HomeMy WebLinkAboutCC Reso No 2016-133 PA 2016-64 Summerly Building DesignsRESOLUTION NO. 2016 -133
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING PLANNING APPLICATION 2016 -64 (RESIDENTIAL
DESIGN REVIEW 2016 -14) PROVIDING BUILDING DESIGNS FOR 63 SINGLE -
FAMILY DWELLING UNITS AND RELATED IMPROVEMENTS, FOR TRACT NO.
31920 -10, LOCATED IN THE SUMMERLY DEVELOPMENT OF THE EAST LAKE
SPECIFIC PLAN
Whereas, Beazer Homes, has filed an application with the City of Lake Elsinore (City) requesting
approval of Planning Application 2016 -64 (RDR 2016 -14) for the construction of a 63 single - family
detached residential development and associated improvements for property located within Tract
31920 -10 of the Summerly development of the East Lake Specific Plan Amendment No. 6 (ESLP
No. 6) (Project); and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review)
the Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to the Residential Design Review; and,
Whereas, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000
et seq.: CEQA) and the State Guidelines for Implementation of CEQA (14 C.C.R. §§ 15000 et
seq.: CEQA Guidelines), public agencies are expressly encouraged to reduce delay and
paperwork associated with the implementation of CEQA by using previously prepared
environmental documents when those previously prepared documents adequately address the
potential impacts of the proposed Project (CEQA Guidelines Section 15006); and,
Whereas, CEQA Guidelines Section 15162 establishes the standard to be used when
determining whether subsequent environmental documentation is necessary and says that when
an environmental document has already been adopted for a project, no subsequent
environmental documentation is needed for subsequent entitlements which comprise the whole
of the action unless substantial changes or new information are presented by the Project; and,
Whereas, a Supplemental Environmental Impact Report was approved and adopted in 2004 for
the East Lake Specific Plan Amendment No. 6 (SCH #2003071050) and evaluated environmental
impacts that would result from maximum build -out of the specific plan, which contemplated
development of single family residential development; and,
Whereas, the Project does not present substantial changes or new information regarding the
potential environmental impacts of development; and,
Whereas, on November 17, 2016, at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item; and,
Whereas, pursuant to Section 17.184.090 of the LEMC the Council of the City has the
responsibility of making decisions to approve, modify or disapprove recommendations of the
Planning Commission for Industrial Design Review applications; and,
Whereas, on December 13, 2016, at a duly noticed Public Meeting, the Council has considered
the recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. The Council has considered the proposed design for the 53 residential homes and
has found it acceptable. The Council has reviewed and analyzed the proposed project pursuant
to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), the ESLP No. 6, and the LEMC and finds and determines that the proposed
Project is consistent with the requirements of California Planning and Zoning Law and with the
goals and policies of the GP, ESLP No. 6, and the LEMC.
Section 2. The Council finds and determines that no new CEQA documentation is necessary.
The Project comprises the whole of the action which was analyzed in the previously approved
and certified Supplemental Environmental Impact Report (SCH # 2003071050) for the East Lake
Specific Plan Amendment No. 6. Approval of the Project will not change density or intensity of
use; it simply establishes standards for color palates, articulation, orientation, and design of single
family residential development. Therefore, no further environmental review is necessary.
Section 3. That in accordance with LEMC17.184, the Council makes the following findings
regarding Residential Design Review No. 2016 -03:
The Project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the Project is located.
The single- family detached residential development has a GP Land Use designation of
Specific Plan, is located in the East Lake Planning Area, and has a Zoning designation of
Specific Plan. The proposed project constitutes build out of a previously approved and
recorded tract map that was found to comply with the goals and objectives of the General
Plan and the ESLP No. 6. The proposed Project does not propose an increase in density
of development then what was previously approved. Further, the single family homes will
assist in achieving the development of a well - balanced and functional mix of residential,
commercial, industrial, open space, recreational and institutional land uses.
2. The single - family detached residential development complies with the design directives
contained in the ESLP No. 6 and all applicable provisions of the LEMC.
The single- family detached residential development is appropriate to the site and
surrounding developments and is a continuation of a previously approved residential
product in the adjacent areas. The three (3) architectural styles proposed will create a
distinctive street scene within the Project site. Sufficient setbacks and onsite landscaping
have been provided thereby creating interest and varying vistas. In addition, safe and
efficient circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Chapter 17.184.070 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Chapter 17.184.
Pursuant to Section 17.184.070 of the LEMC, the Project was considered by the Planning
Commission at a duly noticed Public Hearing held on November 17, 2016. The Project,
as reviewed and conditioned by all applicable City divisions, departments and agencies,
will not have a significant effect on the environment. Approval of the Project will not result
CC Reso. No. 2016 -133
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in a substantial change to the previously adopted Supplemental Environmental Impact
Report. Therefore, no additional environmental review is necessary.
Section 4. Based upon all of the evidence presented, the above findings, and the attached
conditions of approval, the Council hereby approves Residential Design Review No. 2015 -014.
Section 5. This Resolution shall take effect from and after the date of its passage and adoption.
Passed and Adopted this 13th day of December, 2016.
Brian Tisdale, Mayor
ATTEST:
Susan M. 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 -133 was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of December 13, 2016, and that the same was adopted by the
following vote:
AYES: Council Members Hickman, Johnson, Manos; Mayor Pro Tern Magee and Mayor Tisdale
NOES: None
ABSENT: None
ABSTAIN: None
Susan M. Domen, MMC
City Clerk
CONDITIONS OF APPROVAL
RESOLUTIONS:
PROJECT: PA 2016- 64 /RDR 2016 -14
PROJECT NAME: Willows at Summerly (Beazer Homes)
PROJECT LOCATION: APN 371 - 040 -012
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
The proposed project (Residential Design Review No. 2016 -03) consists of a
request by Beazer Homes for the approval of building design and construction of
63 single family residential units located within Tract 31920 -10 of the Summerly
Development of the East Lake Specific Plan (APN: 371 - 040 -012)
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 Residential Design
Review projects attached hereto.
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.
PLANNING DIVISION
4. Design Review approval for Residential Design Review No. 2016 -03, 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
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Applicants Initials:
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A.docx
Conditions of Approval
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extensions, and shall continue to be valid upon a change of ownership of the site
which was the subject of the design review application.
5. All construction shall comply with these Conditions of Approval and those
provisions and requirements contained in the East Lake Specific Plan and Lake
Elsinore Municipal Code, prior to issuance of certificate of occupancy and
release of utilities.
6. All site improvements shall be constructed as indicated on the approved building
elevations and site plans for the Residential Design Review.
7. Future site plotting and construction shall be consistent with these Conditions of
Approval, those conditions approved with Tentative Tract Map No. 31920 and
those provisions and requirements contained in the Municipal Code, subject to
approval by the Community Development Director or designee.
8. All front fence returns will be decorative masonry walls. Wood fences will not be
allowed along the front elevation. Wood, vinyl or steel (wrought iron or aluminum)
gates are allowed in order to allow access to rear yards.
9. All weep screeds shall be a maximum three inches above any hard surface and
four inches above any earth surface.
10. Any revisions to approved site plans or building elevations shall be reviewed and
approved by the Community Development Director or designee.
11. Materials and colors as depicted in the approved Design Review Package dated
March 18, 2016, shall be used unless minor modifications are approved by the
Community Development Director or designee or major modifications are
approved by the Planning Commission.
12. The applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'-
0" adjacent to the dwelling for the storage of the City trash barrels. The storage
pad or area shall conceal the trash barrels from public view, subject to the
approval of the Community Development Director or designee. Precise grading
plans shall identify the location of the aforementioned flat concrete pad and air
conditioning units.
13. 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.
14. The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with
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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.
15. Prior to the issuance of a building permit, the Applicant shall submit a product
placement plan depicting the plan and design for each lot to be approved by the
Community Development Director or designee. Care is to be taken to ensure that
adjacent units are not of the same plan and design and there is adequate
variation.
16. The applicant shall comply with all applicable City Codes and Ordinances,
17. Prior to issuance of building permit, building plans for the model home complex
shall comply with all American Disabilities Act (ADA) requirements, including
provision of a handicapped - accessible bathroom.
18. A cash bond shall be required for the model home complex. This bond is to
guarantee removal of the temporary fencing material, parking lot, etc. that have
been placed onsite for the model home complex. The bond will be released after
removal of the materials and the site is adequately restored, subject to the
approval of the Community Development Director or designee.
19. A cash bond of shall be required for any garage conversion of the model(s).
Bonds will be released after removal of all temporary materials and the site is
adequately restored, subject to the approval of the Community Development
Director or designee.
20. A cash bond shall be required for any construction trailers used during
construction. Bonds will be released after removal of trailers, subject to the
approval of the Community Development Director or designee.
21. 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.
22. All mechanical and electrical equipment associated with the residences shall be
ground mounted. All outdoor ground or wall mounted utility equipment shall be
consolidated in a central location and architecturally screened, subject to the
approval of the Community Development Director or designee, prior to issuance
of building permit.
23. All front yards and side yards on corner lots shall be properly landscaped with
automatic (manual or electric) irrigation system to provide 100 percent landscape
coverage using a combination of drip and conventional irrigation methods. The
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final landscaping /irrigation plan is to be 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, and permit and
administration fees.
• 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.
• The landscape plan shall provide for California native drought - tolerant
ground cover, shrubs, and trees. Special attention to the use of Xeriscape
or drought resistant plantings with combination drip irrigation system to be
used to prevent excessive watering.
• No front -yard grass turf landscaping shall be installed.
• All landscape improvements shall be bonded with a 100 percent Faithful
Performance Bond for materials and labor for two years or 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 new 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;
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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.
• Applicant shall provide a landscaping installation plan prior to the issuance
of building permits to be approved by the Community Development Director
or their designee.
24. 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.
25. 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.
26. These Conditions of Approval and those conditions approved with Tentative
Tract Map No. 31920 shall be reproduced on subsequent building plans prior to
issuance of building permit.
27. Provisions of the City's Noise Ordinance shall be satisfied during all site
preparation and construction activity. Site preparation activity and construction
shall not commence before 7:00 AM and shall cease no later than 5:00 PM,
Monday through Friday. Only finish work and similar interior construction may
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be conducted on Saturdays and may commence no earlier than 8:00 am and
shall cease no later than 4:00 p.m. Construction activity shall not take place
Sunday or any Legal Holidays.
28. The applicant shall place a weatherproof Tx 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.
29. The Homeowner's Association shall maintain all project improvements and
facilities, including the landscaping, park facilities, and drainage improvements.
30. The developer shall comply with all of the terms and conditions of that certain
First Amended and Restated Development Agreement Between the City of Lake
Elsinore and Laing -CP Lake Elsinore LLC" which recorded on December 17,
2004 in the Official Records of Riverside County, California as Instrument No.
1001282 and the First Operating Memorandum of Understanding dated
November 23, 2010 by and between the City and McMillin Summerly, LLC, the
successor in interest to Laing, including without limitation the requirements of
Section 12.10 relating to the provision of affordable housing or (at the election of
the developer) payment of an Affordable Housing Fee in the amount of One
Dollar and Thirty Cents ($1.30) per square foot of assessable space.
31. The applicant shall provide all prospective home buyers and home owners a
written disclosure statement identifying that the project is located within an active
recreation area. Such activities will include, but are not limited to sporting
activities, water sport and recreation activities, off road racing, sky diving, hang
gliding, etc. Said written disclosure statements shall indicate that such recreation
activities will include, but are not limited to noise impacts, excessive lighting and
dust.
BUILDING DIVISION
General Conditions
32. Final Building and Safety Conditions. Final Building and Safety Conditions will
be addressed when building construction plans are submitted to Building and
Safety for review. These conditions will be based on occupancy, use, the
California Building Code (CBC), and related codes which are enforced at the time
of building plan submittal.
33. Compliance with Code. All design components shall comply with applicable
provisions of the 2013 edition of the California Building, Plumbing and
Mechanical Codes: 2013 California Electrical Code; California Administrative
Code, 2013 California Energy Codes, 2013 California Green Building Standards,
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California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal
Code.
34. Green Measures. The application shall provide 10% voluntary green measures
on the project, as stipulated by the 2013 California Green Building Standards.
35. Disabled Access. Applicant shall provide details of all applicable disabled access
provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public right -of -way to all public areas on site, such as
club house, trach enclosure tot lots and picnic areas.
36. Street Addressing. Applicant must obtain street addressing for all proposed
buildings by requesting street addressing and submitting a site plan for
commercial or multi - family residential projects or a recorded final map for single -
family residential projects.
37. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore
School District shall be submitted to the Building and Safety Department to
ensure the payment or exemption from School Mitigation Fees.
38. Obtain Approvals Prior to Construction. Applicant must obtain all building plans
and permit approvals prior to commencement of any construction work.
39. Obtaininq Separate Approvals and Permits. Trash enclosures, patio covers,
light standards, and any block walls will require separate approvals and permits.
40. Sewer and Water Plan Approvals. On -site sewer and water plans will require
separate approvals and permits.
41. House Electrical Meter. Applicant shall provide a house electrical meter to
provide power for the operation of exterior lighting, irrigation pedestals and fire
alarm systems for each building on the site. Developments with single user
buildings shall clearly show on the plans how the operation of exterior lighting
and fire alarm systems when a house meter is not specifically proposed.
At Plan Review Submittal
42. Submitting Plans and Calculations. Applicant must submit to Building and
Safety four (4) complete sets of plans and two (2) sets of supporting calculations
for review and approval including:
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a. An electrical plan including load calculations and panel schedule,
plumbing schematic, and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions
of the Section 1207, of the 2013 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with
disabilities.
d. Truss calculations that have been stamped by the engineer of record of
the building and the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
43. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted
separately from the building plans, shall be submitted to Building and Safety for
review and approval.
44. Demolition Permits. A demolition permit shall be obtained if there is an existing
structure to be removed as part of the project.
Prior to Issuance of Building Permit(s)
45. Plans Require Stamp of Registered Professional. Applicant shall provide
appropriate stamp of a registered professional with original signature on the
plans.
Prior to Beginning of Construction
46. Pre - Construction Meeting. A pre- construction meeting is required with the
building inspector prior to the start of the building construction.
ENGINEERING DIVISION
General Requirements
47. This project shall comply with the applicable Conditions of Approval of Tentative
Tract 31920 as approved by City Council on July 27, 2004.
48. All arrangements for relocation of utility company facilities (power poles, vaults,
etc.) out of the roadway shall be the responsibility of the property owner or his
agent. All overhead utilities shall be undergrounded.
49. All slopes, open space, community walls and landscaping except for public
parks, school property and flood control district facilities shall be maintained by
the property owner or property owner's association or another maintenance
entity approved by the City Council.
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50. Community walls will be located on Homeowner's Association lots.
51. In accordance with the City's Franchise Agreement for waste disposal &
recycling, the developer shall be required to contract with CR &R Inc. for removal
and disposal of all waste material, debris, vegetation and other rubbish
generated during cleaning, demolition, clear and grubbing or all other phases of
construction.
52. Developer shall mitigate to prevent any flooding and /or erosion downstream
caused by development of the site and or diversion of drainage.
53. Any grading that affects "waters of the United States ", wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective
Federal and /or State agencies.
54. All required grading and improvement plans, soils, geology, hydrology and
hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer.
Fees
55. The developer shall pay all Engineering Division assessed Capital Improvement,
Plan Check and Permit fees (LEMC 16.34). Applicable mitigation fees may
include: Traffic Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee
(TUMF), and Drainage Fee. Fee rate will be assessed at the prevalent rate at
time of payment in full.
Flood Plain
56. Meet all requirements of LEMC 15.68 and 15.64 regarding floodplain
management and flood hazard regulations. Finish floor elevation of all buildings
shall be a minimum of 1267 ft.
57. The developer shall provide written, signed and sealed certification from a
registered Civil Engineer or licensed Land Surveyor that the finished floor of each
structure is at or above the elevation of 1267 ft.
58. Projects in the back basin shall comply with the special conditions to Permit No.
88- 00215- 00 -RRS (Lake Elsinore Management Project)
Storm Water Management / Pollutant Prevention
59. The developer shall obtain and maintain coverage under the General Permit —
Construction. A copy of the Change of Information (COI) and /or NOI shall be
submitted to the Engineering Division prior to permit issuance. A SWPPP shall
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be prepared, implemented and maintained onsite to provide erosion control
measures and best management practices (BMP's) throughout all phases of
construction.
60. All storm drain inlet facilities shall be appropriately marked "Only Rain in the
Storm Drain" using the City authorized marker to prevent illegal dumping in the
storm drain system.
61. The developer shall submit an amendment to the Master Water Quality
Management Plan (WQMP). The requirements of the WQMP Amendment may
affect the overall layout of the project. Therefore, WQMP submittal should be
during the initial process of the project. The final WQMP Amendment must be
approved prior to grading permit issuance.
62. DURING CONSTRUCTION, NPDES education guidelines and Best
Management Practices (BMPs) shall be posted to inform users of this
development of environmental awareness and good housekeeping practices that
contribute to protection of storm water quality and meet the goals of the BMPs of
the Riverside County NPDES Drainage Area Management Plan.
Improvements
63. An Encroachment Permit shall be obtained prior to any work on City and /or State
right -of -way. The developer shall submit the permit application, required fees
and documents prior to issuance.
64. Sight distance into and out of the project location shall comply with CALTRANS
Standards.
65. All landscaping and fencing at intersections shall meet City Sight Distance
Standards.
66. Roof drains shall drain to a landscaped area.
67. The developer shall install permanent bench marks per City of Lake Elsinore
Standards and at locations to be determined by City Engineer.
68. If existing improvements are to be modified, the existing improvement plans on
file shall be modified accordingly and approved by the City Engineer prior to
issuance of building permit.
69. 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 is exceeded, drainage facilities shall be provided.
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70. All drainage facilities in this project shall be constructed to Riverside County
Flood Control District Standards.
71. All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 Y2" x 11" Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be scheduled
and approved.
72. 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. All off-
site drainage, if different from historic flow, shall be conveyed to a public facility,
accepted by adjacent property owners by a letter of drainage acceptance, or
conveyed to a drainage easement.
73. All Public Works requirements shall be constructed and complied with as a
condition of development as specified in the Lake Elsinore Municipal Code
(LEMC) and Lake Elsinore Public Works Standard Plans.
74. The developer shall install blue dot markers in the roadway at a right angle to
Fire Hydrant locations per Lake Elsinore Standards.
75. The developer shall provide signing and striping plans for the required
improvements of this project.
Grading
76. Prior to commencement of grading operations, developer is to provide to the City
with a map of all proposed haul routes to be used for movement of export
material. All such routes shall be subject to the review and approval of the City
Engineer. Haul route shall be submitted prior to issuance of a grading permit.
Export sites located within the Lake Elsinore City limits must have an active
grading permit. Hauling of over 5,000 cy subject to City Council approval (LEMC
15.72.065). Costs incurred by City in conjunction with approval of the haul route
shall be paid by the applicant.
77. The project shall comply with CBC 1804.3 site grading requirements.
78. Applicant to provide to the City a video record of the condition of all proposed
public City haul roads. In the event of damage to such roads, applicant shall pay
full cost of restoring public roads to the baseline condition. A bond may be
required to ensure payment of damages to the public right -of -way, subject to the
approval of the City Engineer.
79. A grading plan signed and stamped by a California Registered Civil Engineer
shall be submitted for City review and approval for all addition and /or movement
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of soil (grading) on the site. The plan shall include separate sheets for erosion
control, haul route and traffic control. The grading submittal shall include all
supporting documentation and be prepared using City standard title block,
standard drawings and design manual (available at www.lake- elsinore.org).
80. All grading plan contours shall extend to minimum of 50 feet beyond property
lines to indicate existing drainage pattern.
81. If the grading plan identifies alterations in the existing drainage patterns as they
exit the site, a Hydrology and Hydraulic Report for review and approval by City
Engineer shall be required prior to issuance of grading permits. All grading that
modifies the existing flow patterns and /or topography shall be approved by the
City Engineer.
82. The developer shall apply for, obtain and submit to the City Engineering Division
a letter from Southern California Edison (SCE) indicating that the construction
activity will not interfere with existing SCE facilities (aka SCE NIL).
83. All grading shall be done under the supervision of a geotechnical engineer.
Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion
control and approved by the City.
84. Developer shall execute and submit grading and erosion control agreement, post
grading security and pay permit fees as a condition of grading permit issuance.
85. Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development
agreement.
Prior to Issuance of Building Permit
86. Final map shall be approved and recorded.
87. Provide final soils, geology and seismic report, including recommendations for
parameters for seismic design of buildings, and walls prior to building permit.
88. All required public right -of -way dedications and easements shall be prepared by
the developer or his agent and shall be submitted to the Engineering Division for
review and approval prior to issuance of building permit.
89. All internal street improvement and signing and striping plans shall be completed
and approved by the City Engineer.
90. The developer shall pay all Capital Improvement TIF and Plan Check fees (LEMC
16.34).
Conditions of Approval
PA 2016 -64
Prior to Occupancy
Planning Commission TBD
City Council TBD
91. All signing and striping and traffic control devices for the required improvements
internal to TR 31920 -10 shall be installed.
92. All public improvements internal to TR 31920 -10 shall be completed in
accordance with the approved plans or as condition of this development to the
satisfaction of the City Engineer. Acceptance of public improvements can be
requested once all construction of homes has ended.
93. Any damage to existing landscape easement areas due to project construction
shall be repaired or replaced at no cost to the City.
94. Any damage to existing asphalt streets, concrete sidewalks, curbs, gutters and
driveways will be repaired to the satisfaction of the City Engineer prior to tract
final.
95. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time
of payment in full in accordance with the LEMC.
96. Final soil report showing compliance with recommendations, compaction reports,
grade certifications, monument certifications (with tie notes delineated on 8 Y2 x
11" mylar) shall be submitted in .tif format on CD to the Engineering Division
before final inspection will be scheduled.
97. In the event of damage to City roads from hauling or other construction related
activity, applicant shall pay full cost of restoring public roads to the baseline
condition.
98. Prior to grading or building permit close -out and /or the issuance of a certificate
of use or a certificate of occupancy, developer shall:
• Demonstrate that all structural BMPs required for TR 31920 -10 have been
constructed, installed and are functioning in conformance with approved
plans and specifications and the WQMP;
• Demonstrate that they are prepared to implement all non - structural BMPs
required for TR 31920 -10 included in the conditions of approval or
building /grading permit conditions;
• Demonstrate that an adequate number of copies of the approved project
specific TR 31920 -10 Amendment to the WQMP are available for the future
owners /occupants; and
• The developer shall provide all education guidelines for Water Quality
Management Practices to the separate owners of the development,
regarding the environmental awareness on good housekeeping practices
Conditions of Approval
PA 2016 -64
Planning Commission TBD
City Council TBD
that contribute to protection of storm water quality and meet the goals of the
approved WQMP in the Riverside County NPDES Drainage Area
Management Plan. Contact the City NPDES Coordinator for
handout/guideline information.
99. The property owner shall execute and cause to be recorded an Operations and
Maintenance Agreement in the form provided by the City to inform future property
owners of the requirement to implement the approved final project- specific
WQMP.
100. As -built plans for all approved plan sets shall be submitted for review and
approval by the City. The developer /developer /owner is responsible for revising
the original mylar plans.
101. The approved, revised plans and Final recorded map(s) shall be provided to the
City on a CD /DVD in .tif format and as GIS Shape files of all final maps and street
and storm drain plans. *ALL DATA MUST BE IN projected Coordinate System:
NAD 83 State Plane California Zone VI U.S. Fleet.
102. All final studies and reports shall be submitted in .tif format on a CD /DVD.
Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading,
WQMP, etc.
CITY OF LAKE ELSINORE FIRE MARSHALL
General Conditions
103. Lake Elsinore Fire Protection Planning Office Responsibility - It is the
responsibility of the recipient of Fire Department conditions to forward them to all
interested parties. The permit number is required on all correspondence.
Questions should be directed to the Riverside County Fire Department, Lake
Elsinore Fire Protection Planning Division at 130 S. Main St., Lake Elsinore, CA
92530. Phone: (951) 671 -3124 Ext. 225. The following fire department conditions
shall be implemented in accordance with the Lake Elsinore Municipal Code and
the adopted codes at the time of project building plan submittal, these conditions
are in addition to the adopted code requirements.
104. Blue Dot Reflectors - Blue retro - reflective pavement markers shall be mounted
on private streets, public streets and driveways to indicate location of fire
hydrants. Prior to installation, placement of markers must be approved by the
Riverside County Fire Dept.
105. Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,500 GPM
for 2 hours duration at 20 PSI residual operating pressure, which must be
available before any combustible material is placed on the job site. Average
Conditions of Approval
PA 2016 -64
Planning Commission TBD
City Council TBD
spacing between hydrants 500' and 250' maximum distance from any point on
the street or road frontage to hydrant. Standard Fire hydrants shall be installed
(6 "x4 "x2 -1 /2 ").
106. Standard Fire Hydrants- Super fire hydrants (6" x 4" x 2 -2 1/2 "), shall be located
not less than 25 feet or more than 250 feet from any portion of the building as
measures along approved vehicular travel ways. The required fire flow shall be
available from any adjacent hydrant(s) in the system.
107. Minimum Access Standards - The following access requirements are required
to be implemented to ensure fire department and emergency vehicular access.
All roadways shall conform to the City of Lake Elsinore approved roadway
standards but in no case shall the minimum fire department vehicular access be
less the following provisions:
A. Twenty -four feet (24') clear width. Where parking is to be provided, each
parking side shall be provided with eight (8) additional feet on each side
of the fire department access.
B. Median openings or crossovers between opposing lanes of a divided
highway or street shall be located only at approved intersections at
intervals of not less than 500 feet. [Ord. 529 § 3.2(F), 1973].
C. The required all weather vehicular access shall be able to support no
less than 70,000 lbs. over 2 axles.
D. Roadway gradient shall not exceed 15% on any access road, driveways,
and perimeter roads.
E. Turning Radius shall be 26' inside and 38' outside for all access roads.
108. Secondary Access - In the interest of Public Safety, this project shall provide
an Alternate or Secondary Access. Said access shall be constructed in
accordance to the City of Lake Elsinore Engineering Department standards to
accommodate full fire response and community evacuation.
109. Separation of Occupancy- A fire barrier wall for the separation of occupancies
is required per the California Building Code. Fire walls, fire barriers, fire
partitions, smoke barriers, and smoke partitions or any other wall required to
have protected openings or penetrations shall be effectively and permanently
identified with signs or stenciling. Such identification shall be located in
accessible concealed floor, floor ceiling or attic spaces repeated at intervals not
exceeding 30 feet along the wall, and include lettering not less than 0.5 inch in
height, incorporating the suggested wording "FIRE AND /OR SMOKE BARRIER -
PROTECT ALL OPENINGS," or other wording.
Prior to Building Permit Issuance
Conditions of Approval
PA 2016 -64
Planning Commission TBD
City Council TBD
110. Plan Check Fee- Building plan check fees shall be made payable to the "City of
Lake Elsinore ", and shall be submitted to the Fire Department at the time of plan
submittal.
111. Water System Plans - Applicant and /or developer shall separately submit 2 sets
of water system plans to the Fire Department for review. Plans must be signed
by a registered Civil Engineer and /or water purveyor prior to Fire Department
review and approval. Mylars will be signed by the Fire Department after review
and approval. Two (2) copies of the signed and approved water plans shall be
returned to the Fire Department before release of a building permit.
112. Prior to Building Construction Verification - This project shall be inspected
and approved by the Fire Marshal or designee prior to bringing combustible
materials on site. During such inspection all permanent road signs shall be in
place, all hydrants shall on operating and approved for use by the water purveyor,
and all permanent road surfaces shall be completed including primary and
secondary access circulation.
Prior to Building Final Inspection
113. Residential Fire Sprinkler Systems for Single family and two- family 13D -
Install a complete fire sprinkler system designed in accordance with California
Residential Code, California Fire Code and adopted standards. A C -16 licensed
contractor must submit plans, along with the current fee, to the Fire Department
for review and approval prior to installation.
MITIGATION MONITORING AND REPORTING PROGRAM
114. The Mitigation Monitoring & Reporting Program ((MMRP) for (EIR or MND),
which was adopted for Tentative Tract Map 31920