council in late 2003. The proposed Project is consistent with the Canyon Hills Specific Plan Amendment No. 2 and therefore, will not conflict with the analysis and findings of the 2003 Addendum. The 2003 Addendum concluded that all impacts would be less than significant with implementation of those mitigation measures contained in the original 1989 Final Canyon Hills Specific Plan EIR and carried forward to the 2003 Addendum. It should also be noted that the project is exempt from the Multiple Species Habitat Conservation Plan (MSHCP). Further environmental action is not required pursuant to CEQA Guidelines Section 15162. PC February 5, 2013 Item No. 2 Page 4 of 33 PLANNING COMMISSION STAFF REPORT RDR NO. 2012 -05 — LIVING SMART PARKSIDE FEBRUARY 5, 2013 Recommendation It is recommended that the Planning Commission adopt Resolution No. 2013 -_ making findings that the project is exempt from the MSHCP, and Resolution No. 2013 - approving Residential Design Review No. 2012 -05, for the Living Smart Parkside Condominium Community based on the Findings, Exhibits and Conditions of Approval attached to this Staff Report. PREPARED BY: Kirt A. Coury Project Planner APPROVED BY: Richard J. MacHott � Acting Planning Mana er ATTACHMENTS 1. Vicinity Map 2. Planning Commission Resolutions 3. Conditions of Approval 4. Color and Materials booklet including Site Plan, Building Elevations, Floor Plans, Conceptual Wall and Fence Plan, etc. PC February 5, 2013 Item No. 2 Page 5 of 33 U O ) co O U O CL, J l a z O i < _ Q W Q N Y p O j N x '- i •- J rc W � Q p O Q ¢l O 2 OOCO" -- fi00 - 0�00 O O OOCO �� C O COO LOCO O O 0000 O C Canyon Hills VICINITY MAP PC February 5, 2013 Item No. 2 Page 6 of 33 0 m Wo z x � i z o N z K p z Z Z > 0 o Qo p Z Z U f R I m s i i a z O i < _ Q W Q N Y p O j N x '- i •- J rc W � Q p O Q ¢l O 2 OOCO" -- fi00 - 0�00 O O OOCO �� C O COO LOCO O O 0000 O C Canyon Hills VICINITY MAP PC February 5, 2013 Item No. 2 Page 6 of 33 RESOLUTION NO. 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT THE PROJECT IS EXEMPT FROM THE MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) WHEREAS, Pardee Homes filed an application with the City of Lake Elsinore requesting approval of Residential Design Review No. 2012 -05 for the construction and establishment of 78 individually -owned detached condominium units within the Living Smart Condominium Community of the Canyon Hills Specific Plan area (the "Project "); and WHEREAS, Section IV(D) of the City of Lake Elsinore's MSHCP Implementing Resolution expressly exempts from the MSHCP: Any project for which and to the extent that vested rights to proceed with the project notwithstanding the enactment of this Resolution exist under the common laws of the State of California, a vesting tentative map pursuant to the Subdivision Map Act, a development agreement pursuant to Government Code section 65864 et seq., or other instrument, approved or executed by the City prior to adoption of this Resolution. Projects subject to this exemption must comply with all provisions of any applicable state and federal law. WHEREAS, public notice of the Project has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on February 5, 2013. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. That in accordance with the Lake Elsinore Municipal Code and the MSHCP, the Planning Commission finds that: The Project is exempt from the City's MSHCP Resolution by virtue of vested rights. On July 9, 1990, the City and Pardee - Grossman /Cottonwood Canyon entered into that certain development agreement (the "Development Agreement'), which expressly exempted the Developer from responsibility for any new development impact fees. The Development Agreement was amended by Amendment No. 1 dated January 12, 2010, approved by Ordinance No. 1270 which extends the project's exemption from MSHCP requirements. Even though the Project is exempt from the MSHCP, the Developer must comply with other state and federal laws. Consistent with federal law, the applicant had prepared a project- specific Habitat Conservation Plan and has a history of extensive coordination with the wildlife agencies. Where approved for PC February 5, 2013 Item No. 2 Page 7 of 33 PLANNING COMMISSION RESOLUTION NO. 2013 - PAGE 2 OF 3 development, the project site has already been graded, cleared, or developed in accordance with the Project HCP. Given the foregoing, no further action regarding the MSCHP is required. SECTION 2. This Resolution shall, take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 5th day of February 2013, by the following vote: ATTEST: Richard J. MacHott Acting Planning Manager STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss. CITY OF LAKE ELSINORE ) Rick Morsch, Chairman City of Lake Elsinore PC February 5, 2013 Item No. 2 Page 8 of 33 PLANNING COMMISSION RESOLUTION NO. 2013- PAGE 3 OF 3 I, Richard J. MacHott, Acting Planning Manager of the City of Lake Elsinore, California, hereby certify that Resolution No. 2013 -_ as adopted by the Planning Commission of the City of Lake Elsinore at a regular meeting held on the 5th day of February 2013, and that the same was adopted by the following vote: ' AYES NOES: ABSENT: ABSTAIN: Richard J. MacHott Acting Planning Manager PC February 5, 2013 Item No. 2 Page 9 of 33 RESOLUTION NO. 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2012 -05 WHEREAS, Pardee Homes has filed an application with the City of Lake Elsinore requesting Residential Design Review approval for the Living Smart Condominium Community (Parkside II) and ultimate development within Parcel Map No. 34442 (the "Project "); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of approving Design Review requests for residential projects within the Canyon Hills Specific Plan; 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 establishes the standard to be used when determining whether subsequent environmental documentation is necessary and says that when an environmental document has already been adopted for a project, no subsequent environmental documentation is needed for subsequent entitlements which comprise the whole of the action unless substantial changes or new information are presented by the project; and WHEREAS, the 1989 Final Environmental Impact Report for the Canyon Hills Specific Plan (SCH #87111606: the "FEIR ") and the 2003 Addendum to FEIR, collectively, evaluated environmental impacts that would result from maximum build -out of the specific plan; and WHEREAS, the Activity comprises part of the whole of the action and does not present substantial changes or new information regarding the potential environmental impacts of the project; and WHEREAS, public notice of the Project has been given, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on February 5, 2013. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: PC February 5, 2013 Item No. 2 Page 10 of 33 PLANNING COMMISSION RESOLUTION NO. 2013-_ PAGE 2 OF 4 SECTION 1. The Planning Commission has considered the proposed design and building elevations for the Living Smart Condominium Community and has found them acceptable. The Planning Commission finds and determines that the Living Smart Condominium Community design is consistent with Amendment No. 2 of the Canyon Hills Specific Plan. . SECTION 2. That in accordance with Lake Elsinore Municipal Code Chapter 17.184, the Planning Commission makes the following findings for the approval of Residential Design Review No. 2012 -05: 1. The project complies with the Goals, Objectives and Policies of the General Plan and the Canyon Hills Specific Plan Amendment No. 2, as approved. The General Plan designates the project site as "Canyon Hills Specific Plan." The Canyon Hills Specific Plan Amendment No. 2 designates the project site as "MF2." The Living Smart Condominium Community will collectively lead to the construction of a condominium development that is consistent with Canyon Hills Specific Plan Amendment No. 2. 2. This project complies with the design directives contained in Chapter 17.184.060 and all other applicable provisions of the Lake Elsinore Municipal Code. The Project is appropriate to the site and surrounding developments in that it will result in the construction of detached condominium units in accordance with appropriate development and design standards contained in Canyon Hills Specific Plan Amendment No. 2. The Project creates interest and varying vistas as a person moves along any street within the Living Smart Condominium Community. The Project also complements the quality of existing neighboring development and will continue to provide visually - pleasing design and architecture within the project area. 3. Conditions and safeguards pursuant to Chapter 17.184.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the project to ensure development of the property in accordance with the General Plan, Municipal Code, and Canyon Hills Specific Plan Amendment No. 2. The Planning Commission has considered the Project and finds that with the attached conditions of approval, the Project complies with the purposes and objectives of the General Plan, Municipal Code and Canyon Hills Specific Plan Amendment No. 2. SECTION 3. Based upon the evidence presented, the above findings, and the attached conditions of approval, the Planning Commission hereby approves Design Review 2012 -05 for the Living Smart Condominium Community (Parkside II). PC February 5, 2013 Item No. 2 Page 11 of 33 PLANNING COMMISSION RESOLUTION NO. 2013 -_ PAGE 3 OF 4 SECTION 4. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED this 5th day of February 2013, by the following vote; , ATTEST: Richard J. MacHott Acting Planning Manager STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss. CITY OF LAKE ELSINORE ) Rick Morsch, Chairman City of Lake Elsinore PC February 5, 2013 Item No. 2 Page 12 of 33 PLANNING COMMISSION RESOLUTION NO. 2013 -_ PAGE 4OF4 I, Richard MacHott, Acting Planning Manager of the City California, hereby certify that Resolution No. 2013 -_ as adopte d Commission of the City of Lake Elsinore at a regular meeting held February 2013, and that the same was adopted by the following vote: AYES NOES: ABSENT: ABSTAIN: Richard J. MacHott Acting Planning Manager of Lake Elsinore, by the Planning on the 5th day of PC February 5, 2013 Item No. 2 Page 13 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE GENERAL 1. The proposed project (Residential Design Review No. 2012 -05) consists of building design and construction of 78 single - family detached residential condominium units and related improvements, for a housing project located within Planning Area 36 of Canyon Hills Specific Plan (Living Smart Parkside). 2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the project attached hereto. PLANNING DIVISION 3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. 4. Design Review approval for Residential Design Review No. 2012 -05 will lapse and be void unless a building permit is issued within two (2) years of the approval date. An extension of time, up to one (1) year may be granted by the Community Development Director prior to the expiration of the initial Design Review approval upon application by the developer and payment of required fees one (1) month prior to expiration. 5. Conditions of Approval shall be reproduced on page one of building plans submitted to the Building Division Plan Check. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 6. All site improvements approved with this request shall be constructed as indicated on the approved site plan and elevations. Revisions to approved site plans or building elevations shall be subject to the review of the Community Development Director. All plans submitted for Building Division Plan Check shall conform to the submitted plans as modified by Conditions of Approval, or the Planning Commission /City Council through subsequent action. 7. All exterior on -site lighting shall be shielded and directed on -site so as not to create glare onto neighboring property and streets or allow illumination above the horizontal plane of the fixture. All light fixtures shall match the architectural style of the building. 8. Applicant shall use roofing materials with Class "A" fire rating. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 14 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 9. The Planning Division shall approve the location of any construction trailers utilized during construction. All construction trailers shall require a cash bond processed through the Planning Division. 10. Materials and colors depicted on the plans and materials board shall be used unless modified by the Community Development Director or designee. 11. Parking stalls shall be developed pursuant to the requirements of the Canyon Hills Specific Plan. 12.All exposed slopes in excess of three feet (3') in height shall have a permanent irrigation system and erosion control vegetation installed, approved by the Planning Division. 13.All mechanical and electrical equipment for the building shall be ground mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a central location and architecturally screened along with substantial landscaping, subject to the approval of the Community Development Director or designee, prior to issuance of building permit. 14. All front yards and side yards on corner lots shall be properly landscaped with automatic (manual or electric) irrigation system to provide 100 percent landscape coverage using a combination of drip and conventional irrigation methods. The final landscaping /irrigation plan is to be reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or designee. A Landscape Plan check fee will be charged prior to final landscape approval based on the Consultant's fee plus 40 percent. • The applicant shall plant street trees, selected from the City's Street Tree List, at a maximum of 30 feet apart and at least 24 -inch box in size. • Planting within 15 feet of ingress /egress points shall be no higher than 36 inches. • The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to be used to prevent excessive watering. • All landscape improvements shall be bonded with a 100 percent Faithful Performance Bond for materials and labor for two years from Certificate of Occupancy. • All landscaping and irrigation shall be installed within an affected portion of any phase at the time a certificate of occupancy is requested for any building. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 15 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE • One of the proposed lots of the Model Home Complex shall be Xeriscaped and signage provided identifying Xeriscape landscaping. • The Final landscape plan shall be consistent with any approved site and /or plot plan. , 15.All exposed slopes in excess of three feet in height within the subject tract and within private lots shall have a permanent irrigation system and erosion control vegetation installed, as approved by the Planning Division, prior to issuance of certificate of occupancy. 16.The applicant shall prepare a Wall and Fencing Plan for the area comprising of the project area, in compliance with the fencing standards within the Zoning Code Section 17.44.130.D and the Canyon Hills Specific Plan, prior to issuance of any building permit, and subject to the approval of the Community Development Director or designee. 17. Fences located in any front yard shall not exceed three feet in height with the exception that wrought -iron fences may be five feet in height. Chain link fences shall be prohibited. 18. Garages shall be constructed to provide a minimum of twenty feet by twenty feet (20' x 20) of interior clear space to accommodate two vehicles. 19.Applicant shall comply with the requirements of the Elsinore Valley Municipal Water District (EVMWD). Proof shall be presented to the Chief Building Official prior to issuance of building permits and final approval. 20. Prior to issuance of building permits, applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid. 21.Prior to issuance of building permits, applicant shall provide assurance that all requirements of the Riverside County Fire Department have been met. 22. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease at 5:00 PM, Monday through Friday or 8:OOam and 5:OOpm on Saturday. Construction activity shall not take place on Sunday, or any Legal Holidays. 23. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674 -3124. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 16 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 24. Construction traffic shall be prohibited from the segment of Lost Road south of the project site as a construction truck route. 25.The Home Owner's Association shall be established prior to the occupancy release of the first dwelling unit. The Homeowner's Association shall maintain all project improvements and facilities, including the private streets, landscaping, park facilities, and drainage improvements. 26.The applicant shall participate in the City's Lighting and Landscape Maintenance District. ENGINEERING 27.Applicant shall comply with all conditions of approval of the underlying Parcel Map 34442 and Conditional Use Permit 2012 -02. 28.AII private drives shall meet with fire requirements with respect to road width, street slope, turn around, all weather material, and curve radius in place at the time of City Council approval. Provide written documentation of Fire Division approval. 29. Landscaping adjacent to Canyon Hills Road and Hillside Drive shall be placed so as not to interfere with the sight distance of exiting vehicles. 30. On site storm run -off shall be detained unless otherwise provided for by the underlying project map. 31. Slopes shall be planted to reduce erosion. Drainage along the slopes shall be constructed to convey storm flows and nuisance irrigation flows to an established drainage course. 32.Slopes exceeding thirty feet (30') shall have City Standard concrete drainage ditches every thirty feet (30') vertical. 33. Primary circulation drive aisle (loop drives) width shall be a minimum thirty six feet (36') clear. Parking shall not be allowed in any of the drive aisles except at designated spaces and approved by Riverside County Fire Department. 34. Interior street grades shall not exceed nine percent (9 %) and on -site intersections approach grades shall not exceed six percent (6 %). 35. Project shall maintain provisions to convey off -site water to the existing public storm drain system. 36. Pay all fees required by the Development Agreement. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 17 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 37.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to issuance of building permit. 38. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85 -26). 39. Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to issuance of building permit. 40.Construct all public works improvements per approved street plans (LEMC 12.04). Plans must be approved and signed by the City Engineer prior to Parcel map approval (LEMC 16.34). 41. Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements (LEMC 12.08 and Resolution 83- 78). 42.All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 12" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 43.The applicant shall install two (2) permanent bench marks to City of Lake Elsinore Standards and at a location to be determined by City Engineer. 44.Applicant shall obtain all necessary off -site easements for off -site grading from the adjacent property owners prior to final map approval. 45.Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 46. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer unless otherwise provided. 47. Developer shall annex to the City's Street Lighting and Landscaping Maintenance District. 48. Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. 49.Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to final map approval. All traffic control devices shall be installed Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 18 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE prior to final inspection of public improvements. This includes No Parking and Street Sweeping Signs for streets within the tract. 50.AII utilities except electrical over 12 kv shall be placed underground, as approved by the serving utility. 51.Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer is required. Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance 52. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations or provide a letter stamped by a licensed geologist or geotechnical engineer stating the project is outside the zone. 53.A geologic study shall be performed on the site to identify any earthquake faults and /or liquefaction zones present on -site unless provided by underlying subdivision map. 54. All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured. 55. 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) 56. Applicant to provide to the City a video record of the condition of all proposed public City haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring public roads to the baseline condition. A bond may be required to ensure payment of damages to the public right -of -way, subject to the approval of the City Engineer. 57. Drainage easements shall be kept free of buildings and obstructions. 58. Drainage across property lines shall not exceed that which existed prior to grading. Excess or concentrated drainage shall be contained on site or directed to an approved drainage facility. Erosion of the ground in the area of discharge shall be prevented by installation of non - erosive down drains or other devices. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 19 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 59. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer prior to approval of final map. Developer shall mitigate any flooding and /or erosion caused by development of site and diversion of drainage. 60. Storm drain inlet facilities shall be appropriately marked using the City, of Lake Elsinore authorized detail to prevent illegally dumping in the drain system. 61. Roof and yard drains shall not be allowed to connect directly through cuts in the street curb. Roof drains shall drain through minimum 20 -feet of landscaped area prior to entering into a closed drainage system in compliance with City of Lake Elsinore Standard 330. 62. In accordance with the City's Franchise Agreement for waste disposal and recycling, the applicant shall be required to contract with CR &R, Inc., for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. 63. Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore Valley Municipal Water District. 64. All slopes and landscaping within public right -of -way shall be maintained by the property owner or property owner's association or another maintenance entity approved by the City Council. 65. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right -of -way shall be owned and maintained by property owner or property owner's association. 66. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by development of the site and or diversion of drainage. 67.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. 68.The developer shall provide a copy of an encroachment permit or any approval documents from the Riverside County Flood Control District for encroaching, grading, or discharging into County flood control facilities. 69.AII required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. STORM WATER MANAGEMENT / POLLUTANT PREVENTION Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 20 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 70.The developer shall provide erosion control measures and best management practices (BMP's) as part of their grading and improvement plans. The developer shall ensure protection of storm water quality and meet the goals of the California Green Building Standards Code and Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 71. The developer shall provide BMP's that will reduce storm water pollutants from parking areas and driveway aisles. 72. Education guidelines and Best Management Practices (BMP) shall be provide to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices that contribute to protection of storm water quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. (Required for lot of one acre or more). 73. The developer shall prohibit the discharge of waste into the storm drain system or local surface waters in accordance with City of Lake Elsinore ordinances for storm water management and discharge control and with state and federal law. This includes non - storm water discharges containing oil, grease, detergents, trash, or other waste remains. Brochures of "Storm water Pollution, What You Should Know" describing preventing measures are available at City Hall. 74. Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality Management Plan (WQMP) for post construction are required for this project. 75.A preliminary WQMP shall be submitted to the City Engineering Division for review and approval during the DESIGN phase of the project and incorporate low impact development (LID) principals such as permeable pavement, storm water retention and reuse. 76.A final WQMP shall be submitted to the City Engineering Division for review and approval prior to issuance of ANY PERMIT for construction (grading or building). 77. Identified pollutants of concern must be treated prior to any non - stormwater discharge leaving the site. 78. The WQMP shall demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2 year and 10 year 24 hour rainfall event will not cause significant adverse impacts on downstream erosion and receiving waters, or measures are implemented to mitigate significant adverse impacts to downstream public facilities and water bodies. The WQMP shall provide measures to minimize the impact from the pollutants of concern and hydrologic conditions of concern identified for Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 21 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 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. 79.The grading and /or improvement plan shall include a table listing each stormwater facility, and the plan sheet where it appears. 80.The occupant or owner must maintain records of stormwater facility maintenance, and submit to City Staff inspections of Stormwater BMPs. Where City Staff allow or require self- certifications, the occupant or owner must certify Stormwater BMPs are properly maintained and submit reports, prepared and certified by a P.E., to City staff upon their request. Certification by the City Staff may be required. 81.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). IMPROVEMENTS 82. Install a root barrier for the dripline of trees installed within 6 feet of the sidewalk. 83. Re -align angle of private driveway A at Hillside Drive to align with Canyon Rim Road. 84. Show secondary access on all plans. 85. Traffic Study required for impacts to Hillside Drive and Canyon Hills Road. Comply with mitigation measures identified therein. 86. An Encroachment Permit shall be obtained prior to any work on City and /or State right - of -way. The developer shall submit the permit application, required fees and documents prior to issuance. 87. Sight distance into and out of the project location shall comply with CALTRANS Standards. 88. The developer shall coordinate with Riverside Transit Authority for location and installation of bus transit facilities. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 22 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 89. If existing improvements are to be modified, the existing improvement plans on file shall be modified accordingly and approved by the City Engineer prior to issuance of building permit. 90. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall be contained within the street right -of -way. When either of these criteria are exceeded, drainage facilities shall be provided. 91. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 92. The grading and /or improvement plan shall include a table listing each stormwater facility, and the plan sheet where it appears. 93. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 Y2' x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 94. A drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off -site and onsite drainage facilities; and include a capacity analysis verifying the adequacy of the facilities. The drainage system shall be designed to ensure that runoff from a 10 -yr storm of 6 hours or 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6 hour and 24hour storm duration shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results. 95. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off -site drainage, if different from historic flow, shall be conveyed to a public facility, accepted by adjacent property owners by a letter of drainage acceptance, or conveyed to a drainage easement. 96. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 97. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Standard Plans. 98. The developer shall pay all fees and meet requirements of an encroachment permit issued by the Engineering Division for construction of onsite and /or off -site public works improvements (LEMC12.08, Res.83 -78). Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 23 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 99. All streets shall be constructed per Lake Elsinore City Standards. Any deviation from City standards shall be approved by the City Engineer. 100. The developer shall implement mitigation measures identified in the Traffic Analysis. 101. The developer shall submit street improvement plans prepared by a Registered Civil Engineer and the plans shall include curb and gutter, sidewalk, ac pavement, street lighting, median, trail, and drainage improvements. 102. The developer shall provide signing and striping plans for the required improvements of this project. 103. The terminus of Private Driveways A, B & C shall include sufficient turnarounds for emergency vehicles. PRIOR TO GRADING PERMIT 104. A grading plan signed and stamped by a California Registered Ciil Engineer shall be submitted for City review and approval for all addition and /or movement of soil (grading) on the site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual (available at www.lake- elsinore.org). 105. No grading shall be performed without first having obtained a permit. A grading permit does not include the construction of retaining walls or other structures. 106. Export and import sites located within the Lake Elsinore City limits must have an active grading permit. 107. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 108. 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. 109. 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). Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 24 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 110. The developer shall obtain all necessary off -site easements and /or permits for off -site grading and /or drainage acceptance from the adjacent property owners. 111. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. 112. Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program. 113. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 114. Approval of the project Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 115. Submit an approved environmental clearance document to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. PRIOR TO ISSUANCE OF BUILDING PERMIT 116. All required public right -of -way dedications and easements shall be prepared by the developer or his agent and shall be submitted to the Engineering Division for review and approval prior to issuance of building permit. 117. The Parcel Map shall be recorded. 118. All street improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer per a Traffic Impact Analysis. PRIOR TO OCCUPANCY 119. Following construction and prior to Certificate of Occupancy /Final sign off, submit a final Stormwater Facility Operation and Maintenance Plan and formally transfer responsibility for maintenance to the HOA, owner, or permanent occupant. 120. All signing and striping and traffic control devices for the required improvements of this development shall be installed. 121. All public improvements shall be completed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 25 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 122. All water and sewer improvements shall be completed in accordance with Water District requirements. 123. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall.be provided. 124. As -built plans shall be completed and signed by the City Engineer. 125. All improvement plans and recorded maps shall be digitized. The developer shall submit tapes and /or discs which are compatible with City's ARC Info /GIS. 126. Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 '/2 x 11" mylar) shall be submitted in .tif format on CD to the Engineering Division before final inspection will be scheduled. 127. All required public right -of -way dedications, easements, dedications 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. 128. Documentation of responsibility for slope maintenance along right -of -ways and open spaces to be maintained by the HOA or other entitity shall be provided in a recordable format and recorded prior to occupancy /final. 129. All signing and striping and traffic control devices onsite and on Hillside Drive shall be installed. 130. The developer shall pay fee in -lieu of construction of future median improvements on Hillside Drive. The fee shall be equal to current cost estimate for improvements (including contingency) plus an additional 15% of the total construction cost estimate to cover design and administrative costs. The cost estimate shall be approved by City staff. 131. Water and sewer improvements shall be completed in accordance with Water District Requirements. 132. 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. 133. Prior to grading or building permit close -out and /or the issuance of a certificate of use or a certificate of occupancy, developer shall: a. Demonstrate that all structural BMPs have been constructed, installed and are functioning in conformance with approved plans and specifications and the WQMP; Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 26 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE b. Demonstrate that they are prepared to implement all non - structural BMPs included in the conditions of approval or building /grading permit conditions; c. Demonstrate that an adequate number of copies of the approved project specific WQMP are available for the future owners /occupants; and d. The developer shall provide all education guidelines for Water Quality Management Practices to the tenants, operators and owners of the businesses of the development, regarding the environmental awareness on good housekeeping practices that contribute to protection of storm water quality and meet the goals of the approved WQMP in the Riverside County NPDES Drainage Area Management Plan. Contact the City NPDES Coordinator for handout/guideline information. 134. The property owner (aka Legally Responsible Party) shall execute and cause to be recorded a "Covenant and Agreement' in the form provided by the City to inform future property owners of the requirement to implement the approved final project- specific WQMP. 135. Developer shall pay all outstanding applicable processing and development fees including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area drainage prior to occupancy /final approval. 136. 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. 137. 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. 138. 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. 139. All private drives shall meet with fire requirements with respect to road width, street slope and curve radius in place at the time of City Council approval. 140. Landscaping adjacent to Hillside Drive shall be placed so as not to interfere with the sight distance of exiting vehicles. 141. On site storm run -off shall be detained unless otherwise provided for by the underlying project map. 142. Slopes shall be planted to reduce erosion. Drainage along the slopes shall be constructed to convey storm flows and nuisance irrigation flows to an established drainage course. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 27 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 143. Slopes exceeding thirty feet (30') shall have drainage ditches every thirty feet (30') vertical. 144. Primary circulation drive aisle (loop drives) width shall be a minimum twenty eight feet (28') clear. Parking shall not be allowed in any of the drive aisles except at designated spaces and approved by Riverside County Fire Department. 145. Interior street grades shall not exceed nine percent (9 %) and on -site intersections approach grades shall not exceed six percent (6 %). 146. Project shall maintain provisions to convey off -site water to the existing public storm drain system. 147. Pay all fees required by the Development Agreement. 148. Provide drainage plan including hydrology and hydraulic information. 149. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to issuance of building permit. 150. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85 -26). 151. Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to issuance of building permit. 152. Construct all public works improvements per approved street plans (LEMC 12.04). Plans must be approved and signed by the City Engineer prior to final map approval (LEMC 16.34). 153. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 154. Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements (LEMC 12.08 and Resolution 83- 78). 155. 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. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 28 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 156. The applicant shall install two (2) permanent bench marks to Riverside County Standards and at a location to be determined by City Engineer. 157. Applicant shall obtain all necessary off -site easements for off -site grading from the adjacent property owners prior to final map approval. 158. Confirm existing easement for storm drain traversing the site from driveway "A" through the site unless otherwise provided. 159. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 160. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer unless otherwise provided. 161. Developer shall annex to the City's Street Lighting and Landscaping Maintenance District. 162. Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. 163. Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to final map approval. All traffic control devices shall be installed prior to final inspection of public improvements. This includes No Parking and Street Sweeping Signs for streets within the tract. 164. All utilities except electrical over 12 kv shall be placed underground, as approved by the serving utility. 165. Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. If the grading is less than 50 cubic yards and a grading plan is not required, a grading permit shall still be obtained so that a cursory drainage and flow pattern inspection can be conducted before grading begins. 166. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations or provide a letter stamped by a licensed geologist or geotechnical engineer stating the project is outside the zone. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 29 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 167. An Alquis - Priolo study shall be performed on the site to identify any hidden earthquake faults and /or liquefaction zones present on -site unless provided by underlying subdivision map. 168. All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured. 169. Prior to commencement of grading operations, applicant to provide to the City with a map of all proposed haul routes to be used for movement of export material. Such routes shall be subject to the review and approval of the City Engineer. 170. Drainage easements shall be kept free of buildings and obstructions. 171. All natural drainage traversing site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 172. Meet all requirements of LEMC 15.64 regarding flood hazard regulations. 173. Meet all requirements of LEMC 15.68 regarding floodplain management. 174. The applicant to provide FEMA elevation certificates as applicable prior to certificate of occupancies. 175. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer prior to approval of final map. Developer shall mitigate any flooding and /or erosion caused by development of site and diversion of drainage. 176. Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 177. Roof and yard drains shall not be allowed to connect directly through cuts in the street curb. Roof drains shall drain through minimum 20 -feet of landscaped area prior to entering into a closed drainage system. 178. Applicant will be required to install BMP's using the best available technology to mitigate any urban pollutants from entering the watershed. 179. The applicant shall process a storm water pollution prevention plan showing mitigation of construction storm water run off. 180. Applicant shall provide the city with proof of his having filed a Notice of Intent with the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program with a storm water pollution prevention plan prior to issuance Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 30 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE of grading permits. The applicant shall provide a WQMP for post construction which describes BMP's that will be implemented for the development including maintenance responsibilities. 181. Education guidelines and Best Management Practices (BMP) shall be provided to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices that contribute to protection of stormwater quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 182. Applicant shall provide first flush BMP's using the best available technology that will reduce storm water pollutants from parking areas and driveway aisles. 183. In accordance with the City's Franchise Agreement for waste disposal and recycling, the applicant shall be required to contract with CR &R, Inc., for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. COMMUNITY SERVICES DEPARTMENT 184. Applicant shall pay applicable park fees unless documentation is provided otherwise. 185. No park credits shall be given for private park areas, open space, or recreation facilities constructed within the development. 186. The developer shall utilize CR &R for all construction debris removal, hauling, and recycling as per City ordinance. 187. The City landscape architect shall review and approve all landscaping plans. 188. The Home Owner's Association (HOA) shall maintain all landscaped areas including landscaping fronting Canyon Hills Road and Hillside Drive, open space, water quality basin and all interior plantings. 189. The Home Owner's Association (HOA) shall maintain all block walls and keep them free of graffiti. 190. All interior roads, street signs, street markings, sidewalks, enhanced concrete to be maintained by the Home Owner's Association (HOA). 191. Water quality basin outlet to meet all requirements of the Riverside County Flood Control, Army Corps of Engineers and the City of Lake Elsinore. DEPARTMENT OF ADMINISTRATIVE SERVICES Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 31 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 192. Prior to the issuance of the first building permit, the applicant shall annex into Community Facilities District 2003 -01 to offset the annual negative fiscal impacts of the project on public safety operations and maintenance issues in the City. 193. Prior to the issuance of the first building permit, the applicant shall annex into Lighting and Landscape Maintenance District No.1 to offset the annual negative fiscal impacts of the project on public right -of -way landscaped areas to be maintained by the City and for street lights in the public right -of -way for which the City will pay for electricity and a maintenance fee to Southern California Edison. RIVERSIDE COUNTY FIRE DEPARTMENT 194. The applicant shall comply with all requirements of the Riverside County Fire Department. Fire protection measures shall be provided in accordance with Riverside County ordinances and /or recognized fire protection standards. 195. Blue retro reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 196. Schedule A fire protection approved standard fire hydrants, (6 "x 4 "x 2 %') locate one at each street intersection and space no more than 500 feet apart in any direction, with no portion of any lot frontage more than 250 feet from hydrant. Minimum fire flow shall be 1000 GPM for 2 hour duration at 20 PSI. Shall include perimeter streets at each intersection and spaced 660 feet apart. 197. The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type, location, spacing and minimum fire flow. Once plans are signed by local water company, the originals shall be presented to the Fire Department for signature. 198. Environmental Constraint Sheet (ECS) map must be stamped by Riverside County Surveyor with the following Note: The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material placed on an individual lot. 199. Prior to the release of your installation, site prep and /or building permits from Building and Safety. Written certification from the appropriate water district that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 32 of 33 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW NO. 2012 -05 FOR LIVING SMART PARKSIDE 200. Also a map or APN page showing the location of the fire hydrant and access to the property. 201. Install Fire Sprinkler System per NFPA 13D 2010 Edition Plans must be submitted to the Riverside County Fire Dept. for review, and approval prior to installation. Planning Commission February 5, 2013 PC February 5, 2013 Item No. 2 Page 33 of 33