HomeMy WebLinkAboutID# 15-843 Resolution No. 2015-098 One-Year Extension of Time for Tentative Tract Map No. 33267CITY OF
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REPORT TO CITY COUNCIL
TO: Honorable Mayor and
Members of the City Council
FROM: Grant Yates
City Manager
DATE: December 8, 2015
SUBJECT: Extension of Time for Tentative Tract Map No. 33267
Recommendation
Adopt Resolution No. 2015- : A Resolution of the City Council of the City of Lake
Elsinore, California, Approving a One -Year Extension of Time for Tentative Tract Map No.
33267.
Background
On September 12, 2006, the City Council approved Mitigated Negative Declaration No.
2006 -05, Specific Plan No. 2005 -01 (The Village at Lakeshore Specific Plan), Zone
Change No. 2005 -01, Tentative Condominium Map No. 33267, Conditional Use Permit
No. 2005 -21, and Residential Design Review No. 2005 -09, which entitled an infill
residential project on an approximately twenty (20) acre site which included 146 attached
single - family condominium residences within thirty -seven (37) separate detached
buildings consisting primarily of four (4) attached units each.
On June 23, 2015, the City Council approved Specific Plan Amendment No. 2014 -02 &
Residential Design Review No. 2014 -07, which modified the previously approved Specific
Plan and Residential Design Review by changing the condominium type to 163 detached
single - family condominium residences. Furthermore the proposed project modified the
previously approved design to incorporate a higher quality aesthetic.
Between July 2008 and July 2013, the California Legislature adopted Senate Bill 1185,
Assembly Bill 333, Assembly Bill 208, and Assembly Bill 116, all automatically extending
the life of this map for an additional seven (7) years. Pursuant to Section 16.24.160 of the
Lake Elsinore Municipal Code (LEMC), the applicant has one or more extensions of time
totaling a maximum of 36 months available to him before the map expires. Based upon
the original approval and the subsequent automatic time extensions, Tentative Tract Map
33267 expiration date was September 12, 2015. However, since an application for an
CITY COUNCIL STAFF REPORT
Extension of Time for TTM 33267
December 8, 2015
Page 2 of 3
extension of the tentative map was filed more than 30 days prior to the expiration date,
the map is deemed not to have expired, pending processing of the extension of time
application.
Discussion
On May 13, 2013, the applicant applied for an Extension of Time, however no action was
taken as the State legislature had subsequently passed legislation (Assembly Bill 116)
that automatically extended the life of the map for an additional two (2) years. No further
action was taken on the application. On October 13, 2015, AB 1303 was adopted and
provided maps an automatic extension of time for an additional two (2) years, provided
they are located in counties that meet specific criteria. The City Attorney in review of AB
1303 determined that it was not applicable to the County of Riverside. This determination
required that TTM 33267 be extended pursuant to LEMC Section 16.24.160. A time
extension for TTM 33267 has never been approved and TTM 33267 is eligible for an
extension of time up to 36 months.
As part of the approval of Specific Plan Amendment 2014 -02 and Residential Design
Review, an Addendum to the previously approved Mitigated Negative Declaration was
prepared and approved in accordance with Section 15162 of the California Environmental
Quality Act (CEQA) Guidelines. This Addendum incorporated updated technical studies
and mitigation measures which reduced any potential significant impacts to levels of less
than significant based upon current standards. In addition updated Conditions of Approval
were prepared by Administrative Services, Community Development (Building, Fire, and
Planning), Community Services, Fire, and Public Works (Engineering) and approved by
the City Council. These updated Conditions of Approval were reflective of the revised
residential product and the most current City requirements for development.
Fiscal Impact
The time and costs related to processing this extension of time request have been
covered by the Developer Deposit paid for by the applicant. No General Fund budgets
have been allocated or used in the processing of this application.
The approval of an extension of time does not fiscally impact the City's General Fund.
Mitigation Measures to protect the City fiscally have been included in the revised
Conditions of Approval.
CITY COUNCIL STAFF REPORT
Extension of Time for TTM 33267
December 8, 2015
Page 3 of 3
Prepared by: Justin Kirk,
Senior Planner
Reviewed by: Richard MacHott, LEED Green Associate
Planning Manager
Grant Taylor
Community Development Director
Approved by: Grant Yates
City Manager
Attachment:
1. Vicinity Map
2. Aerial Map
3. Tentative Tract Map 33267 Extension of Time Resolution
4. Conditions of Approval
5. Tentative Tract Map No. 33267
VICNITY MAP
TENTATIVE TRACT MAP 33267
CITY
LAIQL- LSINORZE
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DREAM EXTREML
AERIAL MAP
TENTATIVE TRACT MAP 33267
CITY OF
LAI -L LSINOIZL
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RESOLUTION NO. 2015-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING A ONE -YEAR EXTENSION OF
TIME FOR TENTATIVE TRACT MAP NO. 33267.
WHEREAS, Peter Olah, of
Paradigm
Engineering Group,
submitted a request for
an extension of time for Tentative
Tract Map
No. 33267 on May
13, 2013; and
WHEREAS, Lake Elsinore Municipal Code Section 16.24.160 requires that a land
divider wishing to extend the life of a tentative tract map make a written application to the
City Council not less than thirty (30) days prior to the expiration of the tentative tract map
requesting an extension of time on the map; and
WHEREAS, on December 8, 2015, at a duly noticed public hearing the City
Council has considered the recommendation of City staff 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 extension
of time for Tentative Tract Map No. 33267 prior to making its decision to extend the life of
the map for a period of one (1) year.
SECTION 2. That in accordance with the California Subdivision Map Act (Cal.
Gov. Code Section 66000 et. seq.) and the City of Lake Elsinore Municipal Code Section
16.24.160, the City Council makes the following findings for the approval of an extension
of time for Tentative Tract Map No. 33267:
The proposed subdivision, together with the provisions for its design and
improvements, is consistent with the City of Lake Elsinore General Plan. The
proposed subdivision is compatible with the objectives, policies, general land uses
and programs specified in the General Plan (Government Code Section 66473.5).
Tentative Tract Map 33267 is located in the Adopted Specific Plan
General Plan designation.
All offsite mitigation measures have been identified in a manner
consistent with the General Plan.
C. All recreational amenities have been provided in a manner consistent
with the General Plan.
2. The site of the proposed
division of land
is physically
suitable for the proposed
density of development in
accordance with
the General
Plan.
CITY COUNCIL RESOLUTION NO. 2015 -_
Page 2 of 4
a. The overall density and design is consistent and compatible with the
adjacent communities.
3. The effects that the Project are likely to have upon the housing needs of the region,
the public service requirements of its residents and the available fiscal and
environmental resources have been considered and balanced.
The Project is consistent with the City's General Plan. During the
approval of the General Plan, housing needs, public services and fiscal
resources were scrutinized to achieve a balance within the City.
b. The map has been conditioned to annex into Community Facilities
District No. 2015 -1 (Safety and Law Enforcement, Fire and Paramedic
Services, Mello -Roos) to offset the annual negative fiscal impacts of the
project on public safety operations and maintenance issues in the City.
C. The map has been conditioned to annex into the City of Lake Elsinore
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.
4. Subject to the attached
conditions
of approval,
the proposed division of land or
type of improvements is
not likely to
result in any
significant environmental impacts.
a. An Initial Study was prepared for the Project. The Initial Study
identified potentially significant environmental effects but proposals
made or agreed to by the applicant avoid the effects or mitigate the
effects to a point where no significant effects would occur.
b. When examining the Project in light of the conditions of approval and
mitigation measures there is no substantial evidence that the Project
may have a significant effect on the environment.
C. Mitigation measures are required to ensure all potentially significant
impacts are reduced to levels of insignificance. Tentative Tract Map
No. 33267 has been conditioned to comply with these mitigation
measures.
5. The design of the proposed division of land or type of improvements is not likely to
cause serious public health problems.
CITY COUNCIL RESOLUTION NO. 2015-.
Page 3 of 4
a. Tentative Tract Map No. 33267 has been designed in a manner
consistent with the General Plan and does not divide previously
established communities.
6. The design of the proposed division of land or type of improvements will not conflict
with easements, acquired by the public at large, for access through or use of
property within the proposed division of land.
a. All known easements or request for access have been incorporated
into the design of Tentative Tract Map No. 33267.
b. The map has been circulated to City departments and outside
agencies, and appropriate conditions of approval have been applied
to the Project.
SECTION 3. Based upon the evidence presented, both written and testimonial,
and the above findings, the City Council hereby approves a one -year extension of time
for Tentative Tract Map No. 33267, incorporating the attached revised Conditions of
Approval.
SECTION 4. This Resolution shall take effect from and after the date of its passage
and adoption.
PASSED, APPROVED AND ADOPTED on this eighth day of December, 2015.
Steve Manos, Mayor
City of Lake Elsinore City Council
ATTEST:
Susan M. Domen, MMC, City Clerk
APPROVED AS TO FORM:
Barbara Leibold, City Attorney
City of Lake Elsinore
CITY COUNCIL RESOLUTION NO. 2015-.
Page 4 of 4
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE f SS
CITY OF LAKE ELSINORE
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2015 - was adopted at a regular meeting of the City
Council of the City of Lake Elsinore on the eighth day of December, 2015, by the following
roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Susan M. Domen, MMC,
City Clerk
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
GENERAL
1. The proposed project (Extension of Time for TTM 33267) is a 20 -acre condominium
project consisting of 163 single - family detached condominium residential units with six
floor plans and three architectural styles, located at the northwest corner of Grand Avenue
and Riverside Drive (APN 379 - 050 -006 and 379 - 050 -034).
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 subject project.
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 $50.00 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
SPECIFIC PLAN NO. 2014 -07
The Draft Village at Lakeshore Specific Plan shall be revised to incorporate any
corrections and changes required by the Planning Commission and /or City Council. A
Final Village at Lakeshore 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 Village at Lakeshore Specific
Plan document and any required revisions are administratively approved by the
Community Development Director or designee.
6. Page 6 -25 Community Walls Solid wall shall be modified to increase the landscape space
to a minimum of 6' -0 ".
7. All future development shall comply with those standards and guidelines contained in the
Village at Lakeshore Specific Plan document.
8. Those issues, standards, guidelines, etc. not addressed in the Village at Lakeshore
Page 1 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
Specific Plan will revert to the Lake Elsinore Municipal Code and /or Zoning Code in effect
at the time future developments within The Village at Lakeshore Specific Plan are
proposed.
9. The applicant/developer shall provide all project - related onsite and offsite improvements
as described in the Village at Lakeshore Specific Plan document.
10. The applicant/developer shall implement those mitigation measures identified in Mitigated
Negative Declaration No. 2006 -05 and Addendum #1 and the correlating Mitigation
Monitoring Programs.
11. 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 at 5:00 PM, Monday through Friday. Construction activity
shall not take place on Saturday, Sunday, or any Legal Holidays.
12. Any amendment to the 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.
RESIDENTIAL DESIGN REVIEW NO. 2014 -07
13. Design Review approval for Residential Design Review No. 2014 -07, shall lapse and
become void two (2) years following the date on which the design review became
effective, unless one of the following: (1) prior to the expiration of two years, a building
permit related to the design review is issued and construction commenced and diligently
pursued toward completion; or (2) prior to the expiration of two years, the applicant has
applied for and has been granted an extension of the design review approval pursuant to
subsections (B) and (C) of Lake Elsinore Municipal Code (LEMC) Section 17.184.120.
Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC
Chapter 17.184 shall run with the land for this two -year period, subject to any approved
extensions, and shall continue to be valid upon a change of ownership of the site which
was the subject of the design review application.
14. Prior to the issuance of any building permit for the Project, Developer shall enter into an
agreement with the City to provide (a) 15% of the units constructed in the Project as
affordable housing units in accordance with the requirements of Section 33413(b) (2) of
the California Community Redevelopment Law (Health and Safety Code Sections 33000
et sec.), or (b) an alternative equivalent action as determined by the City which may
include (without limitation) dedication of vacant land, construction of affordable units on
Page 2 of 16 city Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
another site, or payment of an in lieu fee at the rate of $2.00 per square foot as assessable
space for each dwelling unit in the Project. For purposes of this condition, "assessable
space" means all of the square footage within the perimeter of a residential structure, not
including any carport, walkway, garage, overhang, patio, enclosed patio, detached
accessory structure, or similar area. The amount of the square footage within the
perimeter of a residential structure shall be calculated by the building department of the
City in accordance with the standard practice of the City in calculating structural
perimeters.
15. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the Village at Lakeshore Specific Plan and Municipal Code,
prior to issuance of certificate of occupancy and release of utilities.
16. All site improvements shall be constructed as indicated on the approved building
elevations and site plan.
17. Future site plotting and construction shall be consistent with these Conditions of Approval,
those conditions approved with Tentative Condominium Map No. 33267 and those
provisions and requirements contained in the Village at Lakeshore Specific Plan and Lake
Elsinore Municipal Code, subject to approval by the Community Development Director or
designee.
18. Future site plotting and construction within Tentative Condominium Map No. 33267 shall
comply with the standards and requirements of the Village at Lakeshore Specific Plan.
Future site plotting shall be shown on precise grading plans, subject to approval by the
Community Development Director or designee.
19. All weep screeds shall be a maximum three inches above any hard surface and four
inches above any earth surface.
20. Any revisions to approved site plans or building elevations shall be reviewed and
approved by the Community Development Director or designee.
21. Materials and colors depicted on the approved Design Review Package dated February
2014 shall be used unless minor modifications are approved by the Community
Development Director or designee or major modifications are approved by the Planning
Commission.
22. Trash storage areas shall be concealed from public view, subject to the approval of the
Community Development Director or designee.
Page 3 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
21 The building addresses (in numerals at least four inches high) shall be displayed near the
entrance and easily visible from the front of the unit and public right -of -way. The applicant
shall obtain street addresses for all production lots prior to issuance of building permit.
24. The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with the
provisions of Municipal Code, Chapter 15.72 and using accepted techniques. Interim
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
25. The applicant shall comply with all applicable City Codes and Ordinances.
26. A cash bond of $1,000.00 shall be required for any construction trailers used during
construction. Bonds will be released after removal of trailers, subject to the approval of
the Community Development Director or designee.
27. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
28. 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.
29. The design and construction of the project shall meet all County Fire Department
standards for fire protection.
30. All mechanical and electrical equipment for all buildings shall be ground mounted. All
outdoor ground or wall mounted utility equipment shall be consolidated in a central
location and architecturally screened along with substantial landscaping, subject to the
approval of the Community Development Director, prior to issuance of building permit.
31. 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.
Page 4 of 16 City Council
December 81 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
• 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.
shut -off and
seasonal
adjustment
• 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 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;
Page 5 of 16 city Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
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
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.
32. The Final landscaping and irrigation plans shall include vine plantings and necessary
irrigation methods along the outside of the project perimeter walls located along the entire
length of the Riverside Drive and Grand Avenue frontages and along the entire length of
the eastern property line. The specific number and location of the vine plantings shall be
reviewed and approved by the Community Development Director or Designee.
33. Fences located in any front yard shall not exceed three feet in height with the exception
that wrought -iron fences may be five feet in height. Chain link fences shall be prohibited.
Interior fencing material shall only be vinyl.
34. Garages shall
be constructed to provide a
minimum of twenty
feet by twenty feet (20' x
20') of interior
clear space to accommodate
two vehicles.
Page 6 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
35. These Conditions of Approval shall be reproduced on subsequent building plans prior to
issuance of building permit.
36. The Homeowner's Association shall maintain all project improvements and facilities,
including the project streets, landscaping, park facilities, and drainage improvements.
a. The Covenants Conditions and Restrictions (CC &Rs) shall prohibit the parking of
Recreational Vehicles (RV's) within the project boundaries. (Amended by the City
Council at its June 23, 2015 hearing.)
37. Applicant shall comply with the requirements of the Elsinore Valley Municipal Water
District. Proof shall be presented to the Chief Building Official prior to issuance of building
permits and final approval.
38. The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of
each building permit.
39. Prior
to
issuance of building permits, applicant
shall provide assurance that
all required
fees
to
the Lake Elsinore Unified School District
have been paid.
before 7:00
40. Prior to issuance of building permits, applicant shall provide assurance that all
requirements of the Riverside County Fire Department have been met.
41. 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.
Construction
activity shall not take place
on Saturday,
Sunday, or any Legal Holidays.
42. The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF), at the rate in effect at the time of payment.
43. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site
identifying the approved days and hours of construction activity and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674 -3124.
44. The developer shall comply with all Municipal Code provisions regarding construction
debris removal and recycling as set forth in Chapter 14.12 (Construction and Demolition
Waste Management) of the Lake Elsinore Municipal Code.
45. Prior to the issuance of a building permit the Applicant shall submit a product placement
Page 7 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
plan depicting the plan and design for each dwelling unit to be approved by the
Community Development Director or designee Care is to be taken to ensure that
adiacent units with the same floor plan reflect a diversity in architecture and colors and
that there is adequate variation in architectural design (Added by the Planning
Commission at its May 5, 2015 public hearing.)
ENGINEERING
General Requirements:
46. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required
if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified
as determined by the City Engineer. If the grading is less than 50 cubic yards and a
grading plan is not required, a grading permit shall still be obtained so that a cursory
drainage and flow pattern inspection can be conducted before grading begins.
47. Prior to commencement of grading operations, applicant to provide to the City with a map
of all proposed haul routes to be used for movement of export material. Such routes shall
be subject to the review and approval of the City Engineer,
48. All grading shall be done under the supervision of a geotechnical engineer and he shall
certify all slopes steeper than 2 to 1 for stability and proper erosion control.
49. This project shall comply with the recommendations of the traffic study prepared by Webb
and Associates, dated October 12, 2005 and updated by VA Consultants.
50. If applicable, a Phasing Plan shall be approved by the City Engineer. Bond public
improvements for each Phase as approved by the City Engineer.
51. An Encroachment Permit shall be obtained prior to any work on City right -of -way.
52. 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.
Overhead utilities shall be undergrounded.
53. 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.
54. Applicant shall obtain any necessary Caltrans permits and meet all Caltrans requirements
Page 8 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
for any work within Caltrans right -of -way.
55. Applicant shall obtain any necessary County permits and meet all County requirements
for any work within County right -of -way.
56. The applicant shall install permanent bench marks per Riverside County Standards and
at locations to be determined by the City Engineer.
57. Provide fire protection facilities as required in writing by Riverside County Fire,
58. The applicant shall incorporate bus bays in the street design unless not required by RTA.
59. Applicant shall pay all applicable development fees, including but not all inclusive: TUMF,
MSHCP, TIF and area drainage fees.
60. 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.
61. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
62. 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.
63. Slope maintenance along right -of -ways shall be maintained by a homeowner's
association.
64. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right -of -way shall be owned and maintained by homeowner's
association.
65. All waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or other phases of the construction shall be disposed of at
appropriate recycling centers. The applicant should contract with CR &R Inc. for recycling
and storage container services, but the applicant may use the services of another
recycling vendor. Another recycling vendor, other than CR &R Inc., cannot charge the
applicant for bin rental or solid waste disposal. If the applicant is not using CR &R Inc. for
recycling services and the recycling material is either sold or donated to another vendor,
Page 9 of 16 city council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
the applicant shall supply proof of debris disposal at a recycling center, including
verification of tonnage by certified weigh master tickets.
66. On -site
drainage
shall be conveyed to a
public facility,
accepted by
adjacent property
owners
by a letter
of drainage acceptance,
or conveyed
to a drainage
easement.
67. All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer.
68. Roof drains
shall
not be allowed to
outlet directly
through coring in the street curb. Roofs
should drain
to a
landscaped area.
69. Applicant shall comply with all NPDES requirements in effect; including the submittal of a
Water Quality Management Plan (WQMP) as required per the Santa Ana Regional Water
Quality Control Board. The requirements of WQMP may affect the overall layout of the
project. Therefore, WQMP submittal should be during the initial process of the project.
70. Education guidelines and Best Management Practices (BMP) shall be provided to
residents of the development in the use of herbicides, pesticides, fertilizers as well as
other environmental awareness education materials on good housekeeping practices that
contribute to protection of storm water quality and met the goals of the BMP in
Supplement "A" in the Riverside County NPDES Drainage Area Management Plan.
(Required for lot of one acre or more)
71. Applicant shall provide BMP's that will reduce storm water pollutants from parking areas
and driveway aisles. (Required for lot of one acre or more)
72. City of Lake Elsinore has adopted ordinances for storm water management and discharge
control. In accordance with state and federal law, these local storm water ordinances
rohibit the discharge of waste into storm drain system or local surface waters. This
includes non -storm water discharges containing oil, grease, detergents, trash, or other
waste remains. Brochures of "Storm water Pollution, What You Should Know"
describing preventing measures are available at City Hall.
PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain system, or
waterways - without Regional Water Quality Control Board permit or waver — is strictly
prohibited by local ordinances and state and federal law.
Page 10 of 16 City council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
Prior to Approval of final Map, unless other timing is indicated, the subdivider shall
complete the following or have plans submitted and approved, agreements executed and
securities posted:
73. Prior to issuance of a building permit for development, written verification from Caltrans
that the project's Traffic Impact Analysis is approved must be received by the City and
the applicant shall pay the required TUMF and City Traffic Impact Fees and construct all
required traffic improvements.
74. Construct the traffic signal at State Route 74 (Riverside Drive) and Grand Avenue. A
south bound deceleration lane on State Route 74 shall be provided.
75. Interior streets shall be privately maintained and shall have a minimum width of 28' unless
otherwise approved by the Fire Department.
76. Construct and dedicate right -of -way on State Route 74 (Riverside Drive) from the channel
to Grand Avenue per City's General Plan (half width + 12' improvements). The
improvements include sidewalk improvements over the flood control channel to sidewalk
improvements at the school site and a temporary ac sidewalk improvement from Grand
Avenue to existing sidewalk approximately 390 feet south of Grand Avenue. The applicant
shall construct the required landscaped median along State Route 74. Should Caltrans
not approve the median, the applicant shall pay cash in -lieu of improvements for half -
width of the required median improvements. Construct a deceleration lane for the project
entrance on SR 74. The project entrance on SR 74 shall be right -in /out only. Upon
approval by Caltrans, install "No Parking" signs along the project frontage along Riverside
Drive. (Amended by the City Council at its June 23, 2015 hearing.)
77. Construct and dedicate right -of -way on Grand Avenue from the project boundary to State
Route 74 (Riverside Drive) per City General Plan (part -width improvements). Full
improvements shall be required from the old Riverside Drive to State Route 74. Cash
bond in -lieu of construction of median improvements may be provided subject to City
Engineer's approval. Full access shall be provided at the project entrance off of Grand
Avenue. Install "No Parkina" sians alona the Droiect frontaae alona Grand Avenue.
(Amended by the City Council at its June 23, 2015 hearing
78. Applicant shall enter into an agreement with the City for the construction of public works
improvements and shall post the appropriate bonds prior to final map approval.
79. Applicant shall obtain all
necessary
off -site easements
for off -site grading from the
adjacent
property owners
prior to final
map approval.
Page 11 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
80. Provide street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer.
81. Make an offer of dedication for all public streets and easements required by these
conditions or as shown on the 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.
82. Applicant shall submit signing and striping plans for the required street improvements
and a traffic control plan showing all traffic control devices for the project to be approved
prior to final map approval. All signing and striping and traffic control devices shall be
installed prior to final inspection of public improvements. This includes Street Name
Signs, No Parking and Street Sweeping Signs for streets within the project.
83. A Calif. Registered Civil Engineer shall prepare street and traffic improvement plans and
specifications. Improvements shall be designed and constructed to Riverside County
Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34).
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.
84. All Public Works improvements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. The
improvements shall include street and drainage improvements, street lighting, and
associated traffic improvements related to the project.
Prior to Issuance of a Grading Permit
85. 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.
86. The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that minimize sight distance standards.
87. Construction Project access and hauling route shall be submitted and approved by the
City Engineer,
88. Provide soils, geology and seismic report including street design recommendations.
Page 12 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
Provide final soils report showing compliance with recommendations.
89. An Alquist - Priolo study shall be performed on the site to identify any hidden earthquake
faults and /or liquefaction zones present on -site.
90. The applicant shall obtain all necessary off -site easements and /or permits for off -site
grading and /or drainage acceptance from the adjacent property owners prior to grading
permit issuance.
91. Applicant to provide erosion control measures as part of their grading plan. The applicant
shall contribute to protection of storm water quality and meet the goals of the BMP in
Supplement "A" in the Riverside County NPDES Drainage Area Management Plan.
92. Applicant shall provide the city with proof of his having filed a Notice of Intent with the
Regional Water Quality Control Board for the National Pollutant Discharge Elimination
System ( NPDES) program with a storm water pollution prevention plan prior to issuance
of grading permits. The applicant shall provide a SWPPP for post construction, which
describes BMP's that will be implemented for the development including maintenance
responsibilities. The applicant shall submit the SWPPP to the City for review and
approval.
Prior to Issuance of Building Permit
93. 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.
94. 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.
95. No structures, landscaping, or equipment shall be located near the project entrances that
minimize sight distance standards.
96. Pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC
16.34).
Prior to Recordation of Final Map
97. Prior to recordation of the Final Map, the applicant shall process a roadway vacation such
Page 13 of 16 city council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
that the right -of -way is consistent with the boundaries as described in the approved
Specific Plan. In the event that a roadway vacation cannot be accomplished, the applicant
shall submit revised plans to the City for approval. (Added by City Council 9- 12 -06)
Prior to Occupancy
98. Pay all fees and meet requirements of an encroachment permit issued by the Engineering
Division for construction of off -site public works improvements (LEMC12.08, Res.83 -78).
All fees and requirements for an encroachment permit shall be fulfilled before Certificate
of Occupancy.
99. 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.
100. All public improvements shall be completed in accordance with the approved plans or as
conditions of development to the satisfaction of the City Engineer.
101. All signing and striping and traffic control devices shall be installed. This includes Street
Name Signs, No Parking and Street Sweeping Signs for streets within the tract.
102. Water and sewer improvements shall be completed in accordance with Water District
requirements.
103. The traffic signal at SR 74 and Grand Avenue shall be operational prior to 1 st Occupancy.
The applicant shall notify the City at least one month in advance should the signal turn on
be delayed due to Caltrans review and approval or any anticipated delays. The City
Engineer may allow ser-tain occupancy of a maximum of 20 dwelling units prior to signal
turn on if warranted. (Amended by the City Council at its June 23, 2015 hearing.)
104. Pay fair share costs of offsite improvements as identified in the traffic study. The fair share
costs calculations shall be provided by the applicant and approved by the City Engineer.
105. Proof of maintenance responsibility and acceptance shall be provided for all open space,
slopes, and drainage facilities, outside the public right -of -way.
106. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time when the
Certificate of Occupancy is obtained.
ADMINISTRATIVE SERVICES DEPARTMENT
Page 14 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
107. Annex into CFD 2015 -1 (Safety) Law Enforcement, Fire and Paramedic Services CFD;
Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special Use
Permit (as applicable), the applicant shall annex into Community Facilities District No.
2015 -1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello -Roos
Community Facilities District to offset the annual negative fiscal impacts of the project on
public safety operations and maintenance issues in the City. Applicant shall make a seven
thousand five hundred dollar ($7,500) non - refundable deposit to cover the cost of the
annexation process. Contact the Administrative Services Director at 951 - 674 -3124.
108. Form Community Facilities District No. 2015 -XX Prior to approval of the Final Map, Parcel
Map, Site Development Plan, Special Use Permit or building permit (as applicable), the
applicant may form Community Facilities District to allow for the funding of (i) public
facilities and (ii) 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
( "Maintenance Services ") to offset the annual negative fiscal impacts of the project.
Alternatively, if a CFD is not formed pursuant to the preceding sentence, applicant shall
form a CFD solely for Maintenance Services or annex into an existing CFD for such
services (e.g. Community Facilities District No. 2015 -2 (Maintenance Services)).
Applicant shall make a seven thousand five hundred dollar ($7,500) non - refundable
deposit to cover the cost of the annexation process. Contact the Administrative Services
Director at 951 - 674 -3124.
COMMUNITY SERVICES DEPARTMENT
109. Prior to issuance
of
building
permits, the
developer shall
pay Quimby Act in -lieu fees at
the rates in effect
at
the time
of payment.
110. All interior landscape, recreation areas, facilities and /or open space to be maintained by
the HOA.
111. Developer to comply with all NPDES storm water requirements.
112. Developer to participate in City -wide LLMD.
113. Developer to annex into LLMD District 1 for all exterior landscaping to be maintained by
the City.
Page 15 of 16 City Council
December 8, 2015
CONDITIONS OF APPROVAL FOR
EXTENSION OF TIME FOR
TENTATIVE TRACT MAP 33267
114. All interior streets and /or roadways to be maintained by the HOA.
115. HOA to maintain all catch basins, collectors, v- ditches or any other related flood control
or storm water control device.
116. Developer to design a multi - family recycling plan through the City and CR &R.
117. Developer to comply with all City Ordinances regarding construction debris removal and
recycling as per Section 8.32 of the Lake Elsinore Municipal Code.
118. Developer to meet City curb, gutter and sidewalk requirements.
119. Secondary access needs to be clearly defined as part of the development.
120. All existing palms (California Fan Palms and Canary Island Date Palms) to be
incorporated into the project landscaping or donated to the City and relocated at the
developer's expense.
LAKE ELSINORE UNIFIED SCHOOL DISTRICT
121. Under the provisions of SB 50, the owner or developer shall be required to pay school
fees or enter into a mitigation agreement prior to the issuance of a certificate of
compliance by the District.
RIVERSIDE TRANSIT AGENCY
122. The applicant shall work with Riverside County Transit Agency staff for bus turnout. The
applicant shall install bus turnout along Riverside Drive and along Grand Avenue as
required by Riverside Transit Agency.
Page 16 of 16 City Council
December 8, 2015
TENTATIVE PARCEL MAP N0.3326 7
FOR CON DOMINIUM PURPOSES
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