HomeMy WebLinkAboutItem No. 08 Planning Application No. 2016-87 (Canyon Hills Estates)Text File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 17-106
Agenda Date: 3/14/2017 Status: Public HearingVersion: 1
File Type: ReportIn Control: City Council
Agenda Number: 8)
Page 1 City of Lake Elsinore Printed on 3/9/2017
Page 1 of 2
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. 2016-87 (Canyon Hills Estates) – Extension of time
request for Tentative Tract Map No. 34249
Recommendation
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A FOUR-YEAR EXTENSION OF TIME TO JANUARY 23, 2021 FOR
TENTATIVE TRACT MAP NO. 34249.
Background
On January 23, 2007, the City Council approved Final Environmental Impact Report (FEIR) No.
2006-02, General Plan Amendment (GPA) No. 2006-04, Specific Plan (SP) No. 2006-01, and
Tentative Tract Map (TTM) No. 34249 for the subdivision of 246.41 acres into 302 single family
residential lots, 12 open space lots, one (1) public park, and two (2) tank sites.
On February 12, 2008, the City Council approved a two (2) year extension of time for TTM 34249
to January 23, 2011.
Between July 2008 and July 2013, the California Legislature adopted Assembly Bill 333,
Assembly Bill 208, and Assembly Bill 116, all automatically extending the life of TTM 34249 for
an additional six (6) years to January 23, 2017.
On October 27, 2016, the applicant filed the extension of time request, which stayed the expiration
of TTM 34249, until action by the City Council.
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 34249 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.
Page 2 of 2
Discussion
TTM 34249 is a subdivision of 246.41 acres into 302 single family residential lots, 12 open space
lots, one (1) public park, and two (2) tank sites (Project). The Project is located adjacent to the
existing southern boundary of the Canyon Hills Specific Plan, northerly and easterly of Crooked
Arrow Drive. (Assessor Parcel Numbers: 365-230-001, 005, 006, 007, 009, 010, 011, 012, 013,
and 365-220-026).
The Community Development (Fire and Planning), Community Services, Public Works
(Engineering), and the Administrative Services Departments have recommended revised
Conditions of Approval consistent with section 66452.6 (e) of the Subdivision Map Act and
sections 65961 (a) (1-2) and 65961 (f) of the Planning and Zoning Laws. These updated
Conditions of Approval were reflective of the most current City requirements for development.
Environmental Determination
Pursuant to CEQA Guidelines Section 15162, staff has determined that this extension of time
request 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 environmental impact report. All potentially significant impacts have been
avoided or mitigated pursuant to the earlier environmental impact report and none of the
conditions described in Section 15162 exist. FEIR No. 2006-04 (SCH # 20060510713) was
adopted by the City Council on January 23, 2007. As part of the extension of time request,
conditions of approval were updated to reflect the most current City requirements for
development. These are standard conditions of approval and will not result in modifications to the
previously approved Project. No substantial changes which require major revisions to the
environmental impact report exist and no new information of substantial importance which require
revisions to the earlier environmental impact report exist. Therefore, no further environmental
documentation is necessary.
Fiscal Impact
The time and costs related to processing this extension of time request have been covered by the
Developer Deposit paid for by the applicant. No General Fund budgets have been allocated or
used in the processing of this application. The approval of the extension of time 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 – EOT Resolution
B – Conditions of Approval
C – Vicinity Map
D – Aerial Map
E – TTM 34249
RESOLUTION NO. 2017-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A FOUR-YEAR EXTENSION OF TIME TO JANUARY 23,
2021 FOR TENTATIVE TRACT MAP NO. 34249
Whereas, Cindy Domenigoni, of Sky Canyon Enterprises, LLC, submitted a request for an
extension of time for Tentative Tract Map (TTM) No. 34249 on October 27, 2016; 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 for TTM
34249 prior to making its decision to extend the life of the map for four (4) years to January 23,
2021.
Section 2. That in accordance with the California Subdivision Map Act (Cal. Gov. Code Section
66000 et. seq.) and the LEMC Section 16.24.160, the Council makes the following findings for
the approval of an extension of time for TTM 34249:
1. The proposed subdivision, together with the provisions for its design and improvements,
is consistent with the City’s General Plan and the Canyon Hills Estates Specific 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 34249 is located within the Canyon Hills Estates Specific Plan (CHESP). The
proposed subdivision is compatible with the objectives, policies, general land uses
and programs as identified in the CHESP. The CHESP was subject to a consistency
finding with the General Plan prior to adoption. The proposed subdivisionis consistent
with the provisions of the CHESP and is therefore found to be consistent with the
General Plan.
b.All offsite mitigation measures have been identified in a manner consistent with the
General Plan and the CHESP.
c.All recreational amenities have been provided in a manner consistent with the
General Plan and CHESP.
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.
Reso. No. 2017-___
Page 2 of 3
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.
b.The map has been conditioned to annex into Community Facilities District No. 2015-
1 (Safety and Law Enforcement, Fire and Paramedic Services, Mello-Roos) to offset
the annual negative fiscal impacts of the project on public safety operations and
maintenance issues in the City.
c.The map has been conditioned to annex into the City of Lake Elsinore Community
Facilities District No. 2015-2 (Maintenance Services) to fund the on-going operation
and maintenance of the public right-of-way, landscaped areas, and neighborhood
parks to be maintained by the City, and for street lights in the public right-of-way for
which the City will pay for electricity and a maintenance fee to Southern California
Edison, including parkways, open space and public storm drains constructed within
the development and federal NPDES requirements to offset the annual negative
fiscal impacts of the Project.
4. Subject to the attached Conditions of Approval, the proposed division of land or type of
improvements is not likely to result in any significant environmental impacts.
a.A Final Environmental Impact Report (FEIR 2006-02 (SCH# 20060510713)) was
prepared for TTM 34249. The report identified potentially significant environmental
effects identified potentially significant environmental effects but mitigation
measures were incorporated which reduced the potentially significant impacts in a
manner consistent with the Environmental Quality Act.
b.When examining the Project in light of the Conditions of Approval and mitigation
measures there is no substantial evidence that the TTM 34246 may have a
significant effect on the environment.
c.Mitigation measures are required to ensure all potentially significant impacts are
reduced to levels of insignificance. TTM 34249 has been conditioned to comply with
these mitigation measures.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a.TTM 34249 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 34249.
Reso. No. 2017-___
Page 3 of 3
b.The map has been circulated to City departments and outside agencies, and
appropriate Conditions of Approval have been applied to the Project.
Section 3. Based upon the evidence presented, both written and testimonial, and the above
findings, the Council hereby approves a four-year extension of time for TTM 34249 to January
23, 2021, incorporating the attached Conditions of Approval.
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 19
CONDITIONS OF APPROVAL
RESOLUTION:2017-XX
PROJECT: TTM 34249
PROJECT NAME:Canyon Hills Estates
PROJECT LOCATION:APNs: 365-230-001, 005, 006, 007, 009, 010, 011,
012, 013, and 365-220-026
APPROVAL DATE:January 23, 2007
EXPIRATION DATE:January 23, 2021
GENERAL
1.Tentative Tract Map (TTM) No. 34249 is a subdivision of 246.41 acres into 302 single
family residential lots, 12 open space lots, one (1) public park, and two (2) tank sites
(Project). The Project is located southerly of the Canyon Hills Specific Plan, northerly and
easterly of Crooked Arrow Drive. (APNs: 365-230-001, 005, 006, 007, 009, 010, 011, 012,
013, and 365-220-026).
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 Environmental
Impact Report, General Plan Amendment No. 2006-04, Specific Plan No. 2006-01, and
Tentative Tract Map No. 34249, 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 Environmental
Impact Report, General Plan Amendment No. 2006-04, Specific Plan No. 2006-01, and
Tentative Tract Map No. 34249 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 the
Environmental Impact Report, General Plan Amendment No. 2006-04, Specific Plan No.
2006-01, and Tentative Tract Map No. 34249 (collectively, the "Project").
3.Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 2 of 19
Development Department for inclusion in the case records.
PLANNING DIVISION
4.All conditions of approval shall be reproduced on page one of building plans prior to their
acceptance by Building Division. All conditions of approval shall be met prior to the
issuance of a Certificate of Occupancy and release of utilities.
5.The applicant shall comply with the City's Noise Ordinance as set forth in Lake Elsinore
Municipal Code Chapter 17.78.
6.The applicant shall prepare a final landscape plan subject to the review and approval of
the Director of Community Development or designee. The plan shall incorporate details
identifying screening, irrigation and aesthetic mitigation of the on-site water tanks. Said
landscape improvements shall be bonded with a 100 percent Faithful Performance Bond
for materials and labor for two years from Certificate of Occupancy.
7.Approval of the Project is expressly conditioned upon Riverside LAFCO’s approval of
Annexation No. 75. If the City does not receive from Riverside LAFCO a certificate of
completion of Annexation No. 75 within two (2) years from the date of City Council
approval of the Project, the City Council approval of the Project shall be null and void. No
subdivision, construction, development, or grading of the Project shall be undertaken prior
to the City's receipt of a certificate of completion of Annexation No. 75 from the Riverside
LAFCO.
Specific Plan No. 2006-01
8.The Draft Canyon Hills Estates Specific Plan shall be revised to incorporate any
corrections and changes required by the Planning Commission and/or City Council. A
Final Canyon Hills Estates Specific Plan document shall be submitted for review and
approval by the Community Development Director or designee within 30 days of approval
by the City Council. No permit shall be issued until the Canyon Hills Estates Specific Plan
document and any required revisions are administratively approved by the Community
Development Director or designee.
9.Future development shall comply with those standards and guidelines contained in the
Canyon Hills Estates Specific Plan document.
10.Those issues, standards, guidelines, etc. not addressed in the Canyon Hills Estates
Specific Plan shall revert to the Lake Elsinore Municipal Code in effect at the time any
future development is proposed.
11.The applicant shall participate in and annex into the City of Lake Elsinore Citywide
Landscaping and Street Lighting District, as appropriate.
12.The applicant shall provide all project-related onsite and offsite improvements as
described in the Canyon Hills Estates Specific Plan document.
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 3 of 19
Tentative Tract Map No. 34249
13.Tentative Tract Map No. 34249 will expire on January 23, 2021 unless within that period
of time a Final Map has been filed with the County Recorder in accordance with the State
of California Subdivision Map Act and applicable requirements of the Lake Elsinore
Municipal Code (LEMC).
The Tentative Tract Map No. 34249 shall expire two (2) years from date when the City
receives notice of completion of Annexation No. 75 from Riverside LAFCO, unless within
that period of time a Final Map 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.
14.The Tentative Parcel Tract Map No. 34249 shall comply with the Subdivision Map Act and
shall comply with all applicable requirements of Title 16 of the Lake Elsinore Municipal
Code, unless modified by these conditions of approval.
15.Prior to issuance of a final certificate of occupancy for Tentative Parcel Tract Map No.
34249, 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 satisfied. All uncompleted improvements must be bonded for as part of the
agreements.
16.Prior to approval of the Final Map, or prior to issuance of building permit if deemed
appropriate by the City Engineer, the applicant shall create and complete the formation of
a Homeowner's Association for the Project. The Homeowner's Association shall be
approved by the City. To the extent that the Homeowner's Association will be governed
by Articles of Incorporations, Covenants, Conditions and Restrictions ("CC&Rs"), or any
other such instrument, those documents shall be submitted to the City Planning &
Engineering Departments and City Attorney's Office for review and approval.
17.The CC&Rs drafted for the Project's Homeowner's Association shall expressly designate
the City as a third party beneficiary. Specifically, the CC&Rs shall state, "The City of Lake
Elsinore and its successors and assigns are expressly made third party beneficiaries to
this Declaration and the conditions, covenants and restrictions contained herein governing
the use, operation and maintenance of the Property. The City has the right, but not the
obligation, to enforce the provisions of this Declaration. Any amendment to this
Declaration shall require the written consent of the City."
18.The CC&Rs drafted for the Project’s Homeowner’s Association shall comport with the
terms and conditions set forth in these conditions of approval.
19.AII construction shall comply with these conditions of approval, the provisions and
requirements contained in the Canyon Hills Estates Specific Plan, and the guidelines for
development set forth in the Lake Elsinore Municipal Code.
20.The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with the
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 4 of 19
provisions of Chapter 15.72 of the Lake Elsinore Municipal Code. Interim erosion control
measures shall be provided 30 days after the site's rough grading, as approved by the
City Engineering.
21.The applicant shall comply with all applicable City Codes and Ordinances.
22.A cash bond of $1,000.00 shall be required for any construction trailers used during
construction. Bonds will be released after removal of trailers, subject to the approval of
the Community Development Director or designee.
23.The design and construction of the project shall meet all County Fire Department
standards for fire protection. Prior to issuance of building permits, applicant shall provide
assurance that all requirements of the Riverside County Fire Department have been met.
24.The project shall comply with the 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.
25.Prior to issuance of building permits, the applicant shall pay park-in-lieu fee in effect at
time of building permit issuance or dedicate the proposed approximately 5.4-acre park
area to the City.
26.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of building permit.
27.The Multiple Species Habitat Conservation Fee (MSHCP) shall be due upon issuance of
each building permit.
28.The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF), Transportation Uniform Mitigation Fees (TUMF), Traffic Infrastructure
Fees (TIF), Area Drainage Fees, Capital Improvement Impact/Mitigation Fees, and Plan
Check fees, at the rate in effect at the time of payment.
Environmental
29.The following mitigation measures related to the protection of Cultural Resources shall be
implemented as described below:
•TS-01 shall be avoided and preserved where feasible including a 10-meter buffer
surrounding the boundaries of TS-01 to protect the delineated site area and any
associated subsurface components. Protective fencing during construction shall be
provided to protect TS-01 where feasible.
•Prior to the issuance of any grading permits, a Phase II cultural resources testing and
evaluation program shall be conducted for TS-01 and TS-02. The Phase II evaluation
plan shall contain a research design and field methodology designed to evaluate the
significance of the sites pursuant to applicable law and in accordance with general
archaeological reporting standards for such. If Phase II testing determines the
presence of a "unique archaeological resource" under Public Resources Code
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 5 of 19
Section 21083.2, the report shall include recommended measures to avoid or mitigate
impacts to the sites. Where avoidance of significant resources is not feasible, Phase
Ill investigations (data recovery) shall be completed.
•All testing and evaluation shall be supervised by an individual or individuals meeting
the Secretary of the Interior's Professional Qualifications Standards as a qualified
prehistoric archaeologist for Site TS-01 and as an historic archaeologist for Site TS-
02 and/or a Registered Professional Archaeologist (RPA) with similar qualifications.
•If the Phase II cultural resources evaluation program determines that a given
resource is eligible for listing on the California Registry of Historic Resources (CRHR)
and/or local listings and therefore meets the definition of a "historical resource," or if
there is a determination by the City in consultation with the Pechanga Tribe that a
resource is "unique" pursuant to applicable law, an impact determination shall be
made prior to issuance of grading permits. If the impacts are determined to be
significant, appropriate mitigation measures shall be designed in consultation with the
Pechanga Tribe to mitigate impacts to below a level of significance with preservation
as the preferred mitigation if feasible. If preservation is not the chosen alternative, a
data recovery program shall be implemented. The data recovery program shall entail,
at a minimum, the collection of surface materials and a sufficient sample of buried
materials, analysis, and reporting of recovered materials consistent with the Cultural
Resources Treatment and Monitoring Agreement by and between the Project
Applicant and the Pechanga Tribe.
•Prior to issuance of grading permit(s) for the Project, the Project Applicant shall retain
an archaeological monitor to monitor all ground-disturbing activities with special
emphasis on the vicinity of TS-01 and TS-02 in an effort to identify any unknown
archaeological resources. Any newly discovered cultural resource deposits shall be
subject to a cultural resources evaluation.
•At least 30 days prior to seeking a grading permit, the project applicant shall contact
the Pechanga Band of Luiseño Indians for the purpose of notifying the Tribe of the
grading, excavation and monitoring program, and to coordinate with the City of Lake
Elsinore and the Pechanga Band of Luiseño Indians to develop a Cultural Resources
Treatment and Monitoring Agreement. The Agreement shall address the treatment of
known cultural resources, the designation, responsibilities, and participation of Native
American monitors during grading, excavation and ground disturbing activities;
project grading and development scheduling; terms of compensation; and treatment
and final disposition of any cultural resources, sacred sites, and human remains
discovered on the site. The City of Lake Elsinore shall be the final arbiter of any
disputes concerning the conditions included in the Agreement.
•Prior to issuance of any grading permit, the project archaeologist shall file a pre-
grading report with the City and County (if required) to document the proposed
methodology for grading activity observation. Said methodology shall include the
requirement for a qualified archaeological monitor to be present and to have the
authority to stop and redirect grading activities. In accordance with the Treatment
Agreement, the archaeological monitor's authority to stop and redirect grading shall
be exercised in consultation with the Pechanga Band of Luiseño Indians in order to
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 6 of 19
evaluate the significance of any archaeological resources discovered on the property.
Tribal monitors from the Pechanga Band of Luiseño Indians shall be allowed to
monitor all grading, excavation and groundbreaking activities, and shall also have the
authority to stop and redirect grading activities in consultation with the project
archaeologist.
•If human remains are encountered, State Health and Safety Code Section 7050.5
shall apply and no further disturbance shall occur until the County Coroner has made
a determination of origin and disposition pursuant to Public Resources Code Section
5097.98. The Riverside County Coroner shall be notified of the find immediately. If
the remains are determined to be prehistoric, the Coroner will notify the Native
American Heritage Commission (NAHC), which will determine and notify a Most
Likely Descendant (MLD). With the permission of the landowner or his/her authorized
representative, the MLD may inspect the site of discovery. The MLD shall complete
the inspection and provide its recommendations pursuant to Public Resources Code
5097.98.
30.The applicant shall implement all mitigation measures identified in Environmental Impact
Report No. 2006-02 and its Mitigation Monitoring Program.
ENGINEERING DIVISION
31.A grading plan, signed and stamped by a California Registered Civil Engineer, shall be
required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially
modified as determined by the City Engineer. If the grading is less than 50 cubic yards
and a grading plan is not required, a grading permit shall still be obtained so that a cursory
drainage and flow pattern inspection can be conducted before grading begins.
32.Prior to commencement of grading operations, applicant shall provide the City with a map
of all proposed haul routes to be used for movement of export material. Such routes shall
be subject to the review and approval of the City Engineer.
33.AII grading shall be done under the supervision of a geotechnical engineer who shall also
certify, for stability and proper erosion control, all slopes approved by the City to be steeper
than 2 to 1.
34.An Encroachment Permit shall be obtained prior to any work on City right-of-way.
35.Street improvements, traffic signing and striping are required as part of this project. The
improvements shall be prepared by a registered civil engineer and shall meet City and/or
Riverside County standards.
36.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.
37.Applicant shall pay all applicable development impact/mitigation fees, including but not
limited to TUMF, MSHCP, TIF and Area Drainage Fees. The amount to be paid for each
fee shall be consistent with the fee in effect per each fee's implementing ordinance.
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 7 of 19
38.10-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.
39.AII compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½" x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
40.In accordance with the City's Franchise Agreement for waste disposal & recycling, the
applicant shall be required to contract with CR&R Inc. for removal and disposal of all waste
material, debris, vegetation and other rubbish generated during cleaning, demolition, clear
and grubbing or all other phases of construction.
41.On-site drainage shall be conveyed to a public facility, accepted by adjacent property
owners by a letter of drainage acceptance, or conveyed to a drainage easement.
42.AII 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. Diversion of historic
flows shall not be allowed.
a. Roof drains shall not be allowed to outlet directly through coring in the street curb.
43.Roofs should drain across a minimum of 20-feet of landscaped area.
44.The applicant shall provide for the detention of storm water increases due to the project
as increased from historic flow volumes. Basins shall be designed consistent with
Riverside County Flood Control District standards.
45.The applicant shall comply with all NPDES requirements, including the submittal of a
Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality Management Plan
(WQMP) as required per the Santa Ana Regional Water Quality Control Board.
46.City of Lake Elsinore has adopted ordinances for storm water management and discharge
control. In accordance with state and federal law, these local storm water ordinances
prohibit the discharge of waste into storm drain systems or local surface waters. This
includes non-storm water discharges containing oil, grease, detergents, trash, or other
waste remains. Brochures of "Storm water Pollution, What You Should Know"
describing preventing measures are available at City Hall.
47.PLEASE NOTE:The discharge of pollutants into street, gutters, storm drain system, or
waterways -without Regional Water Quality Control Board permit or waiver – is strictly
prohibited by local ordinances and state and federal law.
Storm Water Management / Pollution Prevention / NPDES
Design:
48.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:
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 8 of 19
General Permit -Construction
General Permit - Industrial
Scrap Metal
Deminimus Discharges
MS4
49.The project shall complete and submit for review and approval to the Engineering Division
BOTH a preliminary and final WQMP, incorporating the LID Principles and Stormwater
BMPs.
50.Prior to or concurrent with any submittal for land use (i.e. Final Map, Design Review,
Grading Permit, etc.), the applicant shall have prepared and submitted to the City
Engineering Department for review and approval a Preliminary Water Quality
Management Plan (PWQMP). The PWQMP shall be prepared and designed in
accordance with the requirements in effect at the time of its submittal. Approval of the
PWQMP shall be required prior to scheduling the land use application for action by
Planning Commission.
51.The final WQMP shall be approved prior to issuance of any encroachment, grading or
building permit.
52.Water Quality Facilities that service more than one parcel shall be placed in an easement
to provide for maintenance and prevent obstruction.
53.The applicant shall use the Water Quality Management Plan for the Santa Ana Region of
Riverside County guidance document and template for WQMP preparation.
54.WQMP – The Water Quality Management Plan (WQMP) specifically identifying Best
Management Practices (BMPs) that will be used onsite to control identified pollutants of
concern. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan
(DAMP), Model WQMP, and LID Guidance Manual for reference, and the MS4 Permittee’s
WQMP template for submittal. This WQMP shall include 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
Site design and drainage plan (BMP Exhibit)
Vector issues are addressed in the BMP design, operation and maintenance.
GIS coordinates for all LID and Treatment Control BMPs
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 significant adverse impacts on downstream erosion and receiving
waters, or measures are implemented to mitigate significant adverse impacts to
downstream public facilities and water bodies. Design goal to replicate pre-
development hydrologic regime.
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 9 of 19
55.The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design,
where feasible, to treat the pollutants of concern identified for the project, in the following
manner (from highest to lowest priority) : (Section XII.E.2, XII.E.3,and XII.E.7)
Evaluation of highest and best use for sites discharging to Lake Elsinore.
Preventative measures (these are mostly non-structural measures, e.g.,
preservation of natural features to a level consistent with the MEP standard;
minimization of Urban Runoff through clustering, reducing impervious areas, etc.)
The Project shall ‘Infiltrate, harvest and use, evapotranspire and/or bio-treat the
85th percentile storm event also known as 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,
evapotranspired, and/or biotreated shall be treated and discharged in accordance
with the requirements set forth in Section XII.G.
56.Parking lot landscaping shall be designed to with concave landscape grading and provide
for treatment, retention or infiltration of runoff.
57.Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape and permeable surfaces in low traffic roads and parking lots.
58.Trash enclosures shall be covered and bermed.
59.Hydromodification / Hydraulic Conditions of Concern – The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of
natural water bodies and drainage systems; conserve natural areas; protect slopes,
channels and minimize significant impacts from urban runoff.
60.CEQA – If CEQA identifies resources requiring Clean Water Act Section 401 Permitting,
the applicant shall obtain certification through the Santa Ana Regional Water Quality
Control Board and provide a copy to the Engineering Division.
61.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:
62.A Stormwater Pollution Prevention Plan (SWPPP) is required for this project. A copy of
the current SWPPP shall be kept at the project site and be available for review upon
request.
Erosion & Sediment Control -Prior to the issuance of any grading or building permit,
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 10 of 19
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, California Building Code, and state water
quality regulations for grading and construction activities. The Erosion and Sediment
Control Plan shall identify how all construction materials, wastes, grading or demolition
debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property
covered, stored and secured to prevent transport into local drainages or waters by wind,
rain, tracking, or dispersion. The plan shall also describe how the project will ensure that
all BMPs will be maintained during construction of any future right of ways.
Post Construction:
63.Recorded Operation and Maintenance (O&M) Plan that (1) describes the long-term
operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2)
identifies the entity that will be responsible for long-term operation and maintenance of
the referenced BMPs; (3) describes the mechanism for funding the long-term operation
and maintenance of the referenced BMPs, and (4) provides for annual certification of
water quality facilities by a registered civil engineer and/or the City for a fee if the service
is available.
64.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker to prevent illegal dumping in the drain system.
65.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
Demonstrate that all structural Best Management Practices (BMP’s) described in
the BMP Exhibit from the project’s approved WQMP have been implemented,
constructed and installed in conformance with approved plans and specifications.
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 and operational.
Submit a copy of the fully executed, recorded Operations and Maintenance (O&M)
Plan for all structural BMPs.
Provide documentation of annexation into a CFD for funding of facilities to be
maintained by the City.
Demonstrate that copies of the project’s approved WQMP (with recorded O&M
Plan attached) are available for each of the initial occupants
(commercial/industrial) or Owner’s Association 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 C of O
will be considered in lieu of a Special Investigation by the City.
Provide a recorded copy of one of the following:
1. CC&R’s (they must include the approved WQMP and O&M Plan) for the
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 11 of 19
project’s Owners Association.
2. A water quality implementation agreement with the approved WQMP and
O&M Plan attached; or
3. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
Final Tract or Parcel Map
66.The developer shall submit for plan check review and approval a final map.
67.Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
68.Prior to City Council approval of the final Tract Map the developer shall, in accordance
with Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted.
69.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 a Grading Permit
70.If the grading is less than 50 cubic yards and a grading plan is not required, a site plan
showing proposed project improvements and drainage patterns shall be submitted so that
a cursory drainage and flow pattern inspection can be conducted before grading begins.
71.Submit grading plans with appropriate security, Hydrology and Hydraulic Reports
prepared by a Registered Civil Engineer for approval by the City Engineer. Developer shall
mitigate any flooding and/or erosion downstream caused by development of the site
and/or diversion of drainage.
72.The approved grading plan shall show conveyance of any storm water historically
traversing the project site. The storm drain design shall convey, at a minimum, the 100-
year storm event detailing overland release of any supplemental water volume.
73.Provide soils, geology and seismic report for plan check review and approval. Provide
final soils report showing compliance with recommendations.
74.The applicant shall obtain all necessary off-site easements for off-site grading and/or
drainage acceptance from the adjacent property owners prior to grading permit issuance.
a. Applicant shall provide erosion control measures as part of their grading plan. The
applicant shall contribute to protection of storm water quality and meet the goals of the
BMP in Supplement “A” in the Riverside County NPDES Drainage Area Management
Plan.
75.Applicant shall provide the city with proof of filing a Notice of Intent with the Regional
Water Quality Control Board for the National Pollutant Discharge Elimination System
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 12 of 19
(NPDES) program with a storm water pollution prevention plan prior to issuance of grading
permits.
76.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 WQMP for
post construction, which describes BMP's that shall be implemented for the development
and including maintenance responsibilities.
Prior to Issuance of Building Permit
77.Unless other timing is indicated, all Public Works requirements shall be complied with as
a condition of development as specified in the Lake Elsinore Municipal Code prior to
building permit.
78.The applicant shall construct a full 40-foot street section on 60-feet of dedicated right of
way as the modified section with expanded parkway for project site internal public streets.
79.Cottonwood Canyon Road shall be constructed with 48-feet of road section from curb to
curb with a dedicated right of way width of 70-feet.
80.The applicant shall construct a 24-foot street section with asphalt dyke on the southerly
side and curb, gutter and sidewalk improvements on the northerly side of Navajo Springs
Road. In addition, the applicant shall provide geotechnical data to support a slope steeper
than 2:1 between the toe of slope and right of way line.
81.The applicant shall construct a 32-foot street section with asphalt dyke on the southerly
side and curb, gutter and sidewalk improvements on the northerly side of Lost Road. All
slopes exceeding 2:1 shall be approved prior to issuance of grading permit.
82.AII project site internal private local streets shall have a minimum 36-foot section with
rolled curbs constructed on a 46-foot easement.
83.The applicant shall comply with access requirements from the Fire Department.
84.The applicant shall submit a "Will Serve" letter to the City Engineering Division from the
applicable water agency stating that water and sewer arrangements have been made for
this project and specify the technical data for the water service at the location, such as
water pressure and volume etc. The Will Serve letter shall be submitted prior to applying
for a building permit.
85.The applicant shall pay all Capital Improvement Impact/Mitigation Fees and Plan Check
fees (LEMC 16.34) including, but not limited to Traffic Improvement Fee, Transportation
Uniform Mitigation Fee, Area Drainage fee.
Prior to Occupancy
86.AII compaction reports, grade certifications, monument certifications (with tie notes
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 13 of 19
delineated on 8 1/2" x 11" Mylar) shall be submitted to the Engineering Division.
87.AII public improvements including signing and striping, and street lighting shall be
completed in accordance with the approved plans or as condition of development to the
satisfaction of the City Engineer.
88.Onsite circulation of the Project shall be completed to the satisfaction of the Fire
Department.
89.The applicant shall coordinate the construction of a street light with Southern California
Edison consistent with the City Standard street light spacing.
90.Water and sewer improvements shall be completed in accordance with Water District
requirements.
CITY OF LAKE ELSINORE FIRE MARSHALL
General Conditions
91.Riverside County Fire Department at Lake Elsinore Office of the Fire Marshal
Responsibility - It is the responsibility of the recipient of these Fire Department conditions
to forward them to all interested parties. The permit number (as it is noted above) is
required on all correspondence.
Questions should be directed to the Riverside County Fire Department, Lake Elsinore
Office of the Fire Marshal 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.
92.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.
93.Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,000 GPM for 2 hours
duration at 20 PSI residual operating pressure, which must be available before any
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.
94.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 measured along
approved vehicular travel ways. The required fire flow shall be available from any adjacent
hydrant (s) in the system
95.Hazardous Fire Area - The proposed project is located in a high or very high fire zone as
adopted in the Lake Elsinore Municipal Code. The project shall adhere to all high fire
requirements as prescribed in the Title 24 Codes, any applicable state and local codes
pertaining to high fire. The structures shall comply with Chapter 7A of the Building Code
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 14 of 19
and or Section R327 of the California Residential Code. Roofing Materials shall be
classified at not less than class “A”.
96.Fuel modification Plan - Fuel modification plans shall be provided to the Lake Elsinore
Fire Protection Planning office. Plans shall include fuels modeling and comprehensive
details with regard to the vegetation management plan. The fuels modification zone shall
be not less than 100’ from all structures and may be required to be increased.
ANY HABITAT CONSERVATION ISSUES AFFECTING THE IMPLEMENTATION OF
THIS FUEL MODIFICATION PLAN SHALL BE COORDINATED WITH THE
RESPONSIBLE WILDLIFE AND/OR OTHER CONSERVATION AGENCY PRIOR TO
THE LAND DEDICATION.
97.Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions:
1. Twenty-four feet (24’) clear width. Where parking is to be provided, each parking
side shall be provided with eight (8’) additional feet on each side of the fire
department access.
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than
500 feet. [Ord. 529 § 3.2(F), 1973].
3. The required all weather vehicular access shall be able to support no less than
75,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning Radius shall be 24’ inside and 48’ outside for all access roads.
98.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.
99.Automatic / Manual Gates - Gate entrances shall be at least two feet wider than the
width of the traffic lane (s) serving that gate and no less than 20 feet wide. Any gate
providing access from a road to a driveway shall be located at least 35 feet from the
roadway and shall open to allow vehicle to stop without obstructing traffic on the road.
Where a one-way road with a single traffic lane provides access to a gate entrance, a 40
foot turning radius shall be used. Gate access shall be equipped with a rapid entry system.
Plans shall be submitted to the Fire Department for approval prior to installation.
Automatic/manual gate pins shall be rated with shear pin force, not to exceed 30 foot
pounds. Automatic gates shall be equipped with emergency backup power. Gates
activated by the rapid entry system shall remain open until closed by the rapid entry
system. Contact the Fire Planning office for current plan check fees.
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 15 of 19
Prior to Building Permit Issuance
100.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.
101.Water System Plans - Applicant and/or developer shall submit 2 sets of water system
plans to the Fire Department for review. The 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.
102.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 said 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
103.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.
COMMUNITY SERVICES DEPARTMENT
104.The applicant shall dedicate five (5) acres of park land to the City in perpetuity. The Park
Site shall be equestrian in design and located off of Cottonwood Canyon Road (as per
preliminary park site plan) intersecting Street "A".
105.Regional Trail Connections shall be integrated into the development.
106.Construction of the Park Site shall be completed at the opening of the first model home.
107.Prior to issuance of building permits, the developer shall dedicate the 5.4-acre park area
to the City. Park credit fees towards park construction shall be applied (302 units @
$1,600 = $483,200). However, all interior landscape, recreation areas, facilities and/or
open space that are maintained by the Homeowner's Association will not receive park
credits.
108.The applicant shall participate in the "Public Facility" fee program.
109.The applicant shall comply with all NPDES storm water requirements.
110.The Homeowner’s Association shall maintain all natural and manufactured slopes.
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 16 of 19
111.The Homeowner’s Association shall maintain all drainage facilities and structures.
112.The Homeowner’s Association shall maintain all catch basins, collectors, v-ditches or any
other related flood control or storm water control device.
113.The Homeowner’s Association shall to maintain all exterior walls and landscaping.
114.The applicant shall participate in the City-wide LLMD. Prior to issuance of certificates of
occupancy, the developer shall annex into LLMD District 1 for all exterior landscaping to
be maintained by the City.
115.The applicant shall comply with all City Ordinances regarding construction debris removal
and recycling as per Section 8.32 of the Lake Elsinore Municipal Code.
116.Prior to issuance of the final certificate of occupancy, the applicant shall provide the City
with an inventory of all street signs, street markings, street trees and total square footage
of all streets in a digital format acceptable to the City.
117.The applicant shall satisfy all City curb, gutter and sidewalk requirements.
118.The City shall retain final review and approval authority over all park development and
implementation plans.
119.The City's Landscape Architect shall review all landscape and/or irrigation plans.
120.The 5.4 acre public park (Lot 314) shall be conveyed to the City and shall be included in
the Community Facility District for maintenance and renovation cost.
121.The design of the public park (Lot 314) shall provide for pedestrian circulation and access
for the disabled throughout the park.
122.Prior to recordation of the final map, the developer shall meet with the Directors of
Community Services and Community Development to determine the location and
specifications of the park amenities that need to be provided.
123.Prior to the issuance of the first building permit, construction plans and specifications for
the park shall be reviewed and approved by the Community Development Department.
124.The developer shall post security and enter into an agreement to improve the public park
prior to issuance of the first building permit.
125.Construction of the park shall commence pursuant to a pre-construction meeting with the
developer, the developer’s construction contractor and City representatives. Failure to
comply with the City’s review and inspection process may preclude acceptance of the park
by the City.
126.The developer, the developer’s successor or assignee, shall be responsible for all
maintenance of the public park site (Lot 314) until such time as those responsibilities are
accepted by the City of Lake Elsinore.
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 17 of 19
127.The 5.4-acre public park site (Lot 314) shall be improved and dedicated to the City free
and clear of any liens, assessment fees, or easements that would preclude the City from
utilizing the property for public purposes. A policy of title insurance and a soils assessment
report shall be provided with the conveyance of the property.
128.All open space areas and trails will be maintained by the HOA or other maintenance entity
approved by the City.
129.No park credits shall be given for open space areas.
130.Developer shall dedicate 5.4 acres for a public park and pay for park improvements.
Construction of the park improvements shall be in lieu of payment of park fees.
131.Construction of the park site (Lot 314) shall be completed prior to the 200th building permit.
ADMINISTRATIVE SERVICES DEPARTMENT
132.Annex into CFD 2003-1: Prior to approval of the Final Map, the applicant shall annex into
the Mello-Roos Community Facilities District 2003-1 to offset the annual negative fiscal
impacts of the Project on public safety operations and maintenance issues in the City.
Applicant shall make a four thousand two hundred dollar ($4,200) non-refundable deposit
to cover the cost of the annexation process. Contact Dennis Anderson, Harris &
Associates at (949) 655-3900 x334 or danderson@harris-assoc.com.
133.Annex into CFD 2006-5: Prior to approval of the Final Map, the applicant shall annex into
the Mello-Roos Community Facilities District 2006-5 to fund the on- going operation and
maintenance of the new parks, parkways, open space and public storm drains constructed
within the development and federal NPDES requirements to offset the annual negative
fiscal impacts of the Project. Applicant shall make a four thousand two hundred dollar
($4,200) non-refundable deposit to cover the cost of the annexation process. Contact
Dennis Anderson, Harris & Associates at (949) 655-3900 x334 or danderson@harris-
assoc.com.
134.Annex into LLMD No. 1: Prior to approval of the Final Map, the applicant shall annex into
Lighting and Landscape Maintenance District No. 1 to offset the annual negative fiscal
impacts of the Project on 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. Applicant
shall make a four thousand seven hundred dollar ($4,700) non-refundable deposit to cover
the cost of the annexation process. Contact Dennis Anderson, Harris & Associates at
(949) 655-3900 x334 or danderson@harris-assoc.com.
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
135.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
TTM 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 18 of 19
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.
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
136.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 34249
Conditions of Approval City Council: March 14, 2017
Applicant’s Initials: _____ Page 19 of 19
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 . I also acknowledge that all Conditions
shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
CANYON HILLS RDHILLSIDE DRLOST RDCORKTREE RD
CANOPY LN BLOSSOMS DRPOPPY WAYDIANTHUS LNDEERGRASS WAYTRAILSIDE DRCANYON HILLS RDHILLSIDE DRLOST RDCORKTREE RD
CANOPY LN BLOSSOMS DRPOPPY WAYDIANTHUS LNDEERGRASS WAYTRAILSIDE DRPlanning Application No. 2016-87TTM 34249 (Canyon Hills Estates)VICINITY MAP
PROJECT SITE
´
CANYON HILLS RDHILLSIDE DRLOST RDCORKTREE RD
CANOPY LN BLOSSOMS DRPOPPY WAYDIANTHUS LNDEERGRASS WAYTRAILSIDE DRSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User CommunityCANYON HILLS RDHILLSIDE DRLOST RDCORKTREE RD
CANOPY LN BLOSSOMS DRPOPPY WAYDIANTHUS LNDEERGRASS WAYTRAILSIDE DRSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
Planning Application No. 2016-87TTM 34249 (Canyon Hills Estates)AERIAL MAP
PROJECT SITE
´
1 _ -
-
,
f - _71
_ - - -- � •+ -- - - - --� _-_ _= _ =_ -. - - 1.
-` — -(D61
-
- --
TYPICAL STREET SECTIONS�"�"`"
VICINTY MAP
7: SF Lot
THalcal Lot Detail
01VAanrrat ��
RiC. ate'
.f,iF:XJ "•�
r'
Tentative Tract No. 34249
City of Lake Elsinore
County of Riverside, State of Cal'rfornia
-
-
_' amu: -� �.II' _�_ �a"•Y _-
1 _ -
-
,
f - _71
_ - - -- � •+ -- - - - --� _-_ _= _ =_ -. - - 1.
-` — -(D61
-
- --
TYPICAL STREET SECTIONS�"�"`"
VICINTY MAP
7: SF Lot
THalcal Lot Detail
01VAanrrat ��
f
- - - - - - = ~F-` _ - - i_= c M:+'� '•-x�T,J _- •• — - Te_n_ta1N_ a Tract No. 34249
A
.. �` ` TRDHARICTJMPA!!�S Tentative Tract No. 34249 1
�a.,",-,_. . _ . _ _ . •. ',",,i: .>&^ C'M1y of Lake EWnore
�Y Counry of Rlverekle, State of California t
RiC. ate'
.f,iF:XJ "•�
Prolect Areae
--- -- Reeltlentlal Lott
f
- - - - - - = ~F-` _ - - i_= c M:+'� '•-x�T,J _- •• — - Te_n_ta1N_ a Tract No. 34249
A
.. �` ` TRDHARICTJMPA!!�S Tentative Tract No. 34249 1
�a.,",-,_. . _ . _ _ . •. ',",,i: .>&^ C'M1y of Lake EWnore
�Y Counry of Rlverekle, State of California t