HomeMy WebLinkAboutOrd. No. 2008-1247
ORDINANCE NO. 1247
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, APPROVING
SPECIFIC PLAN NO. 2005-02
WHEREAS, Spyglass Ranch LLC has filed an application with the City of
Lake Elsinore requesting approval of Specific Plan No. 2005-02 for the project identified
as the Spyglass Ranch Specific Plan (the "Project"); and
WHEREAS, on January 15, 2008, the Planning Commission of the City of
Lake Elsinore considered the proposed Specific Plan and recommended that the City
Council of the City of Lake Elsinore approve the Specific Plan; and
WHEREAS, the 259.6 acre project site is located on the east side of
Camino Del Norte at its intersection with Main Street within the City of Lake Elsinore
(the "Project Site"); and
WHEREAS, the City Council of the City of Lake Elsinore has been
delegated with the responsibility of approving Specific Plans; and
WHEREAS, public notice of the Project has been given, and the City
Council of the City of Lake Elsinore 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 26,2008.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER
AS FOLLOWS:
Section 1. Prior to approving the project, the City Council of the City of
Lake Elsinore has reviewed and analyzed Specific Plan No. 2005-02 pursuant to the
Planning and Zoning Laws (Cal. Gov. Code 65000 et. seq.) and Chapter 17.99 of the
Lake Elsinore Municipal Code ("LEMC").
Section 2. That in accordance with State Planning and Zoning law and
the City of Lake Elsinore Municipal Code, the City Council makes the following findings
for the approval of Specific Plan No. 2005-02:
1. The location and design of the proposed development shall be
consistent with the goals and policies of the City's General Plan and with any other
applicable plan or policies adopted by the City.
The Spyglass Ranch Specific Plan meets the City's Specific Plan criteria for
content and required implementation of the General Plan established by Section
65450 et. seq. of the California Government Code and Section 17.99 of the City
of Lake Elsinore Municipal Code. Accordingly, the proposed Specific Plan is in
concurrence with the objectives of the General Plan and the purpose of the
planning district in which the site is located.
2. The proposed location shall allow the development to be well
integrated with or adequately buffered from its surroundings, whichever may be the
case.
The proposed project is appropriate to the site and surrounding developments in
that the project will construct both single-family detached and multiple-family
residential units in accordance with appropriate development and design
standards contained in the Spyglass Ranch Specific Plan. The project creates
interest and varying vistas as a person moves along any project street. The
project also compliments the quality of existing neighborhood development and
will continue to provide visually-pleasing design and architecture within the
immediate area.
3. All vehicular traffic generated by the development, either in phased
increments or at full build-out, is to be accommodated safely and without causing undue
congestion upon adjoining streets.
The proposed Spyglass Ranch Specific Plan has been reviewed as to its relation
to the width and type of pavement needed to carry the type and quantify of traffic
generated, in that the City has adequately evaluated the potential impacts
associated with the proposed uses prior to its approval and has conditioned the
project to be served by roads of adequate capacity and design standards to
provide reasonable access by car, truck, transit and bicycle.
4. The Final Specific Plan shall identify a methodology(s) to allow land
uses to be adequately serviced by existing or proposed public facilities and services. In
appropriate circumstances, and as provided elsewhere by Lake Elsinore Municipal
Code, the City may require that suitable areas be reserved for schools, parks and
pedestrian ways; or public open spaces shall be dedicated or reserved by private
covenant for the common use of residents, establishments or operations in the
development.
The Final Specific Plan properly identifies methodologies to allow land uses to be
adequately serviced by existing or proposed public facilities and services. The
Final Specific Plan identifies necessary streets and circulation to support the
proposed land use allocations, as well as all necessary wet and dry utilities for
proper and adequate infrastructure services. In addition, the Specific Plan
identifies two park sites for common use of the residents, and approximately 86
acres of open space for dedication and preservation.
5. The overall design of the Specific Plan will produce an attractive,
efficient and stable development.
The proposed Spyglass Ranch Specific Plan has been designed in consideration
of the size and shape of the property, thereby strengthening and enhancing the
immediate residential area. The project, as proposed, will compliment the quality
of existing development and will create a visually pleasing, non-detractive
relationship between the proposed and existing project, in that the proposed use
has been reviewed to ensure adequate provision of screening from the public
2
rights-or-way or adjacent properties.
The Spyglass Ranch Specific Plan will not be detrimental to the health, safety,
comfort or general welfare of the persons residing or working near the project
area or within the City, or will it be injurious to property or improvements in the
project area or within the City. In addition, staff has substantiated that all
applicable City Departments and Agencies have been afforded the opportunity
for a through review of the Specific Plan and have incorporated a/l applicable
comments and/or conditions related to installation and maintenance of
landscaping, street dedications, regulations of points of vehicular ingress and
egress and control of potential nuisances, so as to eliminate any negative
impacts to the general health, safety, comfort, or welfare of the surrounding
neighborhood or the City.
6. In accordance with the requirements of the California
Environmental Quality Act (CEQA), impacts have been reduced to a level of less than
significant, or in the case where impacts remain significant; a statement of overriding
considerations must be adopted to justify the merits of project implementation.
Environmental Impact Report No. 2007-01 was adequately prepared and
analyzed the environmental effects of the Specific Plan in accordance with the
CEQA.
Section 3. Based upon all of the evidence presented, and the above
findings, the Planning Commission hereby recommends the City Council of the City of
Lake Elsinore approve Specific Plan No. 2005-02.
Section 4. This Resolution shall take effect from and after the date of its
passage and adoption.
Section 4. This ordinance shall take effect thirty (30) days after the date
of its final passage. The City Clerk shall certify as to adoption of this ordinance and
cause this ordinance to be published and posted in the manner required by law.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the City
Council of the City of Lake Elsinore, California, on this 11th day of March
2008.
:23tldiOR
CITY OF LAKE ELSINORE
AT~:
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VI IAN M. MUNSON
CITY CLERK
3
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, VIVIAN M. MUNSON, City Clerk of the City of Lake Elsinore, California, hereby
certify that the foregoing Ordinance No. 1247 was introduced at a regular
meeting of the City Council of the City of Lake Elsinore on the 26th day of February
2008, and was finally passed at a regular meeting of the City Council of the City of Lake
Elsinore held on the 11th day of March 2008, by the following roll call vote:
AYES: MAYOR DARYL HICKMAN, MAYOR PRO TEM GENIE KELLEY,
COUNCILMEMBER ROBERT MAGEE, COUNCILMEMBER ROBERT SCHIFFNER
NOES: COUNCILMEMBER THOMAS BUCKLEY
ABSENT: NONE
ABST AI N: NONE
(
v'- l. L~
VIVIAN M. MUNSON
CITY CLERK
4
PLANNING DEPARTMENT
General Conditions
1. The applicant shall defend (with counsel acceptable to the City), indemnify,
and hold harmless the City, its Officials, Officers, Employees, and Agents
from any claim, action, or proceeding against the City, its Officials, Officers,
Employees or Agents to attach, set aside, void, or annul an approval of the
City, its advisory agencies, appeal boards, or legislative body concerning the
MSHCP Consistency Findings, General Plan Amendment No. 2005-06, Zone
Change No. 2005-07, and Specific Plan No. 2005-02 for the Spyglass Ranch
Specific Plan project attached hereto.
2. The applicant shall deliver to the Planning Department two (2) cashier's check
or money orders to the City within 48 hours of project approval for the filing of
the Notice of Determination. The first check shall be in the amount of
$2,606.75 and made payable to California department of Fish and Game. The
second check shall be in the amount of $64.00 and made payable to the
Riverside County Clerk.
3. The Applicant shall comply with all applicable mitigation measures listed in
the Mitigation Monitoring Program associated with the Environmental Impact
Report for the Spyglass Ranch Specific Plan.
4. The applicant shall comply with any/all requirements of the Lake Elsinore
Unified School District.
5. The applicant shall comply with any/all requirements of the Riverside County
Flood Control and Water Conservation District.
6. The applicant shall comply with any/all requirements of the Department of the
Army Los Angeles District Corps of Engineers.
7. Any modification (Le. changes to residential density, development standards,
housing product location, etc.) to the Spyglass Ranch Specific Plan will
require a Specific Plan Amendment approved by the City of Lake Elsinore
City Council.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 2 OF 17
8. The applic3nt sh311 be in full compliance with Caltr3ns requirements prior to
reoordation of the first tr3ct1parceI map within the Spygl::lss Ranch Specific
P-taR. The applicant shall comply with anylall requirements of the
California Department of Transportation (CAL TRANS). (Condition was
modified by the PlanninQ Commission on 1-15-08)
Zone Change No. 2005-07
9. Future development shall comply with those standards and guidelines
contained within the Spyglass Ranch Specific Plan.
Specific Plan No. 2005-02
10. All future development shall comply with those standards and guidelines
contained in the Spyglass Ranch Specific Plan.
11. Those issues, standards, guidelines, etc, not addressed in the Spyglass
Ranch Specific Plan will revert to the Lake Elsinore Municipal Code and/or
Zoning Code in effect at the time future development within the Spyglass
Ranch Specific Plan are proposed.
12. The applicant shall provide all project-related on-site and off-site
improvements as described in the Spyglass Ranch Specific Plan document.
13. The Draft Spyglass Ranch Specific Plan document shall be revised to
incorporate the following modifications and corrections and all changes
required by the Planning Commission and/or City Council:
a. The 11 foot wide medians shO'.\'n on page 3 37 along both Camino Del
Norte and Elsinore Hills Drive (Road) shall be revised to be fully
I::lndscaped and irrigated raised medians subject to the re'lie'N and
approv3/ of the City's L3ndsc3po Architect consultant and Engineering
Department. Any raised medians along Camino Del Norte and
Elsinore Hills Drive (Road) shall be fully landscaped and irrigated
subject to the review and approval of the City's Landscape
Architect consultant and the Engineering Division. (Condition was
modified by the Planning Commission on 1-15-08)
b. Figure IV-39 shall be revised to more clearly denote the specific
location of all masonry walls both within and on the perimeter of the
specific plan boundary.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 3 OF 17
c. The text discussion on Page -1 72 for project walls, piklster theme 'N:llls
:lnd interior priv:lcy 'Nalls shall be revised to m:ltch the design det:lils
shown on Figure IV 40. In :lddition, the text and figures shall be
modified to indicate that all streetscape walls :llong major roadways
sholl be constructed as green 'Nalls using precision block, vines and
necessary irrigation. Stone faced pilasters 'Nith pre cast concrete caps
shall be provided seventy five feet on center. In :lddition, no pl:lin
precision block walls shall be utilized along any streets visible from the
public within the development. The text discussion on Page 4-68 for
project walls, pilaster theme walls and interior privacy walls shall
be revised to match the design details shown on Figure IV-35.
Pilasters with decorative caps shall be provided at property
line/wall terminus and every seventy-five feet (75') on center. In
addition, no plain precision block walls shall be utilized along any
streets visible from the public within the development. (Condition
was modified bv the PlanninQ Commission on 1-15-08)
d. The toxt discussion on page"" 71 and Figure IV 35 shall be revised to
denote the use of stone faced pilasters 'Nith a pre cast concrete cap to
be located every one hundred feet on center along interior block
privacy walls \Nhich abut private roads 'Nithin the development. The
text discussion on page 4-71 and Figure IV-35 shall be revised to
denote the use of pilasters with a decorative cap to be located
every one-hundred-fifty feet (150') on center and at property
line/wall terminus along interior block privacy walls which abut
private roads within the development. (Condition was modified bv
the PlanninQ Commission on 1-15-08)
e. The text shall be revised to include a detailed discussion regarding
maintenance responsibilities for streetscapes, roads, maintained
slopes, and parks throughout the development. In addition, a
maintenance plan shall be added as a figure showing specific
maintenance responsibility areas within the development.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 4 OF 17
f. Table V 1 shall be revised to require a minimum of one (1) guest
parking space per three (3) units. In addition, some guest parking shall
be provided for the proposed courty::ud home produots. The specific
number of parking spaces shall be revie'Ned :md approved by the
Diroctor of Community Development or designee. Table V-2 shall be
revised to require a minimum of one (1) guest parking space per
three (3) units. In addition, some guest parking shall be provided
for the proposed courtyard home products. The specific number
of parking spaces shall be reviewed and approved by the Director
of Community Development or designee. (Condition was
modified bv the Planning Commission on 1-15-08)
14. A Final Spyglass Ranch Specific Plan document shall be submitted for review
and approval by the Community Development Director or designee prior to
the submittal of any design review, tentative parcel or tract map application.
No permit shall be issued until the Spyglass Ranch Specific Plan document
and any required revisions are administratively approved by the Community
Development Director or designee.
15. Future development shall comply with those standards and guidelines
contained in the Spyglass Ranch Specific Plan document.
16. Those issues, standards, guidelines, etc. not addressed in the Spyglass
Ranch Specific Plan will revert to the City Municipal Code and/or Zoning
Code in effect at the time future projects are proposed.
17. The applicant shall participate and annex into the City of Lake Elsinore
Citywide Landscaping and Street Lighting District, as appropriate.
18. A detailed noise mitigation analysis shall be performed, at the final map stage
(for individual planning areas) for all future sensitive noise uses potentially
exposed to noise levels in excess of 50dS CNEL to verify that planned noise
protection will meet City of Lake Elsinore standards.
19. The applicant shall provide all project-related on-site and off-site
improvements as described in these Conditions of Approval or the Spyglass
Ranch Specific Plan document.
20. Prior to approval of a design review or tentative map for individual planning
areas, the developer and City staff will review plans for multi-family housing
areas, commercial uses, and parks for the provision of appropriate, necessary
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 5 OF 17
and adequate pedestrian and bicycle facilities.
21. The developer or the developer's successor in-interest shall be responsible
for maintaining the undeveloped portion of the site including weed abatement
and litter removal.
22. 1\11 stroetscape improvements including landscaping and irrigation shall be
fully constructed along the entire length of the proposed project along Camino
Del Norte and Elsinore Hills Drive prior to issuance of the first building permit
'Nithin Phase 1 of project development as identified on the approved
landscape plans. The applicant shall submit a revised Spyglass Ranch
Specific Plan, which labels in the table of contents and incorporates the
City Council approved Conditions of Approval for the Spyglass Ranch
Specific Plan within the document. (Condition was modified bv the
Planninq Commission on 1-15-08).
22(a). The applicant shall submit a revised Spyglass Ranch Specific Plan,
which indicates that Planning Areas 5 & 6 of the Spyglass Ranch
Specific Plan have a density not to exceed twenty (20) dwelling units to
the acre. (Condition of Approval was added by the City Council of the
Citv of Lake Elsinore on 2-26-08).
22(b). The applicant shall submit a revised Spyglass Ranch Specific Plan,
which indicates that plexi-glass view fencing is an available design
criteria option for fencing within the Spyglass Ranch Specific Plan.
(Condition was added by the City Council of the City of Lake Elsinore on
2-26-08).
ENGINEERING DIVISION
GENERAL REQUIREMENTS
23. 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.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 6 OF 17
24. Prior to commencement of grading operations, the applicant is to provide to
the City 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 the issuance of
a grading permit. (Condition was modified by the Planning Commission
on 1-15-08).
25. An Encroachment Permit shall be obtained prior to any work on City and/or
State right-of-way.
26. 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.
27. 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 under grounded.
28. All 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.
29. The applicant shall install permanent bench marks per Riverside County
Standards and at locations to be determined by City Engineer.
30. The applicant shall coordinate with Riverside County Transit Authority for
location and installation of bus transit facilities.
31. The applicant shall pay all development fees, including but not all inclusive:
TUMF, MSHCP, TIF, and Area Drainage Fees.
32. 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 is exceeded, drainage facilities shall be provided.
33. All drainage facilities in this project shall be constructed to Riverside County
Flood Control District Standards.
34. All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 %" x 11" Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 7 OF 17
scheduled and approved.
35. 1\11 slopes ::md I3ndscaping 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. (Condition VIas modified by the PJanninfl
Commission on 1 15 (8).
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. (Condition
was modified by the City Council on 1-26-08).
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 applicant shall be required to contract with CR&R Incorporated
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.
38. 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.
39. 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. (Condition was modified
bv the Planninq Commission on 1-15-08).
-
40. All roof drains shall not be allowed to outlet directly through coring in the
street curb. All roofs should drain to a landscaped area.
41. The applicant shall comply with all NPDES requirements in effect; including
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 8 OF 17
the submittal of an Water Quality Management Plan (WQMP) as required per
the Santa Ana Regional Water Quality Control Board. The requirements of
WQMP may affect the overall layout of the project. Therefore, WQMP
submittal should be during the initial process of the project.
42. 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 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)
43. The applicant shall provide BMP's that will reduce storm water pollutants from
parking areas and driveway aisles. (Required for lot of one acre or more)
44. The City of Lake Elsinore has adopted ordinances for storm water
management and discharge control. In accordance with state and federal
law, these local storm water ordinances prohibit the discharge of waste into
storm drain system or local surface waters. 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.
PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain system,
or waterways -without Regional Water Quality Control Board permit or waver - is
strictly prohibited by local ordinances and state and federal law.
45. The applic~lnt shall construct full street improvements and dedicate additional
right of way on Camino Del Norte, along the project frontage, such that the
ultimate right of 'Nay width conforms to the General Plan street right of way
cross sections. The cross section of road'Nay improvements with a raised
median, parkway, street lights, and multiuse trail shall be consistent 'Nith
other proposed development on Camino Del Norte, as rocommended by the
City. The road improvements for Camino Del Norte shall be consistent 'Nith
the approved Traffic Study dated Octobor 11, 2996 April 29, 2007 and the
General Plan Circulation Plan. (Condition VI-3S modified by the PkJnninQ
Commission on 1 15 DB).
The applicant shall construct full street improvements and dedicate
additional right-of-way on Camino Del Norte, along the project frontage,
such that the ultimate right-of-way width conforms to the General Plan
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 9 OF 17
street right-of-way cross-sections. The cross section of roadway
improvements with a raised median a raised median (if applicable)"
parkway, street lights, and multiuse trail shall be consistent with other
proposed development on Camino Del Norte, as recommended by the
City. The road improvements for Camino Del Norte shall be consistent
with the approved Traffic Study dated October 11, 2996 April 29, 2007
and the General Plan Circulation Plan. (Condition was modified bv the
Planning Commission on 2-26-08)
46. The applicant shall construct tull street improvements and dedicate the right-
ot-way on Elsinore Hills Road per General Plan street right-ot-way
requirements. The cross section ot roadway improvements with a raised
median, parkway, street lights, and multiuse trail shall be consistent with
other proposed development on Camino Del Norte, as required by the
General Plan.
47. The applicant shall be responsible tor acquiring right-ot-ways in which the
applicant or the City has no legal title or interest. It the applicant is
unsuccesstul in acquiring such rig ht-ot-ways , the City could assist the
applicant in the Eminent Domain process at the applicant's cost.
48. All streets shall be constructed per Riverside County Standards. Any
deviation from Riverside County standards shall be approved by the City
Engineer.
49. The applicant shall implement mitigation measures identified in the approved
Traffic Study dated April 29, 2007. (Condition of Approval was modified
on 1-15-08).
50. The applicant shall construct the traffic signals at Main/115 S8 and N 8 on/off
ramps, Camino del Norte/Main Street, Camino del Norte/Elsinore Hills Road,
Camino del Norte/La Strada.
51. The applicant shall participate in "fair share" payment of off-site improvements
as described in Table 10 ot the approved Traffic Study dated October 11,
2006.
-
52. The applicant 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.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 10 OF 17
53. The applicant shall provide signing and striping plans for the required
improvements of this project.
54. A portion of the required improvements for this development may be covered
under the Traffic Impact Fee (TIF) or Area Drainage Fee program. Any
request for reimbursement or credits shall be approved by the City Engineer
and based on allowable costs in the fee program and availability of funds.
55. This project shall provide trail and roadway connections to adjacent
developments unless otherwise deemed unfeasible as concurred by the city.
56. The development of each Planning Area or Phase shall be subject for specific
review and conditions of approval. Note that with a completion of a Project
Study Report of the 115/Main Street Interchange Upgrade, additional right of
way could be required along Camino Del Norte.
57. The applicant shall submit a WQMP of the project for City's review and
approval.
PRIOR TO ISSUANCE OF A GRADING PERMIT
58. The applicant shall submit grading plans with appropriate security, Hydrology
and Hydraulic Reports prepared by a Registered Civil Engineer for approval
by the City Engineer. Developer shall mitigate any flooding and/or erosion
downstream caused by development of the site and/or diversion of drainage.
59. The grading plan shall show that no structures, landscaping, or equipment are
located near the project entrances that could reduce sight distance.
60. /\11 construction Project access ::md h3uling route sh::lIl be submitted 3nd
approved by the City Engineer. (Condition was deleted bv the Planninq
Commission on 1-15-08).
61. The applicant shall provide soils, geology and seismic report including street
design recommendations. The applicant shall provide a final soils report
showing compliance with recommendations.
62. An Alquist-Priolo study shall be performed on the site to identify any hidden
earthquake faults and/or liquefaction zones present on-site unless previously
submitted.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 11 OF 17
63. The applicant shall obtain all necessary off-site easements and/or permits for
off-site grading, improvements, and/or drainage acceptance from the adjacent
property owners, prior to grading permit issuance.
64. The applicant 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.
65. 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.
66. The applicant to provide erosion control measures as part of their grading
plan. The applicant shall contribute to protection of storm water quality and
meet the goals of the BMP in Supplement "A" in the Riverside County NPDES
Drainage Area Management Plan.
67. The 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 of grading permits. The applicant shall
provide a SWPPP for post construction, which describes BMP's that will be
implemented for the development including maintenance responsibilities. The
applicant shall submit the SWPPP to the City for review and approval.
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT
68. All Public Works requirements shall be complied with as a condition of this
development and as specified in the Lake Elsinore Municipal Code (LEMC),
prior to building permit issuance.
69. All street improvement plans, traffic signal plans, signing and striping plans
shall be completed and approved by the City Engineer per the approved
Traffic Study dated April 29, 2007). (Condition was modified bv the
Planning Commission on 1-15-08).
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 12 OF 17
70. 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 and specify the technical data
for the water service at the location. such as water pressure and volume etc.
The applicant shall submit this letter, prior to applying for a building permit.
71. The 3pplic:mt sh311 show th3t no structures, 13ndsc3ping, or equipment are
loc3ted near the project entranoe that minimizes sight distance standards.
(Condition was deleted bv the Planning Commission on 1-15-08).
72. The applicant shall pay all Capital Improvement TIF and Master Drainage
Fees and Plan Check fees (LEMC 16.34).
PRIOR TO THE ISSUANCE OF A CERTIFICA TE OF OCCUPANCY
73. The applicant 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). All fees and
requirements for an encroachment permit shall be fulfilled before issuance of
a Certificate of Occupancy.
74. All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 1/2" x 11" Mylar) shall be submitted to the Engineering
Division before final inspection of off-site improvements will be scheduled and
approved.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 13 OF 17
75. Tho traffic signals shall be installed per the approved Traffic Study dated
April 29, 2007. at the following locations shall be completed prior to first
issuance of Certificate of Occupancy. The tr3ffic signal loc3tions 3re Camino
Del Norte/Elsinoro Hills R03d, 3t C3mino del Norte/Main Street, at Main
Street/I15 NB on off r3mps, 3t M3in Street/I15 SB on off ramps 3nd 3t
Camino Del Norte/L3 Str3d3. The developer m3Y request the completion of
some sign31s 3t 3 higher occup3ncy threshold 3S determined by a specific
technic31 study 3nd 3pproved by the City Engineer. (Condition W3S modified
bv the PJanninQ Commission on 1 15 08).
The traffic signals shall be installed per the approved Traffic Study
dated April 29, 2007. at the following locations shall be completed prior
to first issuance of Certificate of Occupancy. The traffic signal locations
are Camino Del NortelElsinore Hills Road, at Camino del Norte!Main
Street, at Main Streetll15 NB on off ramps, at Main Streotll15 SB on off
ramps and at Camino Del NortelLa Strada. The developer may request
the completion of some signals at a higher occupancy threshold as
determined by a specific technical study and approved by the City
Engineer. (Condition was modified bv the City Council on (2-26-08).
76. All signing and striping and traffic control devices for the required
improvements of this development shall be installed.
77. All public improvements shall be completed in 3ccordance with the approved
plans or 3S condition of this development to the s3tisf-action of the City
Engineer. All streetscape improvements including landscaping and
irrigation shall be fully constructed along the entire length of the
proposed project along Camino Del Norte and Elsinore Hills Drive prior
to issuance of the first building permit within Phase 1 of project
development as identified on the approved landscape plans. (Condition
was modified bv the City Council on 2-26-08).
78. The fair share cost of future improvements as a condition of this development
shall be paid.
79. All water and sewer improvements shall be completed in accordance with the
applicable Water District requirements.
80. Proof of acceptance of maintenance responsibility of slopes, open spaces,
landscape areas, and drainage facilities shall be provided.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 14 OF 17
81. R~ilro~d Benefit District Cost ~nd TUMF fees shall be paid. The TUMF fees
shall be the effective rate at the time when the Certificate of Occupancy is
obtained. (Condition of approval was modified bv the Planninq
Commission on 1-15-08).
82. As-built plans shall be completed and signed by the City Engineer.
83. All improvement plans shall be digitized. The applicant shall submit tapes
and/or discs which are compatible with City's ARC Info/GIS or developer to
pay $1,000 per sheet for City digitizing the plans.
ADMINISTRA TIVE SERVICES DEPARMENT
85. On Table VI-3 (Public Financing Summary) of the Spyglass Ranch Specific
Plan; the applicant shall submit a revised Spyglass Ranch Specific Plan,
which indicates that the check mark under Community Facilities District or
Assessment District next to Dry Utilities is removed from the document. Dry
utilities are not fundable through a CFD or AD in the City of Lake Elsinore
because they are not publicly owned. The revised Spyglass Ranch Specific
Plan shall be resubmitted to the Community Development Department prior to
the issuance of a building permit.
Annex into CFD 2003-1
86. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or
Special Use Permit (as applicable), the applicant shall annex into
Communities Facilities District to offset the annual negative fiscal impacts of
the project on public safety operations and maintenance issues in the City of
Lake Elsinore.
Annex into LLMD No.1
87. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or
Special Use Permit (as applicable), 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.
Fire Station Impact Fee and Other Impact Fees
88. Upon completion of the Fire Station Impact Study and other impact fee
studies; the Developer shall pay the impact fee.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 15 OF 17
CFD for Park. Parkway. Open Space and Storm Drain Maintenance
89. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or
Special Use Permit (as applicable), the applicant shall annex into the Mello-
Roos Community Facilities District to fund the on-going operation and
maintenance of the new parks, parkways, open space, and public storm
drains constructed within the development and federal NPDES requirements
to offset the annual negative fiscal impacts of the project.
RECREA TION AND PARKS DEPARTMENT
90. The City is to maintain all landscape improvements in the public right-of-way
for Camino Del Norte and Elsinore Hills Drive including all primary (pages 4-
28) and neighborhood entry (pages 4-29) monumentation signage and areas.
91. The Home Owner's Association is to maintain all internal street landscaping
including all natural and manufactured slopes.
92. The Home Owner's Association or another maintenance entity approved y
the City is to maintain all open space areas. (Condition v/as modified by
the Pl3nninq Commission OR 11508).
The Home Owner's Association or another maintenance entity approved
by the City Council is to maintain all open space areas. (Condition was
modified bv the Planning Commission on 2-26-08).
93. The Home Owner's Association or another maintenance entity approved
by the City is to maintain all exterior 'Nalls including those facing main
arterials (i.e. Camino Del Norte, Elsinore Hills Drive, Etc.) (Condition was
modified bv the Pl3nninfl Commission OR 1 15 OB).
The Home Owner's Association or another maintenance entity approved
by the City Council is to maintain all exterior walls including those
facing main arterials (Le. Camino Del Norte, Elsinore Hills Drive, Etc.)
(Condition was modified by the City Council on (2-26-08).
94. The Home Owner's Association or another maintenance entity approved
by the City is to maintain all flO'.... control/drainage facilities and structures.
(Condition W3S modified by the Planning Commission on 1 15 OB).
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 16 OF 17
The Home Owner's Association or another maintenance entity approved
by the City Council is to maintain all flow control/drainage facilities and
structures. (Condition was modified by the City Council on (2-26-08).
95. The Home O'Nner's Associ::ltion or another maintenance entity appro':ed
by the City is to m3int3in 311 private p3rks (PA 3, PA 13) and common aro3S.
(Condition VJ3S modified bv the Planning Commission on 1 15 08).
The Home Owner's Association or another maintenance entity approved
by the City Council is to maintain all private parks (PA 3, PA 13) and
common areas. (Condition was modified by the PlanninQ Commission
on 1-15-08).
96. The applicant Sh311 construct 3 minimum 2.5 acre private p3rk to be
maintained by the HOI\ in the North\vest (P^ 1 and P^ 2) 3re3 of the
development. (Condition was deleted by the PlanninQ Commission on 1-
15-08).
97. The applicant shall convey the 3.4 acre park site identified in Planning Area 7
to the City, and utilize park fees generated by the development for the
construction of the park site to include the remodel/rehabilitation of the
historical residence as part of the park.
98. The applicant shall utilize the City's Landscape Architect for the design and
implementation plan for the community park in PA 7.
99. The applicant shall provide a trails diagram outlining proposed trail locations
and utility easement locations as part of the development of the trail system.
100. The applicant shall comply with all NPDES storm water requirements.
101. The applicant shall provide the City with an inventory of all street signs, street
markings, street trees, fire hydrants, etc. and total square-footage of all
streets in a digital format acceptable to the City.
102. The applicant shall meet all City curb, gutter, and sidewalk requirements.
103. The applicant shall comply with all City ordinances and requirements
regarding construction debris and removal and recycling, as per Section 8.32
of the Lake Elsinore Municipal Code.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 2005-06,
ZONE CHANGE NO. 2005-02, AND
SPECIFIC PLAN NO. 2005-02
"SPYGLASS RANCH SPECIFIC PLAN"
PAGE 17 OF 17
104. The City shall review and approve all park development and implementation
plans.
105. The City's Landscape Architect is to review all landscape and/or irrigation
plans.
106. The applicant shall pay park fees based on the Quimby Act requirement. City
will provide Park Capital Improvement Fund Fees for future calculation.
107. The applicant shall be required to participate in the City-wide LLMD.
108. The applicant shall be required to participate/annex into the LLMD District 1
for all exterior landscaping to be maintained by the City.
109. The applicant shall be required to participate in the "Public Facility" program.
110. The applicant shall utilize CFD funds for the construction of all parks in the
development.
111. The applicant shall construct the community park prior to the issuance of the
100th Certificate of Occupancy.
RIVERSIDE COUNTY FIRE DEPARTMENT
112. The Applicant shall comply with all of the attached Riverside County Fire
Department conditions and standards.
RIVERSIDE COUNTY SHERIFFS DEPARTMENT
113. The Applicant shall comply with any/all requirements of the Riverside County
Sheriff Department.
Planning Commission Approval
January 15, 2008
City Council Approval
February 26, 2008