HomeMy WebLinkAboutItem No. 06 Planning Application No. 2016-56 (Running Deer)Text File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 17-104
Agenda Date: 3/14/2017 Status: Public HearingVersion: 1
File Type: ReportIn Control: City Council
Agenda Number: 6)
Page 1 City of Lake Elsinore Printed on 3/9/2017
Page 1 of 3
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Grant Yates, City Manager
Prepared by: Damaris Abraham, Senior Planner
Date:March 14, 2017
Subject:Planning Application No. 2016-56 (Running Deer) – Extension of time request
and revision to Tentative Tract Map No. 31957
Recommendation
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2016-56 (TENTATIVE TRACT
MAP NO. 2016-06 AND EXTENSION OF TIME NO. 2016-03) IS CONSISTENT WITH THE
WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN
(MSHCP); and,
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 2016-06 REQUESTING APPROVAL
OF REVISION NO. 1 TO TENTATIVE TRACT MAP NO. 31957; and,
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING EXTENSION OF TIME NO. 2016-03 REQUESTING A FOUR-YEAR
EXTENSION OF TIME TO SEPTEMBER 13, 2020 FOR TENTATIVE TRACT MAP NO. 31957.
Background
On September 13, 2005, the City Council approved Mitigated Negative Declaration (MND) No.
2006-05 and Tentative Tract Map (TTM) No. 31957 for the subdivision of 34.2 acres into 101
single residential lots, three (3) lettered lots for open space and a water quality/detention basin.
On September 25, 2007, the City Council approved a two (2) year extension of time for TTM
31957 to September 13, 2009.
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 TTM
31957 for an additional seven (7) years to September 13, 2016.
On August 16, 2016, the applicant filed the extension of time request, which stayed the expiration
of TTM 31957, until action by the City Council.
Page 2 of 3
On February 7, 2017, the Planning Commission unanimously recommended approval of the
proposed project with some modifications to the Conditions of Approval (COA). COA #33 was
modified to remove the reference to impact fees that are not applicable to the project; COA #51
was modified to clarify storm runoff requirements; and COA #39 was deleted as it was a duplicate
of COA #62. After the Planning Commission hearing, COA #44 was also modified to provide
clarification on the maintenance of the proposed levee for the Project.
Project Description
Tentative Tract Map No. 2016-06 is Revision No. 1 to TTM 31957 and is proposing changes to
reflect the current National Pollution Discharge Elimination System (NPDES) requirements. The
revisions include increasing the basin size and reducing the number of lots by four (4), removing
a connection to Mountain Street, and removing storm drain outlets to Running Deer Drive and
Mountain Street. TTM 31957, Revision No. 1 will reflect a subdivision of 34.2 acres into 97 single-
family residential lots and four (4) lettered lots for open space and a water quality/detention basin.
Revision No. 1 will result in a reduction of four (4) residential lots.
Extension of Time No. 2016-03 is requesting to extend the life of TTM 31957 four (4) years to
September 13, 2020 and is the last discretionary extension of time afforded to the map.
The project site is located northerly of Lincoln Street and westerly of Mountain Street and Running
Deer Road more specifically referred to as Assessor Parcel Numbers 391-790-002 and 391-790-
003.
Discussion
The current National Pollution Discharge Elimination System (NPDES) requirement dictates that
water quality treatments use infiltration or biofiltration as a preferred method over proprietary
treatment devices. The original approved TTM 31957 had proprietary treatment devices at
Running Deer Drive and Mountain Street as well as a small detention basin in the northern part
of the development. The revised TTM 31957 will remove the proprietary treatment devices and
direct all the storm water runoff into a larger detention/water quality basin. The basin was
increased in size resulting in the loss of four lots and the half cul-de-sac that served two of those
lots. In addition, the road connection to Mountain Street was removed and replaced by a knuckle.
The knuckle had the added benefit of creating a more standardized lot configuration.
Section 16.24.160 of the Lake Elsinore Municipal Code (LEMC) provides one or more extensions
of time totaling a maximum of 36 months. Pursuant to the Subdivision Map Act, Government Code
Section 66452.6(e), the time at which the map expires may be extended by the legislative body
for a period not exceeding a total of six (6) years. TTM 31957 is eligible for extension of time for
additional four (4) years through the City’s Map Extension process and represents the final
extension of time allowed by the Subdivision Map Act and the LEMC.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the revision to TTM 31957 as well as the extension of time request
and support the proposed application. Conditions of Approval have been revised to reflect the
most current City requirements for development.
Page 3 of 3
Environmental Determination
Pursuant to CEQA Guidelines Section 15162, staff has determined that the revision and the this
extension of time and revision would not have a significant effect on the environment and no new
environmental documentation is necessary because all potentially significant effects have been
adequately analyzed in an earlier mitigated negative declaration. All potentially significant impacts
have been avoided or mitigated pursuant to the earlier mitigated negative declaration and none
of the conditions described in Section 15162 exist. MND No. 2005-06 (SCH# 2005071134) was
adopted by the City Council on September 13, 2005. TTM 31957 was revised to reflect current
NPDES requirements and the conditions of approval were updated to reflect the most current City
requirements for development. The revisions that occurred are minor and only include the removal
of the connection to Mountain Street and the loss of four lots to accommodate the larger
detention/water quality basin. These changes will also allow the project to conform to the current
NPDES requirements as well as City requirements for development. No substantial changes
which require major revisions to the mitigated negative declaration exist and no new information
of substantial importance which require revisions to the earlier mitigated negative declaration
exist. Therefore, no further environmental documentation is necessary.
Fiscal Impact
The time and costs related to processing this project 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. Approval of this project does not fiscally impact the City’s General Fund.
Mitigation Measures to protect the City fiscally have already been included in the Conditions of
Approval.
Exhibits
A – MSHCP Resolution
B – TTM Revision #1 Resolution
C – EOT Resolution
D – Conditions of Approval
E – Vicinity Map
F – Aerial Map
G – Original TTM 31957
H – Revised TTM 31957
RESOLUTION NO. 2017-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2016-56 (TENTATIVE
TRACT MAP NO. 2016-06 AND EXTENSION OF TIME NO. 2016-03) IS CONSISTENT
WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP)
Whereas, Pacific Coves Investments, LLC (Applicant) has filed an application with the City of
Lake Elsinore (City) requesting approval of Planning Application No. 2016-56 (Tentative Tract
Map No. 2016-06 and Extension of Time No. 2016-03) on August 16, 2016. Tentative Tract Map
No. 2016-06 is Revision No. 1 to TTM 31957 and is proposing changes to reflect the current
National Pollution Discharge Elimination System (NPDES) requirements. The revisions include
increasing the basin size and reducing the number of lots by four (4), removing connection to
Mountain Street, and removing storm drain outlets to Running Deer Drive and Mountain Street.
TTM 31957, Revision No. 1 will reflect a subdivision of 34.2 acres into 97 single-family residential
lots and four (4) lettered lots for open space and a water quality/detention basin. Extension of
Time No. 2016-03 is requesting to extend the life of TTM 31957 four (4) years to September 13,
2020 (Project). The Project site is located northerly of Lincoln Street and westerly of Mountain
Street and Running Deer Road more specifically referred to as Assessor Parcel Numbers 391-
790-002 and 391-790-003; and,
Whereas,Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) requires that all discretionary projects within an MSHCP cell criteria area undergo
the Lake Elsinore Acquisition Process (LEAP) and the Joint Project Review (JPR) process to
analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria; and,
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings
demonstrating that the proposed discretionary entitlement complies with the MSHCP cell criteria,
and the MSHCP goals and objectives; and,
Whereas, the Lake Elsinore Municipal Code (LEMC) Section 16.24.160 requires that a land
divider wishing to extend the life of a tentative map make a written application to the City Council
(Council) not less than 30 days prior to the expiration of the tentative map requesting an extension
of time on the map; and,
Whereas, pursuant to LEMC Section 16.24.110, the Planning Commission (Commission) has
been delegated with the responsibility of making recommendations to the Council pertaining to
revisions to the tentative map; and,
Whereas,on February 7, 2017 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 LEMC Section 16.24.120 the Council has the responsibility of making
decisions to approve, conditionally approve, or disapprove recommendations of the Commission
for the tentative map; and,
Reso. No. 2017-____
Page 2 of 4
Whereas, on March 14, 2017, at a duly noticed Public Hearing, 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.
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 Project and its consistency with the MSHCP prior to
adopting Findings of Consistency with the MSHCP.
Section 2. That in accordance with the MSHCP, the Council makes the following findings for
MSHCP consistency:
1.The Project is a project under the City’s MSHCP Resolution, and the City must make an
MSHCP Consistency finding before approval.
Pursuant to the City’s MSHCP Resolution, the Project is required to be reviewed for
MSHCP consistency, including consistency with other “Plan Wide Requirements.” The
Project site is located within a MSHCP Criteria Cell. As part of the approval of the original
TTM 31957, the project has gone through the review process to determine consistency
with the MSHCP’s requirements, the Protection of Species Associated with
Riparian/Riverine Areas and Vernal Pool Guidelines (Section 6.1.2 of the MSHCP), and
payment of the MSHCP Local Development Mitigation Fee (Section 4 of the MSHCP
Ordinance).
2.The Project is subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) Joint Project Review (JPR) processes.
The Project is located within a Criteria Cell and was processed through the City’s LEAP
and JPR process as part of the approval of the original TTM 31957.
3.The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
No riparian, riverine, vernal pool/fairy shrimp habitat or other aquatic resources were
identified for the site. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines
as set forth in Section 6.1.2 of the MSHCP were not applicable.
4.The Project is consistent with the Protection of Narrow Endemic Plant Species (NEPS)
Guidelines.
The site falls within the NEPS Survey Areas. A habitat assessment was required for the
Project as part of the approval of the original TTM 31957 and was found to be consistent
with the Protection of Narrow Endemic Plant Species Guidelines as set forth in Section
6.1.3 of the MSHCP.
5.The Project is consistent with the Additional Survey Needs and Procedures.
The Project site is not located within any of the Critical Species Survey Areas. Therefore,
Reso. No. 2017-____
Page 3 of 4
the provisions of MSHCP Section 6.3.2 are not applicable.
6.The Project is consistent with the Urban/Wildlands Interface Guidelines.
As part of the approval of the original TTM 31957, mitigation measures have been
incorporated into the proposed project so that there will be no project-related drainage,
toxics, lighting, noise, invasives, barriers, and grading/land development impacts to the
Conservation area. Therefore, project is consistent with the Urban/Wildlands Interface
Guidelines of MSHCP Section 6.1.4.
7.The Project is consistent with the Vegetation Mapping requirements.
As part of the approval of the original TTM 31957, the vegetation of the entire Project site
has been mapped consistent with mapping requirement as set forth in MSCHP Section
6.3.1.
8.The Project is consistent with the Fuels Management Guidelines.
As part of the approval of the original TTM 31957, the project was designed to include a
landscape buffer with fire-resistant and non-invasive plants near the proposed MSHCP
Conservation Area that will function as a Fuel Modification Zone. Therefore, the project is
consistent with the Fuels Management Guidelines of MSHCP Section 6.4.
9.The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation
Fee.
As a Condition of Approval, the Project will be required to pay the City’s MSHCP Local
Development Mitigation Fee at the time of issuance of building permits.
10.The Project is consistent with the MSHCP.
Section 3. Based upon all of the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the Council hereby finds that the Project is consistent with
the MSHCP.
Section 4. This Resolution shall take effect immediately upon its adoption.
Passed and Adopted this 14
th day of March, 2017.
_____________________________
Robert E. Magee, Mayor
Attest:
____________________________
Reso. No. 2017-____
Page 4 of 4
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. 2017-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of March 14, 2017, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
RESOLUTION NO. 2017-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 2016-06 REQUESTING
APPROVAL OF REVISION NO. 1 TO TENTATIVE TRACT MAP NO. 31957
Whereas, Pacific Coves Investments, LLC (Applicant) has filed an application with the City of
Lake Elsinore (City) requesting approval of Planning Application No. 2016-56 (Tentative Tract
Map No. 2016-06 and Extension of Time No. 2016-03) on August 16, 2016. Tentative Tract Map
No. 2016-06 is Revision No. 1 to TTM 31957 and is proposing changes to reflect the current
National Pollution Discharge Elimination System (NPDES) requirements. The revisions include
increasing the basin size and reducing the number of lots by four (4), removing connection to
Mountain Street, and removing storm drain outlets to Running Deer Drive and Mountain Street.
TTM 31957, Revision No. 1 will reflect a subdivision of 34.2 acres into 97 single-family residential
lots and four (4) lettered lots for open space and a water quality/detention basin. Extension of
Time No. 2016-03 is requesting to extend the life of TTM 31957 four (4) years to September 13,
2020 (Project). The Project site is located northerly of Lincoln Street and westerly of Mountain
Street and Running Deer Road more specifically referred to as Assessor Parcel Numbers 391-
790-002 and 391-790-003; and,
Whereas, pursuant to LEMC Section 16.24.110, the Planning Commission (Commission) has
been delegated with the responsibility of making recommendations to the City Council (Council)
pertaining to revisions to the tentative map; and,
Whereas, on February 7, 2017, at a duly noticed Public Hearing, the Commission considered
evidence presented by the Community Development Department and other interested parties with
respect to this item; and,
Whereas, pursuant to LEMC Section 16.24.120 the Council has the responsibility of making
decisions to approve, conditionally approve, or disapprove recommendations of the Commission
for the tentative map; and,
Whereas, on March 14, 2017, at a duly noticed Public Hearing, 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.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. The Council has reviewed and analyzed the proposed Project pursuant to the
appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC.
Section 2. The Council finds and determines that no new CEQA documentation is necessary.
Mitigated Negative Declaration (MND) No. 2005-06 was adopted by the Council on September
13, 2005 for the Project. TTM 31957 was revised to reflect current NPDES requirements and the
conditions of approval were updated to reflect the most current City requirements for
development. The revisions that occurred are minor and only include the removal of the
connection to Mountain Street and the loss of four lots to accommodate the larger detention/water
quality basin. These changes will also allow the project to conform to the current NPDES
requirements as well as City requirements for development. No substantial changes which require
major revisions to the mitigated negative declaration exist and no new information of substantial
Reso. No. 2017-____
Page 2 of 4
importance which require revisions to the earlier mitigated negative declaration exist. Therefore,
no further environmental review is necessary.
Section 3. That in accordance with State Planning and Zoning Law and the LEMC, the Council
makes the following findings for approval of Tentative Tract Map No. 2016-06 (Revision No. 1 to
TTM 31957):
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the 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. TTM 31957, Revision No. 1 is located in the Low Medium Residential (LMR)
General Plan Land use designation of the General Plan. The LMR designation
provides for single-family detached residences with densities ranging between 1
and 6 dwelling units per net acre. TTM 31957, Revision No. 1 a subdivision of 34.2
acres into 97 single-family residential lots and four (4) lettered lots for open space
and a water quality/detention basin. TTM 31957, Revision No. 1 will have 2.84
dwelling units per acre and is therefore consistent with the General Plan.
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 subdivision 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 this 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.
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.
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 (MND 2005-06) was prepared for TTM 31957. 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. Mitigation measures are required to ensure all
potentially significant impacts are reduced to levels of insignificance. TTM 31957 has
been conditioned to comply with these mitigation measures.
b.The revisions that occurred with Revision No. 1 to TTM 31957 are minor and only
include the removal of the connection to Mountain Street and the loss of four lots to
Reso. No. 2017-____
Page 3 of 4
accommodate the larger detention/water quality basin. No substantial changes that
require major revisions to the mitigated negative declaration have occurred.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a.TTM 31957, Revision No. 1 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 TTM 31957, Revision No. 1.
b. The map has been circulated to City departments and outside agencies, and
appropriate Conditions of Approval have been applied to the Project.
Section 4. Based upon all of the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the Council hereby approves Tentative Tract Map No. 2016-
06 (Revision No. 1 to TTM 31957).
Section 5. This Resolution shall take effect immediately upon its adoption.
Passed and Adopted this 14
th day of March, 2017.
_____________________________
Robert E. Magee, 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. 2017-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of March 14, 2017, and that the same was adopted by the
following vote:
AYES:
Reso. No. 2017-____
Page 4 of 4
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
RESOLUTION NO. 2017-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING EXTENSION OF TIME NO. 2016-03 REQUESTING A
FOUR-YEAR EXTENSION OF TIME TO SEPTEMBER 13, 2020 FOR TENTATIVE
TRACT MAP NO. 31957
Whereas, Pacific Coves Investments, LLC (Applicant) has filed an application with the City of
Lake Elsinore (City) requesting approval of Planning Application No. 2016-56 (Tentative Tract
Map No. 2016-06 and Extension of Time No. 2016-03) on August 16, 2016. Tentative Tract Map
No. 2016-06 is Revision No. 1 to TTM 31957 and is proposing changes to reflect the current
National Pollution Discharge Elimination System (NPDES) requirements. The revisions include
increasing the basin size and reducing the number of lots by four (4), removing connection to
Mountain Street, and removing storm drain outlets to Running Deer Drive and Mountain Street.
TTM 31957, Revision No. 1 will reflect a subdivision of 34.2 acres into 97 single-family residential
lots and four (4) lettered lots for open space and a water quality/detention basin. Extension of
Time No. 2016-03 is requesting to extend the life of TTM 31957 four (4) years to September 13,
2020 (Project). The Project site is located northerly of Lincoln Street and westerly of Mountain
Street and Running Deer Road more specifically referred to as Assessor Parcel Numbers 391-
790-002 and 391-790-003; and,
Whereas, the Lake Elsinore Municipal Code (LEMC) Section 16.24.160 requires that a land
divider wishing to extend the life of a tentative map make a written application to the City Council
(Council) not less than 30 days prior to the expiration of the tentative map requesting an extension
of time on the map; and,
Whereas, on March 14, 2017, 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 DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. The Council has reviewed and analyzed the proposed Extension of Time No. 2016-
03 requesting to extend the life of TTM 31957 four (4) years to September 13, 2020.
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
approval of extension of time for TTM 31957:
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. TTM 31957, Revision No. 1 is located in the Low Medium Residential (LMR)
General Plan Land use designation of the General Plan. The LMR designation
provides for single-family detached residences with densities ranging between 1
and 6 dwelling units per net acre. TTM 31957, Revision No. 1 a subdivision of 34.2
acres into 97 single-family residential lots and four (4) lettered lots for open space
and a water quality/detention basin. TTM 31957, Revision No. 1 will have 2.84
dwelling units per acre and is therefore consistent with the General Plan.
Reso. No. 2017-____
Page 2 of 3
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.
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.
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 (MND 2005-06) was prepared for the TTM 31957. 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. Mitigation measures are required to ensure all
potentially significant impacts are reduced to levels of insignificance. TTM 31957 has
been conditioned to comply with these mitigation measures.
b.The revisions that occurred with Revision No. 1 to TTM 31957 are minor and only
include the removal of the connection to Mountain Street and the loss of four lots to
accommodate the larger detention/water quality basin. No substantial changes that
require major revisions to the mitigated negative declaration have occurred.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a.TTM 31957, Revision No. 1 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 TTM 31957, Revision No. 1.
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 all of the evidence presented, the above findings, and the Conditions of
Approval imposed upon the Project, the Council hereby approves Extension of Time No. 2016-03
requesting to extend the life of TTM 31957 four (4) years to September 13, 2020.
Reso. No. 2017-____
Page 3 of 3
Section 4. This Resolution shall take effect immediately upon its adoption.
Passed and Adopted this 14
th day of March, 2017.
_____________________________
Robert E. Magee, 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. 2017-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the Regular meeting of March 14, 2017, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
Applicant’s Initials: _____ Page 1 of 16
CONDITIONS OF APPROVAL
RESOLUTIONS:2017-XX, 2017-XX & 2017-XX
PROJECT: TTM 31957
PROJECT NAME:Running Deer
PROJECT LOCATION:APNs: 391-790-002 and 003
APPROVAL DATE:September 13, 2005
EXPIRATION DATE:September 13, 2020
GENERAL
1.Tentative Tract Map (TTM) No. 31957, Revision No. 1 is a subdivision of 34.2 acres into
97 single-family residential lots and four (4) lettered lots for open space and a water
quality/detention basin (Project). The Project is located northerly of Lincoln Street and
westerly of Mountain Street and Running Deer Road (APNs: 391-790-002 and 391-790-
003).
2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of Tentative Tract
Map No. 31957, which action is bought within the time period provided for in California
Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section
21167, including the approval, extension or modification of Tentative Tract Map No. 31957
or any of the proceedings, acts or determinations taken, done, or made prior to the
decision, or to determine the reasonableness, legality or validity of any condition attached
thereto. The Applicant's indemnification is intended to include, but not be limited to,
damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit,
claim or litigation, including without limitation attorneys' fees, penalties and other costs,
liabilities and expenses incurred by Indemnitees in connection with such proceeding. The
City will promptly notify the applicant of any such claim, action, or proceeding against the
City. If the project is challenged in court, the City and the applicant shall enter into formal
defense and indemnity agreement, consistent with this condition.
The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants 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 implementation and construction of Tentative Tract
Map No. 31957, which action is brought within the time period provided for in California
Government Code Sections 65009 and/or 66499.37 and Public Resources Code Section
21167. The City will promptly notify the applicant of any such claim, action, or proceeding
against the City and will cooperate fully with the defense.
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.
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4.Tentative Tract Map No. 31957 will expire on September 13, 2020, 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 (LEMC).
PLANNING DIVISION
5.Tentative Tract Map No. 31957 will expire two (2) years from date of approval unless within
that period of time an appropriate instrument has been filed and recorded with the County
Recorder or an extension of time is granted by the City of Lake Elsinore City Council in
accordance with the Subdivision Map Act and the LEMC.
6.The Tentative Tract Map shall comply with the State of California Subdivision Map Act and
shall comply with all applicable requirements of the Lake Elsmore Municipal Code Title 16
unless, modified by approved Conditions of Approval.
7.Prior to final certificate of occupancy of the Tentative Tract Map the improvements
specified herein and approved by the Planning Commission and the City Council shall be
installed or agreements for said improvements shall be submitted to the City for approval
by the City Engineer and all other stated conditions shall be complied with. All
uncompleted improvements must be bonded for as part of the agreements.
8.The applicant shall comply with all the mitigations contained and identified m the Mitigated
Negative Declaration No. 2005-06.
9.All lots shall comply with minimum standards contained in the LEMC.
10.A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
11.The applicant shall comply with all conditions of the Riverside County Fire Department.
12.The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
13.All future structural development associated with this map shall require separate Design
Review approval.
14.Prior to issuance of any grading permit and/or building permit the applicant shall sign and
complete an “Acknowledgment of Conditions” and shall return the executed original to the
Community Development Department.
15.The applicant shall comply with the following City programs: the City Source Reduction
and Recycling Element and Household Hazardous Waste Element, the County Solid
Waste Management Plan and Integrated Waste Management Plan.
16.Prior to issuance of building permit the applicant shall submit a letter of verification (will
serve letter) to the City Engineer for all required utility services.
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17.The applicant shall pay applicable fees and obtain proper clearance from the Lake
Elsmore Unified School District (LEUSD) prior to issuance of building permits.
18.The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of
each building permit.
19.The applicant shall pay all applicable fees including park fees.
20.The applicant shall meet all requirements of the providing electric utility company.
21.The applicant shall meet all requirements of the providing gas utility company.
22.The applicant shall meet all requirements of the providing telephone utility company.
23.A bond is required guaranteeing the removal of all trailers used during construction.
24.All signage shall be subject to Planning Division review and approval prior to installation.
25.The City’s Noise Ordnance shall be met during all site preparation activity. Construction
shall not commence before 7:00 AM and cease at 5:00 PM, Monday through Friday.
Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays.
26.Prior to the issuance of a Grading Permit, a Determination of Biologically Equivalent or
Superior Preservation (DBESP) shall have been submitted and processed through the
United States Fish and Wildlife Service or the California Department of Fish and Game
(As the Trustee Agency) for the required sixty (60) day review period as confirmed in the
Multiple Species Habitat Conservation Plan (MSHCP).
27.Prior to the issuance of a Grading Permit the applicant shall provide the City with evidence
that the property identified as proposed Common Ownership Property (Conservation
Area) has been dedicated to conservation in perpetuity (by easement or by title transfer)
pursuant to the requirements of the Multiple Species Habitat Conservation Plan (MSHCP).
28.The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF) per LEMC Section 16.74, at the rate in effect at the time of payment.
ENGINEERING
General
29.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.
30.Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
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31.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.
32.Provide written approval of construction activity within the wetlands from the U.S.
Department of Fish and Game and U.S. Army Corp of Engineers.
Fees
33.The developer shall pay all Engineering Division assessed, Development Impact Fees
Plan Check and Permit fees (LEMC 16.34). Applicable Development Impact Fees include:
Railroad Canyon Road Benefit District, Stephens Kangaroo Habitat Fee (K-Rat), Traffic
Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Area
Drainage Fee.(Modified per Planning Commission on 02/07/2017)
34.Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
Utilities
35.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.
36.All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake
Elsinore Municipal Code (LEMC)
37.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.
38.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).
39.The developer shall submit a copy of the "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.(Deleted per Planning Commission on
02/07/2017)
Improvements
40.Applicant shall obtain offsite right of way for the extension of Mountain Street from Tract
18719-4. Acquisition of the offsite right of way shall not halt the approval of the final map
as per Section 66462.5 of the Subdivision Map Act.
41.Running Deer Road shall be fully improved to Local Street Standard, within the existing
right of way, between Cielito Drive and the project boundary. Street Improvement plans
shall be prepared by a Registered Civil Engineer and the plans shall include curb and
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gutter, sidewalk, ac pavement, street lighting and drainage improvements.
42.Appropriate warning signs shall be constructed at the new dead end of Mountain Street.
The existing improvement plans on file shall be modified accordingly and approved by the
City Engineer prior to issuance of building permit.
43.Lincoln Street shall be dedicated and fully improved (full width pavement improvements)
to the Secondary Highway standard (70 /90) within the property boundaries.
44.Applicant shall design and install the Rice Canyon Wash Levee system which will convey
a 100-year storm past the project site. The levee will be a continuation of the levee
improvements constructed by Tract 24624. Upon completion and acceptance by the City
and/or Plans will be submitted to and approved by the Riverside County Flood Control and
Water Conservation District. The the maintenance of the levee shall be transferred to the
accepting jurisdiction in terms by way of a maintenance agreement, as approved by the
City Engineer.
45.Vehicular access to/from Billings Lane and across the levee shall be provided from Lincoln
Street to maintain access to properties granted access rights per Instrument No. 3819
recorded January 14, 1969. Final location and design of driveway access with proposed
levee and design of raised median in Lincoln Street shall be submitted to Engineering for
review and approval. All ingress/egress easements required to maintain existing access
rights shall be recorded on the Final Tract Map or by separate instrument.
46.Interior streets shall be dedicated and Improved to public residential street standards (40
/60).
47.Applicant shall adhere to memorandum from City Traffic Engineer dated June 28, 2004
as it relates to his recommendations per the project traffic study. As per his direction the
project should not proceed past the 75th Certificate of Occupancy prior to the installation
and full operation of traffic signals at the following intersections:
48.Lake Street and Temescal Canyon Road. Lake Street and the I-15 southbound ramps
and Lake Street and the I-15 northbound ramps. Prior to issuance of the first Certificate of
Occupancy, applicant shall post a performance bond or other reasonable surety in a form
approved by the City Attorney’s office in an amount sufficient to cover traffic signals at the
referenced intersection(s). The project shall either install the Signals or not proceed past
the 75th Certificate of Occupancy until those traffic signal improvements are installed and
operational. If these signals have been constructed, appropriate fair share fees shall be
paid.
49.All roadways shall be constructed to be consistent with General Plan Circulation Element
cross sections.
50.Drainage for open space lots shall be conveyed to public right-of-way.
51.The incremental increase in storm water runoff shall be detained retained for flows
discharging to Rice Canyon. Detention basin sizes shall be calculated using Riverside
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County Flood Control methods. The incremental increase in storm water runoff shall be
treated and released for flows discharging to Lake Elsinore. Hydrologic Conditions of
Concern shall be mitigated for all discharges.(Modified per Planning Commission on
02/07/2017)
52.Applicant shall provide a drainage study prepared by a registered Civil Engineer identifying
storm water runoff quantities expected from the site and upstream of the site. The study
shall show all existing or proposed off site public or private drainage facilities intended to
discharge this runoff. The study shall include a capacity analysis verifying the adequacy
of the facilities. Runoff from the development or partial phase of development of the
property shall not exceed the existing natural discharge quantities with respect to the
following criteria:
53.For projects less than 10 acres analyze and mitigate the difference in developed and
undeveloped runoff. A simplified hydrograph method shall be used that simulates the
hydrograph with a triangle. The Rational method flow rate shall be the top value of the
triangle and the base width shall be two times the lime of concentration (Tc). The
difference in area between the developed condition triangle and the existing condition
triangle represents the required storage volume. Based upon the storage volume head the
outlet structure shall have an outlet flow no larger than the existing flow rate.
54.Projects that are 10 acres or greater The project shall analyze for the 1, 3, 6, and 24-hour
duration for the 2, 5, and 10-year frequency storms.
55.The applicant shall accept and properly dispose of mitigate all offsite drainage flowing onto
or through the site.
56.If possible all drainage shall be conveyed onto public property. No cross lot drainage shall
be permitted.
57.Applicant shall protect all downstream properties from damages caused by alteration of
the drainage patterns i.e. concentrations or diversion of flow. Protection shall be provided
by constructing adequate drainage facilities including enlarging existing facilities and/or by
securing a drainage easement. A maintenance mechanism shall be in place for any private
drainage facilities constructed on site or off site. Any grading or drainage onto private off
site or adjacent property shall require a written permission to grade and/or a permission
to drain letter from the affected landowner.
58.Street grades shall not exceed 9% unless otherwise authorized by the City Engineer.
59.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval.
60.All Capital Improvement and Plan Check fees shall be paid (LEMC 16-34 Resolution 85-
26).
61.Applicant shall pay all appropriate fees prior to pulling a Building Permit.
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62.A Will Serve Letter shall be submitted to the City Engineering Division from the applicable
water agency stating that water and sewer arrangements have been made for this project.
Letter shall be submitted prior to Final Map Approval.
63.All public works improvements shall be constructed per approved street plans (LEMC 12
04 and 16 34).
64.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.
65.All applicable fees shall be paid and the Developer shall comply with all requirements of
the encroachment permit as issued by the Engineering Division for construction of public
works improvements (LEMC 12 08 and Resolution 83 78).
66.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 public works Improvements will be scheduled and approved.
67.Applicant shall obtain all necessary off site easements for off-site grading from the
adjacent property owners prior to final map approval.
68.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.
69.Provide street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer.
70.Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
71.Applicant shall submit a traffic control plan showing all traffic control devices for the tract
to be approved prior to final map approval. All traffic control devices shall be installed prior
to final inspection of public improvements.
72.All improvement plans and tract maps shall be digitized. At Certificate of Occupancy
applicant shall submit tapes and/or discs which are compatible with City’s ARC info/GIS
or developer to pay $30 per sheet for City digitizing.
73.All utilities except electrical over 12 34 KV shall be placed underground as approved by
the serving utility.
Prior to Grading Permit
74.Developer shall obtain a grading permit with appropriate security prior to building permit
issuance. 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
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that a cursory drainage and flow pattern inspection can be conducted before grading
begins.
75.Developer shall provide soils geology a seismic report including street design
recommendations. Provide final soils report showing compliance with recommendations.
76.All grading shall be done under the supervision of a Geotechnical Engineer and he shall
certify all slopes steeper than 2 to 1 for stability and proper erosion control. All
manufactured slopes greater than 30 feet in height shall be contoured.
77.Convey onsite runoff to the public storm drain system. Any non-historic storm flows shall
be accepted by adjacent property owners with a notarized and recorded letter of drainage
acceptance or conveyed to a drainage easement.
78.Roof and yard drains will not be allowed to be connected directly to street curb cores Roof
drains should drain to a landscaped area whenever feasible
79.Ten (10) year storm runoff should be contained within the curb and the one hundred (100)
year storm runoff should be contained within the street right of way. When either of these
criteria is exceeded drainage facilities should be installed.
80.Applicant will be required to install BMP’s using the best available technology to mitigate
any urban pollutants from entering the watershed.
81.Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for
their storm water pollution prevention plan including approval of erosion control for the
grading 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
and including maintenance responsibilities.
82.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 in the Riverside County NPDES Drainage
Area Management Plan.
83.Applicant shall provide for flush BMP s using the best available technology that will reduce
storm water pollutants from parking areas and driveway aisles.
84.Project shall adhere to all applicable NPDES requirements in effect at time of approval
85.In accordance with the City’s Franchise Agreement for waste disposal and recycling the
applicant shall be required to contract with CR&R Inc. for removal and disposal of all waste
material debris vegetation and other rubbish generated during cleaning demolition clear
and grubbing or all other phases of construction.
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Stormwater Management / Pollutant Prevention / NPDES
Design
86.The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include but
are not limited to:
General Permit – Construction
Deminimus Discharges
MS4
87.A Water Quality Management Plan (WQMP) (preliminary and final) shall be prepared
using the Santa Ana Region 8 approved template and guidance and submitted for review
and approval to the City. The Final WQMP shall be approved by the City prior to rough or
precise grading plan approval and issuance of ANY permit for construction.
88.Any portion of the DCV that is not infiltrated, harvested and used, evapotranspired, and/or
biotreated shall be treated and discharged in accordance with the requirements set forth
in Section XII.G.
89.The Final WQMP shall document the following:
Detailed site and project description.
Potential stormwater pollutants.
Post-development drainage characteristics.
Low Impact Development (LID) BMP selection and analysis.
Structural and Non-Structural source control BMPs.
Treatment Control BMPs
Site design and drainage plan (BMP Exhibit).
Documentation of how vector issues are addressed in the BMP design, operation
and maintenance.
GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
HCOC – demonstrate that discharge flow rates, velocities, duration and volume for
the post construction condition from a 2 year and 10 year, 24 hour rainfall event will
not cause adverse impacts on downstream erosion and receiving waters, or
measures are implemented to mitigate significant adverse impacts downstream
public facilities and water bodies. Evaluation documentation shall include pre-and
post-development hydrograph volumes, time of concentration and peak discharge
velocities, construction of sediment budgets, and a sediment transport analysis.
Operations and Maintenance Plan and Agreement as well as documentation of
formation of funding district for long term maintenance cost.
90.The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design,
where feasible, to treat the pollutants of concern identified for the project, in the following
manner (from highest to lowest priority): (Section XII.E.2, XII.E3, and XII.E.7).
Evaluate site for highest and best use applicability (Exemption for projects that
discharge to the Lake.)
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Preventatives measures (these are mostly non-structural measures, e.g.,
minimizing impervious areas, conserving natural areas, minimizing directly
connected impervious areas, etc.)
The Project shall in the order presented, infiltrate, harvest and use, evapotranspire
and/or bio-treat the Design Capture Volume (DCV).
The Project shall consider a properly engineered and maintained bio-treatment
system only if infiltration, harvesting and use and evapotranspiration cannot be
feasibly implemented at the project site.
Any portion of the DCV that is not infiltrated, harvested and used, evapo-transpired,
and/or bio-treated shall be treated and discharged in accordance with the
requirements set forth in Section XII.G.
91.Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
92.Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
93.If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the
applicant shall obtain certification through the Santa Ana Regional Water Quality Control
Board and provide a copy to the Engineering Division.
94.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker.
95.The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
Construction
96.A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction Permit) and compliance with the Green Building Code for sediment and
erosion control are required for this project.
97.Prior to grading or building permit for construction or demolition and/or weed abatement
activity projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy
of the notification of the issuance of a Waste Discharge Identification (WDID) Number or
other proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be
kept at the project site, updated, and be available for review upon request.
98.Erosion & Sediment Control – ALL PROJECTS - Prior to the issuance of any grading or
building permit for construction or demolition, the applicant shall submit for review and
approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet
of the grading plan submittal to demonstrate compliance with the City’s NPDES Program
and state water quality regulations for grading and construction activities. The Erosion
and Sediment Control Plan shall identify how all construction materials, wastes, grading
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or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be
property covered, stored and secured to prevent transport into local drainages or waters
by wind, rain, tracking, or dispersion. The plan shall also describe how the project will
ensure that all BMPs will be maintained during construction of any future right of ways. A
copy of the plan shall be incorporated into the SWPPP as applicable, kept updated as
needed to address changing circumstances of the project site, be kept at the project site
and available for review upon request.
99.Minimum BMP’s as identified by the City shall be implemented by all projects.
Post-Construction
100.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction, MS4, etc. to
include:
Demonstrate that the project has complied with all non-structural BMPs described
in the project’s WQMP.
Provide signed, notarized certification from the engineer of work that the structural
BMP’s identified in the project’s WQMP are installed in conformance with approved
plans and specifications and operational.
Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&R.
The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall
(1) describe the long-term operation and maintenance requirements for BMPs
identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-
term operation and maintenance of the referenced BMPs; (3) describe the
mechanism for funding the long-term operation and maintenance of the referenced
BMPS; and (4) provide for annual certification of water quality facilities by a
registered civil engineer. The City format shall be used.
Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan
or CC&R’s attached) are available for each of the initial occupants
(commercial/industrial) or HOA as appropriate.
Agree to pay for a Special Investigation from the City of Lake Elsinore for a date
twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for
the project to verify compliance with the approved WQMP and O&M Plan. A
signed/sealed certification from the engineer of work dated 12 months after CofO
will be considered in lieu of a Special Investigation by the City.
Provide the City with a digital .pdf copy of the Final WQMP.
Final Tract or Parcel Map
101.The developer shall submit for plan check review and approval a final map.
102.All ingress/egress easements required to maintain access across the Levee shall be
shown on the final map.
103.Prior to final map approval, provide evidence of the vacation of existing easements within
property boundaries.
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104.Applicant shall obtain all necessary off site easements for off-site grading from the
adjacent property owners, including the County of Riverside, prior to final map approval.
105.Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
106.Prior to City Council approval of the final Tract Map the developer shall, in accordance
with Government Code and LEMC, have constructed all improvements or have
improvement plans submitted and approved, agreements executed and securities posted
107.The Final Tract Map shall include the phasing boundaries consistent with the parcels of
the Tentative Tract. The phasing boundaries or parcels shall be processed as separate
tract maps.
Prior to Issuance of Building Permit
108.Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
109.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.
110.The Final Tract Map shall be recorded.
111.All street improvement plans, storm drain plans and signing and striping plans shall be
completed and approved by the City Engineer.
112.The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
113.A portion of the required improvements for this development may be covered under the
Traffic Impact Fee (TIF) or Area Drainage Fee program. Request for reimbursement or
credits shall be approved by the City Engineer and based on allowable costs in the fee
program and availability of funds. The agreement shall be completed prior to building
permit.
Prior to Occupancy
114.All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
115.All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
116.The fair share cost of improvements as a condition of this development shall be paid.
117.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.
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CITY OF LAKE ELSINORE FIRE MARSHALL
General Conditions
118.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.
119.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.
120.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 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”).
121.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.
122.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.
123.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.
TTM 31957 Planning Commission: 02/07/2017
Conditions of Approval City Council: 03/14/2017
Applicant’s Initials: _____ Page 14 of 16
124.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
125.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.
126.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.
127.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
128.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.
ADMINISTRATIVE SERVICES DEPARTMENT
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
129.Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Conditional
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 dollars ($7,500) non-refundable deposit to cover the cost of the
annexation, formation or other mitigation process, as applicable.
TTM 31957 Planning Commission: 02/07/2017
Conditions of Approval City Council: 03/14/2017
Applicant’s Initials: _____ Page 15 of 16
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
130.Prior to approval of the Final Map, Parcel Map, Residential Design Review, Conditional
Use Permit or building permit (as applicable), the applicant shall annex into the 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.
Alternatively, the applicant may propose alternative financing mechanisms to fund the
annual negative fiscal impacts of the project with respect to Maintenance Services.
Applicant shall make a seven thousand five hundred dollars ($7,500) non-refundable
deposit to cover the cost of the annexation, formation or other mitigation process, as
applicable.
TTM 31957 Planning Commission: 02/07/2017
Conditions of Approval City Council: 03/14/2017
Applicant’s Initials: _____ Page 16 of 16
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 March 14, 2017. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
BILLINGS LNRICE CANYON MOUNTAIN ST
REGATTA WAYKIWI WAY
RUNNING DEER RDCIELITO DRROLANDO RDVISTA VIEW
LINCOLN ST
MANGO WAY
PALM VIEW STNAVEL WAYAVOCADO WAYFOREST VIEW STONERIDGE TERLANTERN HILL LNVALENCIA WAY
DALE CT
TANGERINE WAYLAKEBREEZE LN
CARIBOU STBILLINGS LNRICE CANYON MOUNTAIN ST
REGATTA WAYKIWI WAY
RUNNING DEER RDCIELITO DRROLANDO RDVISTA VIEW
LINCOLN ST
MANGO WAY
PALM VIEW STNAVEL WAYAVOCADO WAYFOREST VIEW STONERIDGE TERLANTERN HILL LNVALENCIA WAY
DALE CT
TANGERINE WAYLAKEBREEZE LN
CARIBOU ST
Planning Application No. 2016-56TTM 31957 (Running Deer)VICINITY MAP
PROJECT SITE
´
BILLINGS LNRICE CANYON MOUNTAIN ST
REGATTA WAYKIWI WAY
RUNNING DEER RDCIELITO DRROLANDO RDVISTA VIEW
LINCOLN ST
MANGO WAY
PALM VIEW STNAVEL WAYAVOCADO WAYFOREST VIEW STONERIDGE TERLANTERN HILL LNVALENCIA WAY
DALE CT
TANGERINE WAYLAKEBREEZE LN
CARIBOU ST
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User CommunityBILLINGS LNRICE CANYON MOUNTAIN ST
REGATTA WAYKIWI WAY
RUNNING DEER RDCIELITO DRROLANDO RDVISTA VIEW
LINCOLN ST
MANGO WAY
PALM VIEW STNAVEL WAYAVOCADO WAYFOREST VIEW STONERIDGE TERLANTERN HILL LNVALENCIA WAY
DALE CT
TANGERINE WAYLAKEBREEZE LN
CARIBOU ST
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
Planning Application No. 2016-56TTM 31957 (Running Deer)AERIAL MAP
PROJECT SITE
´
A Fid I iAl'JIIO
SECTION "B -B'
NTP
IN THE CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
TENTATIVE TRACT MAP NO. 31957
BEING A SUBDIVISION OF A PORTION OF THE NORTHEAST AND SOUTHEAST OUARTERS OF
SECTION 28, TOWNSHIP 5 SOUTH, RANGE 5 WEST, SBM.
R/W R/W
K
4
Iro' /FT 3 I/a" /FT
-•-••A�PAll16 & �� "i 7
LYA
60' TYPICAL SECTION
NTS
'S-. "C", -D MOUNTAIN STREETS
AI ft . D Ltt11 GNV[
"NNL�
1AxE ELSIrvOREO 800 SFE, LLC
OEV&OPER
FORT1A D INC.
-
6
RIVERSIDE. CA 92506
CONTACT: JOHN FORD
N AVENUE
ROVERSIBDE.CCA
MMT JOHNS FORD
(951)
f r
(951) sea -leo.
LEGAL DESERIII GN
PAPGEL 1-
A OFTION OF THE NORTHEAST QUARTER
66x -leo.
OF SECTION 20,
(
^FT•i
TOWNSHIP 5 SOUTH, RANGE T 5 WEST, SAN BEFNAFDIND
MERIDIAN, ACCORDING TO THE PLAT THEREOF
� J
A PORTION UR SAID TO ISL THE CM OFDLAEE
N THE
i0 RESOLUTION RECORDED MARCH
M
3. ,993 S INSTRUMENT
], t99] AS NSTRUNENT N0. 10151 6, OFFICIAL RECOROS-
PARCEL 2-
A PORTION OF THE 50UTHEAST CILARTER OF THE
SOUTHEAST QUARTER OF SECTION 28. TOWNSHIP 5
SOUTH RANGE 5 WEST, SA PER NMDINO MEgIDMN.
ACCORDING TO THE OFFICIAL PAT THEREOF
ENGINEER
ROBERT M-
6753 BROCNiON AVE
RIVERSIDE, CA S2
PHONE (951) 600 0 C
ABf£BBOR9 PMCB NO
]91-P6O-D46 . 39t
-260-C.
ZONING Ab LaAD USE
i A
�
OSED ZONE
EX5IlNG LAND --AT
PROPOSED — USf
SINGLE ( , RES 0".1
:N
-
GENERAL ROAN DESIGNATION
fXbIWL LOWM(DIUM O[NS/Ir RESIOEMUL (L. .D)
PRaPoSEa LOW MEDIUM DENST, RCSIOEMWL (L M.O.)
SERI
SEINER AND WATER �
POKER / 13 -EG r!Tr
y,
EISNORE VALLEY M W.0
5 'HA NEV STREgi,
SOUTHERNCALIFORNIAEDISON C
26100 MENIFEE ROAD,
LAKE 5]0
PHONE (951)R 674 A3116
ROMOLANLI. CA
PHONE (951) 657-11101
CABLE TELEN9(_NI
GAB
COMC"T
556 BIRCH STREET,
LANE ER 3
CALIFORNIA CAS CO
]GOH CENTRALAVENUE.
IDE CAI'
0
6e6 A
PHONE()2555]B9
.
P NE (951) 76
O9]6 11]
SCHOOL DIBTR[.'19 _ TELH'HOFE _
LANESCHOOL ELSINORE
NOREGUNIFIED GEN'20ERAL TELEPHONE COMPANY ;1
515 CRASNNY ETRC Ei9 ALS .uTHIR 4$ TcO
LANE ELSINORE
LI OR A 2530 PHONE (951) 652-fie21
TRACT DATA
GROSS APER= 31-2 ACRES NUMBERED LOTS- 101 1
OPEN
S ANDSCAPS AREAS/STREETS= 166 ACRES
OD 5 F
MAGELO - 6D 673 S.F.
RESIDENTIAL DENSITY= 295 LOTS/GROSS ACRES
Ab pEpyprR n.v/roxf
LM. 138.18) CV.
fl[L: 95,980 CY
Th—
LEGEND
h 41.301 CY
Ther uanl�lies enl la
and sAnnko9n
final lenglne 9 �l/ / the vesical q !o eab,
LEGEND
Ac— A A. -"'.I
IC CURB AND GUTTER
./A ------------ DANSWAY APPRON
FL
_.___.__� rta+U1C
FS :was Sw ACt
-- AApgATr ut
To
T-------.__-ON�i
TL GP OF CURB
LLF -------- H FENCE
- CHAIN LIN
100.1 .....
-- ----- DESIGN ELEVATION
(100.10) — ---- EXISTING ELEVATION
EXISTING EASEMENT NOTES
O1 INGRESS/EGRESS EASEMENT IN FAVOR OF THOMAS G CORNWELL
ET AL RECORDED 1-11-69 PER INSTRUMENT NO. 3919.
O2 ROAD EASEEMENT IN FAVOR OF ELSINORE READY VIN RECORDED
6-21-59 PER INSTRUMENT NO- 205062.
NOTES
OWNER/DEVELOPER HAS CONTIGUOUS OWNERSHIP WHICH IS
NOT A PART OF THIS MAP
EXISTINGALL EASEMENTS i0 RELOCATED AND/OR
ABANDONED
F
C�
ACOS AND CDFG.
mFc AREA ----------- 0S41 SFF(�29a ll-
D AF
ACOEIMPACT AREA: ------- 1,712 SF (D Cl Acre)
,CFO IMPACT AREA. ------- 1.356 SF (0-10 Acre)
Fr.�yl
�I
TYPICAL SECTION -LINCOLN STREET AND RICE CANYON LEVEE
I
REVIs1ONS
ROBERT M. BEERS
6753 Brockton Avenue a 9 0 snl/DS
Riverside, CA 92506
Ph. (951) 684-1800 s
r r
GRAPHIC SCALE
v•�
(max rceT)
1 a w
».
SECTION'A-A'
PREPARED FOR:
FORTLAND INC
6753 Brockton Avenue
RIVERSIDE, CA 92506
PHONE. (909) 684-1800
TENTATIVE TRACT MA- i O
NO. 31957 AWN Br
CITY OF LAKE ELMORE,
CALIFORNIA cHrcrcED er a.Me.
RUNNINGDEERDRIVE
RICECANYONLEVEELINCOLNSTREET(Existing Elementary School Site)
MOUNTAIN
STREET AVOCADOWAYTENTATIVE TRACT MAP NO. 31957IN THE CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
BEING A SUBDIVISION OF A PORTION OF THE NORTHEAST AND SOUTHEAST QUARTERS OF
SECTION 28, TOWNSHIP 5 SOUTH, RANGE 5 WEST, SBM.
SECTION "B-B"
School TTM 31957
TRACT 24624-7
EXISTING SCHOOLPAD= 1601
Existing ground
Existing fence
15'±120'R/W
P/L
C/L
PAD= 1598.5
N.T.S.
OWNER DEVELOPER
LEGAL DESCRIPTION
ENGINEER
ASSESSORS PARCEL NO.
ZONING AND LAND USE
GENERAL PLAN DESIGNATION
SERVICES:
SEWER AND WATER
CABLE TELEVISION
SCHOOL DISTRICTS
TRACT DATA
RAW EARTHWORK QUANTITIES
LEGEND
ACOE AND CDFG
EXISTING EASEMENT NOTES
NOTES
R/W R/W
60'
40'
C/L 20'20'6'4'4'6'
1/4"/FT 2%2%1/4"/FT
SIDEWALKCURB & GUTTERA.C. PAVING & BASE
60' TYPICAL SECTION
N.T.S.
"A", "B", "C", "D", "E"
AND RUNNING DEER DRIVE
TYPICAL SECTION - LINCOLN STREET AND RICE CANYON LEVEE
N.T.S.
R/W R/WVARIES14' TRAIL EASEMENT VARIES
JOINT-USE
ACCESS &
RECREATION
TRAIL
1 212
T O D A Y LIG H T IN T O
E X IST IN G G R O U N D
90'
70'
C/L35'35'6'4'
1/4"/FT 1/4"/FT2%2%
SIDEWALKCURB & GUTTERA.C. PAVING & BASE
6'4'
P.L.TTM 31957 Tract 18719-4
18'
v-ditch area7.5'11.5'Existing Fence100'
PAD= 1558.9
lot 86
SECTION "A-A"
N.T.S.
Existing V-ditch
Existing ground
TRACT 18719-4PAD= 1552±
VICINITY MAP
N.T.S.
SITE
POWER/ELECTRICITY
GAS
TELEPHONE
8' TRAIL