HomeMy WebLinkAboutItem No. 15 Planning App 2016-77 Castle & CookText File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 17-615
Agenda Date: 4/10/2018 Status: Public HearingVersion: 1
File Type: ReportIn Control: Planning Commission
Agenda Number: 15)
Page 1 City of Lake Elsinore Printed on 4/5/2018
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Grant Yates, City Manager
Prepared by: Justin Kirk, Principal Planner
DATE:April 10, 2018
Subject: Planning Application 2016-77:A proposed revision to VTTM 35773 for the
subdivision of 136.25 acres into approximately 275 residential lots, one large lot
for future development/subdivision and various lettered lots for the purposes of
maintenance, utilities and recreation. The proposed residential lots would range
approximately 6,000 SF to 12,000 SF in size.
Applicant:Ken Crawford, KWC Engineers
Recommendation
ADOPT A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2016-77 (VTTM
35773) IS EXEMPT FROM THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES
HABITAT CONSERVATION PLAN (MSHCP); AND,
ADOPT A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE OF
THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A REVISION TO VESTING
TENTATIVE TRACT MAP NO. 35773.
Project Request/Location
The applicant has requested approval of a subdivision of 136.25 acres into 275 residential lots,
one large lot for future development/subdivision and various lettered lots for the purposes of
maintenance, utilities and recreation. The proposed residential lots would range in size from
6,000 SF to 12,000 SF. The project is located westerly of Interstate 15 and northerly and
southerly of Nichols Road and is more specifically referred to as Assessor Parcel Numbers 389-
080-036 thru 039, 389-080-038 & 039, 389-110-010, 389-100-008, 389-100-010, 389-100-014,
389-100-029 thru 035, 389-110-011 thru 015, 389-151-008, 389-153-001 thru 005, 389-152-
010, 389-153-002 thru 005, 389-161-001 thru 003, 389-162-001 thru 006, 389-100-016 & 017,
389-100-019, 389-100-028, and 389-100-036 thru 038.
Environmental Setting
EXISTING LAND USE ZONING GENERAL PLAN
Project Site Vacant Specific Plan (RSF) and
Residential Mixed Use
Specific Plan/RMU
North Vacant/Open Space Specific Plan – Open Space Specific Plan
South Vacant/Residential R-1 Low Medium Density
PA 2016-77
VTTM 35773
Page 2 of 4
EXISTING LAND USE ZONING GENERAL PLAN
Residential
East Vacant/Open Space Specific Plan – Open Space Specific Plan
West Vacant/Open Space Specific Plan – Open Space Specific Plan
Background
The Murdock Alberhill Ranch Specific Plan (Specific Plan) encompasses 511.4 acres in the City
and was originally adopted by the City Council in June 1992. The Specific Plan consists of a mix
of single-family and multi-family residential housing, and a commercial site with a multi-family
residential overlay zone, resulting in a maximum of 1,819 dwelling units for the property.
On January 13, 2004, the City Council approved Vesting Tentative Tract Map 30836 ("VTTM
30836") and Vesting Tentative Tract Map 28214 ("VTTM 28214"). Both maps had an initial two-
year term and, absent an extension, would expire on January 13, 2006. VTTM 30836 was
subdivided into 208 residential units.
In December of 2005, the City Council approved an amendment, made various adjustments to
the boundaries and densities within the Planning Sub-Areas of the Specific Plan, and relocated
the elementary school site per the school district's request. The total number of units within the
Specific Plan and the overall residential density did not change because of Amendment No. 1.
On January 9, 2006, the City received a letter from the subdivider referencing both VTTM 28214
and VTTM 30836 and requesting confirmation from City staff that the VTTM 30836 was eligible
for a three year extension of time pursuant to Section 66452.6 (a)(1) of the Subdivision Map Act.
Section 66452.6 (a)(1) provides for automatic three year extensions up to a maximum of 10
years, when two specific criteria are met: (i) a requirement to expend $236,790 in offsite public
improvements, and (ii) recordation of a phased final map. Despite the fact that a phased final
map had not been recorded for VTTM 30836 as required by Section 66452.6, by letter dated
February 27, 2006, the then Community Development Director and the City Engineer confirmed
an extension of VTTM 30836 to January 13, 2009.
On November 25, 2008, the City Council approved Vesting Tentative Tract Map No. 35773
("VTTM 35773") to create 72 residential lots and adopted the second amendment to the Specific
Plan. The map had an initial two-year term and due to several legislative extensions of time was
originally set to expire on November 25, 2016. The Specific Plan Amendment No. 2 modified
configuration of the neighborhood park site located at the eastern edge of the specific plan, in
Sub-area “K". The amendment did not alter the number of dwelling units, land uses or density
within the Specific Plan.
On February 23, 2016, the City Council took action to deny an extension of time for VTTM
30836. While VTTM 30836 expended the required $236,790 in offsite improvements, no final
map had been approved or recorded in order to qualify VTTM 30836 for the original extension
request under Section 66452.6 and would not qualify for any further extensions of time as
granted by the State Legislature as the map had expired. Once expired, a tentative map is not
eligible for a discretionary extension.
On October 16, 2016, in accordance with Lake Elsinore Municipal Code LEMC) Section
16.24.160 and California Government Code Section 66452.6(e), Castle Cooke submitted
applications to extend VTTM 35773 past its November 25, 2016 expiration date and entered
into a Tolling Agreement with the City to stay the expiration of the VTTM 35773.
PA 2016-77
VTTM 35773
Page 3 of 4
On May 24, 2017, Castle and Cooke submitted a revised VTTM 35773, which incorporated the
previously approved and expired VTTM 30836 subdivision. In addition to the incorporating
VTTM 30836 to 35773 the applicant modified the map to conform to current requirements
pertaining to water quality, fuel modifications, cul-de-sac lengths and street widths.
On March 20, 2018, the Planning Commission of the City of Lake Elsinore took action to
unanimously approve a resolution finding that the proposed project was exempt from MSHCP
and to recommend to the City Council of the City Lake Elsinore of the proposed VTTM revision.
Discussion
With the 2005 approval of Specific Plan Amendment #1, the school site was relocated and
created an un-subdivided large lot in the middle of VTTM 30836. VTTM 35773 was approved to
subdivide the large lot on the once school site. VTTMs 30836 and 35773 share access, water
quality features, fuel modification zones and other tract amenities. With the denial of the
extension of time for VTTM 30836 based upon the determination that the map had previously
expired on January 13, 2006, VTTM 35773 became land locked and no longer had the
necessary access or other tract improvements to be developed. Based upon the potential
issues associated with a land locked map, the applicant working with City staff found an
amenable solution that would merge both VTTM 30836 and 35773 into a revised map. In
addition the revised map incorporates areas to the south creating a large lot to be further
subdivided in the future and lettered lots that serve as water quality features for the new map
and an existing sewer lift station. Furthermore, the revised map was updated to incorporate
conformance to current requirements pertaining to water quality, fuel modifications, cul-de-sac
lengths and street widths. The proposed subdivision is consistent with the previous approvals
for the both VTTM 30836 and 35773 in terms of lot sizes, roadway configuration and reduces
the total number of lots from 280 to 275. Approval of the revised VTTM 35773 constitutes the
approval of a new a map and thus provides for an initial two-year term and, absent an
extension, would expire two years from the date of the approval by the City Council.
Analysis
The proposed subdivision is located within, and regulated by, the Murdock Alberhill Ranch
Specific Plan, is located in Planning Area 2 and has a land use designation of Residential Single
Family and Open Space. The Specific Plan specifies land uses consistent with the Vesting
Tentative Tract Map, including detached single-family residential development and open space
areas. The proposed Vesting Tentative Tract Map does not conflict with the intended land uses
and their respective locations, nor does the map conflict with the standards, objectives, and
guidelines contained in the Murdock Alberhill Ranch Specific Plan. Table 1 details the
consistency with the lot creation standards.
Table 1 - Medium Density Residential Development Standards
Development Criteria Standard Proposed
Density Up to 3.9 du/ac 2.02 du/ac
Lot Area Minimum - Corner 6,000 SF 7,091 SF
Lot Area Minimum - Interior 5,500 SF 5,649 SF
Minimum Lot Width - Corner 60’-0”78’-0”
Minimum Lot Width – Interior 55’-0”55’-0”
Minimum Lot Width – Cul-de-sac 35’-0” Min/60’-0” Avg 32’-0” Min/82’-0” Avg1
1 A Condition of Approval has been added that prior to the recordation of the final map the substandard cul-de-sac
lot will be remapped to meet the minimum standard.
PA 2016-77
VTTM 35773
Page 4 of 4
Since the applicant is only considering subdivision of the project site, architectural and/or
building plans for future residences, plotting plans, preliminary wall and fence plans, etc, are not
proposed at this time. These issues will be addressed when the applicant submits for Design
Review approval in the future. Overall, the proposed map creates an efficient subdivision of land
that allows for development in a manner consistent with the originally approved Specific Plan.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the revision to TTM 35773 and support the proposed application.
The Conditions of Approval have been revised to reflect the most current City requirements for
development.
Environmental Determination
Environmental clearance and analysis for VTTM 30836 is provided by Addendum No. 2 to the
Alberhill Ranch Specific Plan Final EIR (“EIR”), approved by the City Council on January 24,
2004. Environmental clearance and analysis for VTTM 35773 is provided by Negative
Declaration No. 2008-12 (“ND”) approved by the City Council on November 25, 2008. The
proposed project is consistent with the Alberhill Ranch Specific Plan, VTTM No. 30836 and
VTTM 35773 and therefore, does not conflict with the findings and discussions contained in the
Addendum No. 2 document or the Negative Declaration. The EIR concluded that significant
environmental impacts will not result with implementation of those mitigation measures
contained in the original 1989 Final Alberhill Ranch Specific Plan EIR and the 2004 Addendum
No. 2 EIR for VTTM 30836. The Negative Declaration concluded that the development of VTTM
35773 would not create any adverse impacts. Pursuant to CEQA Guidelines Section 15162 no
substantial changes, which require major revisions to the EIR or ND, exist, and no new
information of substantial importance, which require revisions to the earlier EIR or ND, exist.
Future development or further subdivision of land will be further evaluated for consistency with
CEQA. Therefore, no further environmental documentation is necessary.
Fiscal Impact
The developer deposit account, paid for by the applicant, has covered the time and costs
related to processing this Project. No funds have been allocated or used in the processing of
this application from the General Fund. The approval of the 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
1. MSHCP Resolution
2. VTTM Resolution
3. Conditions of Approval
4. Vicinity Maps
5. Aerial Maps
6. Revised VTTM 35773
RESOLUTION NO. 2018-___
A RESOLUTION OF THE PLANNING COUNCIL OF THE CITY OF LAKE ELSINORE,
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2016-77
(VTTM 35773) IS EXEMPT FROM THE WESTERN RIVERSIDE COUNTY MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP)
Whereas, Castle and Cooke Alberhill Homebuilding, Inc. (“Applicant”) has submitted an
application for the revision of Vesting Tentative Tract Map 35773 for the subdivision of 136.25
acres into 275 residential lots, one large for future development/subdivision and various lettered
lots for the purposes of maintenance, utilities and recreation (collectively the “Project”). The
proposed residential lots would range in size 6,000 SF to 12,000 SF. The project is located
westerly of Interstate 15 and northerly and southerly of Nichols Road and is more specifically
referred to as Assessor Parcel Numbers 389-080-036 thru 039, 389-080-038 & 039, 389-110-
010, 389-100-008, 389-100-010, 389-100-014, 389-100-029 thru 035, 389-110-011 thru 015,
389-151-008, 389-153-001 thru 005, 389-152-010, 389-153-002 thru 005, 389-161-001 thru 003,
389-162-001 thru 006, 389-100-016 & 017, 389-100-019, 389-100-028, and 389-100-036 thru
038 and,
Whereas, Pacific Clay Products, Inc., Castle & Cooke Lake Elsinore Outlet Centers, Inc., Castle
& Cooke Corona, Inc., Gateway Business Park, LLC, and Murdock Alberhill Ranch Limited
Partnership, (collectively “Owner”) entered into that certain settlement agreement and
memorandum of understanding (the “Settlement Agreement”) with the County of Riverside on
February 24, 2004, which exempts and excludes all of the Owner’s properties (including present
and future uses and development of Owner’s properties) from the Western Riverside County
Multiple Species Habitat Conservation Plan (MSHCP) for all purposes; and,
Whereas, the Project site is covered by the terms of the Settlement Agreement and is therefore
exempt from the requirements of the MSHCP; and,
Whereas,on April 10, at a duly noticed Public Hearing the City Council of the City of Lake Elsinore
(Coucnil) has considered 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 acknowledges the Settlement Agreement, which exempts and excludes
the Project from the requirements of the MSHCP for all purposes. Therefore, the Council adopts
findings that the project is exempt from the MSHCP and that no further MSHCP action is required.
Section 2.This Resolution shall take effect immediately upon its adoption.
Section 3:The City Clerk shall certify to the adoption of this Resolution and enter it into the book
of original Resolutions.
Passed and Adopted on this 10
th day of April, 2018.
City Council Resolution No. 2018-____
Page 2 of 2
_____________________________
Natasha Johnson, 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. 2018-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of April 10, 2018, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
RESOLUTION NO. 2018-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A REVISION TO VESTING
TENTATIVE TRACT MAP NO. 35773.
Whereas, Castle and Cooke Alberhill Homebuilding, Inc. (“Applicant”) has submitted an
application for the revision of Vesting Tentative Tract Map 35773 for the subdivision of 136.25
acres into 275 residential lots, one large for future development/subdivision and various lettered
lots for the purposes of maintenance, utilities and recreation (collectively the “Project”). The
proposed residential lots would range in size 6,000 SF to 12,000 SF. The project is located
westerly of Interstate 15 and northerly and southerly of Nichols Road and is more specifically
referred to as Assessor Parcel Numbers 389-080-036 thru 039, 389-080-038 & 039, 389-110-
010, 389-100-008, 389-100-010, 389-100-014, 389-100-029 thru 035, 389-110-011 thru 015,
389-151-008, 389-153-001 thru 005, 389-152-010, 389-153-002 thru 005, 389-161-001 thru 003,
389-162-001 thru 006, 389-100-016 & 017, 389-100-019, 389-100-028, and 389-100-036 thru
038 and,
Whereas,pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 16.24 (Tentative Maps) the
Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to the residential design review; and,
Whereas,on March 20, 2018, 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 recommended that the City Council approve the proposed map revision;
and,
Whereas,pursuant to LEMC Chapter 16.24 (Tentative Maps) the Council has the responsibility
of making decisions to approve, modify, or disapprove recommendations of the Commission for
variance applications; and,
Whereas,on March 13, 2018, at a duly noticed Public Meeting, the Council has considered the
recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Prior to taking action the Council, has reviewed and analyzed the revision to Tract
Map No. 31920 pursuant to the appropriate Planning and Zoning Laws, and Chapter 16
(Subdivisions) of the Lake Elsinore Municipal Code (“LEMC”).
Section 2. The Council hereby finds and determines that the revision to Tentative Tract Map No.
31920 is subject to the California Environmental Quality Act (Public Resources Code §§ 21000 et
seq.: “CEQA”) and the Guidelines for Implementation of CEQA (14 California Code of Regulations
§§ 15000 et seq.: “CEQA Guidelines”). Specifically, the Planning Commission finds that
environmental clearance and analysis for VTTM 30836 is provided by Addendum No. 2 to the
Alberhill Ranch Specific Plan Final EIR (“EIR”), approved by the City Council on January 24, 2004.
Environmental clearance and analysis for VTTM 35773 is provided by Negative Declaration No.
2008-12 (“ND”) approved by the City Council on November 25, 2008. The proposed project is
consistent with the Alberhill Ranch Specific Plan, VTTM No. 30836 and VTTM 35773 and
City Council Resolution No. 2018-____
Page 2 of 3
therefore, does not conflict with the findings and discussions contained in the Addendum No. 2
document or the Negative Declaration. The EIR concluded that significant environmental impacts
will not result with implementation of those mitigation measures contained in the original 1989
Final Alberhill Ranch Specific Plan EIR and the 2004 Addendum No. 2 EIR for VTTM 30836. The
Negative Declaration concluded that the development of VTTM 35773 would not create any
adverse impacts. Pursuant to CEQA Guidelines Section 15162 no substantial changes, which
require major revisions to the EIR or ND, exist, and no new information of substantial importance,
which require revisions to the earlier EIR or ND, exist. Future development or further subdivision
of land will be further evaluated for consistency with CEQA. Therefore, no further environmental
documentation is necessary.
Section 3. That in accordance with State Planning and Zoning Law and the Lake Elsinore
Municipal Code, the Council makes the following findings for approval of a revision to Tentative
Tract Map No. 35773:
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).
The General Plan designates the site for a mixed land use Specific Plan. Consistent with
that designation, the revised Tract Map can accommodate future residential land uses.
The Tract Map is consistent with the designated land use, development and design
standards, and all other appropriate requirements contained in the General Plan, Murdoch
Alberhill Ranch Specific Plan and Subdivision Map Act.
2.The effects this project is likely to have upon the housing needs of the region, the public
service requirements of its residents and the available fiscal and environmental resources
have been considered and balanced.
The modified Tract Map is consistent with the land use plan, development and design
standards, and programs, and all other appropriate requirements contained in the General
Plan. The modified VTTM 35773 is consistent with the residential land uses within the
specific plan and applicable development and design standards.
3.Subject to the attached conditions of approval, the proposed project is not anticipated to
result in any significant environmental impact.
The project has been adequately conditioned by all applicable departments and agencies
and will not therefore result in any significant environmental impacts. Furthermore
environmental clearance and analysis for VTTM 30836 is provided by Addendum No. 2 to
the Alberhill Ranch Specific Plan Final EIR (“EIR”), approved by the City Council on
January 24, 2004. Environmental clearance and analysis for VTTM 35773 is provided by
Negative Declaration No. 2008-12 (“ND”) approved by the City Council on November 25,
2008. The proposed project is consistent with the Alberhill Ranch Specific Plan, VTTM No.
30836 and VTTM 35773 and therefore, does not conflict with the findings and discussions
contained in the Addendum No. 2 document or the Negative Declaration. The EIR
concluded that significant environmental impacts will not result with implementation of
those mitigation measures contained in the original 1989 Final Alberhill Ranch Specific
Plan EIR and the 2004 Addendum No. 2 EIR for VTTM 30836. The Negative Declaration
concluded that the development of VTTM 35773 would not create any adverse impacts.
Pursuant to CEQA Guidelines Section 15162 no substantial changes, which require major
revisions to the EIR or ND, exist, and no new information of substantial importance, which
City Council Resolution No. 2018-____
Page 3 of 3
require revisions to the earlier EIR or ND, exist. Future development or further subdivision
of land will be further evaluated for consistency with CEQA. Therefore, no further
environmental documentation is necessary.
Section 4. Based upon the evidence presented, the above findings, and the attached conditions
of approval, the Council approves the modification to Tentative Tract Map No. 35773.
Section 5. This Resolution shall take effect from and after the date of its passage and adoption.
Section 6:The City Clerk shall certify to the adoption of this Resolution and enter it into the book
of original Resolutions.
Passed and Adopted on this 10
th day of April, 2018.
_____________________________
Natasha Johnson, 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. 2018-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of April 10, 2018, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan M. Domen, MMC
City Clerk
Page 1 of 15
Applicants Initials: _____
CONDITIONS OF APPROVAL
03/13/18
RESOLUTIONS:
PROJECT NUMBER: VTTM 35773
PROJECT NAME:
PROJECT LOCATION:
APPROVAL DATE:
EXPIRATION DATE:
General Conditions
1.Vesting Tentative Tract Map No. 35773 will expire two years from date of approval unless
within that period of time a Final Map has been filed 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. The vesting date for VTTM 35773 is March 1, 2018.
2.Vesting Tentative Tract Map No. 35773 shall comply with the State of California
Subdivision Map Act and applicable requirements contained in the Murdock Alberhill
Ranch Specific Plan document and the Lake Elsinore Municipal Code (LEMC) in effect on
the date of approval of VTTM 35773, unless modified by approved Conditions of Approval.
3.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and Consultants agents
(collectively referred to individually and collectively as "Indemnities") from any claim,
action, or proceeding to attack, set aside, void, or annul an approval by Indemnitees
concerning approval of the project, 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
Indemnities and costs of suit, claim or litigation, including without limitation attorneys' fees,
penalties and other costs, liabilities and expenses incurred by Indemnities 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.
4.If any of the conditions of approval set forth herein fail to occur, or if they are, by their
terms, to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny or further condition issuance of all
future building permits, deny, revoke, or further condition all certificates of occupancy
issued under the authority of approvals herein granted; record a notice of violation on the
property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation.
Page 2 of 15
Applicants Initials: _____
5.Within 30 days of project approval, the applicant shall sign and return the final Conditions
of Approval to the Community Development Department for inclusion in the case records.
FEES
6.The developer shall pay Western Riverside County Transportation Uniform Mitigation Fee
(TUMF) Program Fees (LEMC 16.83).
7.The developer shall pay all Development Impact Fees, Plan Check and Permit fees
(LEMC 16.34), except that the developer shall be exempt from the payment of City
Affordable Housing In Lieu Fees and City mandated affordability covenants and
restrictions recorded against new dwelling units within VTTM 35773. Applicable
Development Impact Fees (LEMC 16.74) include: Traffic Infrastructure Fee (TIF) (LEMC
16.74.040), City Hall & public Works Facilities Fee (LEMC 16.74.042), Community Center
Facilities Fee (LEMC 16.74.044, Lakeside Facilities Fee (LEMC 16.74.046, Animal Shelter
Facilities Fee (LEMC 16.74.048, Fire Facilities Fee (LEMC 16.74.049).
8.Mitigation Fees will be assessed at the prevalent rate as of the vesting date (Condition
No. 1), plus any adjustments in accordance with the enabling ordinance or resolution
establishing such fee as of the time of payment in full.
9.Prior to the issuance of any residential building permit within VTTM 35773, the developer
shall pay to City an “Alberhill Park Fee” in an amount equal to $2.00 per square foot of
assessable space. “Assessable space” means all of the square footage within the
perimeter of a residential structure, not including any carport, walkway, garage, overhang,
patio, detached accessory structure or similar area. The amount of square footage within
the perimeter of a residential structure shall be calculated by the City’s building department
in accordance with the City’s standard practice of calculating structural perimeters. The
Alberhill Park Fee shall be deposited by City in a segregated account (the “Alberhill Park
Fund”) and shall be used to fund the improvements to the 45.9 acre Regional Sports Park
within the Alberhill Villages project, as more particularly set forth in Section 2.6 of the
Development Agreement By and Between the City of Lake Elsinore and Pacific Clay
products, Inc. Regarding the Development Known as Alberhill Villages dated as of
February 28, 2017. The developer shall be exempt from all other park fees and
requirements. The payment of Alberhill Park Fees as set forth above and developers
dedication and buildout of the passive public park (Lot “H”) as shown on VTTM 35773
shall satisfy all park dedication, park development, open space and recreation
requirements and associated fees for all of VTTM 35773, including without limitation all
requirements under the Quimby Act (codified at California Government Code § 66477)
and all local ordinances relating thereto, and including all dedication, development,
improvement, in-lieu fees (including City Park Capital Improvement Fund Fees), and all
other park, open space and recreation requirements. City shall not require Owner to
dedicate or improve any other land or pay any other fee for or relating to parks, open
space or recreation within VTTM 35773.
10.Prior to the recordation of the Final Map, the Applicant shall submit a revised map that
demonstrates lot 252 has been redesigned to meet the minimum requirements of the
Murdoch Alberhill Specific Plan.
Page 3 of 15
Applicants Initials: _____
MITIGATION MONITORING AND REPORTING PROGRAM
11.The applicant shall implement those mitigation measures identified in the 1989 Final
Murdock Alberhill Ranch Specific Plan EIR and the Addendum #2 to the Final Murdock
Alberhill Ranch Specific Plan EIR.
Engineering
Prior to Final Tract Map Approval
12.All lots shall comply with applicable standards contained in the Murdock Alberhill Ranch
Specific Plan document, LEMC, or Zoning Code.
13.A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
14.Street names within the subdivision shall be approved by the Community Development
Director or Designee.
15.All of the improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
Prior to Design Review Approval
18.All future structural development associated with the Murdock Alberhill Ranch Specific
Plan and VTTM No. 35773, including building designs, landscaping improvements, site
plans, etc. require separate Design Review approval.
Prior to Grading Permit Issuance
19.The applicant shall obtain all necessary State and Federal permits, approvals, or other
entitlements, where applicable, prior to each phase of development of the project.
20.Prior to the issuance of any grading permits, the applicant shall submit a final grading plan,
subject to all requirements of the City Grading Ordinance to the City Engineer for approval.
Said grading plan shall address those grading standards and guidelines contained in the
Murdock Alberhill Ranch Specific Plan document.
21.Grading shall not be permitted outside the area of the designated project boundary unless
appropriate approvals have been obtained.
22.Grading easements shall be coordinated with affected property owners.
23.Prior to issuance of a grading permit, grading and construction plans shall incorporate
erosion control measures.
24.Any alterations to the topography, ground surface, or any other site preparation activity
will require appropriate grading permits. A Geologic Soils Report with associated
recommendations will be required for grading permit approval, and all grading must meet
the City's Grading Ordinance, subject to the approval of the City Engineer and the
Planning Division. Analysis of impacts of fills and cuts greater than 60 feet shall be
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provided. Interim and permanent erosion control measures are required. The applicant
shall bond 100 percent for material and labor for one year for erosion control landscaping
at the time the site is rough graded.
Prior to Building Permit Issuance
25.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 or current Community Facilities District in place at the time
of annexation 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 non-refundable deposit of
$15,000, or at the current rate in place at the time of annexation toward the cost of
annexation, formation or other mitigation process, as applicable.
26.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) or current Community Facilities
District in place at the time of annexation 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, street
maintenance, 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 non-refundable deposit of $15,000, or at the current rate in place
at the time of annexation toward the cost of annexation, formation or other mitigation
process, as applicable.
The applicant may propose alternative financing mechanisms 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 in lieu of creating/annexing into a district.
27.Prior to approval of the Final Map or if deemed appropriate by Community Development
Director, or their designee, prior to issuance of building permit, the applicant shall initiate
and complete the formation of a Homeowner’s Association, approved by the City,
recorded, and in place or annexation into existing Alberhill Ranch HOA. All Association
documents shall be approved by City Planning and Engineering and the City Attorney and
recorded, such as the Articles of Incorporation for the Association; and Covenants,
Conditions and Restrictions (CC&Rs). At a minimum, the CC&Rs shall include language
to ensure the following conditions:
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The HOA shall maintain landscaping along parkways and project streets,
recreational areas, walkways, and drainage easements along private streets
shown within VTTM 35773.
The HOA shall maintain all private streets, entry gates, walls, and
monumentation.
28.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.
29.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.
30.The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
31.The applicant shall pay applicable fees and obtain proper clearance from the Lake
Elsinore Unified School District (LEUSD) prior to issuance of building permits.
32.The applicant shall provide connection to public sewer for each lot within any subdivision.
No service laterals shall cross adjacent property lines and shall be delineated on
engineering sewer plans and profiles for submittal to the EVMWD.
33.The applicant (master developer) shall prepare a Community-Wide Wall Plan for the entire
VTTM No. 35773 area.
34.Prior to issuance of building permits for each future tract, the applicant (merchant builder)
for each individual tract shall prepare a Final Wall and Fence Plan addressing the
following:
Show that a masonry or decorative block wall will be constructed along all
boundaries for the particular tract.
Show materials, colors, and heights of side yard fences for proposed lots.
Show that all front return walls shall be decorative masonry block walls. Front
return wood fences shall not be permitted.
Show that side walls for corner lots shall be decorative masonry block walls.
37.The applicant shall submit plans to the electric utility company for a layout of the street
lighting system. The cost of street lighting, installation as well as energy charges shall be
the responsibility of the applicant and/or the HOA. Said plans shall be approved by the
City and shall be installed in accordance with the City Standards.
38.The applicant shall meet all requirements of the providing electric utility company.
39.The applicant shall meet all requirements of the providing gas utility company.
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40.The applicant shall meet all requirements of the providing telephone utility company.
41.A bond is required guaranteeing the removal of all trailers used during construction.
42.Future signage requires a permit and shall be subject to Planning Division review and
approval prior to installation.
ENGINEERING DIVISION
43.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.
44.Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-26). The
applicant shall pay the City’s Library mitigation fee of $150 per unit at building permit. In
addition, the applicant shall pay Drainage Fees (LEMC 16.72) in the amount of $5,380 per
gross acre for Nichols St. SW Distr. or $3,850 per gross acre for Alberhill District provided,
however, that in the event the City hereafter adopts an ordinance approving a consolidation
of drainage areas which include the Nichols St. SW District and/or Alberhill District,
drainage fees shall be adjusted in accordance with such adopted ordinance/resolution.
45.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.
Submit this letter prior to final map approval.
46.Construct all public works improvements per approved street plans (LEMC 12.04). Plans
must be approved and signed by the City Engineer prior to final map approval (LEMC
16.34).
47.Street improvement plans and specifications shall be prepared by a Calif. Registered Civil
Engineer. Improvements shall be designed and constructed to Riverside County Road
Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34).
48.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.
49.Desirable design grade for local streets should not exceed 9.5%. Short segments of design
grades of local streets of greater than 9.5% and less than 12% shall be allowed and subject
to the approval of the City Engineer. The maximum grade of 15% should only be used
because of design constraints.
50.All “T” Intersections shall have stop or yield signs.
51.A striping plan shall be submitted and approved by the City’s Traffic Engineer.
52.Nichols Road shall have a 120 ft. right-of-way, 96 ft. curb to curb and a 14 ft. raised
landscaped median. (See COA No. 107)
53.Lake Street shall have a 120 ft. right-of-way, 96 ft. curb to curb and a 14 ft. raised
landscaped median. (See COA No. 107)
54.Dual lefts may be required on Lake St. at Nichols Road, this section of Lake St. shall have
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the R/W increased 12 ft. with appropriate tapers installed.
55.Provide an in-lieu fee of $ 87,360.00 for half the landscaping in a raised landscaped median
for Lake St. and Nichols Road or install median landscaping per plans approved by the City
Engineer or Community Development Director.
56.Pay all fees and meet requirements of encroachment permit issued by the Engineering
Division for construction of public works improvements (LEMC 12.08 and Resolution 83-
78).
57.All 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.
58.The applicant shall install three (3) permanent benchmarks to Riverside County Standards
and at a location to be determined by City Engineer.
59.Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent
property owners prior to final map approval.
60.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.
61.Provide street lighting and show lighting improvements as part of street improvement plans
as required by the City Engineer.
62.Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
63.Applicant’s contractor shall submit a traffic control plan showing all traffic control devices
for the tract to be approved prior to final map approval or City issuing an encroachment
permit.
64.All traffic control devices shall be installed prior to final inspection of public improvements.
This includes No Parking and Street Sweeping Signs for streets within the tract.
65.At Certificate of Occupancy, all improvement plans and tract maps shall be provided in
digital format compatible with City's ARC Info/GIS.
66.All utilities except electrical over 12 kv shall be placed underground, as approved by the
serving utility.
67.Apply and obtain a precise grading permit with appropriate security prior to building permit
issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall
be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially
modified as determined by the City Engineer.
68.Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
69.An Alquist-Priolo study shall be performed on the site to identify any hidden earthquake
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faults and/or liquefaction zones present on-site.
70.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 ft. in height shall be contoured.
71.Individual lot drainage shall be conveyed to a public facility or accepted by adjacent
property owners by a letter of drainage acceptance or conveyed to a drainage easement.
72.On-site drainage facilities located outside of road right-of-way should be contained within
drainage easements shown on the final map. A note should be added to the final map
stating: “Drainage easements shall be kept free of buildings and obstructions.”
73.All natural drainage traversing site shall be conveyed through the site, or shall be collected
and conveyed by a method approved by the City Engineer.
74.Submit Hydrology and Hydraulic Reports for review and approval by City Engineer and the
Riverside County Flood Control District prior to approval of final map. Developer shall
mitigate any flooding and/or erosion caused by development of site and diversion of
drainage.
75.All drainage facilities greater than 36 inches in diameter shall be designed and constructed
to Riverside County Flood Control District Standards.
76.Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in the
drain system, the wording and stencil shall be approved by the City Engineer.
77.Roof and yard drains will not be allowed to outlet through cuts in the street curb. Roof drains
should drain to a landscaped area whenever feasible.
78.10 year storm runoff should be contained within the curb and the 100 year storm runoff
should be contained within the street right-of-way. When either of these criteria are
exceeded, drainage facilities should be installed.
79.Any concentration or diversion of drainage which increases flow from the pre-construction
conditions requires a drainage acceptance letter from the downstream property owners for
outletting the proposed stormwater run-off on private property.
80.Developer shall be subject to all Master Planned Drainage fees and will receive credit for
all Master Planned Drainage facilities constructed.
Stormwater Management / Pollutant Prevention / NPDES
Design
81.The project is responsible for complying with the Santa Ana Region NPDES Permits in
effect at the time of discretionary review as warranted based on the nature of development
and/or activity. These Permits include:
a.General Permit -Construction
b.MS4
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c.DeMinimus Discharge
82.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)
a. Preventatives 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.)
b. The Project shall infiltrate, harvest and use, evapotranspire and/or bio-treat the
Design Capture Volume (DCV).
c. The project shall implement LID practices that treat the 85th percentile storm.
d. The Project shall consider a properly engineered and maintained bio-treatment
system only if infiltration and evapotranspiration cannot be feasibly implemented
at the project site.
e. Any portion of the DCV that is not infiltrated, evapo-transpired, and/or bio-treated
shall be treated and discharged in accordance with the requirements set forth in
Section XII.G.
83.A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction permit) and a Water Quality Management Plan (WQMP) for post construction
are required for this project.
84.The Preliminary WQMP shall be approved prior to Planning Commission approval.
85.The Project shall consider a properly engineered and maintained bio-treatment system
86.Project hardscape areas and roof drains shall be designed and constructed to provide for
drainage into adjacent landscape.
87.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.
88.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.
89.The project shall complete and submit for review and approval to the Engineering Division
a final WQMP, incorporating the LID Principles and Stormwater BMPs committed to in the
preliminary Project-Specific WQMP (approved during entitlement). The final WQMP shall
be approved prior to approval of rough or precise grading plans and/or issuance of any
grading or building permit.
90.The project shall prepare the City format Operation and Maintenance Agreement (O&M)
Plan or CC&R’s that (1) describe the long-term operation and maintenance requirements
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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; and (3) describe the
mechanism for funding the long-term operation and maintenance of the referenced BMPs
(4) provide for annual certification of water quality facilities by a registered civil engineer.
The City format shall be used.
Construction
91.Prior to weed abatement activity, grading or building permit the applicant 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 letter of notification of the issuance of a Waste Discharge Identification (WDID)
number of other proof of filing to the satisfaction of the City Engineer.
92.Erosion & Sediment Control - Prior to the issuance of any grading or building permit or
weed abatement activity, 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. 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.
Post Construction
93.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.
94.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits to include:
1.Using City’s form, provide signed, sealed certification from the engineer of work to
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.
2.Demonstrate that the project has complied with all non-structural BMPs described
in the project’s WQMP.
3.Demonstrate that copies of the project’s approved WQMP (with recorded O&M
Plan attached) are available for each of the initial occupants or HOA as
appropriate.
4.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.
5.Provide a recorded copy of one of the following:
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a.CC&R’s (they must incorporater the approved WQMP and O&M
Plan) for the project’s Home Owners Association; or
b.The final approved Water Quality Management Plan and
Operations and Maintenance Plan using the City form.
c. Provide the City with a digital/.pdf copy of the final as built WQMP.
95.VTTM 35773 shows eight (8) phases of development and Developer shall bond for public
improvements for each Phase as approved by the City Engineer. Revisions to phasing
shall be approved by the City Engineer prior to the filing of a phased final map.
96.Applicant will be required to install BMP’s using the best available technology to mitigate
any urban pollutants from entering the watershed.
97.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.
98.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 stormwater quality and met the goals of the BMP in Supplement
“A” in the Riverside County NPDES Drainage Area Management Plan.
99.Intersection site distance shall meet the design criteria of the CALTRANS Design Manual
(particular attention should be taken for intersections on the inside of curves). If site
distance can be obstructed, a special limited use easement must be recorded to limit the
slope, type of landscaping and wall placement.
100.No residential lot shall front and access shall be restricted on Nichols Road and Lake
Street and so noted on the final map.
101.If right-of-way is abandoned as part of this development, then adjacent property affected
by the abandonments must still have access to public maintained right-of-way.
102.Applicant shall record CC & R’s for the tract prohibiting on-street storage of boats,
motorhomes, trailer, and trucks over one-ton capacity, roof mounted or front yard
microwave satellite antennas. The CC & R’s shall be approved by the Community
Development Director prior to recordation of final map.
103.Applicant shall provide a homeowner’s association with CC & R’s for maintenance of the
open space.
104.Developer shall provide an approved open space easement dedicated to the HOA for the
tracts’ open space with a fuel modification zone for a firebreak to be maintained by a
homeowner’s association.
105.All open space and slopes except for public parks and schools and flood control district
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facilities, outside the public right-of-way will be owned and maintained by either a home
owner’s association or private property owner.
106.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 grubbin1g or all other phases of construction.
107.The mitigation measures noted in the 2004 Urban Crossroads traffic study from page 1-5
through page 1-13 and the 2011 LLG Engineers traffic study pages 21 & 22 and Figure
8-1 shall be incorporated into these conditions and are modified, refined, corrected and/or
added as set forth below. Any request to modify this condition of approval 107 (formally
Condition of Approval 102 for VTTM 30836 and 35773), including without limitation the C
of O threshold for each Phase improvement shall be presented to the City Council for
consideration and shall be effective only upon approval by the City Council. The C of O
threshold so stated within Condition of Approval 107 is based on the cumulative total of C
of O’s of VTTM 28214 and 35773.
Nichols Road from Lake Street to Terra Cotta, construct at ultimate half section
by the 464th C of O of Phase 2. For clarification- Construct Nichols Road from
Lake Street to Terra Cotta Road at its ultimate half-width section as a Major
(and dedicate off-set for a 120’ ROW). Includes WB left turn lane on Terra
Cotta, WB thru lane, and EB single lane left turn/thru lane 8/23/11 REVISED
COA: Construct interim 2-lane road including interim drainage improvements
and pedestrian/bike path by the 464th C of O – “Condition Satisfied”. Build
ultimate half width from Lake to east side of Tract 30836 by 1612th C of O.
Developer shall work with the City on a design to realign Collier Avenue at
Nichols Road to the west away from the freeway allowing more storage for
entry to the freeway ramps.
Nichols Road and the northbound I-15 ramps, construct a traffic signal by the
464th C of O. 8/23/11 REVISED COA: Install signal and additional lane to
offramp by 1200th C of O.
Nichols Road and the southbound I-15 ramps, construct a traffic signal by the
464th C of O. 8/23/11 REVISED COA: Install signal and additional lane to
offramp by 1200th C of O.
Install pedestrian walkway along southerly side of Nichols Road from Terra
Cotta Road to “A” Street in Tract 30836 as soon as Nichols is extended to Tract
30836. 8/23/11 REVISED COA: Construct sidewalk along Nichols Road by 1st
C of O of Tract 35773.
Collier Avenue and Nichols Road, construct intersection improvements by the
650th C of O. For clarification-Traffic Signal and WB turn lane 8/23/11 REVISED
COA: Provide exclusive westbound left turn and northbound left and right turn
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lanes by 464th C of O - "Condition Satisfied". Install signal in conjunction with
bridge connection by project build out.
FIRE DIVISION
GENERAL CONDITIONS
108.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.
109.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.
110.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.
111.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
112.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
and or Section R327 of the California Residential Code. Roofing Materials shall be
classified at not less than class “A”.
113.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 designed in manner, which meet minimum code provisions subject to the approval of
the Fire Marshal.
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.
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If necessary, Final Maps shall be revised in a manner which is in substantial conformance
with VTTM 35773, to include fuel modification zones within such mapped areas, in
accordance with the fuel modification plans which are approved by the Lake Elsinore Fire
Protection Planning Office.
114.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.
PRIOR TO BUILDING PERMIT ISSUANCE
115.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.
116.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
117.Residential Fire Sprinkler Systems for Single family Homes -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.
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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:
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PLANNING APPLIC ATION NO. 2016-77VICINITY MAP
PROJECT SITE
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PIERCE STN IC H O L S R D
BAKER ST
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MERRILL AVEHOFF AVE
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity
PLANNING APPLIC ATION NO. 2016-77AERIAL MAP
PROJECT SITE
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AMENDED VESTING TENTATIVE TRACT NO. 35773 - 275 LOTS
LAKE ELSINORE, CALIFORNIA
AMENDED VESTING TENTATIVE TRACT NO.35773 - 275 LOTS
LAKE ELSINORE, CALIFORNIA
TRACT PHASING PLAN & TRACT MAINTENANCE PLAN