HomeMy WebLinkAboutCC Reso No 2016-112 Approving Five Year Extension of Time to September 12, 2021 for TTM 33267RESOLUTION NO. 2016 -112
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A FIVE -YEAR EXTENSION OF TIME TO SEPTEMBER 12,
2021, FOR TENTATIVE TRACT MAP NO. 33267
Whereas, Erendira Cervantes, of Sunwood & Associates, LLC, submitted a request for an extension
of time for Tentative Tract Map No. 33267 on July 28, 2016; and,
Whereas, Lake Elsinore Municipal Code (LEMC) 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 (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 September 27, 2016, at a duly noticed Public Hearing the 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 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 five years to September 12,
2021.
Section 2. That in accordance with the California Subdivision Map Act (Cal. Gov. Code Section 66000
et. seq.) and the LEMC Section 16.24.160, the Council makes the following findings for the approval of
an extension of time for Tentative Tract Map No. 33267:
1. The proposed subdivision, together with the provisions for its design and improvements, is
consistent with the City of Lake Elsinore General Plan. The proposed subdivision is compatible
with the objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
a. Tentative Tract Map 33267 is located in the Adopted Specific Plan General Plan
designation.
b. 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.
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.
CC Reso. No. 2016 -112
Page 2 of 3
a. 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.
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 Council hereby approves a five -year extension of time for Tentative Tract Map No. 33267 to
September 12, 2021, incorporating the attached Conditions of Approval.
CC Reso. No. 2016 -112
Page 3 of 3
Section 4. This Resolution shall take effect immediately upon its adoption.
Passed and Adopted this 27th day of September, 2016.
l �"'- ( 'Q
Brian 4' dale, Mayor
ATTEST:
furs Domen, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2016 -112 was adopted by the City Council of the City of Lake Elsinore, California, at
the Regular meeting of September 27, 2016, and that the same was adopted by the following vote:
AYES: Council Members Hickman, Johnson, and Manos; Mayor Pro Tern Magee and Mayor Tisdale
NOES: None
ABSENT: None
ABSTAIN: None
u an . omen, MMC
City Clerk
CONDITIONS OF APPROVAL
RESOLUTION:
PROJECT:
PROJECT NAME:
PROJECT LOCATION:
APPROVAL DATE:
EXPIRATION DATE:
GENERAL
2016 -112
TTM 33267
The Village at Lakeshore
APNs: 379 - 050 -006 & 034
September 12, 2006
September 12, 2021
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 attack, 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.
5. Tentative Tract Mai, No. 33267 will expire on September 12, 2021 unless within that period
of time a Final Map has been filed with the County Recorder in accordance with the State
of California Subdivision Map Act and applicable requirements of the Lake Elsinore
Municipal Code.
PLANNING DIVISION
SPECIFIC PLAN NO. 2014 -07
6, 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.
Applicants Initials: Page 1 of 16
TTM 33267
Conditions of Approval City Council: 09/27/2016
7. Page 6 -25 Community Walls Solid wall shall be modified to increase the landscape space
to a minimum of 6-0 ".
8. All future development shall comply with those standards and guidelines contained in the
Village at Lakeshore Specific Plan document.
9. Those issues, standards, guidelines, etc. not addressed in the Village at Lakeshore
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.
10. The applicant /developer shall provide all project - related onsite and offsite improvements
as described in the Village at Lakeshore Specific Plan document.
11. 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.
12. 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.
13. 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
14. 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.
15. 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 seq.), or (b) an alternative equivalent action as determined by the City which may
Applicants Initials: Page 2 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
include (without limitation) dedication of vacant land, construction of affordable units on
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.
16. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the Village at Lakeshore Specific Plan and LEMC, prior to
issuance of certificate of occupancy and release of utilities.
17. All site improvements shall be constructed as indicated on the approved building
elevations and site plan.
18. 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
LEMC, subject to approval by the Community Development Director or designee.
19. 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.
20. All weep screeds shall be a maximum three inches above any hard surface and four inches
above any earth surface.
21. Any revisions to approved site plans or building elevations shall be reviewed and approved
by the Community Development Director or designee.
22. 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.
23. Trash storage areas shall be concealed from public view, subject to the approval of the
Community Development Director or designee.
24. 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.
25. The applicant shall comply with all requirements of the -City's Grading Ordinance.
Applicants initials: Page 3 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
Construction generated dust and erosion shall be mitigated in accordance with the
provisions of LEMC, Chapter 15.72 and using accepted techniques. Interim erosion
control measures shall be provided 30 days after the site's rough grading, as approved by
the City Engineer.
26. The applicant shall comply with all applicable City Codes and Ordinances.
27. 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.
28. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
29. 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.
30. The design and construction of the project shall meet all County Fire Department
standards for fire protection.
31. 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.
32. All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation systems to provide 100 percent plant coverage using a
combination of drip and conventional irrigation methods. Construction Landscape &
Irrigation drawings shall be prepared, reviewed and approved by the City's Landscape
Architect Consultant and the Community Development Director or designee. A Cost
Estimate for materials and labor shall also be submitted for review and approval. A
Landscape Plan Check fee will be charged prior to final landscape approval based on the
Consultant's fee, Inspection, permit and administration fees.
The applicant shall replace any street trees harmed during construction, in
conformance with the City's Street Tree List, at a maximum of 30 feet apart and at
least 24 -inch box in size.
• Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
• 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.
Applicants Initials: Page 4 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
• 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;
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.
Applicants Initials: Page 5 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
• 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.
33. 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.
34. 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.
35. 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.
36. These Conditions of Approval shall be reproduced on subsequent building plans prior to
issuance of building permit.
37. 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.)
38. Applicant shall comply with the requirements of the EVMWD. Proof shall be presented to
the Chief Building Official prior to issuance of building permits and final approval.
39. The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of
each building permit.
40. Prior to issuance of building permits, applicant shall provide assurance that all required
fees to the Lake Elsinore Unified School District have been paid.
41. Prior to issuance of building permits, applicant shall provide assurance that all
requirements of the Riverside County Fire Department have been met.
Applicants Initials: Page 6 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
42. 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.
43. 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.
44. 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.
45. The developer shall comply with all LEMC provisions regarding construction debris
removal and recycling as set forth in Chapter 14.12 (Construction and Demolition Waste
Management) of the LEMC.
46. Prior to the issuance of a building permit, the Applicant shall submit a product placement
Ian depicting the plan, and design for each dwelling unit to be approved bV the Communit
Development Director or designee. Care is to be taken to ensure that adjacent units with
the same floor plan reflect a diversity in architecture and colors and that there is ade uate
variation in architectural design. (Added by the Planning Commission at its May 5, 2015
public hearing.)
ENGINEERING
General Requirements:
47. A grading plan signed and stamped by a California 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.
48. 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.
49. All grading shall be done under the supervision of a geotechnical engineer and he shall
certify all slopes steeper than 2 to 1 for stability and proper erosion control.
50. 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.
51. If applicable, a Phasing Plan shall be approved by the City Engineer. Bond public
improvements for each Phase as approved by the City Engineer.
Applicants Initials: Page 7 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
52. An Encroachment Permit shall be obtained prior to any work on City right -of -way.
53. 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.
54. Underground water rights shall be dedicated to the City pursuant to the provisions of
Section 16.52.030 of the LEMC, and consistent with the City's agreement with the
EVMWD.
55. Applicant shall obtain any necessary Caltrans permits and meet all Caltrans requirements
for any work within Caltrans right -of -way.
56. Applicant shall obtain any necessary County permits and meet all County requirements
for any work within County right -of -way.
57. The applicant shall install permanent bench marks per Riverside County Standards and
at locations to be determined by the City Engineer.
58. Provide fire protection facilities as required in writing by Riverside County Fire.
59. The applicant shall incorporate bus bays in the street design unless not required by RTA.
60. Applicant shall pay all applicable development fees, including but not all inclusive: TUMF,
MSHCP, TIF and area drainage fees.
61. 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.
62. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
63. 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.
64. Slope maintenance along right -of -ways shall be maintained by a homeowner's
association.
65. 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.
66. All waste material, debris, vegetation and other rubbish generated during cleaning,
Applicants Initials: Page 8 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
demolition, clear and grubbing or other phases of the construction shall be disposed of at
appropriate recycling centers. The applicant should contract with CR &R Inc. for recycling
and storage container services, but the applicant may use the services of another
recycling vendor. Another recycling vendor, other than CR &R Inc., cannot charge the
applicant for bin rental or solid waste disposal. If the applicant is not using CR &R Inc. for
recycling services and the recycling material is either sold or donated to another vendor,
the applicant shall supply proof of debris disposal at a recycling center, including
verification of tonnage by certified weigh master tickets.
67. 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.
68. 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.
69. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
70. Applicant shall comply with all National Pollutant Discharge Elimination System ( 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.
71. 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 forlot of
one acre or more)
72. 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)
73. 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
rp ohiibit 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.
Applicants Initials: Page 9 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
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:
74. 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.
75. 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.
76. Interior streets shall be privately maintained and shall have a minimum width of 28' unless
otherwise approved by the Fire Department.
77. 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 alone the_proiect frontage alonq Riverside
Drive. (Amended by the City Council at its June 23, 2015 hearing.)
78. 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 Parking" signs along the project frontage along Grand Avenue. (Amended by the City
Council at its June 23, 2015 hearing.)
79. 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.
80. Applicant shall obtain all necessary off -site easements for off -site grading from the
adjacent property owners prior to final map approval.
81. Provide street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer.
82. 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
Applicants Initials: Page 10 of 16
TTM 33267
Conditions of Approval
City Council: 09/27/2016
and clear of all liens and encumbrances and without cost to the City.
83. 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.
84. 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.
85_ All Public Works improvements shall be complied with as a condition of development as
specified in the 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
86. 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.
87. The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that minimize sight distance standards.
88. Construction Project access and hauling route shall be submitted and approved by the
City Engineer,
89. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
90. An Alquist - Priolo study shall be performed on the site to identify any hidden earthquake
faults and /or liquefaction zones present on -site.
91. 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.
92. 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.
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Conditions of Approval
City Council: 09/27/2016
93. Applicant shall provide the City with proof of his having filed a Notice of Intent with the
Regional Water Quality Control Board for the 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
94. All Public Works requirements shall be complied with as a condition of development as
specified in the LEMC prior to building permit.
95. 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.
96. No structures, landscaping, or equipment shall be located near the project entrances that
minimize sight distance standards.
97. Pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC
16.34).
Prior to Recordation of Final Map
98. Prior to recordation of the Final Map, the applicant shall process a roadway vacation such
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
99. 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.
100. 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.
101. All public improvements shall be completed in accordance with the approved plans or as
conditions of development to the satisfaction of the City Engineer.
102. All signing and striping and traffic control devices shall be installed. This includes Street
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Conditions of Approval
City Council: 09/27/2016
Name Signs, No Parking and Street Sweeping Signs for streets within the tract.
103. Water and sewer improvements shall be completed in accordance with Water District
requirements.
104. 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 se#ain occupancy of a maximum of 20 dwellin units prior to signal
turn on if warranted. (Amended by the City Council at its June 23, 2015 hearing.)
105. 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.
106. Proof of maintenance responsibility and acceptance shall be provided for all open space,
slopes, and drainage facilities, outside the public right -of -way.
107. 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
108. 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. Alternatively, the applicant
may propose alternative financing mechanisms to fund the annual negative fiscal impacts
of the project with respect to Public Safety 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.
109. Form Community Facilities District No. 201X -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)) The applicant may also propose
alternative financing mechanisms to fund the annual negative fiscal impacts of the project
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Conditions of Approval
City Council: 09/27/2016
with respect to foregoing Maintenance Services. The 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
110. 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.
111. All interior landscape, recreation areas, facilities and /or open space to be maintained by
the HOA.
112. Developer to comply with all NPDES storm water requirements.
113. Developer to participate in City -wide LLMD.
114. Developer to annex into LLMD District 1 for all exterior landscaping to be maintained by
the City.
115. All interior streets and /or roadways to be maintained by the HOA.
116. HOA to maintain all catch basins, collectors, v- ditches or any other related flood control or
storm water control device.
117. Developer to design a multi - family recycling plan through the City and CR &R.
118. Developer to comply with all City Ordinances regarding construction debris removal and
recycling as per Section 8.32 of the LEMC.
119. Developer to meet City curb, gutter and sidewalk requirements.
120. Secondary access needs to be clearly defined as part of the development.
121. 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
122. Under the provisions of SIB 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
123. The applicant shall work with Riverside County Transit Agency staff for bus turnout. The
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Conditions of Approval
City Council: 09/27/2016
applicant shall install bus turnout along Riverside Drive and along Grand Avenue as
required by Riverside Transit Agency.
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TTM 33267
Conditions of Approval
City Council: 09/27/2016
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the City Council of the City of Lake Elsinore on September 27, 2016. 1 also acknowledge that
all Conditions shall be met as indicated.
Date:
Applicant's Signature:
Print Name:
Address:
Phone Number:
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