HomeMy WebLinkAboutCC Reso No 2015-036 City Council Reso.RESOLUTION NO. 2015 -036
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA APPROVING VESTING TENTATIVE TRACT
MAP NO. 36557 SUBDIVIDING 150.8 ACRES
WHEREAS, Spectrum Communities filed an application for Vesting Tentative
Tract Map No. 36557 (the "project') with the City of Lake Elsinore for a residential
subdivision of 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); and
WHEREAS, Vesting Tentative Tract Map No. 36557 proposes to subdivide 150.8
acres located adjacent to Lakeshore Drive, between Terra Cotta Road and Dryden
Street, and extending to Hoff Avenue, into 452 single - family residential lots, one 5.1
acre gross (4.2 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; and
WHEREAS, Spectrum Communities has also filed applications with the City of
Lake Elsinore requesting approval of related applications for the Terracina Specific Plan
(SP No. 2012 -01), General Plan Amendment No. 2012 -03, and Zone Change No. 2012-
05; and
WHEREAS, the Project is subject to the provisions of 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 ") because the Project involves an activity which may
cause either a direct physical change in the environment, or a reasonably foreseeable
indirect physical change in the environment, and involves the issuance of a lease,
permit license, certificate, or other entitlement for use by one or more public agencies
(Public Resources Code Section 21065); and
WHEREAS, pursuant to CEQA Guidelines Section 15063, the City conducted an
Initial Study to determine if the Project would have a significant effect on the
environment. The Initial Study revealed that the project would have potentially
significant environmental impacts but those potentially significant impacts could be
mitigated to less than significant levels; and
WHEREAS, pursuant to CEQA Guidelines Section 15072, on October 16, 2014
the City duly issued a notice of intent to adopt a Mitigated Negative Declaration; and in
accordance with CEQA Guidelines Section 15073, the Initial Study /Mitigated Negative
Declaration was made available for public review and comment for thirty days beginning
on October 16, 2014 and ending on November 17, 2014.
City Council Resolution No. 2015 -036
Page 2 of 4
WHEREAS, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 16.24
(Tentative Map) the Planning Commission has been delegated with the responsibility of
making recommendations to the City Council pertaining to the subdivision of land; and,
WHEREAS, on December 2, 2014, January 6, 2015 and March 17, 2015 at duly
noticed public hearings the Planning Commission considered evidence presented by
the Community Development Department and other interested parties with respect to
this item; and adopted Planning Commission Resolution No. 2015 -10 recommending
that the City Council approve Vesting Tentative Tract Map No. 36557; and
WHEREAS, pursuant to Section LEMC Section 16.24.120 of the Lake Elsinore
Municipal Code ( "LEMC') the City Council of the City of Lake Elsinore has the
responsibility of acting on a tentative map after receipt of the Planning Commission
action by either approving, conditionally approving or disapproving it; and
WHEREAS, on May 12, 2015 and July 14, 2015, at duly noticed public hearings,
the City Council has considered the recommendation of the Planning Commission as
well as evidence presented by the Community Development Department and other
interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE.
CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
SECTION 1. The City Council has reviewed and analyzed the proposed project
pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 65000 et
seq.), the Lake Elsinore General Plan and proposed General Plan Amendment, and the
Lake Elsinore Municipal Code and finds and determines that the proposed Vesting
Tentative Tract No. 36557 is consistent with the requirements of California Planning and
Zoning Law and with the goals and policies of the Lake Elsinore General Plan and
proposed General Plan Amendment and the Lake Elsinore Municipal Code.
SECTION 2. The City Council has considered Mitigated Negative Declaration
No. 2014 -02 and the Mitigation Measures appertaining thereto. Mitigated Negative
Declaration No. 2014 -02 was prepared pursuant to Section 15162 of the California
Environmental Quality Act (CEQA) Guidelines. Appropriate findings were made, and
Mitigated Negative Declaration No. 2014 -02 provides the necessary environmental
clearance for Vesting Tentative Tract No. 36557.
SECTION 3. That in accordance with the California Planning and Zoning Laws
and the City of Lake Elsinore Municipal Code, the City Council makes the following
findings for Vesting Tentative Tract No. 36557:
1. The proposed subdivision, together with the provisions for its design and
improvements, is consistent with the City of Lake Elsinore General Plan
and proposed General Plan Amendment, and with the proposed Terracina
Specific Plan. The proposed subdivision is compatible with the objectives,
City Council Resolution No. 2015 -036
Page 3 of 4
policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
a. The design of the proposed map, approximately 76.5 acres of
residential (452 dwelling units), 22 acres of open space, 22.5 acres of
roadways, 4.2 acres of park (5.1 gross acres), and 28.2 acres of
graded slopes and basins, is consistent with the proposed Terracina
Specific Plan, and proposed General Plan Amendment.
b. The land uses and densities associated with the Terracina Specific
Plan provide a variety of lot and home size product type in order to
implement the objectives of the City's General Plan and the project
proponents. It also includes a land use change from the existing
General Plan designations of Low Density Residential and Low -
Medium Density Residential for the 151 -acre site. Using these
designations, the City's General Plan allows a maximum of 824
dwelling units. The proposed project allows a maximum of 452 homes.
2. The effects this project is likely to have upon the housing needs of the
region, the public service requirements of its residents and the available
fiscal and environmental resources have been considered and balanced.
The Vested Tract Map is consistent with the proposed Terracina Specific
Plan land use plan, development and design standards, and programs,
and all other appropriate requirements contained in the General Plan.
Vested Tentative Tract Map No. 36557 is consistent with Housing Element
Policy 3.1 to "Use the City's General Plan, Municipal Code, other land use
and development plans, and the development process to provide housing
sites that meet the identified local need."
3. Subject to the attached conditions of approval, the proposed project is not
anticipated to result in any significant environmental impact.
The project has been adequately conditioned by all applicable
departments and agencies and will not therefore result in any significant
environmental impacts. The proposed use, together with the conditions
applicable thereto, will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
SECTION 4. Based upon the evidence presented, both written and testimonial,
and the above findings, and the attached conditions of approval, the City Council hereby
approves Vesting Tentative Tract No. 36557.
City Council Resolution No. 2015 -036
Page 4 of 4
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council
of the City of Lake Elsinore, California, this 14th _�Ay of July 2015.
, Mayor
ATTEST:
Virgini I om, City Clerk
APPROVED AS TO
Leibold,`City Attorney
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
GENERAL
The proposed project (Vesting Tentative Tract No. 36557) proposes the subdivision of
150.8 acres into 466 452 single - family residential lots, one 5.1 acre gross (4.2 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. A revised version of Vesting Tentative Tract Map No. 36557 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 revised version
of the vesting tentative tract map and any revisions required by these conditions of
approval are administratively approved by the Community Development Director or
designee. In addition to any modifications required by these conditions of approval, the
revised version of the tentative map shall include the following revisions:
a) Vesting Tentative Tract Map No. 36557 shall be revised to show a 5.1 acre gross (4.2
acre net) park site (attached Exhibit 1) in place of the "Recreation Center /Park" site (1.6
acre net 2.1 acre gross) shown on the tentative map.
b) All tables on the tentative map shall be revised to reflect the new configuration of lots
streets and parks that result from the change described in Paragraph a, above.
Planning Commission Approved Page 1 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
c) All street sections shall be revised to comply the requirements set forth in these
conditions of approval.
d) Vesting Tentative Tract Map No. 36557 shall be revised to eliminate the cul -de sac on
Terracina Drive and to show Terracina Drive as a thru- street connecting to Dryden
Street in alignment with Arnold Avenue.
(Added by Staff prior to July 14, 2015 City Council hearing and by the City Council at
its July 14, 2015 hearing.)
6. 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.
7. 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.
8. Future development shall comply with these Conditions of Approval and those
provisions and requirements contained in the Terracina Specific Plan document.
9. 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.
10. All future development pFepesals shall be reviewed by the City on a project by prej
additional enViFGRmeRtal analysis will be required. (Deleted by Staff prior to January 6,
2015 Planning Commission hearing.)
11. The applicant shall pay all applicable City fees at the rate in effect at the time of
payment- the application for VTTM 36557 was deemed complete plus inflationary
increases in effect at time of payment. (Amended by Staff prior to March 17, 2015
Planning Commission hearing.)
Prior to Recordation of Final Tract Map(s)
12. All lots shall comply with minimum standards contained in the Terracina Specific Plan.
13. A precise survey with closures for boundaries and all lots shall be provided per the
Planning Commission Approved Page 2 of 4v City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
LEMC.
14. Street names within the subdivision shall be approved by the Community Development
Director or Designee.
15. All of the improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
16. The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD)
Prior to Design Review Approval
17. All future structural development associated with this map requires separate Design
Review approval pursuant to the provisions of LEMC Chapter 17.184.
18. 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. Wood vinyl or steel (wrought iron or aluminum)
gates are allowed in order to allow access to rear yards.
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.
All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall
be allowed.
(Amended by Staff prior to January 6, 2015 Planning Commission hearing.)
19. 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
20. 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.
Planning Commission Approved Page 3 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
21. 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.
22. 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 the location of all wood vinyl or steel (wrouqht iron or aluminum) gates
placed within the front return walls.
• 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.
(Amended by Staff prior to January 6, 2015 Planning Commission hearing.)
23. All signage shall be subject to Planning Division review and approval prior to
installation.
24. 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.
25. The applicant shall prepare a list of proposed street names for review and approval by
the Planning, Building, and Fire Departments of the City.
Planning Commission Approved Page 4 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
26. 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.
c. CC &Rs shall prohibit the use of water - intensive landscaping and require the use of
low water use landscapinq pursuant to the provisions of LEMC Chapter 19.08
(Water Efficient Landscape Requirements) as adopted and any amendments
thereto. (Added by Staff prior to March 17, 2015 Planning Commission hearing.)
27. 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.
28. The applicant shall comply with all applicable City Codes and Ordinances.
29. 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.
30. Construction phasing shall be implemented in accordance with the approved Phasing
Plan which avoids construction traffic from entering occupied neighborhoods within the
tract.
31. 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
Planning Commission Approved Page 5 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
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 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.
33. 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.
34. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of each building permit. (Amended by Staff prior to January 6, 2015 Planning
Commission hearing.)
35. 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.
36. 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.
37. 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 Approved Page 6 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
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 Water Use
Classifications of Landscape Species (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 Approved Page 7 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
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.
All
landscaping
and irrigation shall
comply with the water - efficient landscaping
requirements
set forth in LEMC
Chapter 19.08 (Water Efficient Landscape
Requirements)
as adopted and any
amendments thereto.
(Amended by Staff prior to July 14, 2015 City Council hearing.)
38. 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
39. All utilities except electrical over 35 KV shall be placed underground, as approved by
Planning Commission Approved Page 8 of 4 ^v City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
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.
40. The applicant shall install permanent bench marks to Riverside County Standards and
at a location to be determined by City Engineer.
41. Applicant shall pay all applicable development fees; including but not all inclusive,
T-IJMF=, TIF and area drainage fees as follows:
a. TUMF: Rate /Per Dwelling Unit.
at tome of payment.—Due prior to occupancy; amount payable based on fee at
time the application for VTTM 36557 was deemed complete plus inflationary
increases and such other reasonable increases in effect at time of payment as
contemplated under LEMC Section 16.83.040, subpart C.
b. TIF: Rate /Per Dwelling Unit. Due PFiGF +^ ^ payable at the rate
offeGt at tome of payment. Due prior to occupancy; amount payable based on fee
at the time the application for VTTM 36557 was deemed complete plus
inflationary increases in effect at time of payment as provided by Resolution No.
2002 -22.
C. Public Building Facilities Fee: Rate /Per Dwelling Unit. Due prior to occupancy;
amount payable based on fee at the time the application for VTTM 36557 was
deemed complete plus inflationary increases in effect at time of payment as
provided bV Resolution No. 2005 -96.
d. Fire Facilities Fee: Rate /Per Dwelling Unit. Due prior to occupancy; amount
payable based on fee at the time the application for VTTM 36557 was deemed
complete plus inflationary increases in effect at time of payment as provided by
Resolution No. 2006 -69.
e. Library Facilities Fee. Rate /Per Dwelling Unit. Due prior to occupancy; amount
payable based on fee at the time the application for VTTM 36557 was deemed
complete.
f. MSHCP Fee. Due prior to occupancy; amount payable based on fee at the time
the application for VTTM 36557 was deemed complete plus inflationary
increases in effect at time of payment as provided by LEMC Section 16.85.090.
cg. Area Drainage: The project lies within West Lake Elsinore (approx acres 428 23)
and Nichols SW (approx acres 128). Area Drainage due at grading permit;
amount payable at the to .^ effect at firne of oayme„+ based on fee at time
vesting map application was deemed complete, plus inflationary increases in
effect at time of payment as provided by LEMC Section 16.72.060. Current
Rates: West Lake Elsinore – $5,955 /gross acre; Nichols SW - $6,080/ gross
acre.
Planning Commission Approved Page 9 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
(Amended by Staff prior to January 6, 2015 and March 17, 2015 Planning Commission
hearings.)
42. 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.
43. 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 " ^^�'z� fer maintenance shall be
provided. Adequate access through the developed road system and / or open spaces
shall be provided for maintenance and delineated on grading plans. (Amended by Staff
prior to January 6, 2015 Planning Commission hearing.)
44. Construction traffic shall use Terra Cotta Road via Nichols Road to minimize impacts to
existing residents.
45. 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
46. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be
required.
47. 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)
48. 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)
49. 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
Planning Commission Approved Page 10 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
manufactured slopes greater than 30 feet in height shall be contoured.
11 AppliGant shall proteGt all downstream - - -
the drainage patterns, i.e., GGRGentrations OF diversion ef f!Gw. Protection shall be-
facilities aridier by seGuring a drainage easement. A maintenance meGhaRisrn shall he
in pIaGe for any private drainage faGHitieS constructed on site GF G# site. Any
drainage GRtG private off site or adjaGeRt pFeperty shall require a writteR permissien to
grade andlor a permission te dFaiR letter from the affeGted !andGwn&f. by Staff
prior to January . 2015 Planning Commission
51. All drainage facilities in this tract shall be constructed to Riverside County Flood Control
District Standards. A44 Adequate and safe access read for maintenance to of
detention /water quality basins shall be provided. (Amended by Staff prior to January 6,
2015 Planning Commission hearing.)
52. 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.
53. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 '/2 x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
54. A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
15. All waste mateFial, debris, vegetation and other rubbish g8lReirated during cleaning-,
demelitiGR, clear and grubbing or other phases of the conStFuGtieR shall be disposed of
...
...
vendor, charge the app! Gant for bon rental or selid waste dispesal. if the appliGant iS RGt U&iag
aROtheF - shall (Deleted by Staff prior
to January 6, 2015 Planning Commission
56. 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,
Planning Core mission Approved Page 11 of 4C City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
demolition, clear and grubbing or all other phases of construction.
57. On site drainage shall be conveyed to a pUb'iG faGility, aGGepted by adjaGent property
Drainage from the project site shall be released from the project site in a safe manner
as approved by the City Engineer including but not limited to release to natural
channels public facilities and /or drainage easements existing on adjacent properties or
new letters of drainage acceptance. (Amended by Staff prior to January 6, 2015
Planning Commission hearing.)
58. 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.
59. Applicant shall obtain all necessary off -site easements for any off -site grading, if
needed, from the adjacent property owners prior to final map approval. (Amended by
Staff prior to January 6, 2015 Planning Commission hearing.)
Improvements
60. 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.
61. An Encroachment Permit shall be obtained prior to any work in City right -of -way.
62. 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.
63. All existing accesses for ingress /egress to Terra Cotta Road from abutting properties
must be maintained.
64. 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.
Construction of full improvement of Terra Cotta may be staged as approved by the City
Engineer. (Amended by Staff prior to January 6, 2015 Planning Commission hearing.)
65. Construct the extension of Terra Cotta Road from the north project boundary to Nichols
Road with a 32' paved roadway width, including- an- -6' -aPA a 4' graded shoulder on the
north and south bound sides, as approved by the City Engineer. (Amended by Staff
Planning Commission Approved Page 12 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
prior to July 14, 2015 City Council hearing.)
66. Construct the extension of Hoff Avenue from the west project boundary to Terra Cotta
Road with a 32' half width, iRGIUdiRg sidewalk and parkway imprevements en the north
side in conjunGtk) ..."' rI I -Pt with a paved half width section as approved by
the City Engineer. (Amended by Staff prior to July 14, 2015 City Council hearing.)
67.
a 32' paved readway width, iRGludiRg an 8' graded shoulder en the n.A.Ft.h. ;;.n..d. south
19GUnd- sides. (Deleted by Staff prior to January 6, 2015 Planning Commission hearing.)
68. 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.
Fair share mitigation in lieu of construction may be accepted with the amount approved
by the City Engineer. (Amended by Staff prior to January 6, 2015 and March 17, 2015
Planning Commission hearings.)
69. 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.
70. Install a full intersection traffic signal at all legs of the off -set intersection of Lakeshore
Drive and Terra Cotta Road as designed by the Proiect's Traffic Engineer and reviewed
and approved by the City Engineer. (Amended by Staff prior to January 6, 2015
Planning Commission hearing.)
71. Construct Dryden Street adjacent to the project site at its ultimate half width section,
including sidewalk and parkway improvements in conjunction with development.
72. Install a traffic signal at the intersection of Lakeshore Drive and Dryden Street. Dryden
Lakeshore The design of this intersection by the DrnieGt's Traffic Engineer be
reviewed and approved by the Gov cn..ineer (Amended by Staff prior to July 14, 2015
City Council hearing.)
73. 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 Cornrnission Approved Page 13 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
74. The developer shall be responsible for acquiring right -of -ways in which the developer or
the City has no legal title or interest. If the developer is unsuccessful in acquiring such
right -of -ways the City could assist the developer in the Eminent Domain process at
developer's cost. (Added by Staff prior to March 17, 2015 Planning Commission
hearing.)
75. Costs of General Plan circulation improvements and signalization may be at a minimum
partially reimbursable through the City's Traffic Impact Fee -Program. (TIF)
76. 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.
77. 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.
78. Interior streets shall be dedicated and improved as public residential street (40'/50' with
a 3' PUE).
79. 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
80. 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
81. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site
Planning Cornniission Approved Page 14 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
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)
82. 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.)
83. The Project shall 'Infiltrate, harvest and use, evapotranspire and /or bio -treat the Design
Capture Volume (DCV).
84. 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.
85. 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.
86. The project shall implement LID practices that treat the 85th percentile storm.
87. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
88. 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.
89. 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
90. Both a Storm Water Pollution Prevention Plan ( SWPPP) and a Water Quality
Management Plan (WQMP) for post construction are required for this project.
91. 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
Planning Commission Approved Page 15 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
Erosion and Sediment Control Plan in compliance with the California Building Code and
Local Ordinances.
92. 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.
93. 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
94. 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.
95. 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.
96. The project shall complete and submit for review and approval to the Engineering
Division a final WQMP, incorporating the LID Principles and Stormwater BMPs
Planning Commission Approved Page 16 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
committed to in the preliminary Project- Specific WQMP. The final WQMP shall be
approved prior to issuance of any grading or building permit.
97. 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.
98. 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.
99. 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
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.
Planning Commission Approved Page 17 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
Final Tract or Parcel Map
100. The developer shall submit for plan check review and approval a final map.
101. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
102. 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.
103. Street abandonment shall be processed and approved as part of the final map.
104. 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.
105. 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.
106. 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.
107. 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 Grading Permit
108. 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.
109. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
110. A seismic study shall be performed on the site to identify any hidden earthquake faults,
Planning Commission Approved Page 18 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
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.
111. The applicant shall obtain all necessary off -site easements for off -site grading and /or
drainage acceptance, if needed, from the adjacent property owners prior to grading
permit issuance. (Amended by Staff prior to January 6, 2015 Planning Commission
hearing.)
112. 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).
113. Developer shall execute and submit grading and erosion control agreement, post
grading security and pay permit fees as a condition of grading permit issuance.
114. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
115. 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:
116. 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.
117. 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.
118. Pay all Capital Improvement Mitigation fees (LEMC 16.34).
119. The Final Tract Map shall be recorded.
120. 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. The City Engineer at his /her
Planning Commission Approved Page 19 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
discretion may allow for the phased construction of the ultimate improvements.
(Amended by Staff prior to January 6, 2015 Planning Commission hearing.)
121. Prior to the issuance of the first building permit: Construct a 5 -foot wide sidewalk
on the west side of Terra Cotta Road between Lakeshore Drive and Harrison Avenue.
(Added by Staff prior to the July 14, 2015 City Council hearing.)
121a. Prior to the issuance of the 200th building permit: In accordance with an
agreement between the developer and the City of Lake Elsinore in such form as
approved by the City Council's Development Subcommittee, the City Manager or
designee and the City Attorney, the developer shall either:
a) Construct a 6 -foot high masonry or decorative block wall at the rear of the
existing residences located on the west side of existinq Terra Cotta Road at the
location set forth in the above - referenced agreement, and plant shrubs and /or
other plantings that discourage graffiti; or
b) Pay an in -lieu deposit in the amount of $180,000 or such other deposit as may
be set forth in the above - referenced agreement to cover the cost of the City's
installation of the wall and associated landscaping.
The walls shall be constructed of the same materials used to construct the walls along
the entire VTTM 36557 tract boundary as required by Condition No. 22, above. The
City shall waive all plan check and permit fees associated with the construction of the
wall and associated plantings.
(Added by the City Council at its July 14, 2015 hearing.)
122. 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 with paved roadway section approved by the City Engineer. (Amended by Staff
prior to July 14, 2015 City Council hearing.)
123. Prior to the mssuanre of the first building permit: CORStFUGt the PxtPnsiAn Af PierGe
Street fFem the projeGt > te NiGhGls Road with a 32' paved roadway width,
Prior to the
issuance of the 300th building permit: 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
Planning Commission Approved Page 20 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
estimate shall be approved by the City Engineer. (Amended by Staff prior to January 6,
2015 Planning Commission hearing.)
Prior to Occupancy
124. 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.
125. All traffic signing and striping shall be completed in accordance with the approved plans
to the satisfaction of the City Traffic Engineer.
126. Prior to the final inspection and occupancy of the 50th dwelling unit: Install a full
intersection traffic signal at all legs of the off -set intersection of Lakeshore Drive and
Terra Cotta Road. (Amended by Staff prior to January 6, 2015 Planning Commission
hearing.)
127. Prior to the final inspection and occupancy of the 150th dwelling unit: Install a
traffic signal at the intersection of Lakeshore Drive and Dryden Street. (Added by Staff
prior to July 14, 2015 City Council hearing.)
128. The fair share cost of future improvements as a condition of this development shall be
paid, as per tables 9 and 10 of AYYendix F ^f the 0-P -teh„r 2014. 2014 the January 29,
2014 Revised Terracing Traffic Impact Analysis prepared by Kunzman Associates, Inc.
(Appendix E of Mitigated Negative Declaration No. 2014 -02). This condition implements
Mitigation Measure TRA -4 of Mitigated Negative Declaration No. 2014 -02. In lieu of
Applicant's Fair Share contribution Applicant shall install improvements outlined in
Condition #68. (Amended by Staff prior to January 6, 2015 and March 17, 2015
Planning Commission hearings.)
129. TUMF fees shall be paid. The TI MF= foes shall be the effective rate at fho time ^f
paymeRt ;^ full in aGGordaRGe with the I FMG The TUMF fees shall be based on fee at
time the application for VTTM 36557 was deemed complete plus inflationary increases
and such other reasonable increases in effect at time of payment as contemplated under
LEMC Section 16.83.040 subpart C. (Amended by Staff prior to March 17, 2015 Planning
Commission hearing.)
130. 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.
Planning Commission Approved Page 21 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
F&M-M.
�- - -• • • • • . 1 • • •
132. 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.
133. As -built plans for all in -field revisions to 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. (Amended by Staff prior to January 6, 2015 Planning Commission
hearing.)
134. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 '/2 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.
135. 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
136. The 2.1 acre pFivate paicWreGreati n center net 470 and all All open space lots shall be
owned and maintained by the Homeowner's Association (HOA). (Amended by Staff
prior to July 14, 2015 City Council hearing.)
137. The 5.1 acre public park (as shown on attached Exhibit 1) shall be included in the
Community Facilities District for maintenance and renovation costs. (Added by Staff
prior to July 14, 2015 City Council hearing.)
138. The design ef the 2.1 aGFe pi�ivate paFk/reGreation center (Let 47-0) shall be GonSiSt
ith the GGnGeptual design and guideliRes identified within the Spenifin Plan Thp design
Planning Cornniission Approved Page 22 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
shall be appreved by the Director Gf Community Services I)FiGl� tG the appFeval G
final map. The public park (as shown on attached Exhibit 1) shall include:
An informal sports field
Restroom approximately 300 s . ft.
On -site parking
1 cover picnic area with 4 tables
Barbegue hot ash container
4 waste containers
Drinking fountain
Half court basketball
8 benches
One 2 -5 year and one 5 -12 year playground with shade over the entire play
structure
Perimeter walking trail with exercise stations
Park monument sign
Security Lighting
Lockable pate to the parking lot
(Amended by Staff prior to July 14, 2015 City Council hearing.)
139. The design of the proposed park site shall provide pedestrian circulation and shall be in
compliance with American with Disabilities Act (ADA) requirements. (Added by Staff
prior to July 14, 2015 City Council hearing.)
140. Prior to submittal of construction plans, the developer shall meet with the Director of
Communities Services to determine the location and specifications of the park amenities
to be provided. The final conceptual design of the park will be approved by the Director
of Community Services. (Added by Staff prior to July 14, 2015 City Council hearing.)
141. Construction plans and specifications for the park shall be reviewed and approved by
the Director of Community Services prior to the approval of the final map. (Added by
Staff prior to July 14, 2015 City Council hearing.)
142. The developer shall post security and enter into a park improvement agreement to
improve the public park prior to issuance of the first building permit. (Added by Staff
prior to July 14, 2015 City Council hearing.)
143. Construction of the park shall commence pursuant to a pre- construction meeting with
the developer, the developer's construction contractor and City representatives. Failure
to comply with the City's review and inspection process may preclude acceptance of the
Planning Cornalission Approved Page 23 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
park by the City. (Added by Staff prior to July 14, 2015 City Council hearing.)
144. The developer, the developer's successor or assignee shall be responsible for all the
maintenance of the public park, including the 90 day maintenance period. After
successful completion of the 90 day maintenance period following construction, these
responsibilities will be accepted by the City. (Added by Staff prior to July 14, 2015 City
Council hearing.)
145. The public park shall be improved and then conveyed to the City free and clear of any
liens assessment fees or easements that would preclude the City from utilizing the
property for public purposes A policy of title insurance and a soils assessment report
shall be provided with the conveyance of the property. (Added by Staff prior to July 14,
2015 City Council hearing.)
146. NG park Gredits will be given fer the private park1FeGreation . The completion of
the public park shall be in lieu of any Quimby and park Development Impact Fees (DIF)
requirements for the development. (Amended by Staff prior to July 14, 2015 City
Council hearing.)
147. The developer, the developer's successor or assignee, shall be responsible for all
maintenance of the 2.1 aGFe park (Lot 470) and all open space lots until such time as
those responsibilities are provided by the HOA. (Amended by Staff prior to July 14,
2015 City Council hearing.)
148. The pFivate 2.1 public 5.1 acre parkseGreation center (I et 470) (as shown on attached
Exhibit 1) shall be completed to the satisfaction of the Community Services Director
prior to the issuance of the 100th residential building permit. (Amended by Staff prior to
July 14, 2015 City Council hearing.)
149. 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.
J -
• • • • • N 03M I Wjr=qj
Planning Commission Approved Page 24 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
FIRE PROTECTION PLANNING OFFICE
General Conditions
151. 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.
152. 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.
153. 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 ").
154. 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 ".
155. 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.
156. 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:
Planning Commission Approved Page 25 of 40 City Council Approved
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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.
157. 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
158. 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.
159. 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
160. 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.
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161. 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
162. Prior to approval of the Final Map, Parcel Map, Site Devel ,.,. ent Plan Residential
Design Review, or Special Use Permit (as applicable), the applicant shall consent to the
formation of a Community Facilities District or annex into the proposed 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 formation or annexation process, as applicable. Contact
f3aYa orib3, Fina —Ma ^a-1
City f bake €Isinere at (954) 674 3424
Rilbv6 1 ake Elsiriere „r„ The applicant may propose alternative financing
mechanisms to fund the annual negative fiscal impacts of the project on public safety
operations and maintenance issues in the City in lieu of creating /annexing into a district.
Contact the Administrative Services Director at 951 - 674 -3124. (Amended by Staff prior
to March 17, 2015 Planning Commission hearing.)
Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2 (Maintenance
Services
163. Prior to approval of the Final Map, Parcel Map, Site Devel ,,,. ent Plan Residential
Design Review, Special Use Permit or building permit (as applicable), the applicant shall
consent to the formation of a Communitv Facilities District or annex into the proposed
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 formation or annexation process,
as applicable. Contact David Bilby, FinanGe Manager, City of Lake Elsinore at (951) 674
3124 „r DE301by@. ake ElsineFe ,..,. The applicant may propose alternative financing
Planning Commission Approved Page 27 of 40 City Council Approved
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mechanisms 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 in lieu of creating /annexing into a district.
Contact the Administrative Services Director at 951- 674 -3124. (Amended by Staff prior to
March 17, 2015 Planning Commission hearing.)
MITIGATED NEGATIVE DECLARATION NO. No. 2014 -02 (SCH #2013091083)
MITIGATION MEASURES
164. 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:
i. 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.
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.
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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
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e. Mitigation Measure 13I0-2: 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
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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
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MSHCP. This measure applies during construction and installation of
improvements.
i. 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.
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
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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
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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 GRE -1: 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
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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 NO[-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 NO[-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 Approved Page 35 of 40 City Council Approved
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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.
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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: Terra 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 Approved Page 37 of 40 City Council Approved
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CONDITIONS OF APPROVAL
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.
i. 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 Approved Page 38 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
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.
165. 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 Approved Page 39 of 40 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 36557
(TERRACINA SPECIFIC PLAN)
EXHIBIT 1
Planning Commission Approved
March 17. 2015
Page 40 of 40 City Council Approved
July 14, 2015
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Virginia J. Bloom, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2015 -036 was adopted by the City Council of the City of Lake
Elsinore, California, at a regular meeting held on the 14th day of July 2015, and that the
same was adopted by the following vote:
AYES: Council Member Johnson, Mayor Pro Tern Tisdale, Council Member
Hickman, Council Member Magee and Mayor Manos
NOES: None
ABSENT: None
ABSTAIN: None
_
irginia . BloorVity Clerk