HomeMy WebLinkAboutTerracina Specific Plan (SP No. 2012-01) Staff ReportCITY CAF
LA E L S I IJ 0F,E
DREAM EXTREME.
CITY OF LAKE ELSINORE
REPORT TO PLANNING COMMISSION
TO: Honorable Chairperson
Members of the Planning Commission
FROM: Richard J. MacHott, LEED Green Associate
Planning Manager
DATE: December 2, 2014
PROJECT: Terracina Specific Plan (SP No. 2012 -01) and Related General
Plan Amendment No. 2012 -03, Zone Change No. 2012 -05,
Vesting Tentative Tract Map No. 36557, and Vesting Tentative
Tract Map No. 36577 - Applications by Spectrum
Communities, Proposing a 150.8 -Acre Residential
Development, with Approximately 76.5 Acres of Residential
(468 Dwelling Units), 22 acres of Open Space, 22.5 Acres of
Roadways, 1.6 Acres of Park (2.1 Gross Acres), and 28.2
Acres of Graded Slopes and Basins, located adjacent to
Lakeshore Drive, between Terra Cotta Road and Dryden
Street, and extending to Hoff Avenue.
APPLICANT/ Terracina Investors, LLC, c/o Spectrum Communities, 3334 E.
OWNER Coast Highway #605, Corona Del Mar, CA 92625
Recommendation
Staff recommends that the Planning Commission:
Take testimony from any interested parties in attendance who have responded to
the Notice of Public Hearing.
2. Keep the public hearing open and continue the matter to the Planning
Commission's January 6, 2015 meeting.
Proiect Location
The project site is located southwesterly of the Interstate 15 Freeway on the northern
side of existing Lakeshore Drive between Dryden Street and Terra Cotta Road. The
northern portion of the site is bounded by Dolbeer Street and Holt Avenue.
SP 2012 -01, GPA 2012 -03, ZC 2012 -05, VTTM 36557, VTTM 36577
December 2, 2014
Page 2 of 7
The 151 -acre irregular- shaped site is characterized by a hill or knoll in the westerly
portion and gently rolling terrain for the remainder of the site extending to the east.
Lakeshore Drive, Terra Cotta Road, Dryden Street, Stoddard Street, Swan Avenue,
Dolbeer Street, Hoff Avenue, Grey Avenue and Pierce Street all currently provide
frontage and access to and from the site either by existing street improvements and /or
dedicated right -of -way.
Project Request
General Plan Amendment No. 2012 -03:
The applicant requests approval of an amendment to the City's General Plan Land Use
designations ( "General Plan Amendment ") for properties located adjacent to Lakeshore
Drive, between Terra Cotta Road and Dryden Street, and extending to Hoff Avenue;
said General Plan Amendment requesting an amendment of the land use designation
on Assessor's Parcel Numbers 378 - 040 -004 and 005, 389 - 180 -001 and 002, and 389-
190 -002 from Low - Medium Density Residential (LMR) to Specific Plan (SP) and on
Assessor's Parcel Numbers 378 - 040 -006, 007 and 012 from Low Density Residential
(LR) to Specific Plan (SP).
Zone Change No. 2012 -05
The applicant requests approval of a change to the zoning of the City's Official Zoning
Map ( "Zone Change ") for properties located adjacent to Lakeshore Drive, between
Terra Cotta Road and Dryden Street, and extending to Hoff Avenue; said Zone Change
requesting to change the zoning on the subject property (APN 378 - 040 -004 through
007, 378 - 040 -012, 389 - 180 -001 and 002, and 389 - 190 -002) ( "the Properties ") from R -1
(Single - Family Residential District) SP (Specific Plan)
Terracina Specific Plan No. 2012 -01
The applicant requests approval of the Terracina Specific Plan No. 2012 -01 relating to
properties located adjacent to Lakeshore Drive, between Terra Cotta Road and Dryden
Street, and extending to Hoff Avenue (APN 378 - 040 -004 through 007, 378 - 040 -012,
389 - 180 -001 and 002, and 389 - 190 -002), in order to develop a master planned
development with approximately 76.5 acres of single - family residential development
(468 dwelling units), 22 acres of open space, 22.5 acres of roadways, 1.6 acres of park
(2.1 gross acres), and 28.2 acres of graded slopes and basins.
Vesting Tentative Tract Map No. 36557
The applicant requests approval of Vesting Tentative Tract Map No. 36557; to subdivide
unimproved property located adjacent to Lakeshore Drive, between Terra Cotta Road
SP 2012 -01, GPA 2012 -03, ZC 2012 -05, VTTM 36557, VTTM 36577
December 2, 2014
Page 3 of 7
and Dryden Street, and extending to Hoff Avenue (APN 378 - 040 -004 through 007, 378-
040 -012, 389 - 180 -001 and 002, and 389 - 190 -002).
Vesting Tentative Tract No. 36557) proposes the subdivision of 150.8 acres into 468
single - family residential lots, one 2.1 acre gross (1.6 acre net) park site, seven
landscape lots, four open space lots, one sewer lift station lot and three Water Quality
Management Plan (WQMP) and drainage basin lots
Vesting Tentative Tract Map No. 36577
The applicant requests approval of Vesting Tentative Tract Map No. to subdivide
approximately 150.8 acres of unimproved property located adjacent to Lakeshore Drive,
between Terra Cotta Road and Dryden Street, and extending to Hoff Avenue (APN 378-
040 -004 through 007, 378 - 040 -012, 389 - 180 -001 and 002, and 389 - 190 -002) into six
(6) lots for the purpose of Financing and Conveyance only. No grading permits, building
permits or other development will be allowed with this approval.
Environmental Setting
EXISTING LAND
GENERAL PLAN
ZONING
USE
Project Site
Vacant
LDR (Low Density
R -1 (Single - family
Residential) and LMR
Residential)
(Low- Medium Density
Residential)
North
Vacant and SCE
LMR (Low- Medium
R -1 (Single - family
Substation'
Density Residential)
Residential), SP
and SP (Murdock
(Murdock Alberhill SP)
Alberhill SP)
East
Vacant
HR (Hillside
R -1 (Single - family
Residential) and LMR
Residential) and HR
(Low- Medium
(Hillside Single- family
Residential)
Residential),
South and
Single- family
LDR (Low Density
HR (Hillside Single -
Southeast
Residential and
Residential) and LMR
family Residential), R -E
Vacant
(Low- Medium Density
(Residential Estate)
Residential)
West
Single- family and
LMR (Low- Medium
R -1 (Single - family
Vacant
Density Residential)
Residential),
and SP (Cape of Good
Hope SP)
SP 2012 -01, GPA 2012 -03, ZC 2012 -05, VTTM 36557, VTTM 36577
December 2, 2014
Page 4 of 7
Background
In November 2004, Centex Homes submitted an application (Tentative Tract Map No.
32786) to subdivide the subject property into 369 single - family lots and 17 open space
lots. On October 11, 2005, the Lake Elsinore City Council approved Tentative Tract
Map (TTM) No. 32786 (Attachment 11). Minimum lot sizes were 6,000 square feet, with
an average of 7,200 square feet. TTM 32786 included a 12,300 square foot private
community "pocket park ". As a result of a City Council approved extension of time and
additional extensions of time applied as a result of amendments to the California
Subdivision Map Act, TTM 32786 now has an expiration date of October 11, 2016. The
map is still eligible for one additional 12 -month extension of time through the City's Map
Extension process.
On August 1, 2013, the current property owners, Terracina Investors, LLC (Spectrum
Communities) submitted the subject applications, to
Proiect Description
The proposed Terracina Specific Plan divides the irregular- shaped 151 -acre site into six
(6) separate, individual planning areas or "villages" ranging in size from 7.8 acres to
29.9 acres. These planning areas will have a variety of lot sizes offering a variety of
housing product in an effort to create distinction in the community. The six (6) Villages
are broken down into only two (2) land use designations: "Low ", and "Low Medium"
density residential. The Low density designation applies only to Village 1 while Villages
2 through 6 are Low - Medium designations. Each of the villages serves as a different
phase of development.
Density and Intensity of Use
There are two existing General Plan Land Use Designations for the 151 -acre site: Low
Density Residential ( "LDR ") and Low - Medium Density Residential ( "LMR ") The LDR
designation comprises 26.9 acres and is located in the southerly area of the site. The
LMR designation is for the remainder of the site, or 123.9 acres.
The maximum lot yield for the LDR designation is 3.0 du /ac (dwelling units per acre)
while the maximum lot yield for the LMR designation is 6.0 du /ac., thereby generating a
maximum yield for the overall site of 824 dwelling units. The Terracina SP is consistent
with the land use designation with its proposed maximum of 448 dwelling units.
Access
Terracina Specific Plan and related Vesting Tentative Tract No. 36557 have been
conditioned to construct full road improvements adjacent to the project site and to
extend Terra Cotta Road and Pierce Street from the project boundary to Nichols Road.
SP 2012 -01, GPA 2012 -03, ZC 2012 -05, VTTM 36557, VTTM 36577
December 2, 2014
Page 5 of 7
This means that the project will ultimately have access from two main roadways
(Lakeshore and Nichols Road), as well as providing additional paved access to existing
residential development in proximity to the project site.
Design Elements, Guidelines and Standards
Chapter V of the Terracina Specific Plan includes Architectural and Landscape
Guidelines. The architectural and landscaping guidelines are non - specific, and in some
cases vague. The applicant's intent is to allow maximum flexibility for the ultimate
builder(s) of the Terracina Specific Plan. However, the builder(s) will be required to
comply with the City's Design Review process and the Planning Commission and City
Council will have the opportunity to approve the design of all homes constructed within
the specific plan.
The Specific Plan does require the use of drought — tolerant California native plants in
landscaping of slopes and open space areas. Additionally, staff has conditioned VTTM
36557 that its landscape plan shall provide for California native drought - tolerant ground
cover, shrubs, and trees and that no front -yard grass turf landscaping will be installed.
Analysis
The Terracina Specific Plan and its related applications propose development within an
area that has a mix of existing residential development and vacant land. Existing
access to the project site is not currently sufficient to handle the increased traffic that
will be generated by the proposed project. Therefore, specific conditions have been
written for both the Specific Plan and VTTM 36557 that require both on -site and off -site
road improvements at early stages of project development.
The City's implementation of the Quimby Act requires developments to provide five (5)
acres of useable park land per 1,000 population or to pay equivalent in -lieu fees. Using
this standard, the Terracina project is required to provide 7.9 acres of usable park land
based upon 468 dwelling units and 3.37 persons per dwelling unit. Village 3 contains a
1.6 acre net (2.1 acre gross) project centrally located in Village 3 for the use of the
entire project resident. This will be a Homeowners Association (HOA) maintained
facility and the project has been conditioned that full required park fees will be paid by
the project development, with no credit for the HOA- maintained park.
On the evening of Tuesday, November 25, 2014, the project proponents held a
Community Outreach Meeting at the Terra Cotta Middle School. Approximately 30
persons attended the meeting. After an overview of the project by the applicants a
number of questions and concerns were voiced including but not limited to:
• Some existing residences do not have block walls along Terra Cotta
• Noise impacts
SP 2012 -01, GPA 2012 -03, ZC 2012 -05, VTTM 36557, VTTM 36577
December 2, 2014
Page 6 of 7
• Lighting impacts
• Traffic impacts (most common concern)
• Construction activities, days and times
• Grading of sloped areas
• Right -of -way dedications
• Water availability (drought impacts)
• Project phasing
Due to the number of concerns raised at the community meeting, and the complexity of
the applications, staff is recommending, with the applicant's concurrence that after
taking public testimony that the Planning Commission continue this matter to its January
6, 2014 meeting.
Environmental Determination
The City conducted an Initial Study to determine if the Project would result in significant
impacts on the environment. Based upon the results of the Initial Study, there was
substantial evidence that any potential impacts to the environment associated with the
Project could be mitigated to less than significant levels.
For this reason, Mitigated Negative Declaration No. 2014 -02 was prepared in
conformance with the California Environmental Quality Act (Public Resources Code §§
21000, et seq.: "CEQA ") and the State Implementation Guidelines for CEQA (14
California Code of Regulations Sections 15000, et seq.: "CEQA Guidelines ") and
applicable requirements of the City of Lake Elsinore, to disclose potential environmental
impacts and to propose mitigation for those impacts.
City staff received four comment letters on the MND during the 30 -day public review
comment period which began on October 16, 2014 and ended on November 17, 2014.
Copies of the comment letters and responses to those letters are attached to this staff
report.
Prepared By: Richard J. MacHott, LEED Green Associate
Planning Manager
Approved By: Grant Taylor,
Community Development Director
SP 2012 -01, GPA 2012 -03, ZC 2012 -05, VTTM 36557, VTTM 36577
December 2, 2014
Page 7 of 7
Attachments:
1. Vicinity Map
2. Aerial Photo
3. Conditions of Approval for SP 2012 -01
4. Conditions of Approval for VTTM 36557
5. Conditions of Approval for VTTM 36577
6. Initial Study for Mitigated Negative Declaration No. 2014 -02
7. Response to Comments
8. Terracina Specific Plan
9. Vesting Tract No. 36557
10. Vesting Tract No. 36577
11. Centex Tentative Tract No. 32786
VICINITY MAP
TERRACINA SPECIFIC PLAN (SP 2012-01)
GPA 2012-03, ZC 2012-05, VTM 36557, TTM 36577
CITY OF
--- I ^-- -
/51
LAKE &LS1
DREAM EXTREME
AERIAL MAP
TERRACINA SPECIFIC PLAN (SP 2012-01)
GPA 2012-03, ZC 2012-05, VTM 36557, TTM 36577
CITY or
LAU
LS I NORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
GENERAL
1. The proposed project (Terracina Specific Plan No. 2012 -01) proposes a residential
development, with approximately 76.5 acres of residential (maximum of 468 dwelling
units), 22 acres of open space, 22.5 acres of roadways, 1.6 acres of park (2.1 gross
acres), and 28.2 acres of graded slopes and basins. The southern project boundary is
located adjacent to Lakeshore Drive, between Terra Cotta Road and Dryden Street.
Hoff Avenue is located along the northern boundary.
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 Terracina Specific Plan No. 2012 -01.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the
Community Development Department for inclusion in the case records.
4. 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 specific plan and its related
cases by the City Council. The applicant shall submit a check in the amount of
$2,260.00 made payable to the County of Riverside for the filing of a Notice of
Determination. The check shall be submitted to the Planning Division for processing
within 48 hours of the project's approval.
PLANNING DIVISION
5. The Draft Terracina Specific Plan shall be revised to incorporate any corrections and
changes required by the Planning Commission and /or City Council and these conditions
of approval. A Final Terracina Specific Plan document shall be submitted for review
and approval by the Community Development Director or designee within 30 days of
approval by the City Council. No permit shall be issued until the Terracina Specific Plan
document and any required revisions are administratively approved by the Community
Development Director or designee.
a. The Terracina Specific Plan shall be amended to delete "Commercial child day care
centers" as a use that is allowed within the specific plan.
6. All implementing development projects shall comply with those standards and
guidelines contained in the Terracina Specific Plan document.
Planning Commission Page 1 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
7. Those issues, standards, guidelines, etc. not addressed in the Terracina Specific Plan
will revert to the City of Lake Elsinore Municipal Code and /or Zoning Code in effect at
the time that implementing development projects are approved and developed.
8. Density transfers between "Villages" within the Terracina Specific Plan shall not be
permitted, except through the Specific Plan Amendment process.
9. Any amendment to the Terracina Specific Plan, even though it may affect only one
portion of the Specific Plan, shall be accompanied by a complete specific plan
document which includes the entire specific plan, including both changed and
unchanged parts.
PUBLIC WORKS DEPARTMENT/ ENGINEERING DIVISION
General
10. All utilities except electrical over 35 KV shall be placed underground, as approved by
the serving utility. 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.
11. The applicant shall install permanent bench marks to Riverside County Standards and
at a location to be determined by City Engineer.
12. Applicant shall pay all applicable development fees; including but not all inclusive:
TUMF, TIF and area drainage fees as follows:
a. TUMF: Rate /Per Dwelling Unit. Due prior to occupancy; payable at rate in effect
at time of payment.
b. TIF: Rate /Per Dwelling Unit. Due prior to occupancy; payable at the rate in
effect at time of payment.
c. Area Drainage: The project lies within West Lake Elsinore (approx acres 128)
and Nichols SW (approx acres 128). Area Drainage due at grading permit;
payable at the rate in effect at time of Payment. Current Rates: West Lake
Elsinore — $5,955 /gross acre; Nichols SW - $6,080/ gross acre.
13. Street lighting and landscaping on public right -of -way shall be maintained by a
maintenance assessment district LLMD 1. The project will annex into LLMD #1 prior to
first building permit issuance.
14. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right -of -way will be owned and maintained by either a home
owner's association or private property owner. An access road for maintenance shall be
Planning Commission Page 2 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
provided.
15. Construction traffic shall use Terra Cotta Road via Nichols Road to minimize impacts to
existing residents.
16. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff
shall be contained within the street right -of -way. When either of these criteria are
exceeded, drainage facilities shall be provided.
Grading
17. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be
required.
18. Prior to commencement of grading operations, developer is to provide to the City with a
map of all proposed haul routes to be used for movement of export material. All such
routes shall be subject to the review and approval of the City Engineer. Haul route shall
be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall
be approved by City Council. (LEMC 15.72.065)
19. All export material shall be discharged into a legal disposal site. No permittee shall
process, including, but not limited to, crush, sift, or segregate, excavated earth materials
on site for export and commercial sale without first obtaining a permit pursuant to
Chapter 14.04 LEMC regarding surface mining and reclamation. (LEMC 15.72.065)
20. 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 feet in height shall be contoured.
21. Applicant shall protect all downstream properties from damage caused by alteration of
the drainage patterns, i.e., concentrations or diversion of flow. Protection shall be
provided by constructing adequate drainage facilities: including enlarging existing
facilities arid /or by securing a drainage easement. A maintenance mechanism shall be
in place for any private drainage facilities constructed on -site or off- site. Any grading or
drainage onto private off site or adjacent property shall require a written permission to
grade and /or a permission to drain letter from the affected landowner.
22. All drainage facilities in this tract shall be constructed to Riverside County Flood Control
District Standards. An access road for maintenance to detention /water quality basins
shall be provided.
23. All storm drain plans connecting to Riverside County Flood Control facilities will be
Planning Commission Page 3 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
approved by RCFC, and an encroachment permit from RCFCD will be required.
24. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 Y2 x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
25. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
26. 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.
27. 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.
28. On -site drainage shall be conveyed to a public facility, accepted by adjacent property
owners by a letter of drainage acceptance, or conveyed to a drainage easement.
29. All natural (historic, pre - development) drainage traversing the site shall be conveyed
through the site, or, shall be collected and conveyed to a safe and appropriate
discharge point by a method approved by the City Engineer.
30. Applicant shall obtain all necessary off -site easements for off -site grading from the
adjacent property owners prior to final map approval.
Improvements
31. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval.
32. An Encroachment Permit shall be obtained prior to any work in City right -of -way.
33. Terra Cotta Road shall be graded and used as construction access prior to precise
Planning Commission Page 4 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
grading activity. Prior to building permits, Terra Cotta Road shall be paved, with final lift
of asphalt to be placed at completion of building activity.
34. All existing accesses for ingress /egress to Terra Cotta Road from abutting properties
must be maintained.
35. Construct Terra Cotta Road at its full width section as a Secondary Highway with a 90'
Right of Way from Lakeshore Drive north to the northern boundary of the project.
36. Construct the extension of Terra Cotta Road from the north project boundary to Nichols
Road with a 32' paved roadway width, including an 8' graded shoulder on the north and
south bound sides.
37. Construct the extension of Hoff Avenue from the west project boundary to Terra Cotta
Road with a 32' half width, including sidewalk and parkway improvements on the north
side in conjunction with development.
38. Construct the extension of Pierce Street from the project boundary to Nichols Road with
a 32' paved roadway width, including an 8' graded shoulder on the north and south
bound sides.
39. Install a traffic signal at the intersection of Terra Cotta Road (NS) and Nichols Road
(EW) including the following lane geometry:
1 NB left, 1 NB right, 1 EB through, 1 EB right, 1 WB left, 1 WB through, to include the
storage length per the project traffic study, width and transitions per City Standards.
40. Construct Lakeshore Drive adjacent to the project site at its ultimate half width section
(60'), including sidewalk and parkway improvements consistent with the adjacent
improved sections of Lakeshore Drive and additional 14' width for a NB right turn lane
on Lakeshore at Terra Cotta Road in conjunction with development.
41. Install a traffic signal at all legs of the off -set intersection of Lakeshore Drive and Terra
Cotta Road.
42. Construct Dryden Street adjacent to the project site at its ultimate half width section,
including sidewalk and parkway improvements in conjunction with development.
43. Install a traffic signal at the intersection of Lakeshore Drive and Dryden Street.
44. Construct Stoddard Street adjacent to the project site at its ultimate half width section,
to include sidewalk and parkway improvements in conjunction with development.
Planning Commission Page 5 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
45. Costs of General Plan circulation improvements and signalization may be at a minimum
partially reimbursable through the City's Traffic Impact Fee Program. (TIF)
46. Some of the improvements shown on the Map and /or required by these conditions are
located offsite on property which neither the City nor the subdivider may have no title or
interest to permit the improvements to be made without acquisition of title or interest.
The subdivider shall pay all costs for acquisition of title or interest.
47. A Calif. Registered Civil Engineer shall prepare street and drainage improvement plans
and specifications. Improvements shall be designed and constructed to City of Lake
Elsinore Standards, latest edition, and City Codes (LEMC titles 12. and 16.). Street
improvement plans shall show existing and future profiles at centerline of street; at top
of curb and at centerline of the alley. The profiles and contours will extend to 50' beyond
the property limits.
48. Interior streets shall be dedicated and improved as public residential street (40750' with
a 3' PUE).
49. Traffic Signing and Striping plans shall be required with the street improvement plans.
Signing and striping shall be installed in accordance with the plans approved by the City
Traffic Engineer.
Storm Water Management / Pollutant Prevention / NPDES
Design
50. The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and /or activity. These Permits include:
a. General Permit - Construction
b. MS4
51. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site
Design, where feasible, to treat the pollutants of concern identified for the project, in the
following manner (from highest to lowest priority) : (Section XII.E.2, XII.E.3,and XII.E.7)
52. Preventative measures (these are mostly non - structural measures, e.g., preservation of
natural features to a level consistent with the MEP standard; minimization of Urban
Runoff through clustering, reducing impervious areas, etc.)
53. The Project shall `Infiltrate, harvest and use, evapotranspire and /or bio -treat the Design
Capture Volume (DCV).
Planning Commission Page 6 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
54. The Project shall consider a properly engineered and maintained bio- treatment system
only if infiltration, harvesting and use and evapotranspiration cannot be feasibly
implemented at the project site.
55. Any portion of [the DCV] that is not infiltrated, harvested and used, evapotranspired,
and /or biotreated shall be treated and discharged in accordance with the requirements
set forth in Section XII.G.
56. The project shall implement LID practices that treat the 85th percentile storm.
57. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
58. Hydromodification / Hydraulic Conditions of Concern — The project shall identify
potential Hydraulic Conditions of Concern (HCOC) and implement measures to limit
disturbance of natural water bodies and drainage systems; conserve natural areas;
protect slopes, channels and minimize significant impacts from urban runoff.
59. CEQA — If CEQA identifies resources requiring Clean Water Act Section 401 Permitting,
the applicant shall obtain certification through the Santa Ana Regional Water Quality
Control Board and provide a copy to the Engineering Division.
Construction
60. Both a Storm Water Pollution Prevention Plan ( SWPPP) and a Water Quality
Management Plan (WQMP) for post construction are required for this project.
61. SWPPP - A copy of the current SWPPP shall be kept at the project site, updated as
necessary and be available for review upon request. Projects that are not subject to
coverage under the General Permit — Construction will prepare and implement an
Erosion and Sediment Control Plan in compliance with the California Building Code and
Local Ordinances.
62. Prior to grading or building permit the applicant shall demonstrate that compliance
with the permit has been obtained by providing a copy of the Notice of Intent (NOI)
submitted to the State Water Resources Control Board and a copy of the letter of
notification of the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing to the satisfaction of the City Engineer.
63. Erosion & Sediment Control - Prior to the issuance of any grading or building
permit, the applicant shall submit for review and approval by the City Engineer, an
Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to
Planning Commission Page 7 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
demonstrate compliance with the City's NPDES Program and state water quality
regulations for grading and construction activities. The Erosion and Sediment Control
Plan shall identify how all construction materials, wastes, grading or demolition debris,
and stockpiles of soil, aggregates, soil amendments, etc. shall be property covered,
stored and secured to prevent transport into local drainages or waters by wind, rain,
tracking, or dispersion. The plan shall also describe how the project will ensure that all
BMPs will be maintained during construction of any future right of ways. A copy of the
plan shall be incorporated into the SWPPP as applicable, kept updated as needed to
address changing circumstances of the project site, be kept at the project site and
available for review upon request.
Post Construction
64. A preliminary WQMP shall be submitted during the project entitlement stage. The level
of detail in a preliminary Project- Specific WQMP will depend upon the level of detail
known about the overall project design at the time project approval is sought. At a
minimum, the preliminary Project- Specific WQMP shall identify the type, size, location,
and final ownership of Stormwater BMPs adequate to serve new roadways and any
common areas, and to also manage runoff from an expected reasonable estimate of the
square footage of future roofs, driveways, and other impervious surfaces on each
individual lot.
65. The applicant shall use the Water Quality Management Plan for the Santa Ana Region
of Riverside County guidance document and template for preparation of both the
preliminary and final WQMP.
66. The project shall complete and submit for review and approval to the Engineering
Division a final WQMP, incorporating the LID Principles and Stormwater BMPs
committed to in the preliminary Project- Specific WQMP. The final WQMP shall be
approved prior to issuance of any grading or building permit.
67. Operation and Maintenance (O &M) Plan and Agreement that (1) describes the long-
term operation and maintenance requirements for BMPs identified in the BMP Exhibit;
(2) identifies the entity that will be responsible for long -term operation and maintenance
of the referenced BMPs; and (3) describes the mechanism for funding the long -term
operation and maintenance of the referenced BMPs. The City format shall be used.
68. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm
Drain" using the City authorized marker to prevent illegal dumping in the drain system.
69. Prior to the issuance of a certificate of use and /or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
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December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
industrial /commercial, MS4, etc. to include:
1. Demonstrate that all structural Best Management Practices (BMP's) described in
the BMP Exhibit from the project's approved WQMP have been implemented,
constructed and installed in conformance with approved plans and specifications.
2. Demonstrate that the project has complied with all non - structural BMPs
described in the project's WQMP.
3. Provide signed, notarized certification from the engineer of work that the
structural BMP's identified in the project's WQMP are installed and operational.
4. Submit a copy of the fully executed, recorded Operations and Maintenance
(O &M) Plan for all structural BMPs.
5. Demonstrate that copies of the project's approved WQMP (with recorded O &M
Plan attached) are available for each of the initial occupants
(commercial /industrial) or HOA as appropriate.
6. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date
twelve (12) months after the issuance of a Certificate of Use and /or Occupancy
for the project to verify compliance with the approved WQMP and O &M Plan. A
signed /sealed certification from the engineer of work dated 12 months after C of
O will be considered in lieu of a Special Investigation by the City.
7. Provide a recorded copy of one of the following:
a. CC &R's (they must include the approved WQMP and O &M Plan) for the
project's Home Owners Association.
b. A water quality implementation agreement has the approved WQMP and
O &M Plan attached; or
c. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
Final Tract or Parcel Map
70. The developer shall submit for plan check review and approval a final map.
71. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
72. Prior to City Council approval of the final Tract Map the developer shall, in accordance
with Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted.
73. Street abandonment shall be processed and approved as part of the final map.
74. Make an offer of dedication for all public streets and easements required by these
conditions or shown on the Tentative Map. All land so offered shall be granted to the
City, free and clear of all liens and encumbrances and without cost to the city.
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December 2, 2014
CONDITIONS OF APPROVAL FOR
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75. Applicant shall record C C & R's for funding, operation and maintenance of slopes and
drainage facilities within the project. The C C & R's shall be approved by the Planning
Director and City Engineer prior to recordation of final map.
76. The Final Tract Map or Parcel Map shall include the phasing boundaries consistent with
the parcels of the Tentative Tract or Parcel Map. The phasing boundaries or parcels
shall be processed as separate tract maps.
77. 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.
Prior to Issuance of a Gradinq Permit
78. 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.
79. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
80. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and /or subsidence zones present on -site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this
hazard.
81. The applicant shall obtain all necessary off -site easements for off -site grading and /or
drainage acceptance from the adjacent property owners prior to grading permit
issuance.
82. The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
83. Developer shall execute and submit grading and erosion control agreement, post
grading security and pay permit fees as a condition of grading permit issuance.
84. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
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December 2, 2014
CONDITIONS OF APPROVAL FOR
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85. A traffic improvement plan which includes the timing of phased improvements shall be
submitted to the City Engineer for review and approval prior to issuance of any grading
permits for the project. Secondary access shall be provided for each phase.
Prior to Issuance of Building Permit:
86. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to building permit.
87. 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. Submit this letter prior to applying for a building permit.
88. Pay all Capital Improvement Mitigation fees (LEMC 16.34).
89. The Final Tract Map shall be recorded.
90. Prior to the issuance of the first building permit: Construct Terra Cotta Road at its
full width section as a Secondary Highway with a 90' Right of Way from Lakeshore
Drive north to the northern boundary of the project.
91. Prior to the issuance of the first building permit: Construct the extension of Terra
Cotta Road from the north project boundary to Nichols Road with a 32' paved roadway
width.
92. Prior to the issuance of the first building permit: Construct the extension of Pierce
Street from the project boundary to Nichols Road with a 32' paved roadway width,
including an 8' graded shoulder on the north and south bound sides.
Prior to Occupancy
93. 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.
94. All traffic signing and striping shall be completed in accordance with the approved plans
to the satisfaction of the City Traffic Engineer.
95. Prior to the final inspection and occupancy of the dwelling unit: Install a traffic
signal at all legs of the off -set intersection of Lakeshore Drive and Terra Cotta Road.
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December 2, 2014
CONDITIONS OF APPROVAL FOR
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96. Prior to the final inspection and occupancy of the dwelling unit: Install a traffic
signal at the intersection of Lakeshore Drive and Dryden Street.
97. The fair share cost of future improvements as a condition of this development shall be
paid, as per tables 9 and 10 of Appendix E of the October 2014 Traffic Impact Analysis.
98. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of
payment in full in accordance with the LEMC.
99. All required public right -of -way dedications, easements, dedications and vacations and
easement agreement(s) for ingress and egress through adjacent property(ies)shall be
recorded with a recorded copy provided to the City prior to final project approval.
100. Prior to the final inspection and occupancy of the dwelling unit: The developer
shall pay fee in -lieu of construction of future median improvements on Lakeshore Drive.
The fee shall be equal to current cost estimate for improvements (including
contingency) plus an additional 15% of the total construction cost estimate to cover
design and administrative costs. The cost estimate shall be approved by the City
Engineer.
101. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
102. As -built plans for all approved plan sets shall be submitted for review and approval by
the City. The developer /developer /owner is responsible for revising the original mylar
plans.
103. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 Y2 x 11" mylar) shall be submitted in .tif format on a CD /DVD. Studies
and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP,
etc.
104. All plan sets and recorded maps shall be digitized and provided on CD /DVD as follows:
a. Final Map(s) - GIS Shape files* and .tif of recorded map.
b. Improvement Plans — GIS Shape files* and .tif of approved as built mylar.
C. Grading Plans - .tif of approved as built mylar.
*GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
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December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
COMMUNITY SERVICES DEPARTMENT
105. If any of the following conditions of approval differ from the Specific Plan text or exhibits,
the conditions enumerated herein shall take precedence.
106. The 2.1 acre private park /recreation center in Village 3 and all open space shall be
owned and maintained by the Homeowner's Association (HOA).
107. The design of the 2.1 acre private park /recreation center located in Village 3 shall be
consistent with the conceptual design and guidelines identified within the Specific Plan.
The design shall be approved by the Director of Community Services prior to the
approval of the final map.
108. No park credits will be given for the private park /recreation center.
109. The developer, the developer's successor or assignee, shall be responsible for all
maintenance of the 2.1 acre park site and all open space areas until such time as those
responsibilities are provided by the HOA
110. The private 2.1 acre park /recreation center shall be completed to the satisfaction of the
Community Services Director prior to the issuance of the 100th residential building
permit.
111. Class II bicycle lanes, as specified in the Specific Plan, shall be identified on the street
improvements plans and constructed in concurrence with the completion of said street
improvements.
FIRE PROTECTION PLANNING OFFICE
General Conditions
112. Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility
of the recipient of these Fire Department conditions to forward them to all interested
parties. The permit number (as it is 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) 671 -3124 Ext. 225. The following fire department conditions shall be implemented
in accordance with the Lake Elsinore Municipal Code and the adopted codes at the time
of project building plan submittal, these conditions are in addition to the adopted code
requirements.
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December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
113. 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.
114. Minimum Hydrant Fire Flow - Minimum required fire 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. Average spacing between hydrants
500' and 250' maximum distance from any point on the street or road frontage to
hydrant. Standard Fire hydrants shall be installed (6 "x4 "x2- 1/2 ").
115. Hazardous Fire Area - The proposed project is located 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, 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 ".
116. Fuel Modification Plan - Fuel modification plans shall be provided to the Lake Elsinore
Fire Protection Planning office. Plans shall include fuels modeling and comprehensive
details with regard to the vegetation management plan. The fuels modification zone
shall be not less than 100' from all structures and may be required to be increased.
117. Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions:
1. Twenty -four feet (24') clear width. Where parking is to be provided, each parking
side shall be provided with eight (8') additional feet on each side of the fire
department access.
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than
500 feet. [Ord. 529 § 3.2(F), 1973].
3. The required all weather vehicular access shall be able to support no less than
70,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning Radius shall be 26' inside and 38' outside for all access roads.
118. Secondary Access - In the interest of Public Safety, this project shall provide an
Alternate or Secondary Access. Said access shall be constructed in accordance to the
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December 2, 2014
CONDITIONS OF APPROVAL FOR
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City of Lake Elsinore Engineering Department standards to accommodate full fire
response and community evacuation.
Prior to Building Permit Issuance
119. Water System Plans - Applicant and /or developer shall separately submit 2 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.
120. 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
on operating 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
121. 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.
122. 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.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015 -1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
123. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special Use
Permit (as applicable), the applicant shall annex into Community Facilities District No.
2015 -1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello -Roos
Community Facilities District to offset the annual negative fiscal impacts of the project
on public safety operations and maintenance issues in the City. Applicant shall make a
seven thousand five hundred dollar ($7,500) non - refundable deposit to cover the cost of
the annexation process. Contact David Bilby, Finance Manager, City of Lake Elsinore
at (951) 674 -3124 or DBilby @Lake - Elsinore.org.
Planning Commission Page 15 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2 (Maintenance
Services
124. Prior to approval of the Final Map, Parcel Map, Site Development Plan, Special Use
Permit or building permit (as applicable), the applicant shall annex into the Community
Facilities District No. 2015 -2 (Maintenance Services) to fund the on -going operation and
maintenance of the public right -of -way landscaped areas and neighborhood parks to be
maintained by the City and for street lights in the public right -of -way for which the City
will pay for electricity and a maintenance fee to Southern California Edison, including
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.
Applicant shall make a seven thousand five hundred dollar ($7,500) non - refundable
deposit to cover the cost of the annexation process. Contact David Bilby, Finance
Manager, City of Lake Elsinore at (951) 674 -3124 or DBilby @Lake - Elsinore.org.
MITIGATED NEGATIVE DECLARATION NO. No. 2014 -02 (SCH #2013091083) MITIGATION
MEASURES
125. Prior to the approval of any implementing project within the Terracina Specific Plan (i.e.:
tract map, parcel map, conditional use permit, design review, etc.), the following
conditions shall be placed on the implementing project:
126. The applicant shall comply with the following mitigation measures, which are set forth in
the Mitigation Monitoring & Reporting Program (MMRP) for Mitigated Negative
Declaration No. 2014 -02, which was adopted for this project:
a. Mitigation Measure AIR -1: All diesel powered construction equipment in use shall
require control equipment that meets, at a minimum Tier 3 emission requirements.
In the event Tier 3 equipment is not available, diesel powered construction
equipment in use shall require emissions control equipment with minimum of Tier 2
diesel standards.
b. Mitigation Measure AIR -2: The following measures shall be required during
construction:
The project applicant shall require that the site preparation and grading
contractors implement the fugitive dust control actions provided in SCAQMD's
Rule 403 for "Large Operations." If a more restrictive action is included below
as project mitigation then that measure may be used in place of the
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December 2, 2014
CONDITIONS OF APPROVAL FOR
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applicable Rule 403 measure. A list of the Large Operations control actions
from Rule 403 are provided in Appendix A of this Initial Study.
ii. When materials are transported off -site, all material shall be covered. As
necessary, it may be effectively wetted to limited dust emissions, and at least
six inches of freeboard space from the top of the container shall be
maintained to the extent feasible. If warranted by site or weather conditions,
material shall be effectively wetted to limit dust emissions.
iii. The developer shall require and ensure that the contractor or builder shall
designate a person or persons to monitor the dust control program and to
order increased watering, as necessary, to prevent transport of dust offsite.
iv. The developer shall post a publicly visible sign with the telephone number
and person to contact regarding dust complaints. This person shall respond to
any dust complaints and attempt corrective action within 24 hours.
V. The developer shall require and ensure that the contractor or builder shall
formulate a high wind response plan for enhanced dust control if winds are
forecast to exceed 25 mph in any upcoming 24 -hour period.
vi. The developer shall use its best efforts to require and ensure that the
contractor or builder shall restrict truck operation to "clean" trucks, such as a
2007 or newer model year or 2010 compliant vehicles.
vii. The developer shall use its best efforts to utilize CARB certified equipment for
construction activities. Developer shall inform all contractors and
subcontractors that use of CARB certified equipment for all construction
activities is required where feasible and possible.
viii. The developer shall require and ensure that the contractor or builder shall
suspend use of all construction equipment operations during first stage smog
alerts.
C. Mitigation Measure AIR -3: Electrical outlets shall be installed on the exterior walls
of all residential buildings to promote the use electric landscape maintenance
equipment.
d. Mitigation Measure BIO -1: The project applicant shall ensure that a
preconstruction presence /absence survey for burrowing owl shall be conducted
where suitable habitat is present. The survey shall be conducted within 30 days
prior to site disturbance. If burrowing owl are determined to be present, passive
Planning Commission Page 17 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
(i.e., use of one -way doors and collapse of burrows) relocation following accepted
protocols will be utilized to ensure impacts to owls are minimized or avoided.
Existing burrows shall be destroyed once they are vacated. In addition, disturbance
of active nests will be avoided if burrowing owl is present during the nesting
season (March 1st to August 31st). If active nests are identified, the biologist shall
establish buffers around the vegetation containing the active nest of at least 150
meters
e. Mitigation Measure BIO -2: The removal of potential nesting vegetation will be
conducted outside of the nesting season (February 1 to August 31) to the extent
that this is feasible. If vegetation must be removed during the nesting season, a
qualified biologist shall conduct a nesting bird survey of potentially suitable nesting
vegetation prior to removal. Surveys will be conducted no more than three (3) days
prior to scheduled removals. If active nests are identified, the biologist shall
establish buffers around the vegetation containing the active nest of at least 500
feet of an active listed species or raptor nest, and 300 feet of other sensitive or
protected nests. The vegetation containing the active nest will not be removed, and
no grading will occur within the established buffer, until a qualified biologist has
determined that the nest is no longer active (i.e., the juveniles are surviving
independent from the nest). If clearing is not conducted within three days of a
negative survey, the nesting survey must be repeated to confirm the absence of
nesting birds.
f. Mitigation Measure BIO -3: Prior to the issuance of a grading permit, the project
applicant shall obtain the necessary authorizations from the regulatory agencies for
proposed impacts to jurisdictional waters. Authorizations may include a Section
404 Permit from the U.S. Army Corps of Engineers, a Section 1602 Streambed
Alteration Agreement from the California Department of Fish and Wildlife, and a
Section 401 Water Quality Certification/Waste Discharge Requirement from the
Regional Water Quality Control Board. The Permittee shall offset impacts to
riparian /riverine areas by purchasing credits at the Riverside - Corona Resource
Conservation District in -lieu fee program, or another approved in -lieu fee program
or mitigation bank within the Santa Ana River Watershed, to be approved by the
appropriate regulatory agency(s). The project shall offset the loss of 1.13 acres of
riparian habitat at a 3:1 ratio, for a total of 3.39 acres; and shall offset the loss of
0.42 acre of unvegetated riverine areas at a ratio of 3:1, for a total of 1.26 acres.
Total compensatory mitigation shall be a minimum of 4.65 acres.
g. Mitigation Measure 13I0-4: To avoid or reduce indirect impacts of the project on
the MSHCP Conservation Area (Criteria Cell #4157) adjacent to or in close
proximity of the project, the project shall include the following measures:
Planning Commission Page 18 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
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Drainage. The project shall incorporate measures to ensure that the quantity and
quality of runoff discharged to the MSHCP Conservation Area is not altered in an
adverse way when compared with existing conditions. In particular, measures shall
be put in place to avoid discharge of untreated surface runoff from developed and
paved areas into the MSHCP Conservation
Area. The project shall implement BMPs as identified in the Preliminary Water
Quality Management Plan (Appendix B of this Initial Study).
Toxics. Land uses proposed in proximity to the MSHCP Conservation Area that
use chemicals or generate bioproducts such as manure that are potentially toxic or
may adversely affect wildlife species, habitat or water quality shall incorporate
measures to ensure that application of such chemicals does not result in discharge
to the MSHCP Conservation Area.
Lighting. Night lighting shall be directed away from the MSHCP Conservation Area
to protect species within the MSHCP Conservation Area from direct night lighting,
ensuring that ambient lighting in the MSHCP Conservation Area is not increased.
Additionally, the project shall adhere to the City's lighting standards which would
avoid shining light onto adjacent properties.
Noise. Proposed noise generating land uses affecting the MSHCP Conservation
Area shall incorporate setbacks, berms or walls to minimize the effects of noise on
MSHCP Conservation Area resources pursuant to applicable rules, regulations and
guidelines related to land use noise standards. The project shall include applicable
structures to ensure that wildlife within the MSHCP Conservation Area will not be
subject to noise that would exceed residential noise standards, both during and
post- construction.
Invasives. Project landscaping shall use native, drought - tolerant and noninvasive
plants. Specifically, the project shall avoid the use of invasive plant species listed
in Volume I, Table 6 -2
Barriers. Proposed land uses adjacent to the MSHCP Conservation Area shall
incorporate barriers, where appropriate in individual project designs to minimize
unauthorized public access, domestic animal predation, illegal trespass or dumping
in the MSHCP Conservation Area. Such barriers may include native landscaping,
rocks /boulders, fencing, walls, signage and /or other appropriate mechanisms.
Grading /Land Development. No manufactured slopes associated with the project
shall extend into the MSHCP Conservation Area.
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December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
h. Mitigation Measure BIO -5: The developer shall comply with the City's updated
landscape requirements for the use of native, drought - tolerant and non - invasive
plants, and shall not install invasive species listed at Volume I, Table 6 -2 of the
MSHCP. This measure applies during construction and installation of
improvements.
Mitigation Measure BIO -6: The developer shall provide language in the
Covenants, Conditions, and Restrictions (CC &Rs) for the project which requires
compliance with the City's updated landscape requirements for the use of native,
drought - tolerant and non - invasive plants and provides that homeowners may not
replace such plants with invasive species. Developer shall incorporate into the
CC &Rs the requirement that the invasive species provided on Volume I, Table 6 -2
of the MSHCP are prohibited. The CC &Rs shall incorporate the list of invasive
species, Volume I, Table 6 -2 of the MSHCP, for reference.
j. Mitigation Measure CULA : All earth moving activities within the project area
during construction shall be monitored by a qualified archaeologist selected from
the latest Riverside County Cultural Resources Consultant List.
k. Mitigation Measure CUL -2: If inadvertent discoveries of subsurface
archaeological /cultural resources are discovered during grading, the developer, the
project archaeologist, and the appropriate tribe shall assess the significance of
such resources and shall meet and confer regarding the mitigation for such
resources. Pursuant to California Public Resources Code Section 21083.2(b)
avoidance is the preferred method of preservation for archaeological resources. If
the developer and the Tribe cannot agree on the significance or the mitigation for
such resources, these issues will be presented to the Community Development
Director (CDD) for decision. The CDD shall make the determination based on the
provisions of the California Environmental Quality Act with respect to
archaeological resources and shall take into account the religious beliefs, customs,
and practices of the appropriate tribe.
Mitigation Measure CUL -3: At least 30 days prior to seeking a grading permit, the
project applicant shall contact the appropriate Native American Tribal
Representative (Representative)* to notify the Representative of the initiation of the
grading, excavation and the monitoring program, and to coordinate with the City of
Lake Elsinore and the Representative to develop a Cultural Resources Treatment
and Monitoring Agreement. The Agreement shall address the responsibilities and
participation of Native American Tribal monitors during grading, excavation and
ground disturbing activities; project grading and development scheduling; terms of
compensation; and treatment and final disposition of any cultural resources, sacred
sites and human remains discovered on the site. The archaeological monitor and
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December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
the appropriate Tribe will evaluate the significance of any archaeological resource
discovered on the property. Tribal and archaeological monitors shall be allowed to
monitor all grading, excavation and groundbreaking activities, and shall have the
authority to stop and redirect grading activities. ( *It is anticipated that the Pechanga
Tribe will be the "appropriate" Tribe due to prior and extensive coordination with
the City in determining potentially significant impacts and appropriate mitigation
measures and its demonstrated cultural affiliation with the project area.)
m. Mitigation Measure CUL -3A: Prior to any grading at or near the vicinity of the
known surface boundaries of CA -RIV -5782 and CA -RIV -5783, the developer shall
meet and confer with the appropriate Tribe and the project archaeologist to
develop an appropriate controlled grading plan. The purpose of the controlled
grading at and around the site is to afford the opportunity to determine whether any
subsurface resources are associated with the sites and, if so, to collect the
resources for appropriate mitigation as outlined in the Treatment Agreement. All
controlled grading shall be monitored in accordance to the provisions of the
Agreement required in CUL -3.
n. Mitigation Measure CUL -4: The landowner shall relinquish ownership of all
cultural resources, including sacred items, burial goods and all archaeological
artifacts that are found on the project area to the appropriate tribe for proper
treatment and disposition.
o. Mitigation Measure CUL -5: A paleontological grading observation schedule by a
certified paleontologist shall be maintained when grading in bedrock sedimentary
units to further evaluate the fossil resources of the site.
p. Mitigation Measure CUL -6: During construction - related activities of the project,
should paleontological materials be unearthed, the Lake Elsinore Planning
Department shall be notified immediately. Construction affecting the area shall be
halted and the City shall coordinate the appropriate efforts for handling and /or
disposition of these materials.
q. Mitigation Measure CUL -7: If human remains are encountered, California Health
and Safety Code Section 7050.5 states that no further disturbance shall occur until
the Riverside County Coroner has made the necessary findings as to origin.
Further, pursuant to California Public Resources Code Section 5097.98(b) remains
shall be left in place and free from disturbance until a final decision as to the
treatment and disposition has been made. If the Riverside County Coroner
determines the remains to be Native American, the coroner shall contact the
Native American Heritage Commission within 24 hours. Subsequently, the Native
American Heritage Commission shall identify the person or persons it believes to
Planning Commission Page 21 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
be the "most likely descendant." The most likely descendant may then make
recommendations, and engage in consultations concerning the treatment of the
remains as provided in Public Resources Code 5097.98.
F. Mitigation Measure GREA: The project applicant shall implement Measure E -1.3
from the Climate Action Plan, which requires that all of the proposed structures
exceed the 2008 Title 24 energy efficiency standards by a minimum of 15 percent.
S. Mitigation Measure GRE -2: The project applicant shall implement Measure T -1.2
from the Climate Action Plan, which requires the installation of sidewalks along all
new streets to link neighborhood activity centers, major destinations and transit
facilities.
t. Mitigation Measure GRE -3: The project applicant shall implement Measure E -4.1
from the Climate Action Plan, which requires that the Landscape Plan for the
proposed project adhere to the City's Assembly Bill 1881 Landscape Ordinance.
U. Mitigation Measure GRE -4: The project applicant shall implement Measure E -4.2
from the Climate Action Plan, which requires that new developments reduce indoor
water consumption by 30 percent. This shall be achieved through the use of low -
flow fixtures for all faucets, toilets and showers that are installed in the proposed
project.
V. Mitigation Measure GRE -5: The project applicant shall implement Measure E -1.1
from the Climate Action Plan, which requires that new developments plant a
minimum one 15 gallon nondeciduous umbrella form tree per 30 linear feet of
boundary length. This has been calculated to require the planting of a minimum of
470 trees on the project site.
w. Mitigation Measure GRE -6: The project applicant shall implement Measure T -1.4
from the Climate Action Plan, which requires that new development implement and
connect to the network of bikeways, trails and safety features identified in the
General Plan, Bike Lane Master Plan, Trails Master Plan and Western Riverside
County Non - Motorized Transportation Plan.
X. Mitigation Measure NOI -1: During all project site excavation and grading on -site,
construction contractors shall equip all construction equipment, fixed or mobile,
with properly operating and maintained mufflers, consistent with manufacturer
standards. The contractor shall place all stationary construction equipment so that
emitted noise is directed away from the noise sensitive receptors nearest the
project site.
Planning Commission Page 22 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
y. Mitigation Measure NOI -2: The contractor shall locate equipment staging in areas
that will create the greatest distance between construction - related noise /vibration
sources and sensitive receptors nearest the project site during all project
construction.
Z. Mitigation Measure NOI -3: Temporary noise barriers that provide at least 10 dBA
in attenuation must be installed when project construction occurs within 100 feet of
existing residential structures. Any such barriers shall break the line of sight from
noise generators to sensitive receptors. They shall also be constructed as close to
the sensitive receptor as possible to achieve the greatest attenuation effect and
have no gaps or openings. Such barriers shall be maintained throughout the
construction period.
aa. Mitigation Measure NOI -4: Provisions of the City's Noise Ordinance shall be
satisfied during all site preparation and construction activity. Site preparation
activity and construction shall not commence before 7:00 AM and shall cease 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.
bb. Mitigation Measure NOI -5: During construction, the developer shall require that all
contractors turn off all construction equipment and delivery vehicles when not in
use and prohibit idling in excess of 3 minutes. Easily visible signs shall be posted
at the project site informing contractors and operators of this requirement.
cc. Mitigation Measure NOI -6: The developer shall limit haul truck deliveries to
weekdays only and from 7:00 a.m. to 5:00 p.m. Haul routes shall avoid residential
neighborhoods, following the haul routes determined by the City.
dd. Mitigation Measure NOI-7: For the duration of construction activities, the
construction manager shall serve as the contact person should noise levels
become disruptive to local residents. Developer shall post a publicly visible sign
with the telephone number and person to contact regarding noise complaints. The
construction manager, within seventy -two (72) hours of receipt of a noise
complaint, shall either take corrective actions or, if immediate action is not feasible,
provide a plan or corrective action to address the source of the noise complaint.
ee. Mitigation Measure NOI -8: Mitigation is required in order to achieve exterior noise
levels of 65 dBA Ldn at several proposed sensitive receptors adjacent to
Lakeshore Drive and Terra Cotta Road. This mitigation shall be provided by
constructing a five -foot barrier along the property lines of Lots 66 -72 and a six -foot
Planning Commission Page 23 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
high barrier at the property lines of Lots 5 -16, 431 -441, and 459 -468. A six -foot
barrier will be constructed along the entire frontage with Terra Cotta Road. Barriers
shall be constructed of any material weighing at least 4 pounds per square foot.
Barriers shall descend all the way to the ground and contain no holes or openings.
Barriers shall wrap around to protect the side yards of lots adjacent to
intersections. Recommended barrier configurations are shown in Appendix D
(Figures 12 and 13) of this Initial Study.
ff. Mitigation Measure NOI -9: As it is usually not aesthetically desirable to construct
barriers high enough to reduce interior noise levels at second story sensitive
receptors, enhanced building construction methods and materials must be
employed to attenuate the approximately 20 -28 dB required to achieve acceptable
interior noise levels of 45 dBA Ldn. These methods include:
Noise Level Reduction of 15 -20 dBA
1. Air conditioning or mechanical ventilation
2. Double -paned glass
3. Solid core doors with weather stripping and seals
Noise Level Reduction of 20 -25 dBA
Measures 1 -3 above and:
4. Stucco or brick veneer exterior walls or wood siding with one -half inch thick
fiberboard underlayer
5. Glass portions of windows /doors not to exceed 20 percent
6. Exterior vents facing noise source shall be baffled
Noise Level Reduction of 25 -30 dBA Measures 1 -6 above and:
7. Interior sheetrock of exterior wall attached to studs by resilient channels or
double walls
8. Window assemblies, doors, wall construction materials, and insulation shall
have a lab- tested STC rating of 30 or greater.
gg. Mitigation Measure TRA -1: The developer shall require that the speed of earth -
moving equipment will be 25 miles per hour of less, and shall post signs onsite to
this effect.
hh. Mitigation Measure TRA -2: The developer shall use reasonable trip reduction
requirements during project construction including, for example, contracting with a
local food truck company to provide lunch onsite.
Planning Commission Page 24 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
ii. Mitigation Measure TRA -3: Terrra Cotta Road shall be graded and used as
construction access prior to precise grading activities. Prior to building permits,
Terra Cotta Road shall be paved (final lift to be placed at completion of building
activity). Construction traffic shall use Terra Cotta via Nichols Road to minimize
impacts to existing residents.
jj. Mitigation Measure TRA -4: The developer shall participate in the phased
construction of the off -site intersection improvements through payment of
established City of Lake Elsinore fees, participation in the Western Riverside
Transportation Uniform Mitigation Fees program, payment of the project's fair
share traffic contribution (see Tables 9 and 10 of Appendix E), assessment district
and /or community facilities district financing, and construction of off -site facilities
under appropriate fee credit agreements.
kk. Mitigation Measure TRA -5: The developer shall construct on -site and off -site
roadway improvements, including but not limited to, the following:
a. Construct Terra Cotta Road at its full -width improvement as a Secondary
Highway with a 90 -foot right -of -way from Lakeshore Drive north to the
northern boundary of the project prior to building permit issuance.
b. Construct the extension of Terra Cotta Road from the north project boundary
to Nichols Road with a paved roadway section, as approved by the City
Engineer, in conjunction with development.
c. Construct the extension of Hoff Avenue from the west project boundary to
Terra Cotta Road with a paved roadway section, as approved by the City
Engineer, in conjunction with development.
d. Pay fair share of construction of a traffic signal at the intersection of Terra
Cotta Road (NS) and Nichols Road (EW).
e. Construct Lakeshore Drive adjacent to the project site at its ultimate half -
section width including sidewalk and parkway improvements consistent with
the adjacent improved sections of Lakeshore Drive and additional 14' width
for a northbound right turn lane on Lakeshore at Terra Cotta Road in
conjunction with development.
f. Install a traffic signal at the off -set intersection of Lakeshore Drive and Terra
Cotta Road.
Planning Commission Page 25 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
g. Construct Dryden Street adjacent to the project site at its ultimate half -
section width including sidewalk and parkway improvements in conjunction
with development. Dryden Street shall be restricted to right turn in /out and left
turns in only at its intersection with Lakeshore Drive.
h. Construct Stoddard Street adjacent to the project site at its ultimate half -
section width including sidewalk and parkway improvements in conjunction
with development.
On -site traffic signing /striping shall be implemented in accordance with
detailed street improvement plans for the project.
j. Sight distance at the project accesses shall comply with standard California
Department of Transportation /City of Lake Elsinore sight distance standards.
The final grading, landscaping, and street improvement plans shall
demonstrate that sight distance standards are met. Such plans shall be
reviewed and approved by the City of Lake Elsinore prior to the issuance of
any grading permits for the project.
II. Mitigation Measure TRA -6: The traffic improvements to be installed by the
developer will be phased improvements as required by the build -out of the project
to address traffic impacts. A traffic improvement plan which includes the timing of
phased improvements shall be submitted to the City of Lake Elsinore for review
and approval prior to issuance of any grading permits for the project. Where
improvements are needed to mitigate for operational impacts, the improvements
must be in place and operational before occupancy permits are issued.
mm. Mitigation Measure TRA -7: The developer will comply with the traffic conditions of
approval determined by the City of Lake Elsinore for the project, including but not
limited to, the payment of Transportation Uniform Mitigation Fees and Traffic
Infrastructure Fees as listed and required in Mitigation Measure TRA -4 and
appropriate conditions of approval.
127. The applicant shall fund the implementation of the Mitigation Monitoring & Reporting
Program (MMRP) through every stage of development. The City shall appoint an
environmental monitor who shall periodically inspect the project site, documents
submitted by the applicant, permits issued, and any other pertinent material, in order to
monitor and report compliance to the City until the completion of the project.
END OF CONDITIONS
Planning Commission Page 26 of 26
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
GENERAL
1. The proposed project (Vesting Tentative Tract No. 36557) proposes the subdivision of
150.8 acres into 468 single - family residential lots, one 2.1 acre gross (1.6 acre net) park
site, seven landscape lots, four open space lots, one sewer lift station lot and three
Water Quality Management Plan (WQMP) and drainage basin lots. The southern
project boundary is located adjacent to Lakeshore Drive, between Terra Cotta Road and
Dryden Street. Hoff Avenue is located along the northern boundary.
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 Vesting Tentative Tract No. 36557.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the
Community Development Department for inclusion in the case records.
4. The applicant shall submit a check in the amount of $2,260.00 made payable to the
County of Riverside for the filing of a Notice of Determination. The check shall be
submitted to the Planning Division for processing within 48 hours of the project's
approval.
PLANNING DIVISION
5. Vesting Tentative Tract Map No. 36557 will expire two years from date of approval unless
within that period of time a Final Map has been filed with the County Recorder, or an
extension of time is granted by the City of Lake Elsinore City Council in accordance with
the State of California Subdivision Map Act and applicable requirements of the Lake
Elsinore Municipal Code.
6. Vesting Tentative Tract Map No. 36557 shall comply with the State of California
Subdivision Map Act and applicable requirements contained in the Terracina Specific Plan
document and the Lake Elsinore Municipal Code (LEMC), unless modified by approved
Conditions of Approval.
7. Future development shall comply with these Conditions of Approval and those
provisions and requirements contained in the Terracina Specific Plan document.
Planning Commission Page 1 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
8. The applicant shall provide all project - related on -site and off -site improvements as
described in the Terracina Specific Plan document and these Conditions of Approval.
9. All future development proposals shall be reviewed by the City on a project -by- project
basis. If determined necessary by the Community Development Director or designee,
additional environmental analysis will be required.
10. The applicant shall pay all applicable City fees at the rate in effect at the time of
payment.
Prior to Recordation of Final Tract Map(s)
11. All lots shall comply with minimum standards contained in the Terracina Specific Plan.
12. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
13. Street names within the subdivision shall be approved by the Community Development
Director or Designee.
14. All of the improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
15. The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD)
Prior to Design Review Approval
16. All future structural development associated with this map requires separate Design
Review approval pursuant to the provisions of LEMC Chapter 17.184.
17. 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 shall be provided all residential elevations (front, rear and side) visible
from streets and other public views.
Planning Commission Page 2 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
18. Design for all drainage basins proposed with Vesting Tentative Tract Map No. 36557
shall be approved by the City Engineer and Community Development Director or
designees. Security fencing shall also be shown. Chain -link fencing is prohibited.
Prior to Issuance of Grading Permits /Building Permits
19. The applicant shall obtain all necessary State and Federal permits, approvals, or other
entitlements, where applicable, prior to each phase of development of the project.
20. Prior to issuance of building permit, the applicant shall submit a letter of verification (will -
serve letter) to the City Engineer, for all required utility services.
21. Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence
Plan addressing the following:
• Show that a masonry or decorative block wall will be constructed along the entire
tract boundary.
• Show materials, colors, and heights of rear, side and front walls /fences for
proposed lots.
• Show that front return walls shall be decorative masonry block walls. Front return
wood fences shall not be permitted.
• Show that side walls for corner lots shall be decorative masonry block walls.
• Show that those materials provided along the front elevations (i.e. brick, stone,
etc.) will wrap around the side elevation and be flush with the front return walls.
22. All signage shall be subject to Planning Division review and approval prior to
installation.
23. 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.
Planning Commission Page 3 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
24. The applicant shall prepare a list of proposed street names for review and approval by
the Planning, Building, and Fire Departments of the City.
25. Prior to recordation of a Final Map, the applicant shall initiate and complete the
formation of a Homeowner's Association (HOA) which shall be approved by the City,
recorded, and in place. All Association documents shall be shall be submitted for
review and approval by City Planning and Engineering and the City Attorney; and upon
City approval shall be recorded. Such documents include the Articles of Incorporation
for the Association and Covenants, Conditions and Restrictions (CC &Rs).
a. At a minimum, all recreation and park areas, all natural slopes and open space, all
graded slopes abutting public street rights -of -way which are not part of residential
lots, up slopes from public rights -of -way within private lots and all private streets,
and all drainage basins shall be maintained by the HOA.
b. CC &Rs shall prohibit front -yard microwave satellite antennas.
26. 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.
27. The applicant shall comply with all applicable City Codes and Ordinances.
28. 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.
29. Construction phasing shall be implemented in accordance with the approved Phasing
Plan which avoids construction traffic from entering occupied neighborhoods within the
tract.
30. A cash bond 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.
Planning Commission Page 4 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
31. A cash bond 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.
32. A cash bond 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.
33. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
34. 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.
35. 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.
36. 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.
• 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.
Planning Commission Page 5 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
• 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 California native drought - tolerant ground
cover, shrubs, and trees. Special attention shall be given to use of Xeriscape or
drought resistant plantings with combination drip irrigation system to prevent
excessive watering.
• No front -yard grass turf landscaping will be installed.
• 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.
• All Model Homes 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:
i. 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
Planning Commission Page 6 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
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.
37. 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. The sign shall be installed prior to the issuance
of a grading permit.
PUBLIC WORKS DEPARTMENT/ ENGINEERING DIVISION
General
38. All utilities except electrical over 35 KV shall be placed underground, as approved by
the serving utility. 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.
39. The applicant shall install permanent bench marks to Riverside County Standards and
at a location to be determined by City Engineer.
40. Applicant shall pay all applicable development fees; including but not all inclusive:
TUMF, TIF and area drainage fees as follows:
a. TUMF: Rate /Per Dwelling Unit. Due prior to occupancy; payable at rate in effect
at time of payment.
Planning Commission Page 7 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
b. TIF: Rate /Per Dwelling Unit. Due prior to occupancy; payable at the rate in
effect at time of payment.
c. Area Drainage: The project lies within West Lake Elsinore (approx acres 128)
and Nichols SW (approx acres 128). Area Drainage due at grading permit;
payable at the rate in effect at time of Payment. Current Rates: West Lake
Elsinore — $5,955 /gross acre; Nichols SW - $6,080/ gross acre.
41. Street lighting and landscaping on public right -of -way shall be maintained by a
maintenance assessment district LLMD 1. The project will annex into LLMD #1 prior to
first building permit issuance.
42. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right -of -way will be owned and maintained by either a home
owner's association or private property owner. An access road for maintenance shall be
provided.
43. Construction traffic shall use Terra Cotta Road via Nichols Road to minimize impacts to
existing residents.
44. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff
shall be contained within the street right -of -way. When either of these criteria are
exceeded, drainage facilities shall be provided.
Grading
45. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be
required.
46. Prior to commencement of grading operations, developer is to provide to the City with a
map of all proposed haul routes to be used for movement of export material. All such
routes shall be subject to the review and approval of the City Engineer. Haul route shall
be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall
be approved by City Council. (LEMC 15.72.065)
47. All export material shall be discharged into a legal disposal site. No permittee shall
process, including, but not limited to, crush, sift, or segregate, excavated earth materials
on site for export and commercial sale without first obtaining a permit pursuant to
Chapter 14.04 LEMC regarding surface mining and reclamation. (LEMC 15.72.065)
48. All grading shall be done under the supervision of a geotechnical engineer and he shall
Planning Commission Page 8 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
certify all slopes steeper than 2 to 1 for stability and proper erosion control. All
manufactured slopes greater than 30 feet in height shall be contoured.
49. Applicant shall protect all downstream properties from damage caused by alteration of
the drainage patterns, i.e., concentrations or diversion of flow. Protection shall be
provided by constructing adequate drainage facilities: including enlarging existing
facilities arid /or by securing a drainage easement. A maintenance mechanism shall be
in place for any private drainage facilities constructed on -site or off- site. Any grading or
drainage onto private off site or adjacent property shall require a written permission to
grade and /or a permission to drain letter from the affected landowner.
50. All drainage facilities in this tract shall be constructed to Riverside County Flood Control
District Standards. An access road for maintenance to detention /water quality basins
shall be provided.
51. All storm drain plans connecting to Riverside County Flood Control facilities will be
approved by RCFC, and an encroachment permit from RCFCD will be required.
52. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 Y2 x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
53. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
54. 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.
55. 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.
Planning Commission Page 9 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
56. On -site drainage shall be conveyed to a public facility, accepted by adjacent property
owners by a letter of drainage acceptance, or conveyed to a drainage easement.
57. All natural (historic, pre - development) drainage traversing the site shall be conveyed
through the site, or, shall be collected and conveyed to a safe and appropriate
discharge point by a method approved by the City Engineer.
58. Applicant shall obtain all necessary off -site easements for off -site grading from the
adjacent property owners prior to final map approval.
Improvements
59. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval.
60. An Encroachment Permit shall be obtained prior to any work in City right -of -way.
61. Terra Cotta Road shall be graded and used as construction access prior to precise
grading activity. Prior to building permits, Terra Cotta Road shall be paved, with final lift
of asphalt to be placed at completion of building activity.
62. All existing accesses for ingress /egress to Terra Cotta Road from abutting properties
must be maintained.
63. Construct Terra Cotta Road at its full width section as a Secondary Highway with a 90'
Right of Way from Lakeshore Drive north to the northern boundary of the project.
64. Construct the extension of Terra Cotta Road from the north project boundary to Nichols
Road with a 32' paved roadway width, including an 8' graded shoulder on the north and
south bound sides.
65. Construct the extension of Hoff Avenue from the west project boundary to Terra Cotta
Road with a 32' half width, including sidewalk and parkway improvements on the north
side in conjunction with development.
66. Construct the extension of Pierce Street from the project boundary to Nichols Road with
a 32' paved roadway width, including an 8' graded shoulder on the north and south
bound sides.
67. Install a traffic signal at the intersection of Terra Cotta Road (NS) and Nichols Road
Planning Commission Page 10 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
(EW) including the following lane geometry:
1 NB left, 1 NB right, 1 EB through, 1 EB right, 1 WB left, 1 WB through, to include the
storage length per the project traffic study, width and transitions per City Standards.
68. Construct Lakeshore Drive adjacent to the project site at its ultimate half width section
(60'), including sidewalk and parkway improvements consistent with the adjacent
improved sections of Lakeshore Drive and additional 14' width for a NB right turn lane
on Lakeshore at Terra Cotta Road in conjunction with development.
69. Install a traffic signal at all legs of the off -set intersection of Lakeshore Drive and Terra
Cotta Road.
70. Construct Dryden Street adjacent to the project site at its ultimate half width section,
including sidewalk and parkway improvements in conjunction with development.
71. Install a traffic signal at the intersection of Lakeshore Drive and Dryden Street.
72. Construct Stoddard Street adjacent to the project site at its ultimate half width section,
to include sidewalk and parkway improvements in conjunction with development.
73. Costs of General Plan circulation improvements and signalization may be at a minimum
partially reimbursable through the City's Traffic Impact Fee Program. (TIF)
74. Some of the improvements shown on the Map and /or required by these conditions are
located offsite on property which neither the City nor the subdivider may have no title or
interest to permit the improvements to be made without acquisition of title or interest.
The subdivider shall pay all costs for acquisition of title or interest.
75. A Calif. Registered Civil Engineer shall prepare street and drainage improvement plans
and specifications. Improvements shall be designed and constructed to City of Lake
Elsinore Standards, latest edition, and City Codes (LEMC titles 12. and 16.). Street
improvement plans shall show existing and future profiles at centerline of street; at top
of curb and at centerline of the alley. The profiles and contours will extend to 50' beyond
the property limits.
76. Interior streets shall be dedicated and improved as public residential street (40750' with
a 3' PUE).
77. Traffic Signing and Striping plans shall be required with the street improvement plans.
Signing and striping shall be installed in accordance with the plans approved by the City
Planning Commission Page 11 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
Traffic Engineer.
Storm Water Management / Pollutant Prevention / NPDES
Design
78. The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and /or activity. These Permits include:
a. General Permit - Construction
b. MS4
79. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site
Design, where feasible, to treat the pollutants of concern identified for the project, in the
following manner (from highest to lowest priority) : (Section XII.E.2, XII.E.3,and XII.E.7)
80. Preventative measures (these are mostly non - structural measures, e.g., preservation of
natural features to a level consistent with the MEP standard; minimization of Urban
Runoff through clustering, reducing impervious areas, etc.)
81. The Project shall `Infiltrate, harvest and use, evapotranspire and /or bio -treat the Design
Capture Volume (DCV).
82. The Project shall consider a properly engineered and maintained bio- treatment system
only if infiltration, harvesting and use and evapotranspiration cannot be feasibly
implemented at the project site.
83. Any portion of [the DCV] that is not infiltrated, harvested and used, evapotranspired,
and /or biotreated shall be treated and discharged in accordance with the requirements
set forth in Section XII.G.
84. The project shall implement LID practices that treat the 85th percentile storm.
85. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
86. Hydromodification / Hydraulic Conditions of Concern — The project shall identify
potential Hydraulic Conditions of Concern (HCOC) and implement measures to limit
disturbance of natural water bodies and drainage systems; conserve natural areas;
protect slopes, channels and minimize significant impacts from urban runoff.
Planning Commission Page 12 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
87. CEQA — If CEQA identifies resources requiring Clean Water Act Section 401 Permitting,
the applicant shall obtain certification through the Santa Ana Regional Water Quality
Control Board and provide a copy to the Engineering Division.
Construction
88. Both a Storm Water Pollution Prevention Plan ( SWPPP) and a Water Quality
Management Plan (WQMP) for post construction are required for this project.
89. SWPPP - A copy of the current SWPPP shall be kept at the project site, updated as
necessary and be available for review upon request. Projects that are not subject to
coverage under the General Permit — Construction will prepare and implement an
Erosion and Sediment Control Plan in compliance with the California Building Code and
Local Ordinances.
90. Prior to grading or building permit the applicant shall demonstrate that compliance
with the permit has been obtained by providing a copy of the Notice of Intent (NOI)
submitted to the State Water Resources Control Board and a copy of the letter of
notification of the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing to the satisfaction of the City Engineer.
91. Erosion & Sediment Control - Prior to the issuance of any grading or building
permit, the applicant shall submit for review and approval by the City Engineer, an
Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to
demonstrate compliance with the City's NPDES Program and state water quality
regulations for grading and construction activities. The Erosion and Sediment Control
Plan shall identify how all construction materials, wastes, grading or demolition debris,
and stockpiles of soil, aggregates, soil amendments, etc. shall be property covered,
stored and secured to prevent transport into local drainages or waters by wind, rain,
tracking, or dispersion. The plan shall also describe how the project will ensure that all
BMPs will be maintained during construction of any future right of ways. A copy of the
plan shall be incorporated into the SWPPP as applicable, kept updated as needed to
address changing circumstances of the project site, be kept at the project site and
available for review upon request.
Post Construction
92. A preliminary WQMP shall be submitted during the project entitlement stage. The level
of detail in a preliminary Project- Specific WQMP will depend upon the level of detail
known about the overall project design at the time project approval is sought. At a
Planning Commission Page 13 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACING SPECIFIC PLAN)
minimum, the preliminary Project- Specific WQMP shall identify the type, size, location,
and final ownership of Stormwater BMPs adequate to serve new roadways and any
common areas, and to also manage runoff from an expected reasonable estimate of the
square footage of future roofs, driveways, and other impervious surfaces on each
individual lot.
93. The applicant shall use the Water Quality Management Plan for the Santa Ana Region
of Riverside County guidance document and template for preparation of both the
preliminary and final WQMP.
94. The project shall complete and submit for review and approval to the Engineering
Division a final WQMP, incorporating the LID Principles and Stormwater BMPs
committed to in the preliminary Project- Specific WQMP. The final WQMP shall be
approved prior to issuance of any grading or building permit.
95. Operation and Maintenance (O &M) Plan and Agreement that (1) describes the long-
term operation and maintenance requirements for BMPs identified in the BMP Exhibit;
(2) identifies the entity that will be responsible for long -term operation and maintenance
of the referenced BMPs; and (3) describes the mechanism for funding the long -term
operation and maintenance of the referenced BMPs. The City format shall be used.
96. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm
Drain" using the City authorized marker to prevent illegal dumping in the drain system.
97. Prior to the issuance of a certificate of use and /or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
industrial /commercial, MS4, etc. to include:
1. Demonstrate that all structural Best Management Practices (BMP's) described in
the BMP Exhibit from the project's approved WQMP have been implemented,
constructed and installed in conformance with approved plans and specifications.
2. Demonstrate that the project has complied with all non - structural BMPs
described in the project's WQMP.
3. Provide signed, notarized certification from the engineer of work that the
structural BMP's identified in the project's WQMP are installed and operational.
4. Submit a copy of the fully executed, recorded Operations and Maintenance
(O &M) Plan for all structural BMPs.
5. Demonstrate that copies of the project's approved WQMP (with recorded O &M
Plan attached) are available for each of the initial occupants
(commercial /industrial) or HOA as appropriate.
6. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date
Planning Commission Page 14 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
twelve (12) months after the issuance of a Certificate of Use and /or Occupancy
for the project to verify compliance with the approved WQMP and O &M Plan. A
signed /sealed certification from the engineer of work dated 12 months after C of
O will be considered in lieu of a Special Investigation by the City.
7. Provide a recorded copy of one of the following:
a. CC &R's (they must include the approved WQMP and O &M Plan) for the
project's Home Owners Association.
b. A water quality implementation agreement has the approved WQMP and
O &M Plan attached; or
C. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
Final Tract or Parcel Map
98. The developer shall submit for plan check review and approval a final map.
99. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
100. Prior to City Council approval of the final Tract Map the developer shall, in accordance
with Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted.
101. Street abandonment shall be processed and approved as part of the final map.
102. Make an offer of dedication for all public streets and easements required by these
conditions or shown on the Tentative Map. All land so offered shall be granted to the
City, free and clear of all liens and encumbrances and without cost to the city.
103. Applicant shall record C C & R's for funding, operation and maintenance of slopes and
drainage facilities within the project. The C C & R's shall be approved by the Planning
Director and City Engineer prior to recordation of final map.
104. The Final Tract Map or Parcel Map shall include the phasing boundaries consistent with
the parcels of the Tentative Tract or Parcel Map. The phasing boundaries or parcels
shall be processed as separate tract maps.
105. 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.
Planning Commission Page 15 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
Prior to Issuance of a Grading Permit
106. 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.
107. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
108. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and /or subsidence zones present on -site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this
hazard.
109. The applicant shall obtain all necessary off -site easements for off -site grading and /or
drainage acceptance from the adjacent property owners prior to grading permit
issuance.
110. The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
111. Developer shall execute and submit grading and erosion control agreement, post
grading security and pay permit fees as a condition of grading permit issuance.
112. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
113. A traffic improvement plan which includes the timing of phased improvements shall be
submitted to the City Engineer for review and approval prior to issuance of any grading
permits for the project. Secondary access shall be provided for each phase.
Prior to Issuance of Building Permit:
114. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to building permit.
115. Submit a "Will Serve" letter to the City Engineering Division from the applicable water
Planning Commission Page 16 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
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. Submit this letter prior to applying for a building permit.
116. Pay all Capital Improvement Mitigation fees (LEMC 16.34).
117. The Final Tract Map shall be recorded.
118. Prior to the issuance of the first building permit: Construct Terra Cotta Road at its
full width section as a Secondary Highway with a 90' Right of Way from Lakeshore
Drive north to the northern boundary of the project.
119. Prior to the issuance of the first building permit: Construct the extension of Terra
Cotta Road from the north project boundary to Nichols Road with a 32' paved roadway
width.
120. Prior to the issuance of the first building permit: Construct the extension of Pierce
Street from the project boundary to Nichols Road with a 32' paved roadway width,
including an 8' graded shoulder on the north and south bound sides.
Prior to Occupancy
121. 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.
122. All traffic signing and striping shall be completed in accordance with the approved plans
to the satisfaction of the City Traffic Engineer.
123. Prior to the final inspection and occupancy of the dwelling unit: Install a traffic
signal at all legs of the off -set intersection of Lakeshore Drive and Terra Cotta Road.
124. Prior to the final inspection and occupancy of the dwelling unit: Install a traffic
signal at the intersection of Lakeshore Drive and Dryden Street.
125. The fair share cost of future improvements as a condition of this development shall be
paid, as per tables 9 and 10 of Appendix E of the October 2014 Traffic Impact Analysis.
126. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of
payment in full in accordance with the LEMC.
Planning Commission Page 17 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
127. All required public right -of -way dedications, easements, dedications and vacations and
easement agreement(s) for ingress and egress through adjacent property(ies) shall be
recorded with a recorded copy provided to the City prior to final project approval.
128. Prior to the final inspection and occupancy of the dwelling unit: The developer
shall pay fee in -lieu of construction of future median improvements on Lakeshore Drive.
The fee shall be equal to current cost estimate for improvements (including
contingency) plus an additional 15% of the total construction cost estimate to cover
design and administrative costs. The cost estimate shall be approved by the City
Engineer.
129. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
130. As -built plans for all approved plan sets shall be submitted for review and approval by
the City. The developer /developer /owner is responsible for revising the original mylar
plans.
131. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 Y2 x 11" mylar) shall be submitted in .tif format on a CD /DVD. Studies
and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP,
etc.
132. All plan sets and recorded maps shall be digitized and provided on CD /DVD as follows:
a. Final Map(s) - GIS Shape files* and .tif of recorded map.
b. Improvement Plans — GIS Shape files* and .tif of approved as built mylar.
C. Grading Plans - .tif of approved as built mylar.
*GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
COMMUNITY SERVICES DEPARTMENT
133. The 2.1 acre private park/recreation center (Lot 470) and all open space lots shall be owned
and maintained by the Homeowner's Association (HOA).
134. The design of the 2.1 acre private park /recreation center (Lot 470) shall be consistent
with the conceptual design and guidelines identified within the Specific Plan. The design
shall be approved by the Director of Community Services prior to the approval of the
final map.
Planning Commission Page 18 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
135. No park credits will be given for the private park /recreation center.
136. The developer, the developer's successor or assignee, shall be responsible for all
maintenance of the 2.1 acre park (Lot 470) and all open space lots until such time as
those responsibilities are provided by the HOA.
137. The private 2.1 acre park /recreation center (Lot 470) shall be completed to the
satisfaction of the Community Services Director prior to the issuance of the 100th
residential building permit.
138. Class II bicycle lanes for Lakeshore Drive and Terra Cotta Road shall be identified on
the street improvements plans and constructed in concurrence with the completion of
said street improvements.
FIRE PROTECTION PLANNING OFFICE
General Conditions
139. Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility
of the recipient of these Fire Department conditions to forward them to all interested
parties. The permit number (as it is 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) 671 -3124 Ext. 225. The following fire department conditions shall be implemented
in accordance with the Lake Elsinore Municipal Code and the adopted codes at the time
of project building plan submittal, these conditions are in addition to the adopted code
requirements.
140. 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.
141. Minimum Hydrant Fire Flow - Minimum required fire 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. Average spacing between hydrants
500' and 250' maximum distance from any point on the street or road frontage to
hydrant. Standard Fire hydrants shall be installed (6 "x4 "x2- 1/2 ").
Planning Commission Page 19 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
142. Hazardous Fire Area - The proposed project is located 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, 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 ".
143. Fuel Modification Plan - Fuel modification plans shall be provided to the Lake Elsinore
Fire Protection Planning office. Plans shall include fuels modeling and comprehensive
details with regard to the vegetation management plan. The fuels modification zone
shall be not less than 100' from all structures and may be required to be increased.
144. Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions:
1. Twenty -four feet (24') clear width. Where parking is to be provided, each parking
side shall be provided with eight (8') additional feet on each side of the fire
department access.
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than
500 feet. [Ord. 529 § 3.2(F), 1973].
3. The required all weather vehicular access shall be able to support no less than
70,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning Radius shall be 26' inside and 38' outside for all access roads.
145. Secondary Access - In the interest of Public Safety, this project shall provide an
Alternate or Secondary Access. Said access shall be constructed in accordance to the
City of Lake Elsinore Engineering Department standards to accommodate full fire
response and community evacuation.
Prior to Building Permit Issuance
146. Water System Plans - Applicant and /or developer shall separately submit 2 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
Planning Commission Page 20 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
(2) copies of the signed and approved water plans shall be returned to the Fire
Department before release of a building permit.
147. 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
on operating 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
148. 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.
149. 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.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015 -1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
150. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special Use
Permit (as applicable), the applicant shall annex into Community Facilities District No.
2015 -1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello -Roos
Community Facilities District to offset the annual negative fiscal impacts of the project
on public safety operations and maintenance issues in the City. Applicant shall make a
seven thousand five hundred dollar ($7,500) non - refundable deposit to cover the cost of
the annexation process. Contact David Bilby, Finance Manager, City of Lake Elsinore
at (951) 674 -3124 or DBilby @Lake - Elsinore.org.
Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2 (Maintenance
Services
151. Prior to approval of the Final Map, Parcel Map, Site Development Plan, Special Use
Permit or building permit (as applicable), the applicant shall annex into the Community
Facilities District No. 2015 -2 (Maintenance Services) to fund the on -going operation and
Planning Commission Page 21 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
maintenance of the public right -of -way landscaped areas and neighborhood parks to be
maintained by the City and for street lights in the public right -of -way for which the City
will pay for electricity and a maintenance fee to Southern California Edison, including
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.
Applicant shall make a seven thousand five hundred dollar ($7,500) non - refundable
deposit to cover the cost of the annexation process. Contact David Bilby, Finance
Manager, City of Lake Elsinore at (951) 674 -3124 or DBilby(a Lake- Elsinore.org.
MITIGATED NEGATIVE DECLARATION NO. No. 2014 -02 (SCH #2013091083)
MITIGATION MEASURES
152. The applicant shall comply with the following mitigation measures, which are set forth in
the Mitigation Monitoring & Reporting Program (MMRP) for Mitigated Negative
Declaration No. 2014 -02, which was adopted for this project.
a. Mitigation Measure AIR -1: All diesel powered construction equipment in use shall
require control equipment that meets, at a minimum Tier 3 emission requirements.
In the event Tier 3 equipment is not available, diesel powered construction
equipment in use shall require emissions control equipment with minimum of Tier 2
diesel standards.
b. Mitigation Measure AIR -2: The following measures shall be required during
construction:
The project applicant shall require that the site preparation and grading
contractors implement the fugitive dust control actions provided in SCAQMD's
Rule 403 for "Large Operations." If a more restrictive action is included below
as project mitigation then that measure may be used in place of the
applicable Rule 403 measure. A list of the Large Operations control actions
from Rule 403 are provided in Appendix A of this Initial Study.
When materials are transported off -site, all material shall be covered. As
necessary, it may be effectively wetted to limited dust emissions, and at least
six inches of freeboard space from the top of the container shall be
maintained to the extent feasible. If warranted by site or weather conditions,
material shall be effectively wetted to limit dust emissions.
Planning Commission Page 22 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
iii. The developer shall require and ensure that the contractor or builder shall
designate a person or persons to monitor the dust control program and to
order increased watering, as necessary, to prevent transport of dust offsite.
iv. The developer shall post a publicly visible sign with the telephone number
and person to contact regarding dust complaints. This person shall respond to
any dust complaints and attempt corrective action within 24 hours.
V. The developer shall require and ensure that the contractor or builder shall
formulate a high wind response plan for enhanced dust control if winds are
forecast to exceed 25 mph in any upcoming 24 -hour period.
vi. The developer shall use its best efforts to require and ensure that the
contractor or builder shall restrict truck operation to "clean" trucks, such as a
2007 or newer model year or 2010 compliant vehicles.
vii. The developer shall use its best efforts to utilize CARB certified equipment for
construction activities. Developer shall inform all contractors and
subcontractors that use of CARB certified equipment for all construction
activities is required where feasible and possible.
viii. The developer shall require and ensure that the contractor or builder shall
suspend use of all construction equipment operations during first stage smog
alerts.
C. Mitigation Measure AIR -3: Electrical outlets shall be installed on the exterior walls
of all residential buildings to promote the use electric landscape maintenance
equipment.
d. Mitigation Measure BIO -1: The project applicant shall ensure that a
preconstruction presence /absence survey for burrowing owl shall be conducted
where suitable habitat is present. The survey shall be conducted within 30 days
prior to site disturbance. If burrowing owl are determined to be present, passive
(i.e., use of one -way doors and collapse of burrows) relocation following accepted
protocols will be utilized to ensure impacts to owls are minimized or avoided.
Existing burrows shall be destroyed once they are vacated. In addition, disturbance
of active nests will be avoided if burrowing owl is present during the nesting
season (March 1st to August 31st). If active nests are identified, the biologist shall
establish buffers around the vegetation containing the active nest of at least 150
meters
Planning Commission Page 23 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
e. Mitigation Measure BIO -2: The removal of potential nesting vegetation will be
conducted outside of the nesting season (February 1 to August 31) to the extent
that this is feasible. If vegetation must be removed during the nesting season, a
qualified biologist shall conduct a nesting bird survey of potentially suitable nesting
vegetation prior to removal. Surveys will be conducted no more than three (3) days
prior to scheduled removals. If active nests are identified, the biologist shall
establish buffers around the vegetation containing the active nest of at least 500
feet of an active listed species or raptor nest, and 300 feet of other sensitive or
protected nests. The vegetation containing the active nest will not be removed, and
no grading will occur within the established buffer, until a qualified biologist has
determined that the nest is no longer active (i.e., the juveniles are surviving
independent from the nest). If clearing is not conducted within three days of a
negative survey, the nesting survey must be repeated to confirm the absence of
nesting birds.
f. Mitigation Measure BIO -3: Prior to the issuance of a grading permit, the project
applicant shall obtain the necessary authorizations from the regulatory agencies for
proposed impacts to jurisdictional waters. Authorizations may include a Section
404 Permit from the U.S. Army Corps of Engineers, a Section 1602 Streambed
Alteration Agreement from the California Department of Fish and Wildlife, and a
Section 401 Water Quality Certification/Waste Discharge Requirement from the
Regional Water Quality Control Board. The Permittee shall offset impacts to
riparian /riverine areas by purchasing credits at the Riverside - Corona Resource
Conservation District in -lieu fee program, or another approved in -lieu fee program
or mitigation bank within the Santa Ana River Watershed, to be approved by the
appropriate regulatory agency(s). The project shall offset the loss of 1.13 acres of
riparian habitat at a 3:1 ratio, for a total of 3.39 acres; and shall offset the loss of
0.42 acre of unvegetated riverine areas at a ratio of 3:1, for a total of 1.26 acres.
Total compensatory mitigation shall be a minimum of 4.65 acres.
g. Mitigation Measure BIO -4: To avoid or reduce indirect impacts of the project on
the MSHCP Conservation Area (Criteria Cell #4157) adjacent to or in close
proximity of the project, the project shall include the following measures:
Drainage. The project shall incorporate measures to ensure that the quantity and
quality of runoff discharged to the MSHCP Conservation Area is not altered in an
adverse way when compared with existing conditions. In particular, measures shall
be put in place to avoid discharge of untreated surface runoff from developed and
paved areas into the MSHCP Conservation
Planning Commission Page 24 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
Area. The project shall implement BMPs as identified in the Preliminary Water
Quality Management Plan (Appendix B of this Initial Study).
Toxics. Land uses proposed in proximity to the MSHCP Conservation Area that
use chemicals or generate bioproducts such as manure that are potentially toxic or
may adversely affect wildlife species, habitat or water quality shall incorporate
measures to ensure that application of such chemicals does not result in discharge
to the MSHCP Conservation Area.
Lighting. Night lighting shall be directed away from the MSHCP Conservation Area
to protect species within the MSHCP Conservation Area from direct night lighting,
ensuring that ambient lighting in the MSHCP Conservation Area is not increased.
Additionally, the project shall adhere to the City's lighting standards which would
avoid shining light onto adjacent properties.
Noise. Proposed noise generating land uses affecting the MSHCP Conservation
Area shall incorporate setbacks, berms or walls to minimize the effects of noise on
MSHCP Conservation Area resources pursuant to applicable rules, regulations and
guidelines related to land use noise standards. The project shall include applicable
structures to ensure that wildlife within the MSHCP Conservation Area will not be
subject to noise that would exceed residential noise standards, both during and
post- construction.
Invasives. Project landscaping shall use native, drought - tolerant and noninvasive
plants. Specifically, the project shall avoid the use of invasive plant species listed
in Volume I, Table 6 -2
Barriers. Proposed land uses adjacent to the MSHCP Conservation Area shall
incorporate barriers, where appropriate in individual project designs to minimize
unauthorized public access, domestic animal predation, illegal trespass or dumping
in the MSHCP Conservation Area. Such barriers may include native landscaping,
rocks /boulders, fencing, walls, signage and /or other appropriate mechanisms.
Grading /Land Development. No manufactured slopes associated with the project
shall extend into the MSHCP Conservation Area.
h. Mitigation Measure BIO -5: The developer shall comply with the City's updated
landscape requirements for the use of native, drought - tolerant and non - invasive
plants, and shall not install invasive species listed at Volume I, Table 6 -2 of the
Planning Commission Page 25 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
MSHCP. This measure applies during construction and installation of
improvements.
Mitigation Measure BIO -6: The developer shall provide language in the
Covenants, Conditions, and Restrictions (CC &Rs) for the project which requires
compliance with the City's updated landscape requirements for the use of native,
drought - tolerant and non - invasive plants and provides that homeowners may not
replace such plants with invasive species. Developer shall incorporate into the
CC &Rs the requirement that the invasive species provided on Volume I, Table 6 -2
of the MSHCP are prohibited. The CC &Rs shall incorporate the list of invasive
species, Volume I, Table 6 -2 of the MSHCP, for reference.
j. Mitigation Measure CUL -1: All earth moving activities within the project area
during construction shall be monitored by a qualified archaeologist selected from
the latest Riverside County Cultural Resources Consultant List.
k. Mitigation Measure CUL -2: If inadvertent discoveries of subsurface
archaeological /cultural resources are discovered during grading, the developer, the
project archaeologist, and the appropriate tribe shall assess the significance of
such resources and shall meet and confer regarding the mitigation for such
resources. Pursuant to California Public Resources Code Section 21083.2(b)
avoidance is the preferred method of preservation for archaeological resources. If
the developer and the Tribe cannot agree on the significance or the mitigation for
such resources, these issues will be presented to the Community Development
Director (CDD) for decision. The CDD shall make the determination based on the
provisions of the California Environmental Quality Act with respect to
archaeological resources and shall take into account the religious beliefs, customs,
and practices of the appropriate tribe.
Mitigation Measure CUL -3: At least 30 days prior to seeking a grading permit, the
project applicant shall contact the appropriate Native American Tribal
Representative (Representative)* to notify the Representative of the initiation of the
grading, excavation and the monitoring program, and to coordinate with the City of
Lake Elsinore and the Representative to develop a Cultural Resources Treatment
and Monitoring Agreement. The Agreement shall address the responsibilities and
participation of Native American Tribal monitors during grading, excavation and
ground disturbing activities; project grading and development scheduling, terms of
compensation; and treatment and final disposition of any cultural resources, sacred
sites and human remains discovered on the site. The archaeological monitor and
the appropriate Tribe will evaluate the significance of any archaeological resource
Planning Commission Page 26 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
discovered on the property. Tribal and archaeological monitors shall be allowed to
monitor all grading, excavation and groundbreaking activities, and shall have the
authority to stop and redirect grading activities. ( *It is anticipated that the Pechanga
Tribe will be the "appropriate" Tribe due to prior and extensive coordination with
the City in determining potentially significant impacts and appropriate mitigation
measures and its demonstrated cultural affiliation with the project area.)
m. Mitigation Measure CUL -3A: Prior to any grading at or near the vicinity of the
known surface boundaries of CA -RIV -5782 and CA -RIV -5783, the developer shall
meet and confer with the appropriate Tribe and the project archaeologist to
develop an appropriate controlled grading plan. The purpose of the controlled
grading at and around the site is to afford the opportunity to determine whether any
subsurface resources are associated with the sites and, if so, to collect the
resources for appropriate mitigation as outlined in the Treatment Agreement. All
controlled grading shall be monitored in accordance to the provisions of the
Agreement required in CUL -3.
n. Mitigation Measure CUL -4: The landowner shall relinquish ownership of all
cultural resources, including sacred items, burial goods and all archaeological
artifacts that are found on the project area to the appropriate tribe for proper
treatment and disposition.
o. Mitigation Measure CUL -5: A paleontological grading observation schedule by a
certified paleontologist shall be maintained when grading in bedrock sedimentary
units to further evaluate the fossil resources of the site.
p. Mitigation Measure CUL -6: During construction - related activities of the project,
should paleontological materials be unearthed, the Lake Elsinore Planning
Department shall be notified immediately. Construction affecting the area shall be
halted and the City shall coordinate the appropriate efforts for handling and /or
disposition of these materials.
q. Mitigation Measure CUL -7: If human remains are encountered, California Health
and Safety Code Section 7050.5 states that no further disturbance shall occur until
the Riverside County Coroner has made the necessary findings as to origin.
Further, pursuant to California Public Resources Code Section 5097.98(b) remains
shall be left in place and free from disturbance until a final decision as to the
treatment and disposition has been made. If the Riverside County Coroner
determines the remains to be Native American, the coroner shall contact the
Native American Heritage Commission within 24 hours. Subsequently, the Native
Planning Commission Page 27 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
American Heritage Commission shall identify the person or persons it believes to
be the "most likely descendant." The most likely descendant may then make
recommendations, and engage in consultations concerning the treatment of the
remains as provided in Public Resources Code 5097.98.
r. Mitigation Measure GREA : The project applicant shall implement Measure E -1.3
from the Climate Action Plan, which requires that all of the proposed structures
exceed the 2008 Title 24 energy efficiency standards by a minimum of 15 percent.
S. Mitigation Measure GRE -2: The project applicant shall implement Measure T -1.2
from the Climate Action Plan, which requires the installation of sidewalks along all
new streets to link neighborhood activity centers, major destinations and transit
facilities.
t. Mitigation Measure GRE -3: The project applicant shall implement Measure E -4.1
from the Climate Action Plan, which requires that the Landscape Plan for the
proposed project adhere to the City's Assembly Bill 1881 Landscape Ordinance.
U. Mitigation Measure GRE -4: The project applicant shall implement Measure E -4.2
from the Climate Action Plan, which requires that new developments reduce indoor
water consumption by 30 percent. This shall be achieved through the use of low -
flow fixtures for all faucets, toilets and showers that are installed in the proposed
project.
V. Mitigation Measure GRE -5: The project applicant shall implement Measure E -1.1
from the Climate Action Plan, which requires that new developments plant a
minimum one 15 gallon nondeciduous umbrella form tree per 30 linear feet of
boundary length. This has been calculated to require the planting of a minimum of
470 trees on the project site.
w. Mitigation Measure GRE -6: The project applicant shall implement Measure T -1.4
from the Climate Action Plan, which requires that new development implement and
connect to the network of bikeways, trails and safety features identified in the
General Plan, Bike Lane Master Plan, Trails Master Plan and Western Riverside
County Non - Motorized Transportation Plan.
X. Mitigation Measure NOIA: During all project site excavation and grading on -site,
construction contractors shall equip all construction equipment, fixed or mobile,
with properly operating and maintained mufflers, consistent with manufacturer
standards. The contractor shall place all stationary construction equipment so that
Planning Commission Page 28 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
emitted noise is directed away from the noise sensitive receptors nearest the
project site.
y. Mitigation Measure NOI -2: The contractor shall locate equipment staging in areas
that will create the greatest distance between construction - related noise /vibration
sources and sensitive receptors nearest the project site during all project
construction.
Z. Mitigation Measure NOI -3: Temporary noise barriers that provide at least 10 dBA
in attenuation must be installed when project construction occurs within 100 feet of
existing residential structures. Any such barriers shall break the line of sight from
noise generators to sensitive receptors. They shall also be constructed as close to
the sensitive receptor as possible to achieve the greatest attenuation effect and
have no gaps or openings. Such barriers shall be maintained throughout the
construction period.
aa. Mitigation Measure NOI -4: Provisions of the City's Noise Ordinance shall be
satisfied during all site preparation and construction activity. Site preparation
activity and construction shall not commence before 7:00 AM and shall cease 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.
bb. Mitigation Measure NOI -5: During construction, the developer shall require that all
contractors turn off all construction equipment and delivery vehicles when not in
use and prohibit idling in excess of 3 minutes. Easily visible signs shall be posted
at the project site informing contractors and operators of this requirement.
cc. Mitigation Measure NOI -6: The developer shall limit haul truck deliveries to
weekdays only and from 7:00 a.m. to 5:00 p.m. Haul routes shall avoid residential
neighborhoods, following the haul routes determined by the City.
dd. Mitigation Measure NOI-7: For the duration of construction activities, the
construction manager shall serve as the contact person should noise levels
become disruptive to local residents. Developer shall post a publicly visible sign
with the telephone number and person to contact regarding noise complaints. The
construction manager, within seventy -two (72) hours of receipt of a noise
complaint, shall either take corrective actions or, if immediate action is not feasible,
provide a plan or corrective action to address the source of the noise complaint.
Planning Commission Page 29 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
ee. Mitigation Measure NOI -8: Mitigation is required in order to achieve exterior noise
levels of 65 dBA Ldn at several proposed sensitive receptors adjacent to
Lakeshore Drive and Terra Cotta Road. This mitigation shall be provided by
constructing a five -foot barrier along the property lines of Lots 66 -72 and a six -foot
high barrier at the property lines of Lots 5 -16, 431 -441, and 459 -468. A six -foot
barrier will be constructed along the entire frontage with Terra Cotta Road. Barriers
shall be constructed of any material weighing at least 4 pounds per square foot.
Barriers shall descend all the way to the ground and contain no holes or openings.
Barriers shall wrap around to protect the side yards of lots adjacent to
intersections. Recommended barrier configurations are shown in Appendix D
(Figures 12 and 13) of this Initial Study.
ff. Mitigation Measure NOI -9: As it is usually not aesthetically desirable to construct
barriers high enough to reduce interior noise levels at second story sensitive
receptors, enhanced building construction methods and materials must be
employed to attenuate the approximately 20 -28 dB required to achieve acceptable
interior noise levels of 45 dBA Ldn. These methods include:
Noise Level Reduction of 15 -20 dBA
1. Air conditioning or mechanical ventilation
2. Double -paned glass
3. Solid core doors with weather stripping and seals
Noise Level Reduction of 20 -25 dBA
Measures 1 -3 above and:
4. Stucco or brick veneer exterior walls or wood siding with one -half inch thick
fiberboard underlayer
5. Glass portions of windows /doors not to exceed 20 percent
6. Exterior vents facing noise source shall be baffled
Noise Level Reduction of 25 -30 dBA Measures 1 -6 above and:
7. Interior sheetrock of exterior wall attached to studs by resilient channels or
double walls
8. Window assemblies, doors, wall construction materials, and insulation shall
have a lab- tested STC rating of 30 or greater.
Planning Commission Page 30 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
gg. Mitigation Measure TRA -1: The developer shall require that the speed of earth -
moving equipment will be 25 miles per hour of less, and shall post signs onsite to
this effect.
hh. Mitigation Measure TRA -2: The developer shall use reasonable trip reduction
requirements during project construction including, for example, contracting with a
local food truck company to provide lunch onsite.
ii. Mitigation Measure TRA -3: Terrra Cotta Road shall be graded and used as
construction access prior to precise grading activities. Prior to building permits,
Terra Cotta Road shall be paved (final lift to be placed at completion of building
activity). Construction traffic shall use Terra Cotta via Nichols Road to minimize
impacts to existing residents.
jj. Mitigation Measure TRA -4: The developer shall participate in the phased
construction of the off -site intersection improvements through payment of
established City of Lake Elsinore fees, participation in the Western Riverside
Transportation Uniform Mitigation Fees program, payment of the project's fair
share traffic contribution (see Tables 9 and 10 of Appendix E), assessment district
and /or community facilities district financing, and construction of off -site facilities
under appropriate fee credit agreements.
kk. Mitigation Measure TRA -5: The developer shall construct on -site and off -site
roadway improvements, including but not limited to, the following:
a. Construct Terra Cotta Road at its full -width improvement as a Secondary
Highway with a 90 -foot right -of -way from Lakeshore Drive north to the
northern boundary of the project prior to building permit issuance.
b. Construct the extension of Terra Cotta Road from the north project boundary
to Nichols Road with a paved roadway section, as approved by the City
Engineer, in conjunction with development.
c. Construct the extension of Hoff Avenue from the west project boundary to
Terra Cotta Road with a paved roadway section, as approved by the City
Engineer, in conjunction with development.
d. Pay fair share of construction of a traffic signal at the intersection of Terra
Cotta Road (NS) and Nichols Road (EW).
Planning Commission Page 31 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
e. Construct Lakeshore Drive adjacent to the project site at its ultimate half -
section width including sidewalk and parkway improvements consistent with
the adjacent improved sections of Lakeshore Drive and additional 14' width
for a northbound right turn lane on Lakeshore at Terra Cotta Road in
conjunction with development.
f. Install a traffic signal at the off -set intersection of Lakeshore Drive and Terra
Cotta Road.
g. Construct Dryden Street adjacent to the project site at its ultimate half -
section width including sidewalk and parkway improvements in conjunction
with development. Dryden Street shall be restricted to right turn in /out and left
turns in only at its intersection with Lakeshore Drive.
h. Construct Stoddard Street adjacent to the project site at its ultimate half -
section width including sidewalk and parkway improvements in conjunction
with development.
On -site traffic signing /striping shall be implemented in accordance with
detailed street improvement plans for the project.
j. Sight distance at the project accesses shall comply with standard California
Department of Transportation /City of Lake Elsinore sight distance standards.
The final grading, landscaping, and street improvement plans shall
demonstrate that sight distance standards are met. Such plans shall be
reviewed and approved by the City of Lake Elsinore prior to the issuance of
any grading permits for the project.
II. Mitigation Measure TRA -6: The traffic improvements to be installed by the
developer will be phased improvements as required by the build -out of the project
to address traffic impacts. A traffic improvement plan which includes the timing of
phased improvements shall be submitted to the City of Lake Elsinore for review
and approval prior to issuance of any grading permits for the project. Where
improvements are needed to mitigate for operational impacts, the improvements
must be in place and operational before occupancy permits are issued.
mm. Mitigation Measure TRA -7: The developer will comply with the traffic conditions of
approval determined by the City of Lake Elsinore for the project, including but not
limited to, the payment of Transportation Uniform Mitigation Fees and Traffic
Planning Commission Page 32 of 33
December 2, 2014
CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
Infrastructure Fees as listed and required in Mitigation Measure TRA -4 and
appropriate conditions of approval.
153. The applicant shall fund the implementation of the Mitigation Monitoring & Reporting
Program (MMRP) through every stage of development. The City shall appoint an
environmental monitor who shall periodically inspect the project site, documents
submitted by the applicant, permits issued, and any other pertinent material, in order to
monitor and report compliance to the City until the completion of the project.
END OF CONDITIONS
Planning Commission Page 33 of 33
December 2, 2014
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36577
FOR FINANCING AND CONVEYANCE PURPOSES
PLANNING DIVISION
1. The proposed project (Vesting Tentative Tract Map No. 36577) is a request to
subdivide 150.8 acres into six (6) lots for the purpose of Financing and
Conveyance only. No grading permits, building permits or other development will
be allowed with this approval.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees and Agents for 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 proposed project attached
hereto.
3. Vesting Tentative Tract Map No. 36577 shall comply with the State of California
Subdivision Map Act and shall comply with all applicable requirements for the Lake
Elsinore Municipal Code, Title 16 unless modified by approved Conditions of
Approval.
4. In the event an association or other legally responsible entity fails to maintain
applicable improvements in such a manner as to cause same of to constitute a
public nuisance, said City may, upon proper notice and hearing, institute summary
abatement procedures an impose a lien for the cost of such abatement.
5. All future development within the Vesting Tentative Tract Map No. 36577 area shall
conform to all standards set forth in the Lake Elsinore Municipal Code and General
Plan. Current landowner shall disclose to all potential buyers the requirements to
conform to all standards and provisions of the LEMC and General Plan.
ENGINEERING DIVISION
6. The processing of this map shall conform to the requirements of the Subdivision
Map Act.
7. This 6 parcel tentative map is for financing and conveyance purposes only. A
subsequent tract map or parcel map shall be required to subdivide this property.
Specific conditions of approval related to traffic circulation, grading, drainage, right
of way dedications, mitigation fee, and other related engineering requirements
and /or mitigations shall be required when the property is subdivided or at time of
development.
Planning Commission Page 1 of 2
December 2, 2014
8. Each parcel shall have access to public right -of -way.
9. Existing right -of -way dedications (easements) shall be labeled prior to tentative
map approval. Confirmation of existing right of way dedications shall be obtained
through a title search with a copy provided to the Engineering Division prior to final
map approval.
10.The developer shall be responsible for acquiring right -of -ways in which the
developer or the City has no legal title or interest.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015 -1 (Safety) Law Enforcement Fire and Paramedic Services CFD
11. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special
Use Permit (as applicable), the applicant shall annex into Community Facilities
District No. 2015 -1 (Safety) the Law Enforcement, Fire and Paramedic Services
Mello -Roos Community Facilities District to offset the annual negative fiscal
impacts of the project on public safety operations and maintenance issues in the
City. Applicant shall make a seven thousand five hundred dollar ($7,500) non-
refundable deposit to cover the cost of the annexation process. Contact David
Bilby, Finance Manager, City of Lake Elsinore at (951) 674 -3124 or DBilby(a-.)Lake-
Elsinore.org.
Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2
(Maintenance Services)
12. Prior to approval of the Final Map, Parcel Map, Site Development Plan, Special
Use Permit or building permit (as applicable), the applicant shall annex into the
Community Facilities District No. 2015 -2 (Maintenance Services) to fund the on-
going operation and maintenance of the public right -of -way landscaped areas and
neighborhood parks to be maintained by the City and for street lights in the public
right -of -way for which the City will pay for electricity and a maintenance fee to
Southern California Edison, including 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. Applicant shall make a
seven thousand five hundred dollar ($7,500) non - refundable deposit to cover the
cost of the annexation process. Contact David Bilby, Finance Manager, City of
Lake Elsinore at (951) 674 -3124 or DBilby @Lake - Elsinore.org.
Planning Commission Page 2 of 2
December 2, 2014