HomeMy WebLinkAboutPC Reso No 2014-16RESOLUTION NO. 2014 -16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF TENTATIVE TRACT MAP NO. 36624, TO
SUBDIVIDE 13 GROSS ACRES INTO 75 RESIDENTIAL LOTS,
PRIVATE STREETS, PARKWAYS, AND PUBLIC UTILITY LOTS;
LOCATED AT THE SOUTHWEST CORNER OF STATE HIGHWAY 74
AND ROSETTA CANYON DRIVE, IN THE RAMSGATE SPECIFIC PLAN
WHEREAS, MBK Homes filed an application for Tentative Tract Map No. 36624
and Residential Design Review No. 2013 -07 (the "project ") with the City of Lake
Elsinore for a residential subdivision of 13.81± acres of unimproved property; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of making recommendations to the City Council
pertaining to the subdivision of land; and
WHEREAS, public notice of said project has been given, and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties with respect to this item at public hearings held
on January 21, 2014, February 4, 2014, and May 6, 2014;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER
AS FOLLOWS:
SECTION 1. The Planning Commission has reviewed and analyzed the
proposed applications prior to making a decision to recommend approval of the
Tentative Tract Map No. 36624.
SECTION 2. That in accordance with the California Planning and Zoning Laws
and the City of Lake Elsinore Municipal Code, the Planning Commission makes the
following findings for Tentative Tract Map No. 36624:
1. The proposed subdivision, together with the provisions for its design and
improvements, is consistent with the City of Lake Elsinore General Plan. The
proposed subdivision is compatible with the objectives, policies, general land
uses and programs specified in the General Plan (Government Code Section
66473.5).
The design of the proposed map, at a density of 6.2 dwelling units per acre, is
consistent with the approved Ramsgate Specific Plan, and therefore, consistent
with the General Plan.
2. The site of the proposed subdivision of land is physically suitable for the
proposed density of development in accordance with the General Plan.
PLANNING COMMISSION RESOLUTION NO. 2014 -16
TTM 36624
PAGE 2 of 4
The design and density is compatible with the Ridgestone Apartments to the
west, State Highway 74 on its northern border, and the Rosetta Canyon
Community Park to the South.
The map provides landscaped open space areas surrounding the project on all
four sides that protect the natural topography, and soften the perimeter
community walls.
3. The effects that this project are likely to have upon the housing needs of the
region, the public service requirements of its residents and the available fiscal
and environmental resources have been considered and balanced.
The project is consistent with the City's General Plan. During the approval of the
General Plan in December, 2011, housing needs, public services and fiscal
resources were scrutinized to achieve a balance within the City.
4. The design of the proposed division of land or type of improvements is not likely
to cause serious public health problems.
Tentative Tract Map No. 36624 is conditioned to comply with all development
standards of the Ramsgate Specific Plan Sixth Revision. Standards within the
Specific Plan have been prepared and reviewed to benefit the public health,
safety and welfare.
5. The design of the proposed division of land or the type of improvements will not
conflict with easements, acquired by the public at large, for access through or
use of property within the proposed division of land.
a. All known easements or requests for access have been incorporated into the
design of Tentative Tract Map No. 36624.
b. The map has been circulated to City departments and outside agencies, and
appropriate conditions of approval have been applied for their approval during
construction.
SECTION 3. This Resolution shall take effect from and after the date of its
passage and adoption.
PLANNING COMMISSION RESOLUTION NO. 2014 -16
TTM 36624
PAGE 3 of 4
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, on the sixth day of May, 2014.
David Blake, Chair an
City of Lake Elsi ore Planning Commission
ATTEST:
Z f
Richard J. WacHott, LEED Green Associate
Planning Manager
PLANNING COMMISSION RESOLUTION NO. 2014 -16
TTM 36624
PAGE 4 of 4
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE SS
I, Richard J. MacHott, Planning Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2014 -16 was adopted by the Planning Commission of
the City of Lake Elsinore at a regular meeting held on the sixth day of May 2014, and
that the same was adopted by the following vote:
AYES: CHAIRMAN BLAKE, VICE CHAIRMAN GRAY, COMMISSIONER JORDAN,
COMMISSIONER MORSCH, COMMISSIONER O'NEAL
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
Richard J. MaoHott, LEED Green Associate
Planning Manager
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
GENERAL
1. The proposed project consists of product design and construction of 75 single - family
detached residential units and related improvements on 13 gross acres subdivided into 75
residential lots, 18 lots for utilities, open space, parkway and private streets, and two (2)
public street entrances.
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 and /or Tentative Tract Map
attached hereto.
3. The City intends to file a Notice of Determination with the Riverside County Clerk's office
within five (5) business days from the approval of this project by the City Council. Twenty -
four (24) hours prior to the public hearing, the applicant shall provide the City a check
payable to the "County of Riverside" in the amount of $50.00 to cover the Clerk's
processing fee for this filing.
4. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgement of Conditions," and shall return the executed original to the
Community Development Department for inclusion in the case records. Additionally,
within 30 days of project approval, the applicant shall submit to the Community
Development Department a final approved version of the Tentative Tract Map and
Residential Design Review in digitized format, and ten hardcopy revised drawings where
applicable that incorporates these Conditions of Approval.
PLANNING DIVISION
5. Design Review approval for Residential Design Review No. 2013 -07 will lapse and be
void unless a building permit is issued within two (2) years of the approval date and
construction commenced and diligently pursued to completion. 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.
Planning Commission Approved Page 1 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Plannin;a Commission, May 6, 2014
6. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the Ramsgate Specific Plan and Lake Elsinore Municipal
Code, prior to issuance of certificate of occupancy and release of utilities.
7. Applicant shall comply with all relevant Mitigation Monitoring Program requirements as set
forth in the Mitigation Monitoring Program dated June 2007 for the Ramsgate Specific
Plan, Sixth Revision. The applicant shall fund the preparation of Mitigation Monitoring
Program Reports if deemed necessary by the Community Development Director during
construction. A final report shall be prepared prior to issuance of any certificate of
occupancy for the seventh and final phase of construction.
8. A pre - grading burrowing owl survey is required in order to comply with the requirements
of the Multiple Species Habitat Conservation Plan. The focused survey shall be
conducted by a qualified biologist during the appropriate season (March through August
for burrowing owls), and no earlier than 30 days prior to grading.
9. All site improvements shall be constructed as indicated on the approved building
elevations, site plan, phasing, maintenance or other plans submitted for the Residential
Design Review and the Model Home Complex.
10. As an alternative to providing on -site recreational amenities for residents, the applicant
shall prepare and construct "turn -key" off -site amenities at the Rosetta Canyon
Community Park across Ardenwood Way.
a. Construction drawings shall be provided to the Director of Lake, Parks & Recreation
for review and approval, with a copy to the Director of Community Development, prior
to the issuance of the first building permit for Trieste production units.
b. Construction of recreational amenities at the Rosetta Canyon Community Park shall
be completed, inspected and approved for use prior to the issuance of the first
Certificate of Occupancy for the Trieste production units.
11. Future site plotting and construction shall be consistent with these Conditions of Approval
and the approved Tentative Tract Map No. 36624 exhibit, and those provisions and
requirements contained in the Municipal Code, subject to approval by the Community
Development Director or designee.
Planning Commission Approved Page 2 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
12. The applicant shall submit for review and approval by the Building Division building plans
that are designed to current UBC and adopted codes, and meet all applicable Building
and Safety Division requirements.
a. Driveways shall be constructed of concrete per Building and Safety Division
standards.
13. 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.
• The applicant shall provide four -sided articulation. Architectural enhancements
and treatments shown on approved elevations shall be provided for those side
and rear elevations that are within the public view. No enhanced right side
elevations have been approved with this application, therefore, right side
elevations shall only face an adjacent house. The applicant shall request and
provide evidence for certain specific side and /or rear elevations where enhanced
architectural treatments may be waived, subject to approval by the Community
Development Director or designee.
Eight (8) different color schemes shall be provided. The applicant shall submit for
review and approval by the Community Development Director or his designee, a
detailed Plotting Plan prior to the issuance of building permits for each phase,
which indicates the style and color scheme to be used on each lot. Styles shall
be evenly distributed throughout the site. The identical product and /or color
scheme shall not be constructed directly across or adjacent to one another.
14. Materials and colors depicted on the materials board shall be used unless modified by the
Community Development Director or designee.
15. All weep screeds shall be a maximum three inches above any hard surface and four
inches above any earth surface.
16. Any revisions to approved site plans or building elevations shall be reviewed and
approved by the Community Development Director or designee.
Planning Commission Approved Page 3 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
17. The applicant shall prepare a list of proposed street names for review and approval by the
Planning, Building, and Fire Departments of the City.
18. 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.
19. Prior to the issuance of a grading permit, the applicant shall initiate the formation of a
homeowners' association (HOA), and provide to the City for review and approval
Covenants, Conditions and Restrictions (CC &Rs) for said HOA.
a. All open space or common areas, maintenance easements, drainage facilities, private
streets, landscape easements and perimeter landscaping along Rosetta Canyon Drive
and Ardenwood Way Rights -of -Way, Lot 'D' and other perimeter landscaping, and
street side landscaping at the project entrance, shall be maintained by the HOA as
shown in Exhibit 'F' - Tract Maintenance Plan.
b. CC &Rs shall prohibit on- street storage of boats, motor homes, trailers and trucks over
one -ton capacity.
c. CC &Rs shall prohibit front -yard microwave satellite antennas.
d. All letter lots shall be owned and maintained by the HOA and so noted on the Final
Map, excepting Lots 'A' and 'B' which shall be dedicated to the City.
e. The CC &Rs shall not be subject to termination for a period of thirty (30) years
following recordation. In the event that the property owners elect to terminate the
CC &Rs following such thirty (30) year period, such termination shall be subject to the
approval of the City Manager upon a showing that the then property owners have
provided a method of assuring continued maintenance of the improvements previously
maintained by the HOA.
The private street improvement plans and standards for maintenance shall be subject
to approval by the Director of Public Works.
g. The landscaping improvement plans and standards for maintenance shall be subject
to approval by the Director of Community Development.
Planning Commission Approved Page 4 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
h. Maintenance and /or landscape easements, as well as 5 -foot side yard setback
easements between zero lot lines, shall be recorded with approved CC &Rs.
Added by the Planning Commission, May 6, 2014.
20. All HOA documents shall be approved by the City and recorded, such as the Articles of
Incorporation and the CC &Rs prior to the first Certificate of Occupancy.
21. 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 Lake Elsinore Municipal Code (LEMC), 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.
22. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) 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 no later than 5:00 PM, Monday
through Friday. Only finish work and similar interior construction may be conducted on
Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00
p.m. Construction activity shall not take place on Sunday, or any Legal Holidays.
23. Upon violation by the applicant of the City's Noise Ordinance or Condition of Approval No.
22, the applicant shall cease all construction activities and shall be permitted to
recommence such activities only upon depositing with the City a $5,000 cash deposit
available to be drawn upon by the City to fund any future law enforcement needs that may
be caused by potential project construction violations and the enforcement of the City's
Noise Ordinance and Condition of Approval No. 22. The applicant shall replenish the
deposit upon notice by the City that the remaining balance is equal to or less than $1,000.
24. The applicant shall comply with all applicable City Codes and Ordinances.
25. Prior to issuance of building permit, building plans for the Model Home Complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped - accessible bathroom.
26. Construction phasing shall be implemented in accordance with the approved Phasing
Plan which avoids construction traffic from entering occupied neighborhoods within the
tract.
Planning Commission Approved Page 5 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
27. A cash bond of $1,000.00 shall be required for the Model Home Complex. This bond is to
guarantee removal of the temporary fencing material, parking lot, etc. that have been
placed onsite for the Model Home Complex. The bond will be released after removal of
the materials and the site is adequately restored, subject to the approval of the
Community Development Director or designee.
28. A cash bond of $1,000.00 shall be required for any garage conversion of the model(s).
Bonds will be released after removal of all temporary materials and the site is adequately
restored, subject to the approval of the Community Development Director or designee.
29. 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.
30. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
31. 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.
32. The design and construction of the project shall meet all County Fire Department
standards for fire protection.
33. 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, prior to issuance of building permit.
34. All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation systems to provide 100 percent plant coverage using a
combination of drip and conventional irrigation methods. Construction Landscape &
Irrigation drawings shall be prepared, reviewed and approved by the City's Landscape
Architect Consultant and the Community Development Director or designee. A Cost
Estimate for materials and labor shall also be submitted for review and approval. A
Landscape Plan Check fee will be charged prior to final landscape approval based on the
Consultant's fee, inspection, permit and administration fees.
Planning Commission Approved Page 6 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
• The applicant shall replace any street trees harmed during construction, in
conformance with the City's Street Tree List, at a maximum of 30 feet apart and at
least 24 -inch box in size.
• Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
• The applicant shall ensure a clear line of sight at ingress /egress points by providing
plantings within 15 feet of ingress /egress points whose height does not exceed three
feet and whose canopy does not fall below six feet.
• The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City's adopted Landscape Guidelines. Special attention shall be
given to use of Xeriscape or drought resistant plantings with combination drip irrigation
system to prevent excessive watering.
• All landscape improvements shall be bonded with a ten percent (10 %) Faithful
Performance Bond of the approved estimated labor and materials cost for all planting.
The bond shall remain in effect for one year 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.
• One of the proposed lots of the Model Home Complex shall be Xeriscaped and
signage provided identifying Xeriscape landscaping. Xeriscape is a method of
landscape design that minimizes water use by:
1) Implementing hydrozones;
2) Minimizes high water -use plant material as identified by WUCOLS (such as turf)
and incorporates water - efficient ( "drought- tolerant" / climate- appropriate) plants;
3) Requires an efficient irrigation system that includes:
a. ET -Based ( "Smart irrigation ") controller(s) with weather - sensing, automatic shut-
off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
Planning Commission Approved Page 7 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
Low - volume point- source irrigation (such as drip irrigation and bubblers) for
all shrub planter areas (maximum of 3:1 slope) with a minimum irrigation
efficiency of 0.90 ; and /or
ii. Spray or rotor -type nozzles for areas a minimum of eight (8) feet wide, for
slopes 3:1 and greater, AND with a minimum irrigation efficiency of 0.71.
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation.
• The Final landscape plan shall be consistent with any approved site and /or plot plan.
• The Final landscape plan shall include planting and irrigation details.
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.
35. The applicant shall submit a Wall & Fence Plan for the entire project prior to the issuance
of building permits. The detailed Wall & Fence Plan may proposed decorative masonry, a
combination wrought iron and decorative masonry, vinyl or wood materials. The Plan shall
clearly identify with distinguishable symbols the location of all different types of wall and
fence materials proposed. The Plan is subject to review and approval by the Community
Development Director or his designee.
36. 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.
37. All perimeter walls shall be coated with anti - graffiti paint. Any retaining walls visible to the
public shall match the perimeter walls in color and style.
38. All rear and side yard wood fencing shall be painted or treated with a high - grade, solid
body, penetrating stain approved by the Community Development Director.
39. 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.
Planning Commission Approved Page 8 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
40. These Conditions of Approval shall be reproduced on subsequent building plans prior to
issuance of building permit.
41. The applicant shall pay all appropriate City fees.
42. The applicant has satisfied the Multiple Species Habitat Conservation Plan Fee (MSHCP)
Local Development Mitigation Fee prior to obtaining building permits, as noted in the
Eighth Operating Memorandum of Understanding to the Development Agreement
between the City of Lake Elsinore and Rialto Development Corporation, recorded June
27, 1990. The Eighth OMOU is effective June 27, 2012 through June 27, 2016.
43. 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.
PUBLIC WORKS / ENGINEERING DEPARTMENT
General Requirements:
44. Tentative Map 36624 consists of one phase of a final plan. All related public
improvement shall be completed or guaranteed before approval of Final Map. All WQMP
and grading shall be completed in one phase.
45. All dedications to the City and utilities shall be revised from numbered lots to lettered lots.
Easement shall be secured for the benefit of EVMWD.
46. 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.
47. Prior to commencement of grading operations, applicant to provide to the City with a map
of all proposed haul routes to be used for movement of export material. Such routes shall
be subject to the review and approval of the City Engineer.
48. 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.
Planning Commission Approved Page 9 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planniniz Commission, May 6, 2014
49. An Encroachment Permit shall be obtained prior to any work on City right -of -way
50. Street improvements including street lighting, traffic signing and striping are required as
part of this project. The improvements shall be prepared by a registered civil engineer and
shall meet city and /or Riverside county standards.
51. Left turns out of the development will be restricted by "pork- chop" -type islands and
signage at both access points. Street "G" at Rosetta Canyon Road will have an island
constructed with mountable curb to facilitate fire access.
52. The applicant shall restripe Rosetta Canyon Drive along the property frontage for a Class
III bicycle lane.
53. A three -foot wide public utility easement shall be dedicated on both sides of the interior
streets. Additional easement shall be dedicated to the City for accessing street lights and
fire emergency.
54. All privately -owned streets shall have sidewalks on both sides of the street that meet
minimum ADA requirements.
55. All proposed knuckles and cul -de -sac shall meet Riverside County Fire Department
standards.
56. On Ardenwood Way, a curb depression shall be provided for access by EVMWD. and
Removable balusters or a locked gate shall be installed at this access road.
Amended by the Planning Commission, May 6, 2014.
57. 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.
58. 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.
59. Applicant shall pay all development impact/mitigation fees, per the Eighth Operating
Memorandum of Understanding to the Development Agreement between the City of Lake
Elsinore and Rialto Development Corporation, dated June 27, 1990. The Eighth OMOU is
Planning Commission Approved Page 10 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
effective June 27, 2012 through June 27, 2016.
60. 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.
61. Ten -year storm runoff shall be contained within the curb and the 100 year storm runoff
shall be contained within the street right -of -way or dedicated right -of -way for storm water
(Lot 'C'). When either of these criteria are exceeded, drainage facilities shall be provided.
62. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8' /s" x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
63. All waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or other phases of the construction shall be disposed of at
appropriate recycling centers. The applicant should contract with CR &R Inc. for recycling
and storage container services, but the applicant may use the services of another
recycling vendor. Another recycling vendor, other than CR &R Inc., cannot charge the
applicant for bin rental or solid waste disposal. If the applicant is not using CR &R Inc. for
recycling services and the recycling material is either sold or donated to another vendor,
the applicant shall supply proof of debris disposal at a recycling center, including
verification of tonnage by certified weigh master tickets.
64. 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,
demolition, clear and grubbing or all other phases of construction.
65. On -site drainage shall be conveyed to a public facility, such that the drainage shall be: (i)
accepted by adjacent property owners by a letter of drainage acceptance by the Rosetta
Canyon HOA or pertaining agencies /property owner, or (ii) conveyed to a drainage
easement held by Caltrans, acceptance of which shall be acknowledged by letter in such
form as approved by the City Engineer.
66. All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed to a safe and adequate point of discharge subject to review and
approval by the City Engineer.
Planning Commission Approved Page 11 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
67. Roof drains shall not be allowed to outlet directly through coring in the street curb.
68. Roofs should drain to a landscaped area.
69. Applicant shall comply with all NPDES requirements in effect; including the submittal of a
Water Quality Management Plan (WQMP) as required per the Santa Ana Regional Water
Quality Control Board.
70. 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
rohibit 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.
Prior to Issuance of a Grading Permit
71. The applicant shall obtain a General Construction Activity Storm Water Permit from the
State Water Resources Control Board in compliance with National Pollutant Discharge
Elimination System ( NPDES) requirements. Proof of filing a Notice of Intent (NOI) will be
required by the City. The WDID# shall be displayed on the title sheet of the grading
plans.
72. The applicant shall submit grading plans with appropriate security.
73. The developer is responsible to ensure that the on and off -site flows leaving the site are
equal to or less than the previously approved 48 cfs. All storm drain facilities shall comply
with Riverside County Flood Control District's design standards with appropriate safety
factors.
74. The applicant shall provide a copy of appropriate correspondence or necessary permits
from Federal and /or State regulatory agencies prior to grading that affects wetlands or
"waters of the United States."
Planning Commission Approved Page 12 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Plannin;; Commission, May 6, 2014
75. 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.
76. Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for
their storm water pollution prevention plan including approval of erosion control for the
grading 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 and including maintenance responsibilities.
Prior to approval of Final Map
77. Prior to final map recordation, the developer shall ensure that a homeowner's association
is established for the purpose of maintaining all private streets, common areas,
landscaping areas, and private utilities. The landscaping areas include, but are not limited
to, interior landscaping, property frontage along Ardenwood Way and Rosetta Canyon
Road, Lot A of TR 25479, and Lot T. The association documents, including all necessary
Covenants, Conditions and Restrictions (CC &R's), shall be subject to the review and
approval of the Public Works Department and the City Attorney and shall be recorded
concurrently.
78. Prior to recordation the developer shall finish the construction or post security
guaranteeing construction of all improvements. Said improvements shall include, but are
not limited to, the following:
a) All street facilities (list the streets /highways by name).
b) All drainage facilities (list the channels /storm drains by name or reference them by
street).
c) All required grading, including erosion control.
Prior to Issuance of Building Permit
79. Unless other timing is indicated, all Public Works requirements shall be complied with as
a condition of development for Tract 36624 and as specified in the Lake Elsinore
Municipal Code (LEMC 16.34.040) prior to building permit.
80. 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
Planning Commission Approved Page 13 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planninz Commission, May 6, 2014
specify the technical data for the water service at the location, such as water pressure
and volume etc. Submit this letter prior to applying for a building permit.
81. Street improvements shall include ac pavement, curb /gutter, sidewalk, signing and
striping, and street lighting.
82. Driveway approaches near the end of cul -de -sac that are too close should be combined
to provide for smoother transition.
83. Pay all Capital Improvement Impact/Mitigation Fees and Plan Check fees per the 8th
OMOU to the Development Agreement dated June 27, 2012. (LEMC 16.34)
Prior to Occupancy
84. Prior to the first Certificate of Occupancy, the applicant shall record Covenants,
Conditions and Restrictions (CC &R's) or enter into an acceptable maintenance
agreement with the City to inform future property owners to implement the approved
WQMP.
85. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of
notification to the future homeowners and /or occupants of all structural BMP's and
educational and training requirements for said BMP's as directed in the approved WQMP.
86. 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.
87. All street improvements (onsite and offsite) including signing and striping, and street
lighting and drainage improvements shall be completed in accordance with the approved
plans or as condition of development for Tract 36624 to the satisfaction of the City
Engineer.
88. Water and sewer improvements shall be completed in accordance with Elsinore Valley
Municipal Water District requirements.
ADMINISTRATIVE SERVICES DEPARTMENT
89. Prior to issuance of any building permit, the applicant shall create a new funding
mechanism, or expand the services of Lighting and Landscape Maintenance District No. 1
Planning Commission Approved Page 14 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
(Zone 15), to offset the annual negative fiscal impacts of the new public street lights within
the development for which the City will pay for electricity and maintenance fees to
Southern California Edison. Applicant shall pay to the City the appropriate non - refundable
deposit to cover the cost of the formation process. The applicant may propose alternative
financing mechanisms to fund the annual maintenance costs, including the creation of a
Mello -Roos Community Facilities District.
90. Developer shall comply with all City Ordinances regarding construction debris removal
and recycling as per Section 8.32 of the Lake Elsinore Municipal Code.
FIRE PROTECTION PLANNING OFFICE
GENERAL CONDITIONS
91. Lake Elsinore Fire Protection Planning Office Responsibility- It is the responsibility of
the recipient of these Fire Department Conditions of Approval to forward them to all
interested parties. The case number (as noted above) is required on all correspondence.
Questions should be directed to the Riverside County Fire Department, Lake Elsinore Fire
Protection Planning Division at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951)
674 -3124 Ext. 225. Fax: (951) 471 -1419.
92. City Case Statement- With respect to the Conditions of Approval for the referenced
project, the Fire Department recommends the following fire protection measures be
provided in accordance with the Lake Elsinore Municipal Code and /or recognized fire
protection standards.
93. Blue Dot Reflectors- Blue retro - reflective pavement markers shall be mounted on private
streets, public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County Fire Dept.
94. Minimum Hydrant Fire Flow- Mlnlmum required flre flow shall be 1,000 GPM for 2 hours
duration at 20 PSI residual operating pressure, which must be available before any
combustible material is placed on the job site.
95. Hydrant System- Fire hydrant (s) (6" x 4" x 2 -1/2 ") will be located not less than 25 feet or
more than 250 feet from any portion of the building as measured along approved
Planning Commission Approved Page 15 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planninz Commission, May 6, 2014
vehicular travel ways. The required fire flow shall be available from any adjacent hydrant
(s) in the system. Average spacing between hydrants shall be as follows: 500' maximum
spacing between hydrants and 250' maximum distance from any point on the street or
road frontage to hydrant.
96. Hazardous Fire Area- The proposed project is located in a high or very high fire zone as
adopted in the Lake Elsinore Municipal Code. The project shall adhere to all high fire
requirements as prescribed in the Title 24 Codes, and any applicable state and local
codes pertaining to high fire. The structures shall comply with Chapter 7A of the Building
Code and /or Section R327 of the California Residential Code. Roofing Materials shall be
classified at not less than Class "A."
97. Secondary Access- In the interest of Public Safety, this project shall provide an Alternate
or Secondary Access. Said access shall be constructed in accordance with the City of
Lake Elsinore Engineering Department standards to accommodate full fire response and
community evacuation.
98. Automatic / Manual Gates- Where gate entrances are installed entrances shall be at
least two feet wider than the width of the traffic lane (s) serving that gate and no less than
20 feet wide. Any gate providing access from a road to a driveway shall be located at
least 35 feet from the roadway and shall open to allow vehicle to stop without obstructing
traffic on the road. Where a one -way road with a single traffic lane provides access to a
gate entrance, a 40 foot turning radius shall be used. Gate access shall be equipped with
a rapid entry system. Plans shall be submitted to the Fire Department for approval prior to
installation. Automatic /manual gate pins shall be rated with shear pin force, not to exceed
30 foot pounds. Automatic gates shall be equipped with emergency backup power. Gates
activated by the rapid entry system shall remain open until closed by the rapid entry
system. Contact the Fire Planning office for current plan check fees.
99. Fire Rated Separation- Where fire rated separation is required in accordance with the
California Building Code; fire walls, fire barriers, fire partitions, smoke barriers, and smoke
partitions or any other wall required to have protected openings or penetrations, shall be
effectively and permanently identified with signs or stenciling. Such identification shall be
located in accessible concealed floor, floor ceiling or attic spaces repeated at intervals not
exceeding 30 feet along the wall, and include lettering not less than .5 inch in height,
incorporating the suggested wording "FIRE AND /OR SMOKE BARRIER — PROTECT ALL
OPENINGS," or other wording.
Planning Commission Approved Page 16 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
PRIOR TO GRADING PERMIT ISSUANCE
100. Landscape Management Plan- Landscape plans shall be provided to the Lake Elsinore
Fire Protection Planning office. Plans shall include fuels modeling and comprehensive
details with regard to the landscape management plan. The fuels modification zone shall
be not less than 100' from all structures and may be required to be increased up to the
property lines.
PRIOR TO BUILDING PERMIT ISSUANCE
101. Water System Plans- Applicant and /or developer shall submit two separate sets of water
system plans to the Fire Department for review. Plans must be signed by a registered
Civil Engineer and /or water purveyor prior to Fire Department review and approval.
Mylars will be signed by the Fire Department after review and approval. Two (2) copies of
the signed and approved water plans shall be returned to the Fire Department before
release of a building permit.
103. Prior to Building Construction Verification- This project shall be inspected and
approved by the Fire Marshal or designee prior to bringing combustible materials on site.
During such inspection all permanent road signs shall be in place, all hydrants shall be
operational and approved for use by the water purveyor, and all permanent road surfaces
shall be completed including primary and secondary access circulation.
PRIOR TO BUILDING FINAL INSPECTION
104. Residential Fire Sprinkler Systems for Single family and two- family 13D- Install a
complete fire sprinkler system designed in accordance with California Residential Code,
California Fire Code and adopted standards. A C -16 licensed contractor must submit plans,
along with the current fee, to the Fire Department for review and approval prior to
installation.
105. Designated Fire Lanes- The applicant shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting and /or
signs.
LAKE. PARKS AND RECREATION DEPARTMENT
Development Conditions for Voluntary Off -Site Improvements to Rosetta Canyon Park:
Planning Commission Approved Page 17 of 18
May 6, 2014
REVISED CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 36624 AND
RESIDENTIAL DESIGN REVIEW NO. 2013 -07 FOR
"TRIESTE" BY MBK HOMES AT ROSETTA CANYON (RAMSGATE SPECIFIC PLAN)
Revised by the Planning Commission, May 6, 2014
106. In -lieu of Applicant constructing recreational amenities at the Project Site per the
Ramsgate Specific Plan and to satisfy Quimby Act requirements, the Applicant has
agreed to make the following recreational improvements to Rosetta Canyon Community
Park.
107. Construct two "turn -key" group picnicking shelter areas, with concrete flooring, per the
following general specifications:
a. Construct the park amenities in conformance with the conceptual park site plan as
shown in Exhibit 'H' — Conceptual Community Park Amenity Plan.
b. Final Plans & Specifications shall be submitted and approved by the Director of the
Lakes, Park and Recreation Department, with his initials on plans.
c. Quantity of two (2) Group Shade Structures that are substantially similar to Model
Poligon Marquee #MAR 30'x34' by Porter Corp., Holland, MI.
d. Amenities (City Standard Precast Concrete):
i. (16) Picnic Tables
ii. (4) BBQs and small table
iii. (4) Waste Containers
iv. (2) Hot Ash Containers
i. Construct ADA accessible path of travel from the parking lot to shade structures.
j. Obtain all standard permits and pay fees to City.
k. Pay Prevailing Wage to workers for construction of public improvements.
END OF CONDITIONS
Planning Commission Approved Page 18 of 18
May 6, 2014