HomeMy WebLinkAbout2013-08-20 PC Agenda Item No. 3CITY OF
LADE LSII`ZORE
%i DREAM EXTREME.
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRMAN
AND MEMBERS OF THE PLANNING COMMISSION
FROM: RICHARD J. MACHOTT, LEED GREEN ASSOCIATE
PLANNING MANAGER
DATE: AUGUST 20, 2013
SUBJECT: RESIDENTIAL DESIGN REVIEW 2013- 01(MODIFICATION) — A
REQUEST TO MODIFY THE CONDITIONS OF APPROVAL
PERTAINING TO STOP SIGN INSTALLATION
APPLICANT &: CRAIG MOREAS, RYLAND HOMES, 49 DISCOVERY, STE 250
OWNER IRVINE, CA 92618
Proiect Request
The applicant is requesting to modify a condition of approval associated with Residential
Design Review 2013 -01, TR 28214 -3 and TR 28214 -5, Pinnacle in Alberhill Ranch.
Background
The conditions of approval relating to the identified project require an "all -way" stop sign
to be installed at the intersection of Alberhill Ranch Road and Larkspur Street. The
condition originated from a staff review of the design review plans, RDR 2005 -17 and
not a review of the street improvement plans.
Analysis
Staff has reexamined the subject intersection as well as the surrounding intersections and
determined that the future. all way stop designated for the intersection of Alberhill Ranch
Road and Norris Street provides adequate opportunity for access from both Norris and
Larkspur Street. The proximity of Larkspur to Norris Street along Alberhill Ranch Road is
365 linear feet. This gap between these two side streets will provide sufficient opportunity
for traffic to access Alberhill Ranch Road from Larkspur Street without the assistance of a
PC August 20, 2013 Item No. 3
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PLANNING COMMISSION STAFF REPORT
MODIFICATION OF CONDITION OF APPROVAL
AUGUST 20, 2013
stop sign. Similarly the stop sign at Norris Street provides a protected crossing for
pedestrians within a reasonable distance from Larkspur Street.
Recommendation
It is recommended that the Planning Commission approve the deletion of Condition No
71 of the Residential Design Review 2013 -01.
Prepared By: Dina Purvis �)p
Senior Engineering Technician
Ken A. Seumalo lr�
Director of Public Works
Approved By: Richard J. MacHott, LEED Green Associate
Planning Manager
Attachments: Vicinity Map
Conditions of Approval
PC August 20, 2013 Item No. 3
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VICINITY MAP
MODIFICATION OF CONDITIONS OF APPROVAL OF RDR 2013 -01
RYLAND HOMES, PINNACLE ATALBERHILL RANCH
PC August 20, 2013 Item No. 3
Page 3 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
GENERAL
1. The proposed project (Residential Design Review No. 2013 -01) consists of building design
and construction of 48 single - family detached residential units and related improvements,
within Vesting Tract Map 28214 -3 and 28214 -5.
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 Residential Design Review projects 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. 2013 -01 will lapse and be void
unless a building permit is issued within two (2) years of the approval date. The
Community Development Director may grant an extension of time for up to one (1) year
prior to the expiration of the initial Design Review. An application for a time extension and
required fee shall be submitted a minimum of one (1) month prior to the expiration date.
5. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the Alberhill Ranch Specific Plan and Lake Elsinore Municipal
Code, prior to issuance of certificate of occupancy and release of utilities.
6. All site improvements shall be constructed as indicated on the approved building elevations
and site plans for the Residential Design Review.
7. Future site plotting and construction shall be consistent with these Conditions of Approval,
those conditions approved with Tentative Tract Map No. 28214 and those provisions and
requirements contained in the Lake Elsinore Municipal Code, subject to approval by the
Community Development Director or designee.
Planning Commission Approved
April 16, 2013
Page 1 of 14
PC August 20, 2013 Item No. 3
Page 4 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
8. The following architectural details shall be provided:
• All front fence returns will be decorative masonry walls. Wood fences will not be
allowed along the front elevation.
• Additional architectural enhancements and treatments shall be provided for those
side and rear elevations that are within the public view. The applicant shall
indicate which specific side and /or rear elevations will be afforded with enhanced
architectural treatments on future precise grading plans, subject to approval by
the Community Development Director or designee..
9. All weep screeds shall be a maximum three inches above any hard surface and four inches
above any earth surface.
10.Any revisions to approved site plans or building elevations shall be reviewed and approved
by the Community Development Director or designee.
11. Materials and colors depicted on the materials board shall be used unless modified by the
Community Development Director or designee.
12.The applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'- 0"
adjacent to the dwelling for the storage of trash barrels. The storage pad or area shall
conceal the trash barrels from public view, subject to the approval of the Community
Development Director or designee. Precise grading plans shall identify the location of the
aforementioned flat concrete pad and air conditioning units.
13. The building addresses (in numerals at least four inches high) shall be displayed near the
entrance and easily visible from the front of the unit and public right -of -way. The applicant
shall obtain street addresses for all production lots prior to issuance of building permit.
14.The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with the
provisions of Municipal Code, Chapter 15.72 and using accepted techniques. Interim
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
15. The applicant shall comply with all applicable City Codes and Ordinances.
Planning Commission Approved
April 16, 2013
Page 2 of 14
PC August 20, 2013 Item No. 3
Page 5 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
16.A cash bond of $1,000.00 shall be required for any construction trailers used during
construction. Bonds will be released after removal of trailers, subject to the approval of the
Community Development Director or designee.
17.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
18. The project shall connect to sewer and meet all requirements of the Elsinore Valley
Municipal Water District ( EVMWD). The applicant shall submit water and sewer plans to
the EVMWD and shall incorporate all district conditions and standards.
19. The design and construction of the project shall meet all City Fire Marshal standards for fire
protection.
20.All mechanical and electrical equipment associated with the residences shall be ground
mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened behind fence returns, subject to the approval
of the Community Development Director or designee, prior to issuance of building permit.
21. 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.
Planning Commission Approved
April 16, 2013
Page 3 of 14
PC August 20, 2013 Item No. 3
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CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
• 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.
• The Final landscape plan shall be consistent with any approved site and /or plot
plan.
22.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.
23. 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.
24. 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.
25. These Conditions of Approval and those conditions approved with Tentative Tract Map No.
28214 shall be reproduced on subsequent building plans prior to issuance of building
permit.
26. 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 A.M. and shall cease at 5:00 P.M., Monday through Friday. Construction activity shall
not take place on Saturday, Sunday, or any Legal Holidays.
27. The applicant shall pay all appropriate City fees.
28. 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 Approved
April 16, 2013
Page 4 of 14
PC August 20, 2013 Item No. 3
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CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
29. The Homeowner's Association shall maintain all project improvements and facilities,
including the landscaping, park facilities, and drainage improvements.
30. If applicable, the applicant shall participate in the City's Lighting and Landscape
Maintenance District.
ENGINEERING DIVISION
GENERAL
31. The project shall comply with all conditions of the underlying maps Tract 28214 -3 and Tract
28214 -5.
32. The developer shall comply with all approved plan sets or submit a revision for plan check
approval.
33.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the property owner or his agent. All overhead
utilities shall be undergrounded.
34.The developer shall pay all development fees, including but not all inclusive: TUMF, TIF,
and Area Drainage Fees.
35.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; maintenance responsibility shall be identified in the Covenants, Conditions and
Restrictions.
36.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.
37. In accordance with the City's Franchise Agreement for waste disposal & recycling, the
developer 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.
Planning Commission Approved
April 16, 2013
Page 5 of 14
PC August 20, 2013 Item No. 3
Page 8 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
38. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by
development of the site and or diversion of drainage.
39.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.
40. The developer shall provide a copy of an encroachment permit or any approval documents
from the Riverside County Flood Control District and /or Caltrans for encroaching, grading,
or discharging into County flood control facilities or Caltrans right of way.
41.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
MITIGATION FEES
42.The developer shall pay all Engineering Division assessed Capital Improvement, Plan
Check and Permit fees (LEMC 16.34). Applicable mitigation fees include but are not limited
to: Stephens' Kangaroo Rat Habitat Conservation Plan Fee (K -Rat), Traffic Infrastructure
Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Area Drainage Fee:
Rice Canyon District #28 $2037.38/lot for TR 28214 -3, lots 79 -90 and TR 28214 -5, lots 71-
74, 156- 157Nichols SW District #19, $2254.75/lot for TR 28214 -5, lots 67 -70, lots 95 -111,
118 -124, 158 -159
43. Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
STORM WATER MANAGEMENT / POLLUTANT PREVENTION
44.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 the Riverside County NPDES Drainage Area Management Plan.
45.All storm drain inlet facilities shall be appropriately marked "Only Rain Down the Storm
Drain" using the City authorized marker to prevent illegal dumping in the drain system.
Planning Commission Approved
April 16, 2013
Page 6 of 14
PC August 20, 2013 Item No. 3
Page 9 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
46. Provide a table identifying the placement of all BMP's on the title sheet of the Grading and
Improvement plans.
47. 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 storm water quality.
48. 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.
49.The developer shall provide documentation that the BMPs are constructed with the
requisite capacity to serve the entire common project in accordance with the MS4 Permit
requirements.
50. The developer is required to prepare a WQMP amendment to the standard noted in the
2002 MS4 Permit utilizing the template found in Appendix O of the "RIVERSIDE COUNTY
DRAINAGE AREA MANAGEMENT PLAN ". The final WQMP amendment must be
approved prior to grading permit issuance.
51.The WQMP amendment shall include documentation showing the common project
treatment controls constructed by the "Master Developer" Castle and Cooke are sufficient
for the project. (MS4 Permit Section 7.G.3).
52. The WQMP shall demonstrate that discharge flow rates, velocities, duration and volume for
the post construction condition from a 2 -year and 10 -year 24 -hour rainfall event will not
cause significant adverse impacts on downstream erosion and receiving waters, or
measures are implemented to mitigate significant adverse impacts to downstream public
facilities and water bodies. The WQMP shall provide measures to minimize the impact
from the pollutants of concern and hydrologic conditions of concern identified for the
project. Where the pollutants of concern include pollutants that are listed as causing or
contributing to impairments of receiving waters, BMPs must be selected to treat the
pollutants to a medium /high level. The WQMP shall provide information regarding design
Planning Commission Approved
April 16, 2013
Page 7 of 14
PC August 20, 2013 Item No. 3
Page 10 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
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.
53. Water quality provisions shall be implemented in a manner consistent with the MEP
standard. The Regional Board recognizes that full implementation may not be feasible for
certain projects which have received tentative tract or parcel map or other discretionary
approvals. (Sec. 71)
54. 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 Riverside County NPDES Drainage Area Management Plan and
State General Permit — Construction.
IMPROVEMENTS
55. 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.
56. Sight distance into and out of the project location shall comply with CALTRANS Standards.
57. The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
58. 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.
59.10 -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 one of these criteria is exceeded,
drainage facilities shall be provided.
60.All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
Planning Commission -Approved
April 16, 2013
Page 8 of 14
PC August 20, 2013 Item No. 3
Page 11 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
61.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.
62.A drainage study shall be provided for improvements to be constructed. The study shall
identify the following: storm water runoff from and upstream of the site; 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 24-
hour storm duration shall be analyzed to determine the detention basin capacities
necessary to accomplish the desired results.
63.All natural drainage traversing the site shall be collected prior to entering the site and then
conveyed through the site, or shall be collected, treated, 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, or accepted by adjacent property owners by a letter of
drainage acceptance, or conveyed to a drainage easement.
64.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
65.An erosion and sediment control plan shall be included with the Building plans.
66. All Public Works requirements and improvements shall be complied with and constructed
as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC)
and Lake Elsinore Public Works Standard Plans.
67. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
68. The developer shall assume responsibility for completion of any and all street and storm
drain improvements and signing and striping adjacent to lots or provide written
documentation as to the identity of the responsible party.
Planning Commission Approved
April 16, 2013
Page 9 of 14
PC August 20, 2013 Item No. 3
Page 12 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
69.As applicable, 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.
70.As applicable, the developer shall provide signing and striping plans for the required
improvements of this project. The plans shall also incorporate traffic calming measures on
local streets.
71.An "all -way" stop shall be installed at the intersection of Alberhill Ranch Road and Larkspur
Street.
PRIOR TO GRADING PERMIT
72. 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. The Haul route
shall be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cubic
yards (cy) shall be approved by City Council. (LEMC 15.72.065)
73. Export and /or import sites located within the Lake Elsinore City limits must have an active
grading permit.
74.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.
75.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 prepared
using City standard title block, standard drawings and design manual (available at
www.lake- elsinore.org).
76.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
Planning Commission Approved
April 16, 2013
Page 10 of 14
PC August 20, 2013 Item No. 3
Page 13 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
77. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
78. 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.
79.All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper
than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the
City.
80. 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.
81. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
82.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
83. 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 prior to
issuance of grading permit.
84.A copy of the current SWPPP shall be kept at the project site and be available for review
upon request.
85.Approval of the project Final Water Quality Management Plan (WQMP) for post
construction shall be received prior to issuance of a grading permit.
86. Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
87. Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development agreement.
Planning Commission Approved
April 16, 2013
Page 11 of 14
PC August 20, 2013 Item No. 3
Page 14 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
88. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
PRIOR TO ISSUANCE OF BUILDING PERMIT
89.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.
90.All project required street improvement plans, traffic signal plans, signing and striping plans
shall be completed and approved by the City Engineer. Any revisions to the previously
approved set of street improvement plans shall be approved prior to the first building
permit. Compliance with all approved plans is required.
91.The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
PRIOR TO OCCUPANCY
92.All public improvements including signing and striping and traffic control devices shall be
completed in accordance with the approved plans or as condition of this development to the
satisfaction of the City Engineer.
93.A recorded copy of proof of acceptance of maintenance responsibility of slopes, open
spaces, landscape areas, and drainage facilities shall be provided.
94. 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.
95.As -built plans shall be submitted for review and approval by the City Engineer. Once
approved, the original mylar shall be amended by the developer and approved by the City
Engineer. The developer shall provide the City with a CD /DVD of the "as built" original
mylar in .tif format.
96. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8 '/2 x 11" mylar) shall
Planning Commission Approved
April 16, 2013
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PC August 20, 2013 Item No. 3
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CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
be submitted in .tif format on CD to the Engineering Division before final inspection will be
scheduled.
97.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.
98.A Notice of Completion shall be recorded with Riverside County and a recorded copy
provided to the City.
99.A recorded copy of the Covenants, Conditions and Restrictions. (CC &R's) outlining the
HOA's (or other entity's) responsibility for slope maintenance along right -of -ways and open
spaces shall be provided prior to occupancy /final.
100. 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.
101. Prior to grading or building permit close -out and /or the issuance of a certificate of use or a
certificate of occupancy, developer shall:
Demonstrate that all structural BMPs have been constructed, installed and are
functioning in conformance with approved plans and specifications and the WQMP;
Demonstrate that they are prepared to implement all non - structural BMPs included in
the conditions of approval or building /grading permit conditions;
Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners /occupants; and
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.
Planning Commission Approved
April 16, 2013
Page 13 of 14
PC August 20, 2013 Item No. 3
Page 16 of 17
CONDITIONS OF APPROVAL FOR
RESIDENTIAL DESIGN REVIEW NO. 2013 -01
PINNACLE AT ALBERHILL RANCH SPECIFIC PLAN
102. Developer shall pay all outstanding applicable processing and development fees including
but not all inclusive: TUMF, MSHCP, TIF, Stephens' Kangaroo Rat Habitat Conservation
Plan fees and area drainage fees prior to occupancy /final approval.
103. 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.
104. Provide on compact disc GIS Shape files of all final maps and street and storm drain plans.
*ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane California
Zone VI U.S. Fleet.
COMMUNITY SERVICES DEPARTMENT
105. The Developer shall pay all applicable park fees.
106. 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
107. The applicant shall comply with all City of Lake Elsinore Fire Marshal requirements and
standards. Provide fire protection facilities as required in writing by the City of Lake
Elsinore Fire Marshal.
Planning Commission Ap rLove_d
April 16, 2013
Page 14 of 14
PC August 20, 2013 Item No. 3
Page 17 of 17