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HomeMy WebLinkAboutPC Reso No 2009-28 RESOLUTION NO. 2009-28 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE APPROVAL OF RESIDENTIAL DESIGN REVIEW NO. 2007-12 WHEREAS, Central Valley Coalition has filed an application with the City of Lake Elsinore requesting Residential Design Review approval for the Lakeshore Village project and ultimate development within Tentative Parcel Map No. 36017 (the "Entitlement'); and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of making recommendations to the City Council with regard to Design Review requests for residential projects within the Lakeshore Village 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 provide 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, Mitigated Negative Declaration No. 2003-03 evaluated environmental impacts that would result from maximum build-out of the specific plan; and WHEREAS, the Entitlement comprises part of the whole of the action and does not present substantial changes or new information regarding the potential environmental impacts of build-out under the specific plan; and WHEREAS, public notice of the Entitlement 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 April 7, 2009. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: PLANNING COMMISSION RESOLUTION NO. 2009-28 PAGE 2 OF 4 SECTION 1. The Planning Commission has considered the proposed design and building elevations for the Lakeshore Village project prior to making a decision to recommend that the City Council approve the application. The Planning Commission finds and determines that the Lakeshore Village project design is consistent with design guidelines and development standards of the Lakeshore Village Specific Plan. SECTION 2. The Planning Commission finds and determines that the Entitlement does not present any new information, circumstances, or changes to the project that was analyzed under the MND. The Entitlement does not change density or intensities of use. The multi-family use was contemplated by the Specific Plan and the environmental effects associated therewith were properly analyzed and mitigated as part of the MND. Therefore, it is not necessary to conduct any further environmental review for the Entitlement. SECTION 3. 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. 2007-12: 1. The Entitlement complies with the Goals, Objectives and Policies of the General Plan and the Lakeshore Village Specific Plan, as approved. The Lakeshore Village Specific Plan designates the site as Attached Residential (AR) and Commercial/Residential Flex (CRF). Tentative Parcel Map No. 36017 and the Lakeshore Village project will collectively lead to the construction of an affordable housing multi-family apartment development that is consistent with Lakeshore Village Specific Plan. 2. This Entitlement complies with the design directives contained in Chapter 17.184.060 and all other applicable provisions of the Lake Elsinore Municipal Code. The design is appropriate to the site and surrounding developments in that it will result in the construction of an affordable housing multi-family apartment development in accordance with appropriate development and design standards contained in Lakeshore Village Specific Plan. The design creates interest and varying vistas as a person moves along any street within the Lakeshore Village project. The design also complements the quality of existing neighboring development and will continue to provide visually-pleasing design and architecture within the area. 3. Conditions and safeguards pursuant to Chapter 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Entitlement to ensure development of the property in accordance with the General Plan, Municipal Code, and Lakeshore Village Specific Plan. PLANNING COMMISSION RESOLUTION NO. 2009-28 PAGE 3OF4 The Planning Commission has considered the Entitlement and finds that with the attached conditions of approval, the design complies with the purposes and objectives of the General Plan, Municipal Code and Lakeshore Village Specific Plan. SECTION 4. Based upon the evidence presented, the above findings, and the conditions of approval imposed upon the Entitlement, the Planning Commission hereby recommends that the City Council approve Design Review No. 2007-12 for the Lakeshore Village project. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PASSED, APPROVED AND ADOPTED on this 7th day of April 2009. Ax @ Zanelli, Chairman City of Lake Elsinore I ATTEST: 1 e~ Tom Weiner Acting Director of Community Development n PLANNING COMMISSION RESOLUTION NO. 2009-28 PAGE 4 OF 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss. CITY OF LAKE ELSINORE ) I, TOM WEINER, Acting Director of Community Development of the City of Lake Elsinore, California, hereby certify that Resolution No. 2009-28 was adopted by the Planning Commission of the City of Lake Elsinore at a regular meeting held on the 7th day of April 2009, and that the same was adopted by the following vote: AYES: CHAIRMAN AXEL ZANELLI, COMMISSIONER'S JOHN GONZALES, PHIL MENDOZA, AND MICHAEL O'NEAL NOES: NONE ABSENT: NONE ABSTAIN: VICE-CHAIRMAN JIMMY FLORES 4;z Tom Weiner Acting Director of Community Development i I I CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017, AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTMENTS GENERAL CONDITION 1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside, void, or annual an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the project attached hereto. i TENTATIVE PARCEL MAP NO. 36017 2. Tentative Parcel Map No. 36017 will expire two (2) years from date of approval unless within that period of time an appropriate instrument has been filed and recorded with the County Recorder, or an extension of time is granted by the City of Lake Elsinore City Council in accordance with the Subdivision Map Act. 3. The Tentative Parcel Map shall comply with the State of California Subdivision Map Act and shall comply with all applicable requirements of the Lake Elsinore Municipal Code, Title 16 unless modified by approved Conditions of Approval. 4. Prior to final certificate of occupancy of Tentative Parcel Map, the improvements specified herein and approved by the Planning Commission and the City Council shall be installed, or agreements for said improvements, shall be submitted to the City for approval by the City Engineer, and all other stated conditions shall be complied with. All uncompleted improvements must be bonded for as part of the agreements. 5. Prior to the first certificate of occupancy, the applicant shall present the CTCAC approval/award document for the apartment complex. The CTCAC approval/award document shall be reviewed by the Community Development Director or Designee and the City Attorney. The CTCAC approval calls for and shall include a condition for maintaining common areas, parking and drive aisle areas, landscaped areas including parkways, and methods for common maintenance improvements necessary to support the complex. In addition, the operating/management documents for the apartment complex shall establish methods to address design improvements. 6. If, in the future, CTCAC regulations allow the apartment complex to be converted to a for sale affordable housing project, no unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to financially assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and duty to maintain, all said mutually available features of the development. Such entity shall operate under recorded CC&R's which shall include compulsory membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 7. Parking for the project shall be restricted to the approved development parking spaces as shown on approved site plan. 8. Reciprocal covenants, conditions, and restrictions and reciprocal maintenance agreements shall be established which will cause a merging of all development phases as they are completed, and embody one (1) Management Company with common area maintenance responsibility for the total development on the project site. 9. In the event the Management Company or other legally responsible person(s) fails to maintain said common area in such a manner as to cause same to constitute a public nuisance, said City may, upon proper notice and hearing, institute summary abatement procedures and impose a lien for the costs of such abatement upon said common area, individual units or whole thereof as provided by law. I 10. Each unit shall have access to common area, facilities and improvements. 11. The applicant shall continue to comply with those mitigation measures identified in the Mitigation Monitoring Program adopted with the Mitigated Negative Declaration No. 2003-03 prepared for the Lakeshore Village Specific Plan. 12. 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. RESIDENTIAL DESIGN REVIEW NO. 2007-12 13. Design Review approval for Residential Design Review No. 2007-12 will lapse and be void unless building permits are issued within two (2) years of City Council approval. 14. Conditions of Approval shall be reproduced on page one of building plans submitted to the Building Division Plan Check. 15.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. Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS 16.All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any material covering the roof equipment shall match the primary wall color. 17.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. 18. No exterior roof ladders shall be permitted. 19. Applicant shall use roofing materials with Class "A" fire rating. 20.The proposed carport structures shall be built with concrete tile roof to match the proposed on-site buildings and architecture. 21. The Planning Division shall approve the location of any construction trailers utilized during construction. 22. Materials and colors depicted on the plans and materials board shall be used unless modified by the Community Development Director or designee. 23. Decorative paving shall be included at the main drive entry way and shall be shown on the construction drawings submitted to Building and Safety. 24. On-site surface drainage shall not cross sidewalks. 25. Parking stalls shall be developed pursuant to the requirements of the Lakeshore Village Specific Plan. 26. 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. 27. The applicant shall at all times comply with Section 17.78 (Noise Control) of the Lake Elsinore Municipal Code which requires noise or sound levels to be below 50 decibels between the hours of 7:00 am to 10:00 pm and below 40 decibels between the hours of 10:00 pm to 7:00 am in nearby residential areas. 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 7:00 PM, Monday through Friday. Construction activity shall not take place on, Sunday, or any Legal Holiday. Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS PRIOR TO BUILDING/GRADING PERMITS 28.Prior to issuance of grading permits, the applicant shall sign and complete an "Acknowledgement of Conditions" form and shall return the executed original to the Planning Division for inclusion in the case records 29. Prior to the commencement of grading operations, the applicant shall provide a map of all proposed haul routes to be used for movement of dirt material. Such routes shall be subject to the review and approval of the City Engineer. A bond may be required to pay for damages to the public right-of-way, subject to the approval of the City Engineer. 30.Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be submitted, reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or designee, prior to issuance of building permit. A Landscape Plan Check & Inspection Fee will be charged prior to final landscape approval. a. All planting areas shall have permanent and automatic sprinkler system with III approved coverage using a combination of drip and conventional irrigation methods. b. Applicant shall plant street trees, selected from the City's Street Tree List, a maximum of forty feet (40) apart and at least twenty-four-inch (24") box in size. c. All planting areas shall be separated from paved areas with a six inch (6") high and six inch (6") wide concrete curb. d. Planting within fifteen feet (15) of ingress/egress points shall be no higher than thirty-six inches (36"). e. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. f. 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. g. All landscape improvements shall be bonded 100% for material and labor for one additional year from installation sign-off by the City. h. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. All Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS planting areas shall include plantings in the Xeriscape concept, drought tolerant grasses and plants. i. Final landscape plan shall be consistent with approved site plan. j. Final landscape plans shall include planting and irrigation details. 31.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. 32. Prior to issuance of a certificate of occupancy, applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid. 33. Prior to issuance of building permits, applicant shall provide assurance that all requirements of the Riverside County Fire Department have been met. 34. Prior to issuance of certificate of occupancy, applicant shall pay park-in-lieu fee in effect at time of building permit issuance. 35.The Management Company shall be established and introduced to the Community Development Director prior to the occupancy release of the first dwelling unit. ENGINEERING 36.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. 37.The applicant shall pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-26). 38.The applicant shall 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. This letter shall be submitted to the City Engineering Division prior to final map approval. 39.The applicant shall construct all public works improvements per approved street plans (LEMC 12.04). All streets providing access shall be constructed prior to issuance of first certificate of occupancy. 40. Street improvement plans and specifications shall be prepared by a California 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). Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS 41.The applicant shall construct signal improvements at the main entrance onto Lakeshore Drive. The signal improvements shall be operational prior to issuance of the first certificate of occupancy. If delay is caused by anything which is out of the control of the applicant, then the applicant may request to post a bond to satisfy the construction of signal improvements. 42.The applicant shall modify intersection striping at the entrance to the project and Lakeshore Drive by including a northbound left-turn pocket from Lakeshore Drive into the project. 43.The applicant shall dedicate full half width right of way such that the frontage along Lakeshore Drive measures 60-feet from the road centerline to the project property line. 44.The applicant shall construct full half width street improvements along the project frontage. The improvements shall measure 48-feet minimum as measured from the centerline of the street to the curb face adjacent to the project frontage. 45.The applicant shall construct a roadway taper at both ends of the project frontage. The taper shall have a minimum transition rate of 10:1 and shall extend from the proposed improvement north and south to the corresponding existing edge of pavement. 46. All drive aisle clear widths shall comply with Fire Department requirements. 47.The applicant shall align the main entrance with the centerline alignment of Gunnerson Street 48.Sight distance on all on-site and main entrance streets shall conform to CALTRANS requirements for sight distance. 49. The applicant shall provide a reciprocal access easement for the secondary emergency access located at the west end of the project. 50.The applicant shall pay all fees and shall satisfy the requirements of the encroachment permit issued by the Engineering Division for construction of public works improvements within the existing street right-of-way (LEMC 12.08 and Resolution 83-78). 51.All compaction reports, grade certifications, and monument certifications (with tie notes delineated on 8 Ys' x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 52. The applicant shall install permanent bench marks in accordance with Riverside County Standards prior to the first certificate of occupancy. 53. The applicant shall obtain all necessary off-site easements for off-site grading from the adjacent property owners prior to building permit issuance. Planning Commission i CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS 54.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. The Public Works Department will assist property owner with coordination of utilities for the construction of a traffic signal at the project entrance along Lakeshore Drive. 55.The applicant shall provide fire protection facilities as required in writing by Riverside County Fire. 56.The applicant shall provide street lighting and show lighting improvements as part of street improvement plans. The spacing of the street lights shall conform to the City Standard street light spacing. 57. Street lights constructed along Lakeshore Drive shall be 22,000, HPSV. 58.The applicant shall annex into the City's Street Lighting and landscaping Maintenance District. 59.The applicant shall install blue reflective pavement markers in the street at all fire hydrant locations in accordance with City Standards. 60. The applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to final occupancy. All traffic control devices shall be installed prior to final inspection of public improvements and issuance of the final certificate of occupancy. This includes No Parking and Street Sweeping Signs for streets within the tract. 61.All improvement plans shall be digitized and submitted at Certificate of Occupancy. The applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS or the applicant shall to pay $300 per sheet for City digitizing. 62.All utilities, except electrical over 12 KV, shall be placed underground, as approved by the serving utility. 63. The applicant shall apply for and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a California 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. 64. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS 65.All grading shall be done under the supervision of a geotechnical engineer who 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 and constructed with drainage ditches every 30-vertical feet. 66. Prior to commencement of large scale grading operations, applicant shall provide to the City 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. 67. Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a notarized and recorded letter of drainage acceptance or conveyed to an established drainage easement. 68.0n-site drainage facilities located outside of road right-of-way should be contained within drainage easements shown on the final map. 69.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. 70. The applicant shall submit Hydrology and Hydraulic Reports for review and approval by City Engineer and the Riverside County Flood Control District prior to approval of final map. Developer shall mitigate any flooding and/or erosion caused by development of the site and diversion of drainage. The report shall verify impacts of storm water on existing facilities. 71.All drainage facilities in this tract shall be constructed to Riverside County Flood Control District Standards. 72. Storm drain inlet facilities shall be appropriately stenciled to prevent illegal dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 73. Roof and yard drains shall not outlet directly through cuts in the street curb. Roof drains shall drain through a minimum of twenty (20) feet of landscaped area. 74.10-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 installed. 75.The applicant shall install BMP's using the best available technology to mitigate any f urban pollutants from entering the watershed. 76.Applicant shall provide the City with proof of filing a Notice of Intent with the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS (NPDES) program with a storm water pollution prevention plan prior to issuance of grading permits. The applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) for construction activities and a Water Quality Management Plan (WQMP) detailing the permanent clean water features. The WQMP shall include a maintenance program, for post construction compliance with the City's Clean Water Runoff Program. 77. Education guidelines and Best Management Practices (BMP) related to the use of herbicides, pesticides, fertilizers, and any other environmental awareness education materials on good housekeeping practices that contribute to protection of stormwater quality shall be provided to residents of the development. All materials distributed shall comply with the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 78. Intersecting streets on the inside radius of a curve shall be prohibited, except when adequate sight distance is verified by a registered civil engineer. 79.Applicant shall maintain the open space, private roads and proposed drainage/debris basins. 80. In accordance with the City's Franchise Agreement for waste disposal & 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, j demolition, clear and grubbing or all other phases of construction. COMMUNITY SERVICES DEPARTMENT 81. Applicant shall pay applicable park fees unless documentation is provided otherwise. 82. No park credits shall be given for private park areas, open space, or recreation facilities constructed within the development. 83. The City landscape architect shall review and approve all landscaping plans. 84.The Management Company or project owner shall maintain all block walls and keep them free of graffiti. 85.AII interior roads, street signs, street markings, sidewalks, and enhanced concrete shall be maintained by the Management Company or project owner. 86.Any water quality basin outlet shall satisfy all requirements of the Riverside County Flood Control, Army Corps of Engineers and the City of Lake Elsinore. DEPARTMENT OF ADMINISTRATIVE SERVICES Planning Commission CONDITIONS OF APPROVAL FOR TENTATIVE PARCEL MAP NO. 36017 AND RESIDENTIAL DESIGN REVIEW NO. 2007-12 FOR LAKESHORE VILLAGE APARTEMENTS 87. Prior to approval of final certificate of occupancy, 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 and neighborhood parks 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. Applicant shall make a four thousand seven hundred dollar ($4,700) non-refundable deposit to cover the cost of the annexation process. Contact Dennis Anderson, Harris & Associates at (949) 655-3900 x334 or danderson(a)harris-assoc.com. RIVERSIDE COUNTY FIRE DEPARTMENT 88. 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. 89. Blue retro-reflective pavement markers shall be mounted on public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers shall be approved by the County Fire Department. Planning Commission