HomeMy WebLinkAboutOrd. No. 2015-1336 Adopting Terracina Specific Plan (SP No. 2012-01) Zone Change 2012-05ORDINANCE NO. 2015 -1336
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA ADOPTING THE TERRACINA SPECIFIC
PLAN (SP NO. 2012 -01) AND ADOPTING ZONE CHANGE NO. 2012 -05
WHEREAS, an application has been filed with the City of Lake Elsinore by
Spectrum Communities (the "Developer ") requesting approval of the Terracina Specific
Plan No. 2012 -01 and its related cases ( "Project ") relating to properties located adjacent
to Lakeshore Drive, between Terra Cotta Road and Dryden Street, and extending to
Hoff Avenue (APN 378 - 040 -004 through 007, 378 - 040 -012, 389 -180 -001 and 002, and
389 - 190 -002) ( "the Properties "); and
WHEREAS, Spectrum Communities has also filed an application with the City of
Lake Elsinore to change the zoning of the City's Official Zoning Map ( "Zone Change ")
for properties located adjacent to Lakeshore Drive, between Terra Cotta Road and
Dryden Street, and extending to Hoff Avenue; said Zone Change requesting to change
the zoning on the subject property (APN 378 - 040 -004 through 007, 378 - 040 -012, 389-
180 -001 and 002, and 389 - 190 -002) ( "the Properties ") from R -1 (Single - Family
Residential District) SP (Specific Plan); and
WHEREAS, the proposed Specific Plan with its maximum of 448 dwelling units is
consistent with the subject property's adopted Low Density Residential ( "LDR ") and
Low- Medium Density Residential ("LIAR") General Plan Land Use Designations which
would allow a maximum of 824 dwelling units.
WHEREAS, the Specific Plan and Zone Change conform to and are consistent
with the proposed General Plan Amendment No. 2012 -03 that accompany them for the
Properties; 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
City Council Ordinance No. 2015 -1336
Page 2 of 4
Declaration was made available for public review and comment for thirty days beginning
on October 16, 2014 and ending on November 17, 2014.
WHEREAS, the Planning Commission has been delegated with the responsibility
of making recommendations to the City Council pertaining to proposed Specific Plans,
General Amendments, Zone Changes, and 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 -08 recommending
that the City Council approve Terracina Specific Plan No. 2012 -01 and Zone Change
No. 2012 -05 by ordinance; and
WHEREAS, pursuant to Section 17.188.050 and Section 17.204.130 of the Lake
Elsinore Municipal Code, the City Council has the authority to approve, modify or
conditions, or deny zone changes, specific plans and ; 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
Terracina Specific Plan No. 2012 -01 and Zone Change No. 2012 -05 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 Terracina Specific Plan No.
2012 -01 and Zone Change No. 2012 -05 are 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 Terracina Specific Plan No. 2012 -01 and Zone Change No. 2012 -05.
SECTION 3. That in accordance with the State Planning and Zoning Law and
Chapter 17.204 (SPD Specific Plan District) of the Lake Elsinore Municipal Code, the
City Council Ordinance No. 2015 -1336
Page 3 of 4
City Council hereby makes the following findings for the approval of the Terracina
Specific Plan No. 2012 -01 and Zone Change No. 2012 -05:
1. The location and design of the proposed development shall be consistent with
the goals and policies of the City's General Plan and with any other applicable
plan or policies adopted by the City.
The 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 proposed Specific Plan and Zone Change will permit reasonable
development of the area consistent with its constraints and will make the area
more compatible with adjacent properties.
The proposed Terracina Specific Plan and SP zoning will allow for the
development of the Terracina Specific Plan, a master planned development
with approximately 76.5 acres of single- family residential development (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.
3. All vehicular traffic generated by the development, either in phased increments
or at full build -out, is to be accommodated safely and without causing undue
congestion upon adjoining streets.
A Traffic Impact Analysis dated January 29, 2014, was prepared by Kunzman
Associates, Inc. for the Terracina Specific Plan and its related cases. The
Traffic Impact Analysis provided mitigation measures through all phases of
development of the specific plan. Additionally the Terracina Specific Plan has
been conditioned to extend Terra Cotta Road from the project boundary to
Nichols Road; thereby affording it the opportunity to take access from two main
roadways (Lakeshore and Nichols Road), as well as providing additional paved
access to existing residential development in proximity to the project site.
4. The overall design of the specific plan will produce an attractive, efficient and
stable development.
Design standards and guidelines have been incorporated into the specific plan
to ensure an attractive, efficient and vibrant project. Visual graphics and photos
accompany the design guidelines that capture the atmosphere and
cohesiveness that the specific plan seeks to emulate.
City Council Ordinance No. 2015 -1336
Page 4of4
5. The proposed Specific Plan and Zone Change will not be a) detrimental to the
health, safety, comfort or general welfare of the persons residing or working
within the neighborhood of the proposed amendment or within the City, or b)
injurious to the property or improvements in the neighborhood or within the City.
The proposed Zone Change has been analyzed relative to its potential to have
detrimental effects and conditions have been imposed on the subject project to
ensure that the health, safety and welfare of surrounding residents will be
protected.
6. The proposed development will not have a significant effect on the
environment.
The effects of the project has been analyzed in the Mitigated Negative
Declaration/Initial Study (SCH #2013091083) prepared for the Terracina
Specific Plan and its related cases, and adequate mitigation measures have
been prepared where necessary.
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
adopts Terracina Specific Plan No. 2012 -01 and Zone Change No. 2012 -05 by
ordinance.
SECTION 5. This Ordinance shall take effect from and after the date of its
passage and adoption.
APPROVED AND INTRODUCED at a regular meeting of the City Council of the
City of Lake Elsinore, California, on the 14th of July 2015 and adopted at the
regular City Council meeting of July 28, 20
os, Mayor
ATTEST:
Diana Giron, Deputy City Clerk
APPROVED AS TO
BaWara LeiboldJ, City Attorney
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
GENERAL
1. The proposed project (Terracina Specific Plan No. 2012 -01) proposes a residential
development, with approximately 76.5 acres of residential (maximum of 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. The southern project boundary is
located adjacent to Lakeshore Drive, between Terra Cotta Road and Dryden Street. Hoff
Avenue is located along the northern boundary.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action,
or proceeding against the City, its Officials, Officers, Employees or Agents to attach, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning the Terracina Specific Plan No. 2012 -01.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
4. The City intends to file a Notice of Determination with the Riverside County Clerk's office
within five (5) business days from the approval of this specific plan and its related cases
by the City Council. The applicant shall submit a check in the amount of $2,260.00 made
payable to the County of Riverside for the filing of a Notice of Determination. The check
shall be submitted to the Planning Division for processing within 48 hours of the project's
approval.
PLANNING DIVISION
5. The Draft Terracina Specific Plan shall be revised to incorporate any corrections and
changes required by the Planning Commission and /or City Council and these conditions
of approval. A Final Terracina Specific Plan document shall be submitted for review and
approval by the Community Development Director or designee within 30 days of approval
by the City Council. No permit shall be issued until the Terracina Specific Plan document
and any required revisions are administratively approved by the Community Development
Director or designee.
a. The Terracina Specific Plan shall be amended to delete change "Commercial child
day care centers. (Village 3 Recreation Area only.)" as a use that is allowed within the
h t t nditi al t t read "r al ^hold day care
specific plan �� suer -�-�e oo�m,merc,a
04 Oho \ /illo U
JrGGG (1
Planning Commission Approved Page 1 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
noro no +1 nark site 'nrlononrJon+ of the 2 oA F
center and aSSE)Gdated plavqFG6lRdG-.
b. The Terracina Specific Plan shall be amended to include a provision that "All fireplaces
shall be natural gas fireplaces only. No wood burning fireplaces shall be allowed."
c. The Terracina Specific Plan shall be amended to replace all discussion related to a
2.1 acre proiect park with revised discussion reflecting a 5.1 acre gross (4.2 acre net)
park site within Village 3, as shown on the attached Exhibits 1 and 2.
d. Exhibit IV -2 (Park Exhibit) of the Terracina Specific Plan shall be revised to reflect the
revised conceptual park design shown on the attached Exhibit 2 as amended by these
conditions of approval.
e. The Terracina Specific Plan shall be amended to change the number of maximum
dwelling units to 452 and to revise all text and tables to show the reduction in dwelling
units and the increase in the park size shown on the attached Exhibit 1.
f. All exhibits in the Terracina Specific Plan shall be revised to eliminate the cul -de sac
on Terracing Drive and to show Terracing Drive as a thru- street connecting to Dryden
Street in alignment with Arnold Avenue.
(Amended by Staff prior to July 14, 2015 City Council hearing and by the City Council at
its July 14, 2015 hearing.)
All implementing development projects shall comply with those standards and guidelines
contained in the Terracina Specific Plan document.
Those issues, standards, guidelines, etc. not addressed in the Terracina Specific Plan
will revert to the City of Lake Elsinore Municipal Code and /or Zoning Code in effect at the
time that implementing development projects are approved and developed.
Density transfers between "Villages" within the Terracina Specific Plan shall not be
permitted, except through the Specific Plan Amendment process.
9. Any amendment to the Terracina Specific Plan, even though it may affect only one portion
of the Specific Plan, shall be accompanied by a complete specific plan document which
includes the entire specific plan, including both changed and unchanged parts.
PUBLIC WORKS DEPARTMENT/ ENGINEERING DIVISION
General
10. All utilities except electrical over 35 KV shall be placed underground, as approved by the
serving utility. Arrangements for relocation of utility company facilities (power poles,
vaults; etc.) out of the roadway or alley shall be the responsibility of the property owner
Planning Commission Approved Page 2 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
or his agent.
11. The applicant shall install permanent bench marks to Riverside County Standards and at
a location to be determined by City Engineer.
12. Applicant shall pay all applicable development fees; including but not all inclusive, T1JMF=,
TIC and arpa .drainage foes as follows:
a. TUMF: Rate /Per Dwelling Unit. Due prior to GGGUpaRGY; payable at rqtp- in effent
at time 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. In the event that VTTM 36557 is not
adopted or alternatively VTTM 36557 expires developer shall pay such fee in
effect at the time of payment.
b. TIF: Rate /Per Dwelling Unit.
at tome Gf 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. In
the event that VTTM 36557 is not adopted or, alternatively, VTTM 36557 expires,
developer shall pay such fee in effect at the time of payment.
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 by Resolution No 2005 -96. In the event that VTTM 36557 is not
adopted or, alternatively VTTM 36557 expires developer shall pay such fee in
effect at the time of payment.
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. In the event that VTTM 36557 is not adopted or,
alternatively, VTTM 36557 expires developer shall pay such fee in effect at the
time of payment.
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 In the event that VTTM 36557 is not adopted or, alternatively, VTTM
36557 expires developer shall pay such fee in effect at the time of payment.
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. In the event
Planning Commission Approved Page 3 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
that VTTM 36557 is not adopted or, alternatively, VTTM 36557 expires developer
shall pay such fee in effect at the time of payment.
g. Area Drainage: The r ejeGt lies Within West Lake Elsinore (approx aGFeS 128 24)
and Niehels SW ( approx acres 128)AFea Drainage due at grading— F.eFlTlit
Lake Elsinore (approx. acres 23) and Nichols SW (approx. acres 128). Area
Drainage due at qradinq permit; amount payable 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. In the event that VTTM 36557
is not adopted or, alternatively, VTTM 36557 expires, developer shall pay such fee
in effect at the time of payment. Current Rates: West Lake Elsinore —
$5,955 /gross acre; Nichols SW - $6,080/ gross acre.
h. Future Impact Fees. In the event that VTTM 36557 is not adopted or, alternatively,
VTTM 36557 expires, developer shall pay all applicable development impact fees
in effect at the time of payment.
(Amended by Staff prior to January 6, 2015 and March 17, 2015 Planning Commission
hearings.)
13. Street lighting and landscaping on public right -of -way shall be maintained by a
maintenance assessment district LLMD 1. The project will annex into LLMD #1 prior to
first building permit issuance.
14. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right -of -way will be owned and maintained by either a home
owner's association or private property owner. An-aGeeeswad for mointen °n^° 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.)
15. Construction traffic shall use Terra Cotta Road via Nichols Road to minimize impacts to
existing residents.
16. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall
be contained within the street right -of -way. When either of these criteria are exceeded,
drainage facilities shall be provided.
Planning Commission Approved Page 4 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
Grading
17. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required.
18. Prior to commencement of grading operations, developer is to provide to the City with a
map of all proposed haul routes to be used for movement of export material. All such
routes shall be subject to the review and approval of the City Engineer. Haul route shall
be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall
be approved by City Council. (LEMC 15.72.065)
19. All export material shall be discharged into a legal disposal site. No permittee shall
process, including, but not limited to, crush, sift, or segregate, excavated earth materials
on site for export and commercial sale without first obtaining a permit pursuant to Chapter
14.04 LEMC regarding surface mining and reclamation. (LEMC 15.72.065)
20. All grading shall be done under the supervision of a geotechnical engineer and he shall
certify all slopes steeper than 2 to 1 for stability and proper erosion control. All
manufactured slopes greater than 30 feet in height shall be contoured.
21. Applicant shall PFGtGGt all downs4ea
the draiRage patterns, i.e., GGRGentFatiGRG GF di"geF609R Of flew. Protection shall he
facilities ar'd/E)F by seGuFing a drainage easement. A maintenanGe meGhanism shall he in
plaGe fer any private drainage faGilitieS GORStFU(StP-d A-.n llsite Gl` Gff site. Any grading OF
drainage onto priv;#e off site or adjaGeRt property shall require a written peFmissien to
(Deleted .
prior to January 6, 2015 Planning Commission hearing.)
22. All drainage facilities in this tract shall be constructed to Riverside County Flood Control
District Standards. Aa Adequate and safe access read for maintenance is of
detention /water quality basins shall be provided. (Amended by Staff prior to January 6,
2015 Planning Commission hearing.)
23. 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.
24. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8' /z x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
25. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
Planning Commission Approved Page 5 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
26. All waste material, debris, vegetation and othe.r rubbish generated during GleanOR97
demolitieR, Glear and grubbing or other phases of the AAnstr, - -Ation shall be dispese
... lRG. for
e
another recycling vender. Another reGyGliRg ............ --.r, ether than GR&R Inc., cannot charge
the appliGant fGF - FeRtal eir se-lid waste disposal. if the_ appliGaRt is REA 616iRg ... IRG
vender, the appliGant shall supply preef ef debris disposal at a FeGyGliRg GeRter,
verification of to weigh master tiG (Deleted by prior to January
• 2015 Planning Commission hearing.)
27. In accordance with the City's Franchise Agreement for waste disposal & recycling, the
applicant shall be required to contract with CR &R Inc. for removal and disposal of all
waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or all other phases of construction.
28.
I IT
Drainage from the project site shall be released from the project site in a safe manner as
approved bV the CitV Engineer includinq but not limited to release to natural channels,
public facilities and /or drainage easements existina on adiacent properties or new letters
of drainage acceptance. (Amended by Staff prior to January 6, 2015 Planning
Commission hearing.)
29. All natural (historic, pre - development) drainage traversing the site shall be conveyed
through the site, or, shall be collected and conveyed to a safe and appropriate discharge
point by a method approved by the City Engineer.
30. Applicant shall obtain all necessary off -site easements for 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
31. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval.
32. An Encroachment Permit shall be obtained prior to any work in City right -of -way.
33. Terra Cotta Road shall be graded and used as construction access prior to precise
Planning Commission Approved Page 6 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
grading activity. Prior to building permits, Terra Cotta Road shall be paved, with final lift
of asphalt to be placed at completion of building activity.
34. All existing accesses for ingress /egress to Terra Cotta Road from abutting properties
must be maintained.
35. Construct Terra Cotta Road at its full width section as a Secondary Highway with a 90'
Right of Way from Lakeshore Drive north to the northern boundary of the project.
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.)
36. Construct the extension of Terra Cotta Road from the north project boundary to Nichols
Road with a 32' paved roadway width including -a44 =and 2_4 graded shoulder on the
north and south bound sides, as approved by the City Engineer. (Amended by Staff prior
to July 14, 2015 City Council hearing.)
37. Construct the extension of Hoff Avenue from the west project boundary to Terra Cotta
Road with a 32' half width, iRGIUdiRg sidewalk and park-way improvements en the north
side in GGRjunGtie_ n with development. with a paved half width section as approved by the
City Engineer. (Amended by Staff prior to July 14, 2015 Planning Commission hearing.)
�- - -• • • • • . 1 • • •
39. Install a traffic signal at the intersection of Terra Cotta Road (NS) and Nichols Road (EW)
including the following lane geometry:
1 NB left, 1 NB right, 1 EB through, 1 EB right, 1 WB left, 1 WB through, to include the
storage length per the project traffic study, width and transitions per City Standards. 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.)
40. Construct Lakeshore Drive adjacent to the project site at its ultimate half width section
(60'), including sidewalk and parkway improvements consistent with the adjacent
improved sections of Lakeshore Drive and additional 14' width for a NB right turn lane on
Lakeshore at Terra Cotta Road in conjunction with development.
41. Install a full intersection traffic signal at all legs of the off -set intersection of Lakeshore
Drive and Terra Cotta Road as designed by the Project's Traffic Engineer and reviewed
and approved by the City Engineer. (Amended by Staff prior to January 6, 2015 Planning
Planning Commission Approved Page 7 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
Commission hearing.)
42. Construct Dryden Street adjacent to the project site at its ultimate half width section,
including sidewalk and parkway improvements in conjunction with development.
43. Install a traffic signal at the intersection of Lakeshore Drive and Dryden Street. OrydeR
Street at Lakeshore Avenue shall be lrpstriGted to right turn tG Dryden and right tur
reviewed and appr, ved by the City Engineer (Amended by Staff prior to July 14, 2015
City Council hearing.)
44. Construct Stoddard Street adjacent to the project site at its ultimate half width section, to
include sidewalk and parkway improvements in conjunction with development.
45. 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.)
46. Costs of General Plan circulation improvements and signalization may be at a minimum
partially reimbursable through the City's Traffic Impact Fee Program. (TIF)
47. 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.
48. 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.
49. Interior streets shall be dedicated and improved as public residential street (40'/50' with
a 3' PUE).
50. 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.
Planning Commission Approved Page 8 of 34 City Council Approved
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CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
Storm Water Management / Pollutant Prevention / NPDES
Design
51. 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
52. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site
Design, where feasible, to treat the pollutants of concern identified for the project, in the
following manner (from highest to lowest priority) : (Section XII.E.2, XII.E.3,and XII.E.7)
53. 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.)
54. The Project shall 'Infiltrate, harvest and use, evapotranspire and /or bio -treat the Design
Capture Volume (DCV).
55. 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.
56. 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.
57. The project shall implement LID practices that treat the 85th percentile storm.
58. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
59. 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.
60. 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,
Planning Commission Approved Page 9 of 34 City Council Approved
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CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
Construction
61. Both a Storm Water Pollution Prevention Plan ( SWPPP) and a Water Quality
Management Plan (WQMP) for post construction are required for this project.
62. SWPPP - A copy of the current SWPPP shall be kept at the project site, updated as
necessary and be available for review upon request. Projects that are not subject to
coverage under the General Permit — Construction will prepare and implement an Erosion
and Sediment Control Plan in compliance with the California Building Code and Local
Ordinances.
63. 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 (NO[)
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.
64. 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
65. 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.
Planning Commission Approved Page 10 of 34 City Council Approved
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CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
66. 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.
67. The project shall complete and submit for review and approval to the Engineering Division
a final WQMP, incorporating the LID Principles and Stormwater BMPs committed to in
the preliminary Project- Specific WQMP. The final WQMP shall be approved prior to
issuance of any grading or building permit.
68. 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.
69. 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.
70. 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
Planning Commission Approved Page 11 of 34 City Council Approved
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CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
project's Home Owners Association.
b. A water quality implementation agreement has the approved WQMP and
O &M Plan attached; or
c. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
Final Tract or Parcel Map
71. The developer shall submit for plan check review and approval a final map.
72. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
73. 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.
74. Street abandonment shall be processed and approved as part of the final map.
75. 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.
76. 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.
77. 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.
78. Underground water rights shall be dedicated to the City pursuant to: the provisions of
Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore
Valley Municipal Water District.
Planning Commission Approved Page 12 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
Prior to Issuance of a Grading Permit
79. 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.
80. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
81. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and /or subsidence zones present on -site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this
hazard.
82. 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.)
83. 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).
84. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
85. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
86. 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:
87. 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.
88. 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
Planning Commission Approved Page 13 of 34 City Council Approved
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CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
and volume etc. Submit this letter prior to applying for a building permit.
89. Pay all Capital Improvement Mitigation fees (LEMC 16.34).
90. The Final Tract Map shall be recorded.
91. 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 discretion may
allow for the phased construction of the ultimate improvements. (Amended by Staff prior
to January 6, 2015 Planning Commission hearing.)
92. 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.)
93. 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.)
94.PFiGF tO the issuance of the first building permit; GeRstruGt the exteRsieR ef PieFGe
Street from the project boundary to Ninhols ReRri v' fith a 32'paved F9adway width, iRGIUdiRg
an 8' graded she l der OR the Rerth and so hh bound sii 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 estimate shall be approved by
the City Engineer. (Amended by Staff prior to January 6, 2015 Planning Commission
hearing.)
Prior to Occupancy
95. 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.
96. All traffic signing and striping shall be completed in accordance with the approved plans
to the satisfaction of the City Traffic Engineer.
97. Prior to the final inspection and occupancy of the 50th dwelling unit: Install a full
Planning Commission Approved Page 14 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
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.)
98. 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.)
99. The fair share cost of future improvements as a condition of this development shall be
paid, as per tables 9 and 10 of Appendix E of the OGteber 2014 2014 the January 29,
2014 Revised Terracina 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 #39. (Amended by Staff prior to January 6, 2015 and March 17, 2015 Planning
Commission hearing.)
100. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of payment
in full in accordance with the LEMC.
101. 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.
- -
Engineer. pay fee OR lieW Of GORStFUGfiGn Of fig gvements on Lakeshere Prove. The
an additmenal 150% of the total GenStFUGtOOR GGst estimate te ever design a
administratmvp costs. The GGst estimate shall be approved by the city (Deleted
by Staff prior to January 6, 2015 Planning Commission
103. 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.
104. 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.)
105. 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,
Planning Commission Approved Page 15 of 34 City Council Approved
March 17, 2015 July 14, 2016
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
etc.
106. All plan sets and recorded maps shall be digitized and provided or
a. Final Map(s) - GIS Shape files* and .tif of recorded map.
b. Improvement Plans — GIS Shape files* and .tif of approved
C.
*GIS
Grading Plans - .tif of approved as built mylar.
CD /DVD as follows:
as built mylar.
Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
COMMUNITY SERVICES DEPARTMENT
107. If any of the following conditions of approval differ from the Specific Plan text or exhibits,
the conditions enumerated herein shall take precedence.
108. The 2.1 aG private r! !r°creu*,;on Pent.,, On Village 3 Rd all All open space shall be
e p. ., pw uy�
owned and maintained by the Homeowner's Association (HOA) n (Amended by Staff prior
to July 14, 2015 City Council hearing.)
109. The 5.1 acre public park (Lot 470 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.)
110. The design of the 2.1 aGFe pFivate paFk/FeGFeatiGR GenteF located in Village 3 shall
GORSistent with the oeReeptual design and guideliRes identified withiR the Specific Plan.
The desigR shall be appFoved by the Director of COmMURity SeFviees prior to the appmval
of the final map. The public park shall include:
An informal sports field
Restroom approximately 300 sq. 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 gate to the parking lot
Planning Commission Approved Page 16 of 34 City Council Approved
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CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
(Amended by Staff prior to July 14, 2015 City Council hearing.).
111. 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.)
112. 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.)
113. 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.)
114. 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.)
115. 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
park by the City. (Added by Staff prior to July 14, 2015 City Council hearing.)
116. 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.)
117. 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.)
118. No paFk Gredits will be given foF the private parklreGFeatiGR Genter. 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.)
Planning Commission Approved Page 17 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
119. The developer, the developer's successor or assignee, shall be responsible for all
maintenance of the 2.1 °^F° nark biro and all open space areas until such time as those
responsibilities are provided by the HOA. (Amended by Staff prior to July 14, 2015 City
Council hearing.)
120. The private public 5.1 acre park!^ �� 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.)
121. Class II bicycle lanes, as specified in the Specific Plan, shall be identified on the street
improvements plans and constructed in concurrence with the completion of said street
improvements.
J - -
11 -
•
of
FIRE PROTECTION PLANNING OFFICE
General Conditions
123. 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.
124. 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.
125. 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
Planning Commission Approved Page 18 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
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 ").
126. 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 ".
127. 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.
128. Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions:
1. Twenty -four feet (24') clear width. Where parking is to be provided, each parking
side shall be provided with eight (8') additional feet on each side of the fire
department access.
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than
500 feet. [Ord. 529 § 3.2(F), 1973].
3. The required all weather vehicular access shall be able to support no less than
70,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning Radius shall be 26' inside and 38' outside for all access roads.
129. 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
Planning Commission Approved Page 19 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
130. 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.
131. 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
132. 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.
133. 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
134. Prior to approval of the Final Map, Parcel Map, Site Development 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 ($7,500) non - refundable deposit to cover the cost of the
formation or annexation process, as applicable. GeRtaet David Bilby, Finance MaRager,
City ..f Lake Elsin,,ro at (951) 674 3124 or D$flbyaL�ke- Elsinore -org- The applicant
may propose alternative financing mechanisms to fund the annual negative fiscal impacts
of the proiect 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-
Planning Commission Approved Page 20 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
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
135. Prior to approval of the Final Map, Parcel Map, Site Deye!GpMeRt Plan Residential Design
Review, Special Use Permit or building 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 -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. CantaGt
David Bilby, FiRaRGE? Manager, City of Lake Fl-i,.-, - at (951) 674 3124 or DR"-y@Lake
ElSiRere.org. The applicant may propose alternative financing 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
136. Prior to the approval of any implementing project within the Terracina Specific Plan (i.e.:
tract map, parcel map, conditional use permit, design review, etc.), the following
conditions shall be placed on the implementing project:
137. 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.
Planning Commission Approved Page 21 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
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.
Mitigation Measure AIR -2: The following measures shall be required during
construction:
The project applicant shall require that the site preparation and grading
contractors implement the fugitive dust control actions provided in SCAQMD's
Rule 403 for "Large Operations." If a more restrictive action is included below
as project mitigation then that measure may be used in place of the applicable
Rule 403 measure. A list of the Large Operations control actions from Rule 403
are provided in Appendix A of this Initial Study.
When materials are transported off -site, all material shall be covered. As
necessary, it may be effectively wetted to limited dust emissions, and at least
six inches of freeboard space from the top of the container shall be maintained
to the extent feasible. If warranted by site or weather conditions, material shall
be effectively wetted to limit dust emissions.
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 CARIB 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.
Planning Commission Approved Page 22 of 34 City Council Approved
March 17, 2015 July 14, 2015
CITY OF LAKE ELSINORE
CONDITIONS OF APPROVAL FOR
TERRACINA SPECIFIC PLAN SP 2012 -01
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
e. Mitigation Measure BIO -2: The removal of potential nesting vegetation will be
conducted outside of the nesting season (February 1 to August 31) to the extent that
this is feasible. If vegetation must be removed during the nesting season, a qualified
biologist shall conduct a nesting bird survey of potentially suitable nesting vegetation
prior to removal. Surveys will be conducted no more than three (3) days prior to
scheduled removals. If active nests are identified, the biologist shall establish buffers
around the vegetation containing the active nest of at least 500 feet of an active
listed species or raptor nest, and 300 feet of other sensitive or protected nests. The
vegetation containing the active nest will not be removed, and no grading will occur
within the established buffer, until a qualified biologist has determined that the nest
is no longer active (i.e., the juveniles are surviving independent from the nest). If
clearing is not conducted within three days of a negative survey, the nesting survey
must be repeated to confirm the absence of nesting birds.
f. Mitigation Measure BIO -3: Prior to the issuance of a grading permit, the project
applicant shall obtain the necessary authorizations from the regulatory agencies for
proposed impacts to jurisdictional waters. Authorizations may include a Section 404
Permit from the U.S. Army Corps of Engineers, a Section 1602 Streambed Alteration
Agreement from the California Department of Fish and Wildlife, and a Section 401
Water Quality Certification/Waste Discharge Requirement from the Regional Water
Quality Control Board. The Permittee shall offset impacts to riparian /riverine areas
by purchasing credits at the Riverside - Corona Resource Conservation District in-
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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
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.
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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
MSHCP. This measure applies during construction and installation of improvements.
Mitigation Measure 13I0-6: The developer shall provide language in the Covenants,
Conditions, and Restrictions (CC &Rs) for the project which requires compliance with
the City's updated landscape requirements for the use of native, drought - tolerant
and non - invasive plants and provides that homeowners may not replace such plants
with invasive species. Developer shall incorporate into the CC &Rs the requirement
that the invasive species provided on Volume I, Table 6 -2 of the MSHCP are
prohibited. The CC &Rs shall incorporate the list of invasive species, Volume I, Table
6 -2 of the MSHCP, for reference.
j. Mitigation Measure CULA: All earth moving activities within the project area during
construction shall be monitored by a qualified archaeologist selected from the latest
Riverside County Cultural Resources Consultant List.
k. Mitigation Measure CUL -2: If inadvertent discoveries of subsurface
archaeological /cultural resources are discovered during grading, the developer, the
project archaeologist, and the appropriate tribe shall assess the significance of such
resources and shall meet and confer regarding the mitigation for such resources.
Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the
preferred method of preservation for archaeological resources. If the developer and
the Tribe cannot agree on the significance or the mitigation for such resources, these
issues will be presented to the Community Development Director (CDD) for decision.
The CDD shall make the determination based on the provisions of the California
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Environmental Quality Act with respect to archaeological resources and shall take
into account the religious beliefs, customs, and practices of the appropriate tribe.
1. 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
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.
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p. Mitigation Measure CUL -6: During construction - related activities of the project,
should paleontological materials be unearthed, the Lake Elsinore Planning
Department shall be notified immediately. Construction affecting the area shall be
halted and the City shall coordinate the appropriate efforts for handling and /or
disposition of these materials.
q. Mitigation Measure CUL -7: If human remains are encountered, California Health
and Safety Code Section 7050.5 states that no further disturbance shall occur until
the Riverside County Coroner has made the necessary findings as to origin. Further,
pursuant to California Public Resources Code Section 5097.98(b) remains shall be
left in place and free from disturbance until a final decision as to the treatment and
disposition has been made. If the Riverside County Coroner determines the remains
to be Native American, the coroner shall contact the Native American Heritage
Commission within 24 hours. Subsequently, the Native American Heritage
Commission shall identify the person or persons it believes to 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
Planning Commission Approved Page 27 of 34 City Council Approved
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boundary length. This has been calculated to require the planting of a minimum of
470 trees on the project site.
w. Mitigation Measure GRE -6: The project applicant shall implement Measure T -1.4
from the Climate Action Plan, which requires that new development implement and
connect to the network of bikeways, trails and safety features identified in the
General Plan, Bike Lane Master Plan, Trails Master Plan and Western Riverside
County Non- Motorized Transportation Plan.
X. Mitigation Measure NOI -1: During all project site excavation and grading on -site,
construction contractors shall equip all construction equipment, fixed or mobile, with
properly operating and maintained mufflers, consistent with manufacturer standards.
The contractor shall place all stationary construction equipment so that emitted noise
is directed away from the noise sensitive receptors nearest the project site.
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 NOW: 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.
Planning Commission Approved Page 28 of 34 City Council Approved
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cc. Mitigation Measure NOI -6: The developer shall limit haul truck deliveries to
weekdays only and from 7:00 a.m. to 5:00 p.m. Haul routes shall avoid residential
neighborhoods, following the haul routes determined by the City.
dd. Mitigation Measure NOI-7: For the duration of construction activities, the
construction manager shall serve as the contact person should noise levels become
disruptive to local residents. Developer shall post a publicly visible sign with the
telephone number and person to contact regarding noise complaints. The
construction manager, within seventy -two (72) hours of receipt of a noise complaint,
shall either take corrective actions or, if immediate action is not feasible, provide a
plan or corrective action to address the source of the noise complaint.
ee. Mitigation Measure NOI -8: Mitigation is required in order to achieve exterior noise
levels of 65 dBA Ldn at several proposed sensitive receptors adjacent to Lakeshore
Drive and Terra Cotta Road. This mitigation shall be provided by constructing a five -
foot barrier along the property lines of Lots 66 -72 and a six -foot 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
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5. Glass portions of windows /doors not to exceed 20 percent
6. Exterior vents facing noise source shall be baffled
Noise Level Reduction of 25 -30 dBA Measures 1 -6 above and
7. Interior sheetrock of exterior wall attached to studs by resilient channels or
double walls
8. Window assemblies, doors, wall construction materials, and insulation shall
have a lab- tested STC rating of 30 or greater.
gg. Mitigation Measure TRA -1: The developer shall require that the speed of earth -
moving equipment will be 25 miles per hour of less, and shall post signs onsite to
this effect.
hh. Mitigation Measure TRA -2: The developer shall use reasonable trip reduction
requirements during project construction including, for example, contracting with a
local food truck company to provide lunch onsite.
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.
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b. Construct the extension of Terra Cotta Road from the north project boundary
to Nichols Road with a paved roadway section, as approved by the City
Engineer, in conjunction with development.
C. Construct the extension of Hoff Avenue from the west project boundary to Terra
Cotta Road with a paved roadway section, as approved by the City Engineer,
in conjunction with development.
d. Pay fair share of construction of a traffic signal at the intersection of Terra Cotta
Road (NS) and Nichols Road (EW).
e. Construct Lakeshore Drive adjacent to the project site at its ultimate half -
section width including sidewalk and parkway improvements consistent with
the adjacent improved sections of Lakeshore Drive and additional 14' width for
a northbound right turn lane on Lakeshore at Terra Cotta Road in conjunction
with development.
f. Install a traffic signal at the off -set intersection of Lakeshore Drive and Terra
Cotta Road.
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
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address traffic impacts. A traffic improvement plan which includes the timing of
phased improvements shall be submitted to the City of Lake Elsinore for review and
approval prior to issuance of any grading permits for the project. Where
improvements are needed to mitigate for operational impacts, the improvements
must be in place and operational before occupancy permits are issued.
mm. Mitigation Measure TRA -7: The developer will comply with the traffic conditions of
approval determined by the City of Lake Elsinore for the project, including but not
limited to, the payment of Transportation Uniform Mitigation Fees and Traffic
Infrastructure Fees as listed and required in Mitigation Measure TRA -4 and
appropriate conditions of approval.
138. 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
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CONDITIONS OF APPROVAL FOR
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EXHIBIT 1
Planning Commission Approved Page 33 of 34 City Council Approved
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EXHIBIT 2
x,
Planning Commission Approved Page 34 of 34 City Council Approved
March 17, 2015 July 14, 2015
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Diana Giron, Deputy City Clerk of the City of Lake Elsinore, California, hereby
certify that Ordinance No. 2015 -1336 was introduced at the regular City Council
meeting of July 14, 2015, and adopted at the regular meeting of July 28, 2015, by
the following roll call vote:
AYES: Council Member Magee, Council Member Hickman, Council
Member Johnson, Mayor Pro Tern Tisdale, and Mayor Manos
NOES: None
ABSENT: None
ABSTAIN: None
Diana Giron, Deputy City Clerk