HomeMy WebLinkAboutItem No. 11 Vesting Tentative TM No. 36557 TerracinaText File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 19-257
Agenda Date: 7/23/2019 Status: Public HearingVersion: 1
File Type: ReportIn Control: City Council / Successor Agency
Agenda Number: 11)
Page 1 City of Lake Elsinore Printed on 7/18/2019
Page 1 of 3
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Grant Yates, City Manager
Prepared by: Damaris Abraham, Senior Planner
Date:July 23, 2019
Subject:Vesting Tentative Tract Map No. 36557, Revision No. 1 (Terracina)– A revision
to a previously approved tentative map to include a phasing plan and to relocate
the public park due to an existing 30-inch water line.
Applicant:David Salene, Spectrum Communities, LLC
Recommendation
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORINA, FINDING THAT VESTING TENTATIVE TRACT MAP NO. 36557, REVISION NO.
1 IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MUPTIPLE SPECIES
HABITAT CONSERVATION PLAN (MSHCP); and,
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO. 36557, REVISION NO. 1.
Background
On July 14, 2015, the City Council approved Mitigated Negative Declaration (MND) No. 2015-01,
Specific Plan No. 2012-03 (Terracina), General Plan Amendment No. 2012-03, Zone Change No.
2012-05, Tentative Tract Map (TTM) No. 36577, and Vesting Tentative Tract Map (VTTM) No.
36557 for the subdivision of 150.8 acres into 452 single-family residential lots, one 5.1-acre gross
(4.3-acre net) park site, seven landscape lots, four open space lots, one sewer lift station, and
three water quality and drainage basin lots.
On August 8, 2017, the City Council approved a six-year extension of time to July 14, 2023 for
VTTM 36557. Pursuant to the Subdivision Map Act, Government Code Section 66452.6(e), the
six (6) year extension represents the final extension of time allowed by the Subdivision Map Act
and the LEMC.
Planning Commission Action
On June 18, 2019, the Planning Commission unanimously recommended approval of Vesting
Tentative Tract Map No. 36557, Revision No. 1 by a vote of 4-0.
Project Description
VTTM 36557, Revision No. 1 is proposing to revise the previously approved tentative map to
include a phasing plan and to relocate the public park due to an existing 30-inch water line. The
VTTM 36557, Revision No. 1 (Terracina)
7/23/2019
Page 2 of 3
revision relocates the public park within Phase 1 (Village 3), reduces the number of lots by two
(2), and allows the tentative map to be developed in seven (7) phases. VTTM 36557, Revision
No. 1 will reflect a subdivision of 150.8 acres into 450 single-family residential lots, one 5.1-acre
gross (4.3-acre net) park site, seven (7) landscape lots, four (4) open space lots, one (1) sewer
lift station, and three (3) water quality and drainage basin lots that will be developed in seven (7)
phases.
The Project is located southwesterly of Interstate 15 on the northern side of existing Lakeshore
Drive between Dryden Street and Terra Cotta Road (APNs: 378-040-004 thru 007, 012, 389-180-
001, 002, and 389-190-002).
Discussion
This map revision proposes to relocate the public park relocated in Phase 1 (Village 3) in an effort
to reduce the complication involved with relocating the Elsinore Valley Municipal Water District’s
(EVMWD) 30-inch water line. The proposed public park will remain consistent with the originally
approved in terms of size and design. The new configuration will only affect lots located within
Phase 1 (Village 3). Lot sizes will remain the same; however, two (2) lots will be lost with the new
configuration. The redesign has the added benefit of locating the public park in a more central
location to the overall development with better public visibility and street parking.
The revised tentative map will include a phasing plan to develop the project site in seven (7)
phases. The Design Review Committee that includes staff from Planning, Building and Safety,
Fire, and Engineering have reviewed the proposed phasing plan to ensure that each phase of
development will have safe access and site circulation. Conditions of Approval have been updated
to reflect the proposed revisions to the tentative map.
Environmental Determination
Pursuant to CEQA Guidelines Section 15162, staff has determined that the proposed revision
would not have a significant effect on the environment and no new environmental documentation
is necessary because all potentially significant effects have been adequately analyzed in an
earlier mitigated negative declaration. All potentially significant impacts have been avoided or
mitigated pursuant to the earlier mitigated negative declaration and none of the conditions
described in Section 15162 exist. MND No. 2015-01 (SCH # 2013091083) was adopted by the
City Council on July 14, 2015. VTTM 36557 was revised to relocate the public park within Phase
1 (Village 3), reduce the number of lots by two (2), and allow the tentative map to be developed
in seven (7) phases. The phasing plan will not increase the intensity of the project, but will allow
the previously approved project to be developed in phases. In addition, the park relocation is a
minor reconfiguration of the project layout which has resulted in the loss of two (2) lots. No
substantial changes which require major revisions to the mitigated negative declaration exist and
no new information of substantial importance which require revisions to the earlier mitigated
negative declaration exist. Therefore, no further environmental documentation is necessary.
Fiscal Impact
The time and costs related to processing this Project have been covered by the Developer Deposit
paid for by the applicant. No General Fund budgets have been allocated or used in the processing
of this application. 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.
VTTM 36557, Revision No. 1 (Terracina)
7/23/2019
Page 3 of 3
Exhibits
A – MSHCP Resolution
B – VTTM Revision #1 Resolution
C – Conditions of Approval
C1 – Signed Wall Agreement
D – Vicinity Map
E – Aerial Map
F – Original VTTM 36557
G – Revised VTTM 36557
H – Phasing Plan
RESOLUTION NO. 2019-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORINA, FINDING THAT VESTING TENTATIVE TRACT MAP NO. 36557,
REVISION NO. 1 IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY
MUPTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP)
Whereas, David Salene, Spectrum Communities, LLC has filed an application with the City of
Lake Elsinore (City) requesting approval of Revision No. 1 to Vesting Tentative Tract Map (VTTM)
No. 36557 proposing to revise the previously approved tentative map to include a phasing plan
and to relocate the public park due to an existing 30-inch water line. The revision relocates the
public park within Phase 1 (Village 3), reduces the number of lots by two (2), and allows the
tentative map to be developed in seven (7) phases. VTTM 36557, Revision No. 1 will reflect a
subdivision of 150.8 acres into 450 single-family residential lots, one 5.1-acre gross (4.3-acre net)
park site, seven (7) landscape lots, four (4) open space lots, one (1) sewer lift station, and three
(3) water quality and drainage basin lots that will be developed in seven (7) phases (Project). The
Project is located southwesterly of Interstate 15 on the northern side of existing Lakeshore Drive
between Dryden Street and Terra Cotta Road (APNs: 378-040-004 thru 007, 012, 389-180-001,
002, and 389-190-002); and,
Whereas, Section 6.0 of the MSHCP requires that all discretionary projects within an MSHCP
criteria cell undergothe Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR)
to analyze the scope of the proposed development and establish a building envelope that is
consistent with the MSHCP criteria; and,
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings
demonstrating that the proposed discretionary entitlement complies with the MSHCP cell criteria,
and the MSHCP goals and objectives; and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 16.24 (Tentative Map) the
Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to revisions to the tentative map; and,
Whereas, on June 18, 2019 at a duly noticed Public Hearing the Commission has considered
evidence presented by the Community Development Department and other interested parties with
respect to this item; and,
Whereas, pursuant to Section 16.24.120 of the LEMC, the Council has the responsibility of
making decisions to approve, conditionally approve, or disapprove recommendations of the
Commission for revisions to tentative maps; and,
Whereas, on July 23, 2019, at a duly noticed Public Hearing, the Council has considered the
recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Council has considered the Project and its consistency with the MSHCP prior to
recommending that the Council adopt Findings of Consistency with the MSHCP.
CC Reso. No. 2019-____
Page 2 of 4
Section 2: That in accordance with the MSHCP, the Council makes the following findings for
MSHCP consistency:
1. The Project is a project under the City’s MSHCP Resolution, and the City must make an
MSHCP Consistency finding before approval.
Pursuant to the City’s MSHCP Resolution, the Project is required to be reviewed for MSHCP
consistency, including consistency with other “Plan Wide Requirements.” The Project site is
not located within a MSHCP Criteria Cell. As part of the approval of the original VTTM 36557,
the Project has gone through the review process to determine consistency with the MSHCP’s
requirements, the Protection of Species Associated with Riparian/Riverine Areas and Vernal
Pool Guidelines (Section 6.1.2 of the MSHCP), and payment of the MSHCP Local
Development Mitigation Fee (Section 4 of the MSHCP Ordinance).
2. The Project is subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) Joint Project Review (JPR) processes.
The proposed Project is not located within an MSHCP Criteria Cell area, therefore, no formal
LEAP submittal was required as part of the approval of the original VTTM 36557. However,
the Project is still required to demonstrate compliance with “Other Plan Requirements.” The
Project is in compliance as described further below.
3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
No vernal pools exist on the site and therefore vernal pool species are not expected to occur.
Section 6.1.2 of the MSHCP focuses on protection of riparian/riverine areas and vernal pool
habitat types based on their value in the conservation of a number of MSHCP-covered
species. The project will impact 1.55 acres of MSHCP riparian/riverine, including 1.13 acres
of riparian vegetation and 0.42 acre of unvegetated riverine areas. Pursuant to the
requirements of Section 6.1.2, a Determination of Biologically Equivalent or Superior
Protection (DBESP) was prepared as part of the approval of the original VTTM 36557. The
DBESP concluded that avoidance of the impacted riparian/riverine areas is infeasible and that
through the acquisition of mitigation credits supporting equal or superior values, the project
would replace lost functions and values and would be considered a biologically equivalent or
superior project.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.
The proposed project site is located within the Narrow Endemic Plant Species Survey Area
(NEPSSA) as shown on Figure 6-1 of the MSHCP. Focused plant surveys were conducted as
part of the approval of the original VTTM 36557 for species identified under Section 6.1.3 of
the MSHCP in areas of the Project site that contained potentially suitable habitat, and none
of the NEPSSA target species were identified onsite. As such, the Project is compliant with
MSHCP Section 6.1.3.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The MSHCP requires additional surveys for certain species if the Project is located in CASSA,
Amphibian Species Survey Area with Critical Area, Burrowing Owl Survey Areas with Criteria
Area, and Mammal Species Survey Areas with Criteria Areas of the MSHCP. The Project site
is located outside of any CASSA for plants and mammals and no CASSA plant species were
CC Reso. No. 2019-____
Page 3 of 4
observed during the focused surveys conducted for the site as part of the approval of the
original VTTM 36557.
The proposed Project is located within the survey area identified for the burrowing owl.
Breeding season protocol surveys for the western burrowing owl were conducted as part of
the approval of the original VTTM 36557 pursuant to the Burrowing Owl Survey Instructions
as set forth by the MSHCP and resulted in negative findings of burrowing owl and sign. As
required by the MSHCP, mitigation has been included requiring pre-construction focused
species surveys within 30-days prior to any ground-disturbing activities at the project site
where suitable habitat is present and requiring appropriate mitigation if active nests are
located.
Based upon the above, it can be concluded that the proposed project is consistent with the
provisions of the MSHCP.
6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
The MSHCP Urban/Wildland Interface Guidelines are intended to address indirect effects
associated with locating development in proximity to the MSHCP Conservation Area. Indirect
impacts to the off-site potential Conservation Area are discussed above under Item 4a, b for
the following issues: Drainage, Toxics, Lighting, Noise, Invasive species, Barriers, and
Grading/Land Development. As required by the MSHCP, mitigation has been included as part
of approval of the original VTTM 36557 that would reduce indirect impacts to a less-than-
significant level, and would be consistent with the MSHCP.
7. The Project is consistent with the Vegetation Mapping requirements.
As part of the approval of the original VTTM 36557, Vegetation mapping was conducted as
part of the biological surveys conducted on the entire Project Site and is consistent with the
MSHCP Section 6.3.1 Vegetation Mapping requirements.
8. The Project is consistent with the Fuels Management Guidelines.
The Fuels Management Guidelines presented in Section 6.4 of the MSHCP are intended to
address brush management activities around new development within or adjacent to the
MSHCP Conservation Area and shall be implemented as part of the Project. As such, the
Project is consistent with the Fuels Management Guidelines.
9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee.
As a condition of approval, the Project will be required to pay the City’s MSHCP Local
Development Mitigation Fee at the time of issuance of building permits.
10. The Project is consistent with the MSHCP.
Section 3: Based upon the evidence presented, both written and testimonial, and the above
findings, the Council hereby finds that the Project is consistent with the MSHCP.
Section 4:This Resolution shall take effect immediately upon its adoption.
CC Reso. No. 2019-____
Page 4 of 4
Section 5: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 23
rd day of July, 2019.
Steve Manos, Mayor
Attest:
___________________________________
Mark Mahan, Deputy City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Mark Mahan, Deputy City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2019-____was adopted by the City Council of the City of Lake Elsinore, California,
at the regular meeting of July 23, 2019, and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mark Mahan, Deputy City Clerk
RESOLUTION NO. 2019-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO. 36557,
REVISION NO. 1
Whereas, David Salene, Spectrum Communities, LLC has filed an application with the City of
Lake Elsinore (City) requesting approval of Revision No. 1 to Vesting Tentative Tract Map (VTTM)
No. 36557 proposing to revise the previously approved tentative map to include a phasing plan
and to relocate the public park due to an existing 30-inch water line. The revision relocates the
public park within Phase 1 (Village 3), reduces the number of lots by two (2), and allows the
tentative map to be developed in seven (7) phases. VTTM 36557, Revision No. 1 will reflect a
subdivision of 150.8 acres into 450 single-family residential lots, one 5.1-acre gross (4.3-acre net)
park site, seven (7) landscape lots, four (4) open space lots, one (1) sewer lift station, and three
(3) water quality and drainage basin lots that will be developed in seven (7) phases (Project). The
Project is located southwesterly of Interstate 15 on the northern side of existing Lakeshore Drive
between Dryden Street and Terra Cotta Road (APNs: 378-040-004 thru 007, 012, 389-180-001,
002, and 389-190-002); and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 16.24 (Tentative Map) the
Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to revisions to the tentative map; and,
Whereas, on June 18, 2019, at a duly noticed Public Hearing, the Commission considered
evidence presented by the Community Development Department and other interested parties with
respect to this item; and,
Whereas, pursuant to Section 16.24.120 of the LEMC, the Council has the responsibility of
making decisions to approve, conditionally approve, or disapprove recommendations of the
Commission for revisions to tentative maps; and,
Whereas, on July 23, 2019, at a duly noticed Public Hearing, the Council has considered the
recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1:The Council has reviewed and analyzed the proposed Project pursuant to the
appropriate Planning and Zoning Laws, the Terracina Specific Plan, Chapter 16 (Subdivisions) of
the LEMC, and the Subdivision Map Act.
Section 2:The Council finds and determines that no new CEQA documentation is necessary.
Pursuant to CEQA Guidelines Section 15162, the proposed revision would not have a significant
effect on the environment and no new environmental documentation is necessary because all
potentially significant effects have been adequately analyzed in an earlier mitigated negative
declaration. All potentially significant impacts have been avoided or mitigated pursuant to the
earlier mitigated negative declaration and none of the conditions described in Section 15162 exist.
MND No. 2015-01 (SCH # 2013091083) was adopted by the City Council on July 14, 2015. VTTM
36557 was revised to relocate the public park within Phase 1 (Village 3), reduce the number of
lots by two (2), and allow the tentative map to be developed in seven (7) phases. The phasing
CC Reso. No. 2019-____
Page 2 of 4
plan will not increase the intensity of the project, but will allow the previously approved project to
be developed in phases. In addition, the park relocation is a minor reconfiguration of the project
layout, which has resulted in the loss of two (2) lots. No substantial changes which require major
revisions to the mitigated negative declaration exist and no new information of substantial
importance which require revisions to the earlier mitigated negative declaration exist.
Section 3:That in accordance with State Planning and Zoning Law and the LEMC, the Council
makes the following findings for approval of VTTM 36557, Revision No. 1:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the objectives,
policies, general land uses and programs specified in the General Plan (Government Code
Section 66473.5).
a. VTTM 36557, Revision No. 1 is locatedwithin the Terracina Specific Plan. The land uses
and densities associated with the Terracina Specific Plan provide a variety of lot and
home size product type in order to implement the objectives of the City’s General Plan
and the project proponents. The Terracina Specific Plan allows a maximum of 452
homes. The proposed revision reduces the proposed units to 450 homes. The proposed
revision is consistent with the Terracina Specific Plan. The Terracina Specific Plan was
found to be consistent with the General Plan. Therefore, the Project is consistent with
the General Plan.
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
c. All recreational amenities have been provided in a manner consistent with the General
Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density of
development in accordance with the General Plan.
a. The overall density and design is consistent and compatible with the adjacent
communities.
3. The effects that this project are likely to have upon the housing needs of the region, the public
service requirements of its residents and the available fiscal and environmental resources
have been considered and balanced.
a. VTTM 36557, Revision No. 1 is consistent with the proposed Terracina Specific Plan
land use plan, development and design standards, and programs, and all other
appropriate requirements contained in the General Plan. VTTM 36557, Revision No. 1
is consistent with Housing Element Policy 3.1 to “Use the City’s General Plan, Municipal
Code, other land use and development plans, and the development process to provide
housing sites that meet the identified local need.”
4. Subject to the attached Conditions of Approval, the proposed division of land or type of
improvements is not likely to result in any significant environmental impacts.
a.An Initial Study (MND 2015-01) was prepared for the VTTM 36557. The Initial Study
identified potentially significant environmental effects but proposals made or agreed to
by the applicant avoid the effects or mitigate the effects to a point where no significant
effects would occur. Mitigation measures are required to ensure all potentially significant
CC Reso. No. 2019-____
Page 3 of 4
impacts are reduced to levels of insignificance. VTTM 36557 has been conditioned to
comply with these mitigation measures.
b. The revisions that occurred with Revision No. 1 to VTTM 36557 are minor and only
include relocating the public park within Phase 1 (Village 3), reducing the number of lots
by two (2), and allowing the tentative map to be developed in seven (7) phases. No
substantial changes that require major revisions to the mitigated negative declaration
have occurred.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. VTTM 36557, Revision No. 1 has been designed in a manner consistent with the
General Plan and does not divide previously established communities.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed division of land.
a. All known easements or request for access have been incorporated into the design of
VTTM 36557, Revision No. 1.
b. The map has been circulated to City departments and outside agencies, and appropriate
Conditions of Approval have been applied to the Project.
Section 4: Based upon all of the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the Council hereby approves VTTM 36557, Revision No. 1.
Section 5: This Resolution shall take effect immediately upon its 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 23
rd day of July 2019.
Steve Manos, Mayor
Attest:
___________________________________
Mark Mahan, Deputy City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
CC Reso. No. 2019-____
Page 4 of 4
I, Mark Mahan, Deputy City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2019-____ was adopted by the City Council of the City of Lake Elsinore, California,
at the regular meeting of July 23, 2019, and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mark Mahan, Deputy City Clerk
Applicant’s Initials: _____ Page 1 of 31
CONDITIONS OF APPROVAL
PROJECT: VTTM 36557, Revision No. 1
PROJECT NAME:Terracina
PROJECT LOCATION:APNs: 378-040-004 thru 007, 378-040-012,
389-180-001, 002, and 389-190-002
ORIGINAL APPROVAL DATE:July 14, 2015
SIX-YEAR EXTENSION OF TIME
APPROVED:
August 8, 2017
FINAL EXPIRATION DATE:July 14, 2023
REVISION NO. 1 APPROVAL DATE:
GENERAL
1.Vesting Tentative Tract Map No. 36557, Revision No. 1 is a subdivision of 150.8 acres into
450 single-family residential lots, one (1) 5.1 acre gross (4.3 acre net) park site, seven (7)
landscape lots, four (4) open space lots, one (1) sewer lift station lot, and three (3) Water
Quality Management Plan (WQMP) and drainage basin lots (Project). The Project also
includes a phasing plan to develop the site in seven (7) phases. The Project is located
southwesterly of Interstate 15 on the northern side of existing Lakeshore Drive between
Dryden Street and Terra Cotta Road (APNs: 378-040-004 thru 007, 378-040-012, 389-180-
001, 002, and 389-190-002).
Vesting Tentative Tract Map No. 36557 is a subdivision of 150.8 acres into 452 single-family
residential lots, one (1) 5.1 acre gross (4.2 acre net) park site, seven (7) landscape lots, four
(4) open space lots, one (1) sewer lift station lot, and three (3) Water Quality Management
Plan (WQMP) and drainage basin lots (Project). The Project is located southwesterly of
Interstate 15 on the northern side of existing Lakeshore Drive between Dryden Street and
Terra Cotta Road (APNs: 378-040-004 thru 007, 378-040-012, 389-180-001, 002, and 389-
190-002).
2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or
proceeding against the City, its Officials, Officers, Employees or Agents to attack, set aside,
void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative
body concerning the proposed project attached hereto. 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 Vesting Tentative Tract
Map No. 36557, including the approval, extension or modification of 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.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 2 of 31
3.Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
4.The applicant shall submit a check in the amount of $2,260.00 made payable to the County
of Riverside for the filing of a Notice of Determination. The check shall be submitted to the
Planning Division for processing within 48 hours of the project’s approval.(Deleted per
August 8, 2017 City Council hearing.)
PLANNING DIVISION
5.A revised version of Vesting Tentative Tract Map No. 36557 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 revised version of the
vesting tentative tract map and any revisions required by these conditions of approval are
administratively approved by the Community Development Director or designee. In addition
to any modifications required by these conditions of approval, the revised version of the
tentative map shall include the following revisions:
a) Vesting Tentative Tract Map No. 36557 shall be revised to show a 5.1 acre gross (4.2
acre net) park site (attached Exhibit 1) in place of the “Recreation Center/Park” site (1.6
acre net, 2.1 acre gross) shown on the tentative map.
b) All tables on the tentative map shall be revised to reflect the new configuration of lots,
streets and parks that result from the change described in Paragraph a, above.
c) All street sections shall be revised to comply the requirements set forth in these conditions
of approval.
6.Vesting Tentative Tract Map No. 36557 will expire on July 14, 2023, 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).
7.Vesting Tentative Tract Map No. 36557 shall comply with the State of California Subdivision
Map Act and applicable requirements contained in the Terracina Specific Plan document and
the Lake Elsinore Municipal Code (LEMC), unless modified by approved Conditions of
Approval.
8.Future development shall comply with these Conditions of Approval and those provisions
and requirements contained in the Terracina Specific Plan document.
9.The applicant shall provide all project-related on-site and off-site improvements as described
in the Terracina Specific Plan document and these Conditions of Approval.
10.All future development proposals shall be reviewed by the City on a project-by-project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.(Deleted by Staff prior to January 6, 2015 Planning
Commission hearing.)
11.The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF) per LEMC Section 16.74, Transportation Uniform Mitigation Fees
(TUMF), Traffic Infrastructure Fees (TIF), Area Drainage Fees, Capital Improvement
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 3 of 31
Impact/Mitigation Fees, and Plan Check fees, at the rate in effect at the time the application
for VTTM 36557 was deemed complete plus inflationary increases in effect at time of
payment.
a. TUMF: Rate/Per Dwelling Unit. Due prior to occupancy; amount payable based on fee
at time the application for VTTM 36557 was deemed complete, plus inflationary
increases and such other reasonable increases in effect at time of payment as
contemplated under LEMC Section 16.83.040, subpart C.
b. TIF: Rate/Per Dwelling Unit. Due prior to occupancy; amount payable based on fee at
the time the application for VTTM 36557 was deemed complete plus inflationary
increases in effect at time of payment as provided by Resolution No. 2002-22.
c. Public Building Facilities Fee: Rate/Per Dwelling Unit. Due prior to occupancy; amount
payable based on fee at the time the application for VTTM 36557 was deemed complete
plus inflationary increases in effect at time of payment as provided by Resolution No.
2005-96.
d. Fire Facilities Fee: Rate/Per Dwelling Unit. Due prior to occupancy; amount payable
based on fee at the time the application for VTTM 36557 was deemed complete plus
inflationary increases in effect at time of payment as provided by Resolution No. 2006-
69.
e. Library Facilities Fee: Rate/Per Dwelling Unit. Due prior to occupancy; amount payable
based on fee at the time the application for VTTM 36557 was deemed complete.
f.MSHCP Fee: Due prior to occupancy; amount payable based on fee at the time the
application for VTTM 36557 was deemed complete plus inflationary increases in effect
at time of payment as provided by LEMC Section 16.85.090.
g. Area Drainage: The project lies within West Lake Elsinore (approx. acres 23) and
Nichols SW (approx. acres 128). Area Drainage due at grading permit; amount payable
based on fee at time vesting map application was deemed complete, plus inflationary
increases in effect at time of payment as provided by LEMC Section 16.72.060. Current
Rates: West Lake Elsinore – $5,955/gross acre; Nichols SW - $6,080/ gross acre
Prior to Recordation of Final Tract Map(s)
12.All lots shall comply with minimum standards contained in the Terracina Specific Plan.
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.
16.The applicant shall meet all requirements of Elsinore Valley Municipal Water District (EVMWD).
Prior to Design Review Approval
17.All future structural development associated with this map requires separate Design Review
approval pursuant to the provisions of LEMC Chapter 17.184.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 4 of 31
18.The following architectural details shall be provided:
All front fence returns will be decorative masonry walls. Wood fences will not be
allowed along the front elevation. Wood, vinyl or steel (wrought iron or aluminum)
gates are allowed in order to allow access to rear yards.
The applicant shall provide four-sided articulation. Architectural enhancements and
treatments shall be provided all residential elevations (front, rear and side) visible
from streets and other public views.
All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall
be allowed.
19.Design for all drainage basins proposed with Vesting Tentative Tract Map No. 36557 shall be
approved by the City Engineer and Community Development Director or designees. Security
fencing shall also be shown. Chain-link fencing is prohibited.
Prior to Issuance of Grading Permits/Building Permits
20.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.
21.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.
22.Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan
addressing the following:
Show that a masonry or decorative block wall will be constructed along the entire tract
boundary.
Show materials, colors, and heights of rear, side and front walls/fences for proposed
lots.
Show that front return walls shall be decorative masonry block walls. Front return wood
fences shall not be permitted.
Show the location of all wood, vinyl or steel (wrought iron or aluminum) gates placed
within the front return walls.
Show that side walls for corner lots shall be decorative masonry block walls.
Show that those materials provided along the front elevations (i.e. brick, stone, etc.) will
wrap around the side elevation and be flush with the front return walls.
23.All signage shall be subject to Planning Division review and approval prior to installation.
24.The applicant shall submit for review and approval by the Building Division building plans that
are designed to current UBC and adopted codes, and meet all applicable Building and Safety
Division requirements.
a. Driveways shall be constructed of concrete per Building and Safety Division standards.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 5 of 31
25.The applicant shall prepare a list of proposed street names for review and approval by the
Planning, Building, and Fire Departments of the City.
26.Prior to recordation of a Final Map, the applicant shall initiate and complete the formation of a
Homeowner’s Association (HOA) which shall be approved by the City, recorded, and in place.
All Association documents shall be shall be submitted for review and approval by City Planning
and Engineering and the City Attorney; and upon City approval shall be recorded. Such
documents include the Articles of Incorporation for the Association and Covenants, Conditions
and Restrictions (CC&Rs).
a. At a minimum, all recreation and park areas, all natural slopes and open space, all
graded slopes abutting public street rights-of-way which are not part of residential lots,
up slopes from public rights-of-way within private lots and all private streets, and all
drainage basins shall be maintained by the HOA.
b. CC&Rs shall prohibit front-yard microwave satellite antennas.
c. CC&Rs shall prohibit the use of water-intensive landscaping and require the use of low
water use landscaping pursuant to the provisions of LEMC Chapter 19.08 (Water
Efficient Landscape Requirements), as adopted and any amendments thereto.
27.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all
site preparation and construction activity. Site preparation activity and construction shall not
commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday.
Only finish work and similar interior construction may be conducted on Saturdays and may
commence no earlier than 8:00 am and shall cease no later than 4:00 p.m.Construction activity
shall not take place on Sunday, or any Legal Holidays.
28.The applicant shall comply with all applicable City Codes and Ordinances.
29.Prior to issuance of building permit, building plans for the Model Home Complex shall comply
with all American Disabilities Act (ADA) requirements, including provision of a handicapped-
accessible bathroom.
30.Construction phasing shall be implemented in accordance with the approved Phasing Plan
which avoids construction traffic from entering occupied neighborhoods within the tract.
31.A cash bond shall be required for the Model Home Complex. This bond is to guarantee removal
of the temporary fencing material, parking lot, etc. that have been placed onsite for the Model
Home Complex. The bond will be released after removal of the materials and the site is
adequately restored, subject to the approval of the Community Development Director or
designee.
32.A cash bond shall be required for any garage conversion of the model(s). Bonds will be
released after removal of all temporary materials and the site is adequately restored, subject
to the approval of the Community Development Director or designee.
33.A cash bond shall be required for any construction trailers used during construction. Bonds will
be released after removal of trailers, subject to the approval of the Community Development
Director or designee.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 6 of 31
34.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance
of each building permit.
35.The project shall connect to sewer and meet all requirements of the Elsinore Valley Municipal
Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD
and shall incorporate all district conditions and standards.
36.All mechanical and electrical equipment associated with the residences shall be ground
mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened behind fence returns, subject to the approval of
the Community Development Director, prior to issuance of building permit.
37.All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation systems to provide 100 percent plant coverage using a
combination of drip and conventional irrigation methods. Construction Landscape &
Irrigation drawings shall be prepared, reviewed and approved by the City's Landscape
Architect Consultant and the Community Development Director or designee. A Cost
Estimate for materials and labor shall also be submitted for review and approval. A
Landscape Plan Check fee will be charged prior to final landscape approval based on the
Consultant's fee, inspection, permit and administration fees.
The applicant shall replace any street trees harmed during construction, in
conformance with the City's Street Tree List, at a maximum of 30 feet apart and at least
24-inch box in size.
Perimeter walls shall be protected by shrubs and other plantings that discourage graffiti.
The applicant shall ensure a clear line of sight at ingress/egress points by providing
plantings within 15 feet of ingress/egress points whose height does not exceed three
feet and whose canopy does not fall below six feet.
The landscape plan shall provide for California native drought-tolerant ground cover,
shrubs, and trees. Special attention shall be given to use of Xeriscape or drought
resistant plantings with combination drip irrigation system to prevent excessive
watering.
No front-yard grass turf landscaping will be installed.
All landscape improvements shall be bonded with a ten percent (10%) Faithful
Performance Bond of the approved estimated labor and materials cost for all planting.
The bond shall remain in effect for one year from Certificate of Occupancy.
All landscaping and irrigation shall be installed within an affected portion of any phase
at the time a certificate of occupancy is requested for any building.
All Model Homes shall be Xeriscaped and signage provided identifying Xeriscape
landscaping. Xeriscape is a method of landscape design that minimizes water use by:
1) Implementing hydrozones;
2) Minimizes high water-use plant material as identified by Water Use Classifications
of Landscape Species (WUCOLS) (such as turf) and incorporates water-efficient
(“drought-tolerant” / climate-appropriate) plants;
3) Requires an efficient irrigation system that includes:
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 7 of 31
a. ET-Based (“Smart irrigation”) controller(s) with weather-sensing, automatic
shut-off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
i.Low-volume point-source irrigation (such as drip irrigation and bubblers) for
all shrub planter areas (maximum of 3:1 slope) with a minimum irrigation
efficiency of 0.90 ; and/or
ii. Spray or rotor-type nozzles for areas a minimum of eight (8) feet wide, for
slopes 3:1 and greater, AND with a minimum irrigation efficiency of 0.71.
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation.
The Final landscape plan shall be consistent with any approved site and/or plot plan.
The Final landscape plan shall include planting and irrigation details.
All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
All landscaping and irrigation shall comply with the water-efficient landscaping
requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape
Requirements) as adopted and any amendments thereto.
38.The applicant shall place a weatherproof 3’ x 3’ sign at the entrance to the project site identifying
the approved days and hours of construction activity and a statement that complaints regarding
the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951)
674-3124. The sign shall be installed prior to the issuance of a grading permit.
PUBLIC WORKS DEPARTMENT/ ENGINEERING DIVISION
General
39.All utilities except electrical over 35 KV shall be placed underground, as approved by the
serving utility. 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.
40.The applicant shall install permanent bench marks to Riverside County Standards and at a
location to be determined by City Engineer.
41.Applicant shall pay all applicable development fees; including but not all inclusive, TUMF,
TIF and area drainage fees as follows:
a.TUMF: Rate/Per Dwelling Unit. Due prior to occupancy; payable at rate in effect at
time of payment. Due prior to occupancy; amount payable based on fee at time the
application for VTTM 36557 was deemed complete, plus inflationary increases and
such other reasonable increases in effect at time of payment as contemplated under
LEMC Section 16.83.040, subpart C.
b.TIF: Rate/Per Dwelling Unit. Due prior to occupancy; payable at the rate in effect at
time of payment. Due prior to occupancy; amount payable based on fee at the time
the application for VTTM 36557 was deemed complete plus inflationary increases in
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 8 of 31
effect at time of payment as provided by Resolution No. 2002-22.
c.Public Building Facilities Fee: Rate/Per Dwelling Unit. Due prior to occupancy;
amount payable based on fee at the time the application for VTTM 36557 was deemed
complete plus inflationary increases in effect at time of payment as provided by
Resolution No. 2005-96.
d.Fire Facilities Fee: Rate/Per Dwelling Unit. Due prior to occupancy; amount payable
based on fee at the time the application for VTTM 36557 was deemed complete plus
inflationary increases in effect at time of payment as provided by Resolution No. 2006-
69.
e.Library Facilities Fee. Rate/Per Dwelling Unit. Due prior to occupancy; amount
payable based on fee at the time the application for VTTM 36557 was deemed
complete.
f.MSHCP Fee. Due prior to occupancy; amount payable based on fee at the time the
application for VTTM 36557 was deemed complete plus inflationary increases in effect
at time of payment as provided by LEMC Section 16.85.090.
g.Area Drainage: The project lies within West Lake Elsinore (approx acres 128 23) and
Nichols SW (approx acres 128). Area Drainage due at grading permit; amount
payable at the rate in effect at time of Payment based on fee at time vesting map
application was deemed complete, plus inflationary increases in effect at time of
payment as provided by LEMC Section 16.72.060. Current Rates: West Lake Elsinore
– $5,955/gross acre; Nichols SW - $6,080/ gross acre.(Deleted per August 8, 2017
City Council hearing.)
42.Street lighting and landscaping on public right-of-way shall be maintained by a maintenance
assessment district LLMD 1. The project will annex into LLMD #1 prior to first building permit
issuance.
43.All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way will be owned and maintained by either a home owner’s
association or private property owner. Adequate access through the developed road system
and / or open spaces shall be provided for maintenance and delineated on grading plans.
44.Construction traffic shall use Terra Cotta Road via Nichols Road to minimize impacts to existing
residents.
45.10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall be
contained within the street right-of-way. When either of these criteria are exceeded, drainage
facilities shall be provided.
Grading
46.A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required.
47.Prior to commencement of grading operations, developer is to provide to the City with a map
of all proposed haul routes to be used for movement of export material. All such routes shall
be subject to the review and approval of the City Engineer. Haul route shall be submitted prior
to issuance of a grading permit. Hauling in excess of 5,000 CY shall be approved by City
Council. (LEMC 15.72.065)
48.All export material shall be discharged into a legal disposal site. No permittee shall process,
including, but not limited to, crush, sift, or segregate, excavated earth materials on site for
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 9 of 31
export and commercial sale without first obtaining a permit pursuant to Chapter 14.04 LEMC
regarding surface mining and reclamation. (LEMC 15.72.065)
49.All grading shall be done under the supervision of a geotechnical engineer and he shall certify
all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes
greater than 30 feet in height shall be contoured.
50.Applicant shall protect all downstream properties from damage caused by alteration of the
drainage patterns, i.e., concentrations or diversion of flow. Protection shall be provided by
constructing adequate drainage facilities: including enlarging existing facilities arid/or by
securing a drainage easement. A maintenance mechanism shall be in place for any private
drainage facilities constructed on-site or off- site. Any grading or drainage onto private off
site or adjacent property shall require a written permission to grade and/or a permission to
drain letter from the affected landowner. (Deleted by Staff prior to January 6, 2015
Planning Commission hearing.)
51.All drainage facilities in this tract shall be constructed to Riverside County Flood Control District
Standards. Adequate and safe access for maintenance of detention/water quality basins
shall be provided.
52.All storm drain plans connecting to Riverside County Flood Control facilities will be approved
by RCFC, and an encroachment permit from RCFCD will be required.
53.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.
54.A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
55.All waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or other phases of the construction shall be disposed of at,
appropriate recycling centers. The applicant should contract with CR&R Inc. for recycling
and storage container services, but the applicant may use the services of another recycling
vendor. Another recycling vendor, other than CR&R Inc., cannot charge the applicant for bin
rental or solid waste disposal. If the applicant is not using CR&R Inc. for recycling services
and the recycling material is either sold or donated to another vendor, the applicant shall
supply proof of debris disposal at a recycling center, including verification of tonnage by
certified weigh master tickets.(Deleted by Staff prior to January 6, 2015 Planning
Commission hearing.)
56.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.
57.Drainage from the project site shall be released from the project site in a safe manner as
approved by the City Engineer including but not limited to release to natural channels, public
facilities and/or drainage easements existing on adjacent properties or new letters of
drainage acceptance.
58.All natural (historic, pre-development) drainage traversing the site shall be conveyed
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 10 of 31
through the site, or, shall be collected and conveyed to a safe and appropriate discharge
point by a method approved by the City Engineer.
59.Applicant shall obtain all necessary off-site easements for any off-site grading, if needed,
from the adjacent property owners prior to final map approval.
Improvements
60.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.
61.An Encroachment Permit shall be obtained prior to any work in City right-of-way.
62.Terra Cotta Road shall be graded and used as construction access prior to precise grading
activity. Prior to building permits, Terra Cotta Road shall be paved, with final lift of asphalt
to be placed at completion of building activity.
63.All existing accesses for ingress/egress to Terra Cotta Road from abutting properties must
be maintained.
64.Construct Terra Cotta Road at its full width section as a Secondary Highway with a 90’ Right
of Way from Lakeshore Drive north to the northern boundary of the project. Construction of
full improvement of Terra Cotta may be staged as approved by the City Engineer.
65.Construct the extension of Terra Cotta Road from the north project boundary to Nichols
Road with a 32’ paved roadway width, including a 4’ graded shoulder on the north and south
bound sides, as approved by the City Engineer.
66.Construct the extension of Hoff Avenue from the west project boundary to Terra Cotta Road
with a 32’ half width, with a paved half width section as approved by the City Engineer.
67.Construct the extension of Pierce Street from the project boundary to Nichols Road with a
32’ paved roadway width, including an 8’ graded shoulder on the north and south bound
sides. (Deleted by Staff prior to January 6, 2015 Planning Commission hearing.)
68.Install a traffic signal at the intersection of Terra Cotta Road (NS) and Nichols Road (EW)
including the following lane geometry: 1 NB left, 1 NB right, 1 EB through, 1 EB right, 1 WB
left, 1 WB through, to include the storage length per the project traffic study, width and
transitions per City Standards. Fair share mitigation in lieu of construction may be accepted
with the amount approved by the City Engineer.
69.Construct Lakeshore Drive adjacent to the project site at its ultimate half width section (60’),
including sidewalk and parkway improvements consistent with the adjacent improved
sections of Lakeshore Drive and additional 14’ width for a NB right turn lane on Lakeshore
at Terra Cotta Road in conjunction with development.
70.Install a full intersection traffic signal at all legs of the off-set intersection of Lakeshore Drive
and Terra Cotta Road as designed by the Project’s Traffic Engineer and reviewed and
approved by the City Engineer.
71.Construct Dryden Street adjacent to the project site at its ultimate half width section,
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 11 of 31
including sidewalk and parkway improvements in conjunction with development.
72.Install a traffic signal at the intersection of Lakeshore Drive and Dryden Street.
73.Construct Stoddard Street adjacent to the project site at its ultimate half width section, to
include sidewalk and parkway improvements in conjunction with development.
74.The developer shall be responsible for acquiring right-of-ways in which the developer or the
City has no legal title or interest. If the developer is unsuccessful in acquiring such right-of-
ways, the City could assist the developer in the Eminent Domain process at developer’s
cost.
75.Costs of General Plan circulation improvements and signalization may be at a minimum
partially reimbursable through the City’s Traffic Impact Fee Program. (TIF)
76.Some of the improvements shown on the Map and/or required by these conditions are
located offsite on property which neither the City nor the subdivider may have no title or
interest to permit the improvements to be made without acquisition of title or interest. The
subdivider shall pay all costs for acquisition of title or interest.
77.A Calif. Registered Civil Engineer shall prepare street and drainage improvement plans and
specifications. Improvements shall be designed and constructed to City of Lake Elsinore
Standards, latest edition, and City Codes (LEMC titles 12. and 16.). Street improvement
plans shall show existing and future profiles at centerline of street; at top of curb and at
centerline of the alley. The profiles and contours will extend to 50’ beyond the property limits.
78.Interior streets shall be dedicated and improved as public residential street (40’/50’ with a 3’
PUE).
79.Traffic Signing and Striping plans shall be required with the street improvement plans.
Signing and striping shall be installed in accordance with the plans approved by the City
Traffic Engineer.
Storm Water Management / Pollutant Prevention / NPDES
Design
80.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:
a.General Permit -Construction
b.MS4
81.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)
82.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.)
83.The Project shall ‘Infiltrate, harvest and use, evapotranspire and/or bio-treat the Design
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 12 of 31
Capture Volume (DCV).
84.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.
85.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.
86.The project shall implement LID practices that treat the 85th percentile storm.
87.Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
88.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.
89.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.
Construction
90.Both a Storm Water Pollution Prevention Plan (SWPPP) and a Water Quality Management
Plan (WQMP) for post construction are required for this project.
91.SWPPP - A copy of the current SWPPP shall be kept at the project site, updated as
necessary and be available for review upon request. Projects that are not subject to
coverage under the General Permit – Construction will prepare and implement an Erosion
and Sediment Control Plan in compliance with the California Building Code and Local
Ordinances.
92.Prior to 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 or other proof of filing to the
satisfaction of the City Engineer.
93.Erosion & Sediment Control -Prior to the issuance of any grading or building permit,
the applicant shall submit for review and approval by the City Engineer, an Erosion and
Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate
compliance with the City’s NPDES Program and state water quality regulations for grading
and construction activities. The Erosion and Sediment Control Plan shall identify how all
construction materials, wastes, grading or demolition debris, and stockpiles of soil,
aggregates, soil amendments, etc. shall be property covered, stored and secured to prevent
transport into local drainages or waters by wind, rain, tracking, or dispersion. The plan shall
also describe how the project will ensure that all BMPs will be maintained during
construction of any future right of ways. A copy of the plan shall be incorporated into the
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 13 of 31
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
94.A preliminary WQMP shall be submitted during the project entitlement stage. The level of
detail in a preliminary Project-Specific WQMP will depend upon the level of detail known
about the overall project design at the time project approval is sought. At a minimum, the
preliminary Project-Specific WQMP shall identify the type, size, location, and final ownership
of Stormwater BMPs adequate to serve new roadways and any common areas, and to also
manage runoff from an expected reasonable estimate of the square footage of future roofs,
driveways, and other impervious surfaces on each individual lot.
95.The applicant shall use the Water Quality Management Plan for the Santa Ana Region of
Riverside County guidance document and template for preparation of both the preliminary
and final WQMP.
96.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. The final WQMP shall be approved prior to issuance
of any grading or building permit.
97.Operation and Maintenance (O&M) Plan and Agreement 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; and (3) describes the mechanism for funding the long-term operation and
maintenance of the referenced BMPs. The City format shall be used.
98.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.
99.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:
1. 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. Provide signed, notarized certification from the engineer of work that the structural
BMP’s identified in the project’s WQMP are installed and operational.
4. Submit a copy of the fully executed, recorded Operations and Maintenance (O&M) Plan
for all structural BMPs.
5. 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 HOA
as appropriate.
6. 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.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 14 of 31
7. Provide a recorded copy of one of the following:
a. CC&R’s (they must include the approved WQMP and O&M Plan) for the project’s
Home Owners Association.
b. A water quality implementation agreement has the approved WQMP and O&M Plan
attached; or
c. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
Final Tract or Parcel Map
100. The developer shall submit for plan check review and approval a final map.
101. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any permits.
102. 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.
103. Street abandonment shall be processed and approved as part of the final map.
104. Make an offer of dedication for all public streets and easements required by these conditions
or shown on the Tentative Map. All land so offered shall be granted to the City, free and
clear of all liens and encumbrances and without cost to the city.
105. Applicant shall record CC&R’s for funding, operation and maintenance of slopes and
drainage facilities within the project. The CC&R’s shall be approved by the Planning Director
and City Engineer prior to recordation of final map.
106. The Final Tract Map or Parcel Map shall include the phasing boundaries consistent with the
parcels of the Tentative Tract or Parcel Map. The phasing boundaries or parcels shall be
processed as separate tract maps.
107. Underground water rights shall be dedicated to the City pursuant to: the provisions of
Section 16.52.030 (LEMC), and consistent with the City’s agreement with the Elsinore Valley
Municipal Water District.
Prior to Issuance of a Grading Permit
108. 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.
109. Provide soils, geology and seismic report including street design recommendations. Provide
final soils report showing compliance with recommendations.
110. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and/or subsidence zones present on-site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this hazard.
111. The applicant shall obtain all necessary off-site easements for off-site grading and/or
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 15 of 31
drainage acceptance, if needed, from the adjacent property owners prior to grading permit
issuance.
112. The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
113. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
114. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
115. A traffic improvement plan which includes the timing of phased improvements shall be
submitted to the City Engineer for review and approval prior to issuance of any grading
permits for the project. Secondary access shall be provided for each phase.
Prior to Issuance of Building Permit:
116. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to building permit.
117. Submit a “Will Serve” letter to the City Engineering Division from the applicable water agency
stating that water and sewer arrangements have been made for this project and specify the
technical data for the water service at the location, such as water pressure and volume etc.
Submit this letter prior to applying for a building permit.
118. Pay all Capital Improvement Mitigation fees (LEMC 16.34).
119. The Final Tract Map shall be recorded.
120.Prior to the issuance of the first building permit:Construct Terra Cotta Road at its full
width section as a Secondary Highway with a 90’ Right of Way from Lakeshore Drive north
to the northern boundary of the project. The City Engineer at his/her discretion may allow
for the phased construction of the ultimate improvements.
121.Prior to the issuance of the first building permit: Construct a 5-foot wide sidewalk on
the west side of Terra Cotta Road between Lakeshore Drive and Harrison Avenue.
121a.Prior to the issuance of the 200th building permit: In accordance with the attached
agreement (Exhibit 1 2) entered between the developer and the City of Lake Elsinore, in
such form as approved by the City Council’s Development Subcommittee, the City Manager
or designee, and the City Attorney, the developer shall either:
a) Construct a 6-foot high masonry or decorative block wall at the rear of the existing
residences located on the west side of existing Terra Cotta Road at the location set
forth in the above-referenced agreement, and plant shrubs and/or other plantings that
discourage graffiti; or,
b) Pay an in-lieu deposit in the amount of $180,000 or such other deposit as may be set
forth in the above referenced agreement to cover the cost of the City’s installation of
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 16 of 31
the wall and associated landscaping.
The walls shall be constructed of the same materials used to construct the walls along the
entire VTTM 36557 tract boundary as required by Condition No. 22, above. The City shall
waive all plan check and permit fees associated with the construction of the wall and
associated plantings.
122.Prior to the issuance of the first building permit:Construct the extension of Terra Cotta
Road from the north project boundary to Nichols Road with a 32’ paved roadway width with
paved roadway section approved by the City Engineer.
123.Prior to the issuance of the 300th building permit:The developer shall pay fee in-lieu of
construction of future median improvements on Lakeshore Drive. The fee shall be equal to
current cost estimate for improvements (including contingency) plus an additional 15% of
the total construction cost estimate to cover design and administrative costs. The cost
estimate shall be approved by the City Engineer.
Prior to Occupancy
124. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 1/2” x 11” Mylar) shall be submitted to the Engineering Division before final
inspection of off-site improvements will be scheduled and approved.
125. All traffic signing and striping shall be completed in accordance with the approved plans to
the satisfaction of the City Traffic Engineer.
126.Prior to the final inspection and occupancy of the 50th dwelling unit:Install a full
intersection traffic signal at all legs of the off-set intersection of Lakeshore Drive and Terra
Cotta Road.
127.Prior to the final inspection and occupancy of the 150th dwelling unit:Install a traffic
signal at the intersection of Lakeshore Drive and Dryden Street.
128. The fair share cost of future improvements as a condition of this development shall be paid,
as per tables 9 and 10 of the January 29, 2014 Revised Terracina Traffic Impact Analysis
prepared by Kunzman Associates, Inc. (Appendix E of Mitigated Negative Declaration No.
2014-02). This condition implements Mitigation Measure TRA-4 of Mitigated Negative
Declaration No. 2014-02. In lieu of Applicant's Fair Share contribution, Applicant shall install
improvements outlined in Condition #68.
129. TUMF fees shall be paid. The TUMF fees shall be based on fee at time the application for
VTTM 36557 was deemed complete, plus inflationary increases and such other reasonable
increases in effect at time of payment as contemplated under LEMC Section 16.83.040,
subpart C.
130. All required public right-of-way dedications, easements, dedications and vacations and
easement agreement(s) for ingress and egress through adjacent property(ies) shall be
recorded with a recorded copy provided to the City prior to final project approval.
131.Prior to the final inspection and occupancy of the dwelling unit:The developer shall
pay fee in-lieu of construction of future median improvements on Lakeshore Drive. The fee
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 17 of 31
shall be equal to current cost estimate for improvements (including contingency) plus an
additional 15% of the total construction cost estimate to cover design and administrative
costs. The cost estimate shall be approved by the City Engineer. (Deleted by Staff prior
to January 6, 2015 Planning Commission hearing.)
132. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
133. As-built plans for all in-field revisions to approved plan sets shall be submitted for review
and approval by the City. The developer/developer/owner is responsible for revising the
original mylar plans.
134. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
135. All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:
a.Final Map(s) - GIS Shape files* and .tif of recorded map.
b.Improvement Plans – GIS Shape files* and .tif of approved as built mylar.
c.Grading Plans - .tif of approved as built mylar.
*GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
COMMUNITY SERVICES DEPARTMENT
136. All open space lots shall be owned and maintained by the Homeowner’s Association (HOA).
137. The 5.1-acre (4.3-acre net) public park (as shown on attached Exhibit 1) shall be included
in the Community Facilities District for maintenance and renovation costs.
138. The public park (as shown on attached Exhibit 1) shall include:
o An informal sports field
o Restroom approximately 300 sq. ft.
o On-site parking
o 1 cover picnic area with 4 tables
o Barbeque, hot ash container
o 4 waste containers
o Drinking fountain
o Half court basketball
o 8 benches
o One 2-5 year and one 5-12 year playground with shade over the entire play
structure
o Perimeter walking trail with exercise stations
o Park monument sign
o Security Lighting
o Lockable gate to the parking lot
139. The design of the proposed park site shall provide pedestrian circulation and shall be in
compliance with American with Disabilities Act (ADA) requirements.
140. Prior to submittal of construction plans, the developer shall meet with the Director of
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 18 of 31
Communities Services to determine the location and specifications of the park amenities to
be provided. The final conceptual design of the park will be approved by the Director of
Community Services.
141. Construction plans and specifications for the park shall be reviewed and approved by the
Director of Community Services prior to the approval of the final map.
142. The developer shall post security and enter into a park improvement agreement to improve
the public park prior to issuance of the first building permit.
143. 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.
144. The developer, the developer’s successor or assignee, shall be responsible for all the
maintenance of the public park, including the 90-day maintenance period. After successful
completion of the 90-day maintenance period following construction, these responsibilities
will be accepted by the City.
145. The public park shall be improved and then conveyed 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.
146. The completion of the public park shall be in lieu of any Quimby and park Development
Impact Fees (DIF) requirements for the development.
147. The developer, the developer’s successor or assignee, shall be responsible for all
maintenance of all open space lots until such time as those responsibilities are provided by
the HOA.
148. The public 5.1-acre (4.3-acre net) park (as shown on attached Exhibit 1) shall be completed
to the satisfaction of the Community Services Director prior to the issuance of the 100th
residential building permit.
149. Class II bicycle lanes for Lakeshore Drive and Terra Cotta Road shall be identified on the
street improvements plans and constructed in concurrence with the completion of said street
improvements.
150. Prior to issuance of building permits, the developer shall pay Quimby Act in-lieu fees at the
rates in effect at the time the application for VTTM 36557 was deemed complete. (Deleted
by Staff prior to July 14, 2015 City Council hearing.)
FIRE PROTECTION PLANNING OFFICE
General Conditions
151.Lake Elsinore Fire Protection Planning Office 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
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 19 of 31
should be directed to the Riverside County Fire Department, Lake Elsinore Fire Protection
Planning Division at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext.
225. The following fire department conditions shall be implemented in accordance with the
Lake Elsinore Municipal Code and the adopted codes at the time of project building plan
submittal, these conditions are in addition to the adopted code requirements.
152.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.
153.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. Standard
Fire hydrants shall be installed (6”x4”x2-1/2”).
154.Hazardous Fire Area - The proposed project is located 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”.
155.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.
156.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
70,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning Radius shall be 26’ inside and 38’ outside for all access roads.
157.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.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 20 of 31
Prior to Building Permit Issuance
158.Water System Plans - Applicant and/or developer shall separately submit 2 sets of water
system plans to the Fire Department for review. Plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will
be signed by the Fire Department after review and approval. Two (2) copies of the signed
and approved water plans shall be returned to the Fire Department before release of a
building permit.
159.Prior to Building Construction Verification - This project shall be inspected and approved
by the Fire Marshal or designee prior to bringing combustible materials on site. During such
inspection all permanent road signs shall be in place, all hydrants shall on operating and
approved for use by the water purveyor, and all permanent road surfaces shall be completed
including primary and secondary access circulation.
Prior to Building Final Inspection
160.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.
161.Designated Fire Lanes - The applicant shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting and/ or
signs.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
162. Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Conditional
Use Permit (as applicable), the applicant shall annex into Community Facilities District No.
2015-1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello-Roos Community
Facilities District to offset the annual negative fiscal impacts of the project on public safety
operations and maintenance issues in the City. Alternatively, the applicant may propose
alternative financing mechanisms to fund the annual negative fiscal impacts of the project
with respect to Public Safety services. Applicant shall make a seven thousand five hundred
dollar ($7,500) non-refundable deposit to cover the cost of the annexation, formation or other
mitigation process, as applicable.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.
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
163. 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
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 21 of 31
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 dollar ($7,500) non-refundable deposit to cover the cost of the
annexation, formation or other mitigation process, as applicable. 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.
MITIGATED NEGATIVE DECLARATION NO. No. 2014-02 (SCH #2013091083) MITIGATION
MEASURES
164. The applicant shall comply with the following mitigation measures, which are set forth in the
Mitigation Monitoring & Reporting Program (MMRP) for Mitigated Negative Declaration No.
2014-02, which was adopted for this project.
a.Mitigation Measure AIR-1:All diesel powered construction equipment in use shall
require control equipment that meets, at a minimum Tier 3 emission requirements. In
the event Tier 3 equipment is not available, diesel powered construction equipment in
use shall require emissions control equipment with minimum of Tier 2 diesel standards.
b.Mitigation Measure AIR-2: The following measures shall be required during
construction:
i.The project applicant shall require that the site preparation and grading
contractors implement the fugitive dust control actions provided in SCAQMD’s
Rule 403 for “Large Operations.” If a more restrictive action is included below as
project mitigation then that measure may be used in place of the applicable Rule
403 measure. A list of the Large Operations control actions from Rule 403 are
provided in Appendix A of this Initial Study.
ii.When materials are transported off-site, all material shall be covered. As
necessary, it may be effectively wetted to limited dust emissions, and at least six
inches of freeboard space from the top of the container shall be maintained to the
extent feasible. If warranted by site or weather conditions, material shall be
effectively wetted to limit dust emissions.
iii.The developer shall require and ensure that the contractor or builder shall
designate a person or persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of dust offsite.
iv.The developer shall post a publicly visible sign with the telephone number and
person to contact regarding dust complaints. This person shall respond to any
dust complaints and attempt corrective action within 24 hours.
v.The developer shall require and ensure that the contractor or builder shall
formulate a high wind response plan for enhanced dust control if winds are
forecast to exceed 25 mph in any upcoming 24-hour period.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 22 of 31
vi.The developer shall use its best efforts to require and ensure that the contractor
or builder shall restrict truck operation to “clean” trucks, such as a 2007 or newer
model year or 2010 compliant vehicles.
vii.The developer shall use its best efforts to utilize CARB certified equipment for
construction activities. Developer shall inform all contractors and subcontractors
that use of CARB certified equipment for all construction activities is required
where feasible and possible.
viii.The developer shall require and ensure that the contractor or builder shall
suspend use of all construction equipment operations during first stage smog
alerts.
c.Mitigation Measure AIR-3: Electrical outlets shall be installed on the exterior walls of
all residential buildings to promote the use electric landscape maintenance equipment.
d.Mitigation Measure BIO-1: The project applicant shall ensure that a preconstruction
presence/absence survey for burrowing owl shall be conducted where suitable habitat
is present. The survey shall be conducted within 30 days prior to site disturbance. If
burrowing owl are determined to be present, passive (i.e., use of one-way doors and
collapse of burrows) relocation following accepted protocols will be utilized to ensure
impacts to owls are minimized or avoided. Existing burrows shall be destroyed once
they are vacated. In addition, disturbance of active nests will be avoided if burrowing
owl is present during the nesting season (March 1st to August 31st). If active nests are
identified, the biologist shall establish buffers around the vegetation containing the
active nest of at least 150 meters
e.Mitigation Measure BIO-2: The removal of potential nesting vegetation will be
conducted outside of the nesting season (February 1 to August 31) to the extent that
this is feasible. If vegetation must be removed during the nesting season, a qualified
biologist shall conduct a nesting bird survey of potentially suitable nesting vegetation
prior to removal. Surveys will be conducted no more than three (3) days prior to
scheduled removals. If active nests are identified, the biologist shall establish buffers
around the vegetation containing the active nest of at least 500 feet of an active listed
species or raptor nest, and 300 feet of other sensitive or protected nests. The
vegetation containing the active nest will not be removed, and no grading will occur
within the established buffer, until a qualified biologist has determined that the nest is
no longer active (i.e., the juveniles are surviving independent from the nest). If clearing
is not conducted within three days of a negative survey, the nesting survey must be
repeated to confirm the absence of nesting birds.
f.Mitigation Measure BIO-3: Prior to the issuance of a grading permit, the project
applicant shall obtain the necessary authorizations from the regulatory agencies for
proposed impacts to jurisdictional waters. Authorizations may include a Section 404
Permit from the U.S. Army Corps of Engineers, a Section 1602 Streambed Alteration
Agreement from the California Department of Fish and Wildlife, and a Section 401
Water Quality Certification/Waste Discharge Requirement from the Regional Water
Quality Control Board. The Permittee shall offset impacts to riparian/riverine areas by
purchasing credits at the Riverside-Corona Resource Conservation District in-lieu fee
program, or another approved in-lieu fee program or mitigation bank within the Santa
Ana River Watershed, to be approved by the appropriate regulatory agency(s). The
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 23 of 31
project shall offset the loss of 1.13 acres of riparian habitat at a 3:1 ratio, for a total of
3.39 acres; and shall offset the loss of 0.42 acre of unvegetated riverine areas at a ratio
of 3:1, for a total of 1.26 acres. Total compensatory mitigation shall be a minimum of
4.65 acres.
g.Mitigation Measure BIO-4: To avoid or reduce indirect impacts of the project on the
MSHCP Conservation Area (Criteria Cell #4157) adjacent to or in close proximity of the
project, the project shall include the following measures:
Drainage. The project shall incorporate measures to ensure that the quantity and quality
of runoff discharged to the MSHCP Conservation Area is not altered in an adverse way
when compared with existing conditions. In particular, measures shall be put in place
to avoid discharge of untreated surface runoff from developed and paved areas into the
MSHCP Conservation
Area. The project shall implement BMPs as identified in the Preliminary Water Quality
Management Plan (Appendix B of this Initial Study).
Toxics. Land uses proposed in proximity to the MSHCP Conservation Area that use
chemicals or generate bioproducts such as manure that are potentially toxic or may
adversely affect wildlife species, habitat or water quality shall incorporate measures to
ensure that application of such chemicals does not result in discharge to the MSHCP
Conservation Area.
Lighting. Night lighting shall be directed away from the MSHCP Conservation Area to
protect species within the MSHCP Conservation Area from direct night lighting,
ensuring that ambient lighting in the MSHCP Conservation Area is not increased.
Additionally, the project shall adhere to the City’s lighting standards which would avoid
shining light onto adjacent properties.
Noise. Proposed noise generating land uses affecting the MSHCP Conservation Area
shall incorporate setbacks, berms or walls to minimize the effects of noise on MSHCP
Conservation Area resources pursuant to applicable rules, regulations and guidelines
related to land use noise standards. The project shall include applicable structures to
ensure that wildlife within the MSHCP Conservation Area will not be subject to noise
that would exceed residential noise standards, both during and post-construction.
Invasives. Project landscaping shall use native, drought-tolerant and noninvasive
plants. Specifically, the project shall avoid the use of invasive plant species listed in
Volume I, Table 6-2
Barriers. Proposed land uses adjacent to the MSHCP Conservation Area shall
incorporate barriers, where appropriate in individual project designs to minimize
unauthorized public access, domestic animal predation, illegal trespass or dumping in
the MSHCP Conservation Area. Such barriers may include native landscaping,
rocks/boulders, fencing, walls, signage and/or other appropriate mechanisms.
Grading/Land Development. No manufactured slopes associated with the project shall
extend into the MSHCP Conservation Area.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 24 of 31
h.Mitigation Measure BIO-5: The developer shall comply with the City’s updated
landscape requirements for the use of native, drought-tolerant and non-invasive
plants, and shall not install invasive species listed at Volume I, Table 6-2 of the
MSHCP. This measure applies during construction and installation of improvements.
i.Mitigation Measure BIO-6: The developer shall provide language in the Covenants,
Conditions, and Restrictions (CC&Rs) for the project which requires compliance with
the City’s updated landscape requirements for the use of native, drought-tolerant and
non-invasive plants and provides that homeowners may not replace such plants with
invasive species. Developer shall incorporate into the CC&Rs the requirement that the
invasive species provided on Volume I, Table 6-2 of the MSHCP are prohibited. The
CC&Rs shall incorporate the list of invasive species, Volume I, Table 6-2 of the
MSHCP, for reference.
j.Mitigation Measure CUL-1: All earth moving activities within the project area during
construction shall be monitored by a qualified archaeologist selected from the latest
Riverside County Cultural Resources Consultant List.
k.Mitigation Measure CUL-2: If inadvertent discoveries of subsurface
archaeological/cultural resources are discovered during grading, the developer, the
project archaeologist, and the appropriate tribe shall assess the significance of such
resources and shall meet and confer regarding the mitigation for such resources.
Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the
preferred method of preservation for archaeological resources. If the developer and
the Tribe cannot agree on the significance or the mitigation for such resources, these
issues will be presented to the Community Development Director (CDD) for decision.
The CDD shall make the determination based on the provisions of the California
Environmental Quality Act with respect to archaeological resources and shall take into
account the religious beliefs, customs, and practices of the appropriate tribe.
l.Mitigation Measure CUL-3: At least 30 days prior to seeking a grading permit, the
project applicant shall contact the appropriate Native American Tribal Representative
(Representative)* to notify the Representative of the initiation of the grading,
excavation and the monitoring program, and to coordinate with the City of Lake
Elsinore and the Representative to develop a Cultural Resources Treatment and
Monitoring Agreement. The Agreement shall address the responsibilities and
participation of Native American Tribal 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 archaeological monitor and the
appropriate Tribe will evaluate the significance of any archaeological resource
discovered on the property. Tribal and archaeological monitors shall be allowed to
monitor all grading, excavation and groundbreaking activities, and shall have the
authority to stop and redirect grading activities. (*It is anticipated that the Pechanga
Tribe will be the “appropriate” Tribe due to prior and extensive coordination with the
City in determining potentially significant impacts and appropriate mitigation measures
and its demonstrated cultural affiliation with the project area.)
m.Mitigation Measure CUL-3A:Prior to any grading at or near the vicinity of the known
surface boundaries of CA-RIV-5782 and CA-RIV-5783, the developer shall meet and
confer with the appropriate Tribe and the project archaeologist to develop an
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 25 of 31
appropriate controlled grading plan. The purpose of the controlled grading at and
around the site is to afford the opportunity to determine whether any subsurface
resources are associated with the sites and, if so, to collect the resources for
appropriate mitigation as outlined in the Treatment Agreement. All controlled grading
shall be monitored in accordance to the provisions of the Agreement required in CUL-
3.
n.Mitigation Measure CUL-4: The landowner shall relinquish ownership of all cultural
resources, including sacred items, burial goods and all archaeological artifacts that are
found on the project area to the appropriate tribe for proper treatment and disposition.
o.Mitigation Measure CUL-5: A paleontological grading observation schedule by a
certified paleontologist shall be maintained when grading in bedrock sedimentary units
to further evaluate the fossil resources of the site.
p.Mitigation Measure CUL-6: During construction-related activities of the project,
should paleontological materials be unearthed, the Lake Elsinore Planning
Department shall be notified immediately. Construction affecting the area shall be
halted and the City shall coordinate the appropriate efforts for handling and/or
disposition of these materials.
q.Mitigation Measure CUL-7: If human remains are encountered, California Health and
Safety Code Section 7050.5 states that no further disturbance shall occur until the
Riverside County Coroner has made the necessary findings as to origin. Further,
pursuant to California Public Resources Code Section 5097.98(b) remains shall be left
in place and free from disturbance until a final decision as to the treatment and
disposition has been made. If the Riverside County Coroner determines the remains
to be Native American, the coroner shall contact the Native American Heritage
Commission within 24 hours. Subsequently, the Native American Heritage
Commission shall identify the person or persons it believes to be the “most likely
descendant.” The most likely descendant may then make recommendations, and
engage in consultations concerning the treatment of the remains as provided in Public
Resources Code 5097.98.
r.Mitigation Measure GRE-1: The project applicant shall implement Measure E-1.3
from the Climate Action Plan, which requires that all of the proposed structures exceed
the 2008 Title 24 energy efficiency standards by a minimum of 15 percent.
s.Mitigation Measure GRE-2: The project applicant shall implement Measure T-1.2
from the Climate Action Plan, which requires the installation of sidewalks along all new
streets to link neighborhood activity centers, major destinations and transit facilities.
t.Mitigation Measure GRE-3: The project applicant shall implement Measure E-4.1
from the Climate Action Plan, which requires that the Landscape Plan for the proposed
project adhere to the City’s Assembly Bill 1881 Landscape Ordinance.
u.Mitigation Measure GRE-4: The project applicant shall implement Measure E-4.2
from the Climate Action Plan, which requires that new developments reduce indoor
water consumption by 30 percent. This shall be achieved through the use of low-flow
fixtures for all faucets, toilets and showers that are installed in the proposed project.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 26 of 31
v.Mitigation Measure GRE-5: The project applicant shall implement Measure E-1.1
from the Climate Action Plan, which requires that new developments plant a minimum
one 15 gallon nondeciduous umbrella form tree per 30 linear feet of boundary length.
This has been calculated to require the planting of a minimum of 470 trees on the
project site.
w.Mitigation Measure GRE-6: The project applicant shall implement Measure T-1.4
from the Climate Action Plan, which requires that new development implement and
connect to the network of bikeways, trails and safety features identified in the General
Plan, Bike Lane Master Plan, Trails Master Plan and Western Riverside County Non-
Motorized Transportation Plan.
x.Mitigation Measure NOI-1: During all project site excavation and grading on-site,
construction contractors shall equip all construction equipment, fixed or mobile, with
properly operating and maintained mufflers, consistent with manufacturer standards.
The contractor shall place all stationary construction equipment so that emitted noise
is directed away from the noise sensitive receptors nearest the project site.
y.Mitigation Measure NOI-2: The contractor shall locate equipment staging in areas
that will create the greatest distance between construction-related noise/vibration
sources and sensitive receptors nearest the project site during all project construction.
z.Mitigation Measure NOI-3: Temporary noise barriers that provide at least 10 dBA in
attenuation must be installed when project construction occurs within 100 feet of
existing residential structures. Any such barriers shall break the line of sight from noise
generators to sensitive receptors. They shall also be constructed as close to the
sensitive receptor as possible to achieve the greatest attenuation effect and have no
gaps or openings. Such barriers shall be maintained throughout the construction
period.
aa.Mitigation Measure NOI-4: Provisions of the City's Noise Ordinance shall be satisfied
during all site preparation and construction activity. Site preparation activity and
construction shall not commence before 7:00 AM and shall cease no later than 5:00
PM, Monday through Friday. Only finish work and similar interior construction may be
conducted on Saturdays and may commence no earlier than 8:00 am and shall cease
no later than 4:00 p.m. Construction activity shall not take place on Sunday, or any
Legal Holidays.
bb.Mitigation Measure NOI-5: During construction, the developer shall require that all
contractors turn off all construction equipment and delivery vehicles when not in use
and prohibit idling in excess of 3 minutes. Easily visible signs shall be posted at the
project site informing contractors and operators of this requirement.
cc.Mitigation Measure NOI-6: The developer shall limit haul truck deliveries to weekdays
only and from 7:00 a.m. to 5:00 p.m. Haul routes shall avoid residential neighborhoods,
following the haul routes determined by the City.
dd.Mitigation Measure NOI-7: For the duration of construction activities, the construction
manager shall serve as the contact person should noise levels become disruptive to
local residents. Developer shall post a publicly visible sign with the telephone number
and person to contact regarding noise complaints. The construction manager, within
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 27 of 31
seventy-two (72) hours of receipt of a noise complaint, shall either take corrective
actions or, if immediate action is not feasible, provide a plan or corrective action to
address the source of the noise complaint.
ee.Mitigation Measure NOI-8: Mitigation is required in order to achieve exterior noise
levels of 65 dBA Ldn at several proposed sensitive receptors adjacent to Lakeshore
Drive and Terra Cotta Road. This mitigation shall be provided by constructing a five-
foot barrier along the property lines of Lots 66-72 and a six-foot high barrier at the
property lines of Lots 5-16, 431-441, and 459-468. A six-foot barrier will be constructed
along the entire frontage with Terra Cotta Road. Barriers shall be constructed of any
material weighing at least 4 pounds per square foot. Barriers shall descend all the way
to the ground and contain no holes or openings. Barriers shall wrap around to protect
the side yards of lots adjacent to intersections. Recommended barrier configurations
are shown in Appendix D (Figures 12 and 13) of this Initial Study.
ff.Mitigation Measure NOI-9: As it is usually not aesthetically desirable to construct
barriers high enough to reduce interior noise levels at second story sensitive receptors,
enhanced building construction methods and materials must be employed to attenuate
the approximately 20-28 dB required to achieve acceptable interior noise levels of 45
dBA Ldn. These methods include:
Noise Level Reduction of 15-20 dBA
1.Air conditioning or mechanical ventilation
2.Double-paned glass
3.Solid core doors with weather stripping and seals
Noise Level Reduction of 20-25 dBA
Measures 1-3 above and:
4.Stucco or brick veneer exterior walls or wood siding with one-half inch thick
fiberboard underlayer
5.Glass portions of windows/doors not to exceed 20 percent
6.Exterior vents facing noise source shall be baffled
Noise Level Reduction of 25-30 dBA Measures 1-6 above and:
7.Interior sheetrock of exterior wall attached to studs by resilient channels or
double walls
8.Window assemblies, doors, wall construction materials, and insulation shall have
a lab-tested STC rating of 30 or greater.
gg.Mitigation Measure TRA-1: The developer shall require that the speed of earth-
moving equipment will be 25 miles per hour of less, and shall post signs onsite to this
effect.
hh.Mitigation Measure TRA-2: The developer shall use reasonable trip reduction
requirements during project construction including, for example, contracting with a
local food truck company to provide lunch onsite.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 28 of 31
ii.Mitigation Measure TRA-3: Terra Cotta Road shall be graded and used as
construction access prior to precise grading activities. Prior to building permits, Terra
Cotta Road shall be paved (final lift to be placed at completion of building activity).
Construction traffic shall use Terra Cotta via Nichols Road to minimize impacts to
existing residents.
jj.Mitigation Measure TRA-4: The developer shall participate in the phased
construction of the off-site intersection improvements through payment of established
City of Lake Elsinore fees, participation in the Western Riverside Transportation
Uniform Mitigation Fees program, payment of the project’s fair share traffic contribution
(see Tables 9 and 10 of Appendix E), assessment district and/or community facilities
district financing, and construction of off-site facilities under appropriate fee credit
agreements.
kk.Mitigation Measure TRA-5: The developer shall construct on-site and off-site
roadway improvements, including but not limited to, the following:
a. Construct Terra Cotta Road at its full-width improvement as a Secondary Highway
with a 90-foot right-of-way from Lakeshore Drive north to the northern boundary
of the project prior to building permit issuance.
b. Construct the extension of Terra Cotta Road from the north project boundary to
Nichols Road with a paved roadway section, as approved by the City Engineer,
in conjunction with development.
c. Construct the extension of Hoff Avenue from the west project boundary to Terra
Cotta Road with a paved roadway section, as approved by the City Engineer, in
conjunction with development.
d. Pay fair share of construction of a traffic signal at the intersection of Terra Cotta
Road (NS) and Nichols Road (EW).
e. Construct Lakeshore Drive adjacent to the project site at its ultimate half- section
width including sidewalk and parkway improvements consistent with the adjacent
improved sections of Lakeshore Drive and additional 14’ width for a northbound
right turn lane on Lakeshore at Terra Cotta Road in conjunction with development.
f.Install a traffic signal at the off-set intersection of Lakeshore Drive and Terra Cotta
Road.
g. Construct Dryden Street adjacent to the project site at its ultimate half- section
width including sidewalk and parkway improvements in conjunction with
development. Dryden Street shall be restricted to right turn in/out and left turns in
only at its intersection with Lakeshore Drive.
h. Construct Stoddard Street adjacent to the project site at its ultimate half- section
width including sidewalk and parkway improvements in conjunction with
development.
i.On-site traffic signing/striping shall be implemented in accordance with detailed
street improvement plans for the project.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 29 of 31
j.Sight distance at the project accesses shall comply with standard California
Department of Transportation/City of Lake Elsinore sight distance standards. The
final grading, landscaping, and street improvement plans shall demonstrate that
sight distance standards are met. Such plans shall be reviewed and approved by
the City of Lake Elsinore prior to the issuance of any grading permits for the
project.
ll.Mitigation Measure TRA-6: The traffic improvements to be installed by the developer
will be phased improvements as required by the build-out of the project to address
traffic impacts. A traffic improvement plan which includes the timing of phased
improvements shall be submitted to the City of Lake Elsinore for review and approval
prior to issuance of any grading permits for the project. Where improvements are
needed to mitigate for operational impacts, the improvements must be in place and
operational before occupancy permits are issued.
mm.Mitigation Measure TRA-7:The developer will comply with the traffic conditions of
approval determined by the City of Lake Elsinore for the project, including but not
limited to, the payment of Transportation Uniform Mitigation Fees and Traffic
Infrastructure Fees as listed and required in Mitigation Measure TRA-4 and
appropriate conditions of approval.
165. The applicant shall fund the implementation of the Mitigation Monitoring & Reporting
Program (MMRP) through every stage of development. The City shall appoint an
environmental monitor who shall periodically inspect the project site, documents submitted
by the applicant, permits issued, and any other pertinent material, in order to monitor and
report compliance to the City until the completion of the project.
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 30 of 31
EXHIBIT 1
Subdivision Improvement Agreement
[ATTACHED]
VTTM 36557, Revision No. 1 Planning Commission: June 18, 2019
Conditions of Approval City Council: July 23, 2019
Applicant’s Initials: _____ Page 31 of 31
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:
I
-
1
5
LAKESHORE DR
LINCOLN ST
LAKE ST
RIVERSIDE DR
NICHOLS RD
MACHADO ST
LASH AVE
ASH ST
JOY AVE
RYAN AVE
GRAND AVE
SKY LINE DR
T E R R A C O TT A R D
S H R I E R D R
COLLIER AVE
COAL AVEKINGS HWY
HOFF AVE
STEVENS AVE
B R O M L E Y A V E
ULMER ST
RAL
PH
R
D
I L L I N O I S S T
I-15 SBON
DRYDEN ST
PINNELL STO
U
T
R
I
G
G
E
R
S
T
W A S H I N G T O N A V E
LADRILLO ST
KANSAS ST
IOWA ST
CHRISTINA CT
PIERRE LN
PALM VIEW
TEAKWOOD ST
O
H
I
O
S
T
BELL AVE
FIR CIR
GUNDER AVE
ROBIN DR
LEON ST
MADISON ST
N
EB
R
A
SK
A
S
T
NIXON RD
BI A R R I T Z S T
VIA VALLE
LOVIT CIR
AUDE
L
O S
T
I-
1
5
S H RIE R D R
TERRA COTTA RD
I
-
1
5
LAKESHORE DR
LINCOLN ST
LAKE ST
RIVERSIDE DR
NICHOLS RD
MACHADO ST
LASH AVE
ASH ST
JOY AVE
RYAN AVE
GRAND AVE
SKY LINE DR
T E R R A C O TT A R D
S H R I E R D R
COLLIER AVE
COAL AVEKINGS HWY
HOFF AVE
STEVENS AVE
B R O M L E Y A V E
ULMER ST
RAL
PH
R
D
I L L I N O I S S T
I-15 SBON
DRYDEN ST
PINNELL STO
U
T
R
I
G
G
E
R
S
T
W A S H I N G T O N A V E
LADRILLO ST
KANSAS ST
IOWA ST
CHRISTINA CT
PIERRE LN
PALM VIEW
TEAKWOOD ST
O
H
I
O
S
T
BELL AVE
FIR CIR
GUNDER AVE
ROBIN DR
LEON ST
MADISON ST
N
EB
R
A
SK
A
S
T
NIXON RD
BI A R R I T Z S T
VIA VALLE
LOVIT CIR
AUDE
L
O S
T
I-
1
5
S H RIE R D R
TERRA COTTA RD
Planning Application No. 2017-25Vesting Ten tative Tract Ma p N o. 36557VICINITY MAP
PROJECT SITE
´
LASH AVE
LAKESHORE DR
NICHOLS RD
T E R R A C O T T A R D
COAL AVE
KINGS HWY
HOFF AVE
GUNNERSON ST
MACHADO ST
S
T
E
V
E
N
S A
V
E
DOLBEER ST
RAL
PH
R
D
DRYDEN ST
A
R
N
O
L
D
A
V
E
GRAY AVE
WOODLAKE ST
ALLIS ST
TORN
R
ANCH
R
D
HAGUE ST
CLEMENT ST
K
A
L
I
N
A
A
V
E
ZIEGLINDE DR
PEARL ST
PE
NNS
YL
V
ANIA
ST
CARSON AVE
HUNT AVE
O
H
I
O
S
T
SOISSONS ST
SEDONA ST
DWAN DR
GUNDER AVE
WHITE OAK RD
HURSH ST
NORRIS ST
W
O
OD
L
A
KE
R
D
CIMARRON RD
DATE ST
P
A
L
M
S
T
D
IJ
O
N
S
T
TERRA COTTA RD
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity
LASH AVE
LAKESHORE DR
NICHOLS RD
T E R R A C O T T A R D
COAL AVE
KINGS HWY
HOFF AVE
GUNNERSON ST
MACHADO ST
S
T
E
V
E
N
S A
V
E
DOLBEER ST
RAL
PH
R
D
DRYDEN ST
A
R
N
O
L
D
A
V
E
GRAY AVE
WOODLAKE ST
ALLIS ST
TORN
R
ANCH
R
D
HAGUE ST
CLEMENT ST
K
A
L
I
N
A
A
V
E
ZIEGLINDE DR
PEARL ST
PE
NNS
YL
V
ANIA
ST
CARSON AVE
HUNT AVE
O
H
I
O
S
T
SOISSONS ST
SEDONA ST
DWAN DR
GUNDER AVE
WHITE OAK RD
HURSH ST
NORRIS ST
W
O
OD
L
A
KE
R
D
CIMARRON RD
DATE ST
P
A
L
M
S
T
D
IJ
O
N
S
T
TERRA COTTA RD
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity
Planning Application No. 2017-25Vesting Ten tative Tract Ma p N o. 36557AERIAL MAP
PROJECT SITE
´
1450
1330
1
3
1
5
1
3
2
0
13
2
5
1330
1335
13
3
0
13
3
5
1
3
3
5
1
3
4
0
13
4
5
13
5
0
13
5
5
13
6
0
1335
1
3
4
0
1345
1350
1355
1360
1365
1370
1375
1380
1385
1390
1395
1400
1405
1410
1415
1420
1425
1430
1435
13
9
5
1395
1
3
9
5
14
0
0
1
4
0
5
1
4
1
0
1
4
1
5
1
4
2
0
1355
1
3
6
0
1
3
6
5
1
3
7
0
1375
1380
1385
1390
1395
1400
1405
1410
1415
1420
1425
1430
1435
1440
1445
1450
1455
1460
1465
1470
1475
1480
1485
1490
1495
1500
1505
1510
1515
1520
1525
1530
1535
1540
1545
1550
1555
1560
1565
1570
1575
1580
1585
1590
1595
1345
1350
13551360
1365
1370
1375
1380
1385
1390
1395
1400
1405
1410
1415
1
4
2
0
1425
1430
1435
1440
14
4
5
1420
1410
1415
14
0
5
1
3
8
5
1
3
9
0
1
3
9
5
1
4
0
0
1
4
0
5
1
4
1
0
1
4
1
5
1
4
2
0
1
4
2
5
14
7
5
1405
1410
1415 1420
1425
1430
1435
14401
4
4
5
1450
1455
1460
1
4
6
5
1470
1475
1480
1485
1490
1495
1500
1505
1510
1515
1520
1525
1530
1535
1540
1545
1550
1
4
5
5
14
5
0
1
4
1
5
1
4
1
0
1
4
0
5
1
4
0
0
1
3
9
5
1
3
9
0
1
3
8
5
1
3
8
0
1365
137
5
1
3
8
0
1380
1375
13
7
0
1370
1365
1365
1390
1385
1
3
8
0
1375
1370
1365
13601360
1
3
6
0
13
5
5
1355
1
3
5
5
1
3
5
0
13
5
0
1415
1410
1405
1395
1400
1415
1385
1380
1375
1365
1
3
7
5
1
3
7
0
1
4
0
5
1
4
0
0
1
3
9
5
1
3
9
5
1
3
9
0
138013851
3
8
0
1385
1390
1395
1405
1410
1415
14
2
5
14
3
0
1440
1435
1430
1425
1420
1415
1410
1405
1400
1395
1390
1455
1450
1445
1440
1435
1460
1465
1470
1470
1445
1450
1455
1460
1465
1465
1460
1
4
5
5
1
4
5
0
1440
1435
1430
1375
1370
1365
1360
1360
1350
1355
13
5
5
13
6
0
1
3
6
0
1
3
6
5
13
8
5
13
9
0
13
9
5
1415
1435
1440
1445
1450
1410
1415
1400
1395
1390
1385
1380
1375
1370
1365
1365
1360
1355
1350
1340
1345
1350
1355
1365
1
3
7
0
1375
1380
1385
1
3
9
0
1395
1400
1405
1
4
1
0
1420
1425
14
3
5
1
4
4
0
1435
1430
1425
1420
1415
14
2
0
1
4
1
5
1400
14
0
5
1405
1
4
1
0
1
4
1
5
1420
14
2
5
1405
1410
1415
1420
1410
1415
1420
1425
1430
1435
1440
1445
1450
1455 1440
1435
1430
14
3
5
1
4
3
0
1
4
2
5
14
2
0
14
1
5
13
9
5
14
0
0
14
0
5
14
1
0
14
1
5
1
4
2
0
1
4
2
5
1
4
3
0
1420
1425
1430
1
4
3
5
1425 1425
1430
1435
1440
1445
1450
1445
1440
14
3
5
1
4
4
0
1
4
3
5
1
4
2
5
1
4
2
0
1
4
1
5
1
4
1
0
1
4
0
5
1
4
0
0
1
3
9
5
1
3
9
0
1
4
3
0
1
3
8
5
1
3
8
0
1375
1
2
9
5
1
2
9
0
1290
1290
1285
1280
1
3
1
5
13
1
5
1
3
1
0
1
3
0
5
1
3
0
0
1
2
9
5
1
2
9
0
1
2
8
5
1
2
8
5
1
2
9
0
1
2
9
5
1300
1305
1330
1325
1320
1315
1
3
2
0
1325
1
3
3
0
1335
1340
1330
1325
1
3
2
0
1
3
1
5
1
3
3
0
1
3
2
5
1320
13
1
5
1
3
0
5
1300
1295
1320
1
3
2
0
1340
1335
1330
1325
1
3
6
5
1
3
6
0
1
3
5
5
1345
1340
1335
1330
1325
1320 1315
1
3
1
0
13
1
0
13
0
0
1310
1315
1320
1325
1330
1330
1
3
2
5
66
P-405.9
10,463 SF.
67
P-410.9
10,821 SF.
68
P-415.1
10,062 SF.
69
P-419.7
6,689 SF.
70
P-420.7
6,755 SF.
71
P-421.2
7,050 SF.
72
P-421.7
8,209 SF.
42
P-498.6
13,163 SF.
43
P-499.2
8,275 SF.
44
P-499.7
8,301 SF.
45
P-500.3
7,693 SF.
46
P-500.8
6,888 SF.
47
P-501.5
9,066 SF.
48
P-501.7
9,354 SF.
49
P-501.7
9,194 SF.
50
P-501.3
8,112 SF.
51
P-500.9
8,391 SF.52
P-500.2
6,996 SF.
53
P-499.4
7,767 SF.
54
P-498.7
11,315 SF.
41
P-497.2
7,768 SF.
40
P-496.5
9,386 SF.
39
P-497.3
8,220 SF.
38
P-497.4
8,824 SF.
37
P-497.4
11,788 SF.
36
P-497.1
11,096 SF.
35
P-496.4
6,518 SF.
34
P-495.8
7,367 SF.
33
P-495.2
9,115 SF.
32
P-494.7
10,282 SF.
31
P-494.1
11,030 SF.
30
P-493.6
10,946 SF.
29
P-493.0
9,924 SF.
28
P-491.1
8,369 SF.
27
P-490.2
7,261 SF.
26
P-486.2
7,652 SF.
25
P-479.0
9,184 SF.
24
P-474.4
8,749 SF.
23
P-467.3
9,030 SF.
22
P-461.1
9,943 SF.
55
P-494.4
9,261 SF.
56
P-493.4
7,532 SF.
57
P-491.0
6,773 SF.
58
P-488.7
6,787 SF.
59
P-484.2
14,752 SF.
21
P-453.7
10,841 SF.20
P-451.0
9,134 SF.
19
P-446.2
9,182 SF.18
P-444.2
10,727 SF.
17
P-438.7
13,156 SF.
16
P-435.0
10,587 SF.
15
P-426.5
8,117 SF.
14
P-419.5
8,491 SF.
13
P-414.8
8,104 SF.
12
P-406.7
7,095 SF.
11
P-399.8
7,619 SF.
10
P-391.9
7,548 SF.
9
P-386.3
7,997 SF.
8
P-383.6
7,544 SF.
7
P-380.0
9,307 SF.
6
P-378.4
10,254 SF.
5
P-377.4
6,680 SF.
4
P-376.0
6,566 SF.
3
P-374.1
7,010 SF.
2
P-373.0
8,769 SF.
3
7
0
3
8
0
3
9
0
4
0
0
4
1
0
4
1
0
3
7
0
3
8
0
4
2
5
4
3
5
4
4
5
45
5
46
5
47
5
4
1
0
4
2
0
4
3
0
4
4
0
4
5
0
48
0
49
0
50
0
46
5 47
5
475465455
465
475 485
485
495
480
490
460
450
470
480
370
360
C
L
A
K
E
S
H
O
R
E
D
R
I
V
E
TERRA
C DRYDEN
S
T
R
E
E
T
COTTA
ROAD
C DOLBEER
S
T
R
E
E
T
C
H
O
F
F
A
V
E
N
U
E
C PIERCE STREET
C STODDARD STREET
AR
N
O
L
D
A
V
E
N
U
E
ST
E
V
E
N
S
S
T
R
E
E
T
BA
I
L
E
Y
S
T
R
E
E
T
LA
S
H
S
T
R
E
E
T
C
I
M
A
R
R
O
N
R
O
A
D
C DRYDEN STREET
SW
A
N
A
V
E
N
U
E
G
R
E
Y
A
V
E
N
U
E
TC
381.66TC
382.08TC
383.43TC
385.32TC/GB
386.10TC/GB
387.88TC
389.71
TC/GB
395.05TC
397.48
TC
403.57TC
405.08TC
406.27TC
407.78TC
409.17TC
410.43TC
411.55TC
412.55TC
413.41TC
414.15TC
414.5
3
TC/G
B
414.6
7TC
414.9
8TC/G
B
415.3
1TC/G
B
415.9
2TC/G
B
416.2
3TC
416.4
4TC
416.5
7TC
416.6
3TC
416.6
5TC
416.5
9TC
416.5
0
TC
416.
3
3TC
416.
1
2TC
415.
9
9
TC/G
B
415.4
0TC/G
B
415.2
8 TC/GB
414.94 T
C
41
4
.
3
4
T
C
41
4
.
2
9
TC
41
3
.
9
3
TC
413
.
4
6
TC
41
2
.
9
5
T
C
41
2
.
5
5
TC
41
2
.
2
5
TC
41
2
.
0
7
T
C
41
1
.
8
7
T
C
4
1
1
.
5
9
T
C
4
1
1
.
3
5
TC
412.38 TC/GB
412.07
T
C
4
1
1
.
8
7
T
C
4
1
1
.
3
5
T
C
4
1
0
.
8
3
TC410.36
TC410.30
TC410.13
TC410.36
TC410.30
TC410.13
TC409.92
409.36
F
L409.86
T
C
TC409.66
TC409.36
TC409.01
TC408.62
TC408.19
TC407.71
TC409.92
TC409.66
TC409.36
TC409.01
408.18 F
L408.68 T
C
406.10 F
L406.60 T
C
TC406.01
TC405.35
TC404.65
TC403.90
TC403.12
TC402.28
TC401.41
TC400.11
TC399.52
TC398.51
TC397.46
TC396.36
TC395.21
TC394.03
TC392.80
TC391.52
TC390.20
TC388.84
TC387.43
TC385.98
TC384.48
TC382.32
TC376.63TC373.47TC371.93TC370.48TC396.10TC368.06TC367.81TC365.50TC364.48TC363.56TC362.73
TC407.10
TC406.62
TC406.01
TC405.35
TC404.65
TC403.90
TC403.12
TC402.28
TC401.41
TC400.11
TC399.52
TC398.51
TC397.46
TC396.36
TC395.21
TC394.03
TC392.80
TC391.52
TC390.20
TC388.84
TC376.63 TC373.47TC371.93TC370.48TC369.10TC367.81TC366.60TC365.50TC364.48TC363.56TC362.73
3
8
1
.
1
9
F
L381.86 TCT
C
3
8
4
.
3
4
T
C
3
9
0
.
0
1
T
C
3
9
7
.
2
2
T
C
3
9
8
.
5
7
T
C
3
9
9
.
5
5
T
C
4
0
0
.
1
5
T
C
4
0
0
.
3
9
T
C
4
0
0
.
2
6
T
C
3
9
9
.
7
6
T
C
3
9
8
.
8
9
T
C
3
9
7
.
6
6
T
C
3
9
6
.
0
5
T
C
3
9
4
.
0
7
T
C
3
9
1
.
7
3
T
C
4
0
1
.
6
1
T
C
4
0
0
.
9
7
T
C
4
0
0
.
6
0
T
C
4
0
0
.
5
1
T
C
4
0
0
.
6
9
4
0
3
.
3
9
F
L
4
0
3
.
8
9
T
C
412.0
41
1
40
9
40
7
40
5
40
3
.
3
1.0%
1.0%
9.08%
8.0%
0.52%
0.95%
3
5
0
.
5
7
F
S
3
4
8
.
3
3
B
V
C
-
F
S
3
3
9
.
8
1
E
V
C
-
F
S
3
3
1
.
8
1
B
V
C
-
F
S
3
1
9
.
5
3
E
V
C
-
F
S
0
.
5
2
%
317.20BVC-FS
314.94EVC-FS
4
.
0
%
4
.
0
%
302.0BVC-FS
PI=300.00FS=
298.65
EVC-F
S
2.7%
340
350
3
3
0
3
2
0
310
320
350350
440
430
440
430
420420
420
410
410410
420410
4
1
0
4
2
0
4
3
0
E.
G
.
(3
3
2
.
5
)
E.
G
.
(3
7
9
.
0
)
E.
G
.
-
F
L
.
(3
4
3
.
0
)
E.
G
.
(3
7
2
.
0
)
E.
G
.
-
F
L
.
(3
4
5
.
0
)
E.
G
.
(3
5
5
.
0
)
E.
G
.
(3
5
5
.
0
)
E.
G
.
(3
5
2
.
5
)
E.
G
.
(4
5
1
.
6
)
(330)
310
320
330
(320)
(310)
E.G.(300)
E.G.(295)
E.G.(290)
E.G.(285)
(283)
E.G. LP(282.0)
(285.0)
E.
G
.
(2
8
9
.
0
)
(2
8
9
.
3
3
)
(2
8
9
.
0
5
)
(2
8
9
.
7
8
)
(2
9
0
.
4
)
(2
8
8
.
9
4
)
E.G
.
(3
5
0
.
0
)
E.G
.
(3
6
0
.
0
)
E.G
.
(3
6
4
.
8
)
S
S
W
410
400
420
60
P-453.1
16,280 SF.
61
P-445.1
14,278 SF.
62
P-436.9
14,327 SF.
63
P-428.4
10,843 SF.
64
P-418.9
10,077 SF.
65
P-405.3
13,034 SF.
4
0
0
4
1
0
4
2
0
4
3
0
4
4
0
12.0%
399.6
4
.
0
%
PI=401.
6
FS=401
.
8
8
.
0
%
405.6
410
PI
=
4
1
5
.
0
FS
=
4
1
4
.
7
41
9
5.5%
1
P-368.3
23,727 SF.
370
380
P
I
=
4
5
0
.
0
F
S
=
4
4
9
.
8
10.0%
PI=493
.
0
FS=491
.
1
2
.
5
%
495.6
1.0%
49
7
.
8
G
B
1.32%49
9
.
7
4
9
6
.
0
1.0%
P
I
=
4
9
4
.
5
F
S
=
4
9
4
.
4
3.5%
4
9
2
.
7
495.3
1
.
4
1
%
493.3
1.0%
PI
=
4
8
9
.
9
FS
=
4
8
6
.
5
46
7
.
4
FS
10.0%P
I
=
4
4
9
.
9
F
S
=
4
5
1
.
25.0%
PI=4
3
9
.
9
FS=4
3
9
.
0
409.4
FS
1
0
.
0
%
PI=387.4
FS=387.8
6
.
5
%
379.4
FS
3
7
5
.
5
F
S
3
7
2
.
3
F
S
36
9
.
3
FS
36
8
.
4
FS
366.4
FS
PI=366.0
FS=365.8
363.9
FL
F
S
3
8
2
.
0
P
R
V
C
-
F
S
3
9
3
.
2
7
390
318
310
305
29
5
3
0
3
.
0
3
0
0
2
:
1DBL. 48" S.D.42" S.D.18" S.D.54" S.D.54" S.D.30" S.
D
.48" S.D.24" S.D.24" S.D.42" S.D.24" S.D.24" S.
D
.18" S.D.3
0
"
S
.
D
.
30" S.D.24" S.D.30" S.D.2
4
"
S
.
D
.
4
1
0
42
0
41
0
40
0
39
0
162
P-389.4
24,508 SF.
161
P-388.9
9,832 SF.
160
P-388.4
8,697 SF.
159
P-387.5
7,181 SF.
158
P-386.1
7,379 SF.
157
P-383.6
10,083 SF.
PI=381.6
FS=387.1
3.
3
3
%
PI=388.8
FS=388.3
388
1.
0
%
387
PI=386.0
FS=385.7
2.
4
%
381.6
FL
PI
=
3
8
0
.
4
FS
=
3
8
3
.
2
T
.
C
.
3
9
5
.
5
1
T
.
C
.
3
9
3
.
4
2
37
9
1.0%
3
1
0
3
2
0
3
1
0
3
2
0
3
2
0
3
1
0
3
4
0
3
4
0
340
350
360 360
3
2
0
3
5
0
3
6
0
3
7
0
3
7
0
3
6
0
3703603
6
0
3
7
0
370
360
360
370
370
38
0
360
360
370
360
3
9
0
4
0
0
3
5
0
3
6
0
4
0
0
3
9
0
390
380
400
390
380
38
3
.
9
7.5%38
0
.
1
37
5
.
6
37
2
.
3
37
0
373
36
9
36
6
365
1
.
5
%
363
37
3
.
6
37
8
4
.
0
%
376.6
PI=378.6
FS=379.0
7
.
5
%
PI=392.5
FS=390.9
1
.
0
%
394
395
396
397
1
.
0
%
1.
0
%
399
399.4
39
7
.
7
39
7
.
7
40
0
40
8
.
1
4.6%
2.0%
3
9
2
.
2
2.0%3
9
3
3
9
4
39
6
39
8
2.0%
40
0
399.
6
400
401
401.7
40
2
1.
0
%
40
2
PI
=
4
0
3
.
0
FS
=
4
0
2
.
5
2.0%4
0
0
39
8
39
6
.
7
PI=400.0
FS=398.3
403
3
.
0
%
PI=407.0
FS=406.5
1.0%40
6
4
0
5
4
0
4
4
0
3
4
0
2
1.0%
P
I
=
4
0
0
.
7
F
S
=
4
0
0
.
6
4
0
1
39010
.
0
%
PI
=
3
7
8
.
6
F
S
=
3
7
9
.
5
4.0%
376.2 PI=377.0
FS=376.6
376.2
361.7
PI
=
3
5
9
.
9
10
0
'
V
C
36
3
3.7%
37
8
379
380
1
.
0
%
PI=381.3
FS=380.9
1
.
9
%
378.8
GB
37
5
2.4%
371.7
372
373
1
.
0
%
374
375
PI=375.
7
FS=375
.
5
375
1
.
0
%
374
37
3
PI
=
3
7
2
.
0
FS
=
3
7
2
.
0
1.85
%
PI
=
3
7
0
.
5
F
S
=
3
7
0
.
7
37
1
.
7
37
0
1.0%36
9
3
6
8
367.4
4
.
0
%
PI=365.0
FS=364.0
1
0
.
7
%
PI=339.0
FS=344.6
3
4
0
3
5
0
3
3
0
1
.
7
%
4.0%
3
4
1
.
2
P
I
=
3
3
9
.
2
F
S
=
3
3
8
.
5
9.5%
P
I
=
3
3
2
.
5
F
S
=
3
3
3
.
3
4.0%
3
2
2
.
6
343.0
GB
1
.
4
%
345.0GB
1
.
1
%
348.0GB
1
.
4
%
E.G
.
(3
6
0
.
0
)
347.9
4
.
0
%
PI
=
3
5
1
.
1
FS
=
3
5
0
.
1
4
.
0
%
PI
=
3
3
3
.
0
FS
=
3
3
1
.
8
2
.
4
%
PI
=
3
2
8
.
0
FS
=
3
2
8
.
2
327
326
325
324
1
.
0
%
323
PI=322.0
FS=322.2
323
324
1
.
0
%
325
325.7
3
6
7
36
6
36
5
3
6
4
1.0%
3
6
3
.
4
184
P-365.4
5,361 SF.
183
P-366.1
5,752 SF.
182
P-366.9
5,339 SF.
181
P-367.6
5,084 SF.
180
P-368.4
5,508 SF.
179
P-369.1
5,893 SF.
178
P-369.8
5,893 SF.
177
P-370.5
5,817 SF.
176
P-371.1
5,786 SF.
175
P-371.7
VIEW PARK
174
P-372.6
5,711 SF.
173
P-373.5
5,000 SF.
172
P-374.2
5,000 SF.
171
P-374.9
5,000 SF.
170
P-375.8
5,488 SF.
169
P-376.6
5,000 SF.
168
P-377.5
5,000 SF.
167
P-379.2
5,002 SF.
166
P-383.0
5,390 SF.
165
P-387.6
6,097 SF.
164
P-390.0
6,077 SF.
163
P-390.7
6,997 SF.
185
P-364.6
5,354 SF.186
P-363.8
5,690 SF.187
P-362.9
5,305 SF.
188
P-362.9
5,264 SF.189
P-364.2
6,425 SF.211
P-383.2
10,854 SF.
210
P-379.7
7,316 SF.
209
P-378.3
8,373 SF.
208
P-376.9
8,407 SF.
207
P-376.4
6,768 SF.
206
P-375.8
6,722 SF.
205
P-375.2
7,264 SF.
204
P-374.6
7,122 SF.
89
P-395.4
7,322 SF.
90
P-396.4
6,739 SF.
91
P-397.5
6,647 SF.
92
P-398.6
6,867 SF.
93
P-399.7
6,688 SF.94
P-400.9
7,333 SF.95
P-402.1
6,771 SF.96
P-403.8
6,416 SF.97
P-404.2
6,711 SF.
98
P-403.7
6,484 SF.
99
P-402.6
5,938 SF.
100
P-401.4
6,165 SF.
101
P-400.2
7,923 SF.
88
P-391.7
12,872 SF.
87
P-393.8
15,019 SF.
85
P-395.7
14,541 SF.
84
P-396.2
16,949 SF.
83
P-396.7
14,475 SF.
82
P-397.3
10,686 SF.
81
P-398.2
8,024 SF.
80
P-398.8
6,978 SF.
79
P-399.4
7,151 SF.
78
P-408.8
7,139 SF.
77
P-409.8
16,504 SF.
76
P-409.8
11,708 SF.
75
P-408.8
7,808 SF.
74
P-405.8
6,953 SF.
73
P-402.5
7,279 SF.
152
P-395.5
5,877 SF.
151
P-396.9
5,868 SF.
150
P-398.4
6,459 SF.149
P-399.8
5,672 SF.
148
P-400.9
5,898 SF.
147
P-402.4
7,990 SF.
146
P-402.9
6,129 SF.
145
P-403.4
5,706 SF.
144
P-403.4
6,204 SF.
143
P-403.4
6,428 SF.
142
P-403.4
6,941 SF.
141
P-402.7
8,669 SF.
140
P-404.2
7,896 SF.
139
P-403.4
6,602 SF.
138
P-402.5
5,751 SF.
137
P-401.3
6,342 SF.
136
P-400.2
7,939 SF.
135
P-408.3
6,425 SF.
134
P-408.0
5,507 SF.
133
P-407.3
5,500 SF.
132
P-406.7
5,572 SF.
131
P-406.1
5,500 SF.
130
P-405.6
5,627 SF.
129
P-405.0
5,500 SF.
128
P-404.4
5,513 SF.
127
P-403.9
5,546 SF.
126
P-403.4
5,530 SF.
125
P-402.9
5,500 SF.
124
P-402.0
5,500 SF.
123
P-400.7
5,903 SF.
156
P-398.4
7,691 SF.
155
P-397.9
6,102 SF.
154
P-397.4
6,158 SF.
153
P-396.8
7,506 SF.
122
P-400.7
7,084 SF.
121
P-401.5
6,473 SF.
120
P-402.3
7,400 SF.
119
P-402.9
7,318 SF.
118
P-403.5
8,220 SF.
117
P-404.1
8,995 SF.
116
P-404.7
9,099 SF.
115
P-405.3
9,854 SF.
114
P-405.8
10,210 SF.
113
P-406.4
10,725 SF.
112
P-407.4
14,440 SF.
111
P-408.0
11,875 SF.
110
P-408.3
11,134 SF.
109
P-408.4
11,701 SF.
108
P-408.4
12,148 SF.
106
P-408.2
6,138 SF.
105
P-407.2
5,682 SF.
104
P-406.0
6,112 SF.
103
P-403.3
6,062 SF.
102
P-401.1
7,384 SF.
232
P-379.4
8,831 SF.233
P-380.1
6,918 SF.234
P-380.9
7,463 SF.
235
P-381.7
7,202 SF.
236
P-382.3
7,302 SF.
237
P-382.6
7,176 SF.
238
P-382.6
7,262 SF.
239
P-382.4
7,567 SF.
240
P-381.5
7,312 SF.
241
P-380.5
10,351 SF.
242
P-380.0
19,604 SF.243
P-379.5
15,399 SF.
244
P-378.8
7,961 SF.
245
P-377.1
5,067 SF.
246
P-375.8
4,982 SF.
247
P-374.5
4,970 SF.
248
P-373.3
4,912 SF.
249
P-372.3
7,051 SF.
250
P-371.1
5,954 SF.
251
P-370.6
7,599 SF.
252
P-370.1
8,255 SF.
253
P-369.7
6,453 SF.
254
P-369.2
4,982 SF.
255
P-368.6
7,702 SF.256
P-367.6
6,383 SF.
257
P-367.1
9,293 SF.
258
P-366.5
7,444 SF.
259
P-366.0
6,473 SF.
260
P-365.5
6,524 SF.
261
P-365.0
7,127 SF.
262
P-365.1
8,189 SF.
263
P-365.5
11,491 SF.
264
P-365.2
7,728 SF.
265
P-365.2
8,636 SF.266
P-365.8
4,771 SF.
267
P-366.5
5,133 SF.
268
P-367.1
4,967 SF.
269
P-367.6
4,662 SF.
270
P-368.1
4,748 SF.
271
P-368.6
5,028 SF.
272
P-369.0
5,539 SF.
3
4
2
P
-
3
5
9
.
3
7
,
4
6
4
S
F
.
3
4
3
P
-
3
5
4
.
4
6
,
0
7
1
S
F
.
3
4
4
P
-
3
5
0
.
2
5
,
5
6
8
S
F
.
3
4
5
P
-
3
4
6
.
8
5
,
4
2
8
S
F
.
3
4
6
P
-
3
4
4
.
8
6
,
5
1
1
S
F
.
3
8
3
P
-
3
2
5
.
6
7
,
4
6
1
S
F
.
3
8
4
P
-
3
2
6
.
0
6
,
9
7
1
S
F
.
3
8
5
P
-
3
2
6
.
5
6
,
9
6
5
S
F
.
3
8
6
P
-
3
2
7
.
0
6
,
7
2
2
S
F
.
3
8
7
P
-
3
2
7
.
4
2
6
,
8
6
1
S
F
.
3
8
8
P
-
3
2
7
.
3
2
3
,
5
5
6
S
F
.
3
8
9
P
-
3
2
7
.
0
5
,
0
4
5
S
F
.
3
9
0
P
-
3
2
6
.
6
4
,
9
5
8
S
F
.
3
9
1
P
-
3
2
6
.
2
4
,
7
1
2
S
F
.
3
9
2
P
-
3
2
5
.
7
4
,
6
1
8
S
F
.
3
9
3
P
-
3
2
5
.
3
4
,
5
0
0
S
F
.
3
9
4
P
-
3
2
4
.
8
4
,
6
5
6
S
F
.
3
9
5
P
-
3
2
4
.
4
4
,
5
0
0
S
F
.
3
9
6
P
-
3
2
3
.
9
7
,
2
4
8
S
F
.
3
9
7
P
-
3
2
4
.
4
4
,
8
3
7
S
F
.
3
9
8
P
-
3
2
4
.
8
4
,
8
7
4
S
F
.
3
9
9
P
-
3
2
5
.
3
4
,
8
9
4
S
F
.
4
0
0
P
-
3
2
5
.
7
4
,
8
9
5
S
F
.
4
0
1
P
-
3
2
6
.
2
4
,
7
3
3
S
F
.
4
0
2
P
-
3
2
6
.
6
4
,
6
9
6
S
F
.
4
0
3
P
-
3
2
7
.
0
4
,
6
9
0
S
F
.
4
0
4
P
-
3
2
7
.
5
4
,
6
1
9
S
F
.
4
0
5
P
-
3
2
7
.
9
4
,
5
0
0
S
F
.
4
0
6
P
-
3
2
8
.
4
4
,
7
0
0
S
F
.407P-328.84,692 SF.408P-329.34
,
6
9
9
S
F
.409P-329.84
,
6
1
9
S
F
.
4
1
0P-331.04
,
6
6
2
S
F
.411P-332.24,656 SF.412P-333.34,564 SF.413P-333.54
,
6
7
4
S
F
.414P-333.56,809 SF.364P
-
3
3
3
.
58,884 SF.3
6
5P-333.56
,
4
1
3
S
F
.366P-333.46,623 SF.367P-332.36
,
6
8
0
S
F
.368P
-
3
3
1
.
16,310 SF.369P-329.96,442 SF.370P
-
3
2
9
.
4
6
,
5
7
4
S
F
.371P-328.96,452 SF.372P-328.56
,
7
0
7
S
F
.373P-327.96,598 SF.374P-327.56,246 SF.3
7
5
P
-
3
2
7
.
0
6
,
5
2
5
S
F
.
3
7
6
P
-
3
2
6
.
6
6
,
4
3
7
S
F
.
3
7
7
P
-
3
2
6
.
1
6
,
8
2
1
S
F
.
3
7
8
P
-
3
2
5
.
5
6
,
3
4
3
S
F
.
3
7
9
P
-
3
2
4
.
8
6
,
3
2
1
S
F
.
3
8
0
P
-
3
2
4
.
3
6
,
4
4
2
S
F
.
3
8
1
P
-
3
2
3
.
9
6
,
4
5
2
S
F
.
3
8
2
P
-
3
2
4
.
4
7
,
1
7
4
S
F
.
3
4
7
P
-
3
4
4
.
4
6
,
3
6
5
S
F
.
3
4
8
P
-
3
4
4
.
8
4
,
9
1
6
S
F
.
3
4
9
P
-
3
4
5
.
3
4
,
8
9
8
S
F
.
3
5
0
P
-
3
4
5
.
9
4
,
8
8
1
S
F
.
3
5
1
P
-
3
4
6
.
6
4
,
9
1
1
S
F
.
3
5
2
P
-
3
4
7
.
1
4
,
5
1
6
S
F
.
3
5
3
P
-
3
4
7
.
6
4
,
6
0
0
S
F
.
3
5
4
P
-
3
4
8
.
1
4
,
6
2
4
S
F
.
3
5
5
P
-
3
4
8
.
6
4
,
6
4
3
S
F
.
3
5
6
P
-
3
4
9
.
1
4
,
7
3
1
S
F
.
3
5
7
P
-
3
4
9
.
6
4
,
5
0
0
S
F
.
3
5
8
P
-
3
5
0
.
2
4
,
5
0
0
S
F
.
3
5
9
P
-
3
5
0
.
7
4
,
6
6
3
S
F
.
3
6
0
P
-
3
5
1
.
3
4
,
5
0
0
S
F
.
3
6
1
P
-
3
5
2
.
0
4
,
5
0
0
S
F
.
3
6
2
P
-
3
5
1
.
7
4
,
6
4
1
S
F
.
3
6
3
P
-
3
5
1
.
3
6
,
2
7
7
S
F
.
3
2
1
P
-
3
5
1
.
3
7
,
7
6
7
S
F
.
3
2
2
P
-
3
5
1
.
7
6
,
5
2
9
S
F
.
3
2
3
P
-
3
5
1
.
9
6
,
7
0
0
S
F
.
3
2
4
P
-
3
5
1
.
6
6
,
7
6
3
S
F
.
3
2
5
P
-
3
5
1
.
0
6
,
4
9
1
S
F
.
3
2
6
P
-
3
5
0
.
5
6
,
9
1
2
S
F
.
3
2
7
P
-
3
4
9
.
9
6
,
5
1
5
S
F
.
3
2
8
P
-
3
4
9
.
4
6
,
5
9
5
S
F
.
3
2
9
P
-
3
4
8
.
8
6
,
3
5
7
S
F
.
3
3
0
P
-
3
4
8
.
3
7
,
0
7
0
S
F
.
3
3
1
P
-
3
4
7
.
7
6
,
8
1
7
S
F
.
3
3
2
P
-
3
4
7
.
2
7
,
4
4
0
S
F
.
3
3
3
P
-
3
4
6
.
6
8
,
0
0
5
S
F
.
3
3
4
P
-
3
4
5
.
8
8
,
0
4
5
S
F
.
3
3
5
P
-
3
4
4
.
7
7
,
8
9
3
S
F
.
3
3
6
P
-
3
4
3
.
9
1
1
,
8
6
6
S
F
.
3
3
7
P
-
3
4
3
.
7
8
,
1
8
2
S
F
.
3
3
8
P
-
3
4
5
.
1
9
,
8
6
0
S
F
.
3
3
9
P
-
3
4
7
.
6
9
,
7
7
5
S
F
.
3
4
0
P
-
3
5
1
.
5
1
0
,
4
9
1
S
F
.
3
4
1
P
-
3
5
8
.
1
1
2
,
0
8
7
S
F
.
273
P-370.7
6,649 SF.
274
P-371.2
4,592 SF.
275
P-371.6
4,843 SF.
276
P-373.9
5,329 SF.
277
P-374.4
4,789 SF.
278
P-374.9
4,500 SF.
279
P-375.4
4,500 SF.
280
P-375.9
4,666 SF.
281
P-376.4
4,500 SF.
282
P-376.9
4,711 SF.
283
P-377.1
4,720 SF.
284
P-376.9
4,837 SF.
285
P-376.6
4,779 SF.
286
P-376.1
4,817 SF.
287
P-375.8
4,801 SF.
288
P-375.4
4,839 SF.
289
P-374.9
4,644 SF.
290
P-374.4
4,882 SF.
291
P-374.2
5,354 SF.
292
P-373.9
9,078 SF.
293
P-374.2
7,310 SF.
294
P-375.5
7,849 SF.295
P-376.5
5,010 SF.
296
P-377.3
6,241 SF.
297
P-374.3
5,434 SF.298
P-374.8
5,083 SF.299
P-375.4
5,745 SF.300
P-376.0
5,683 SF.
301
P-376.6
5,831 SF.
302
P-377.1
5,864 SF.
303
P-377.1
5,071 SF.
304
P-376.6
5,072 SF.
305
P-376.1
5,114 SF.
306
P-375.6
5,131 SF.
307
P-375.1
5,195 SF.
308
P-374.6
5,330 SF.
309
P-374.0
6,297 SF.
310
P-381.1
5,678 SF.
311
P-382.0
4,710 SF.
313
P-382.5
4,700 SF.
312
P-382.5
4,500 SF.
314
P-382.3
4,964 SF.
315
P-381.9
4,858 SF.
316
P-381.4
5,353 SF.
317
P-380.9
5,229 SF.
318
P-380.4
5,020 SF.
319
P-379.9
5,017 SF.
320
P-379.4
5,082 SF.
86
P-395.1
12,367 SF.
4
0
0EASEMENTS.
D
.
E
S
M
T
.
S.
D
.
E
S
M
T
.
AC
C
E
S
S
E
S
M
T
.
S.D. ESMT.
S.
D
.
A
C
C
E
S
S
E
S
M
T
.
S
.
D
.
E
S
M
T
.
243'
231'
220'
140'
138'
137'
137'
137'
138'
140'
140'
141'
142'
142'
141'
141'
141'
141'
141'
141'
141'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
103'
111'
107'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
1
8
0
'
147'
148'
148'
153'
100'
99'
97'
97'
5
4
'
9'
4
6
'
12
'
4
9
'
11
'
4
9
'
14
'
8
1
'
147'
147'
147'
147'
146'
146'
146'
146'149'
152'
158'
168'
178'
181'
179'
177'
177'
176'
172'
90
'
90
'
22'
11
4
'
90
'
90
'
90
'
90
'
90
'
9
4
'
8
7
'
93
'
98'
50
'
62'
1
4
6
'
28'
1
3
2
'
1
3
4
'
1
3
1
'
12
8
'
12
8
'
14
0
'
86
'
9
9
'
13
4
'
14
6
'
13
0
'
97
'
88
'
96
'
96
'
96
'
163'
147'
147'
147'
146'
146'
145'
142'
139'
13
8
'
97'
101'
104'
11
5
'
1
3
8
'
1
5
3
'
1
4
2
'
1
5
2
'
1
6
1
'
1
7
1
'
2
0
0
'
20
8
'
16
3
'
19
8
'
10
0
'
1
0
0
'
1
0
0
'
1
0
0
'
1
0
0
'
1
0
0
'
1
0
0
'
1
0
0
'
1
0
0
'
1
0
0
'
1
0
0
'
10
8
'
1
0
7
'
1
0
6
'
11
6
'
109'
142'
13
9
'
9
'
97'
105'
126'
100'
100'
101'
10
0
'
10
0
'
10
0
'
1
0
0
'
48'
10
2
'
1
0
2
'
1
0
2
'
10
2
'
10
2
'
10
2
'
10
2
'
10
2
'
10
2
'
10
2
'
10
2
'
1
0
2
'
15
0
'
13
7
'
1
4
5
'
1
4
7
'
46'
10
0
'
10
1
'
105'
107'
106'
102'
100'
101'
102'
104'
105'
106'
90'
90'
90'
90'
90'
90'
90'
90'90'90
'
86'
91
'
90'
90'
90'
90'
90'
90'
90'
90'
90'
90'
90'
90'
92'
88'
99
'
1
3
4
'
8
9
'
9
2
'
9
2
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'
10
0
'100'100'100'
100'
100'
100'100'100'
101'9
'
14
4
'
14
9
'
10
3
'
10
9
'
11
6
'
169'
230'
267'
120'
116'
37'
63
'
29'
32
'
85
'
25'1
6
1
'
1
7
6
'
1
5
9
'
1
0
5
'
1
1
0
'
10
1
'
49'
99'
98'
165'
13'
98'
68
'
2
9
'
135'
13'
15'
150'
7
'
69'
5
4
'
10
6
'
14
'
91
'
105'119'61'
75'
8
0
'
1
3
1
'
23'70'
91
'
150'
1
0
7
'
10
0
'
1
1
3
'
5
3
'
11
3
'
10
6
'
10
9
'
12
2
'
11
7
'
4
4
'
51'
73'
69
'
10
0
'
123'
128'
10
7
'
1
1
9
'
12
8
'
10
9
'
48'
63'
53
'
36
'
43'
63'
21'
87'
43'70'
1
1
5
'
1
2
3
'
23'
75'
104'
105'
99'
100'
102'
108'
113'
44'
109'
13
6
'
10
8
'
1
0
3
'
1
0
6
'
1
0
6
'
36
'
7
5
'
7
6
'
63'9'58'
8'
23
'
75'
62'
41'83'
2
6
'
9
9
'
6
8
'
7
2
'
7
2
'
7
1
'
8
9
'
91
'
87
'
8'39'
71'
108'
56'
71'
57'17'45'
25'24'
63'
52'
13'
34'
5
6
'
1
8
'
62'
59'
96
'
88
'102'74'
51'
50'
50'
50'
50'
50'
49'
50'50'50'56'75'
49'
60'
61'
61'
5
4
'
5
0
'
5
0
'
5
9
'
5
0
'
5
0
'
5
0
'
5
0
'
2
6
'
62'
81'
54'
50'
46
'
47
'
59'
33'
9
8
'
7
7
'
5
4
'
5
2
'59'5
8
'
5
8
'
5
8
'
5
9
'
5
5
'
5
1
'
5
0
'
5
1
'
5
0
'
5
0
'
3
8
'
18
'
73
'
60'52'40'
5
7
'
4
5
'
4
6
'
4
5
'
4
5
'
4
5
'
4
5
'
4
5
'
3
9
'
4
4
'
4
5
'
4
7
'
3
5
'
2
3
'
3
4
'
6
7
'
4
6
'
5
6
'
5
3
'
5
6
'
4
9
'
60'
51'
4
9
'
4
5
'
4
6
'
4
8
'
5
0
'
5
0
'
5
0
'
5
0
'
5
0
'
5
1
'
5
0
'
5
1
'
3
8
'
3
7
'
3
2
'
5
0
'
5
0
'
5
0
'
5
1
'
5
1
'
9
2
'
1
2
6
'
64'142'
56'
59'
6
2
'
6
5
'
6
7
'
5
8
'
5
5
'
5
1
'
5
1
'
5
2
'
7
4
'
8
8
'
3
7
'
1
6
'
6
1
'
6
0
'
48'56'
56'57'55'
54'54'60'
62'66'70'76'
84'
59'
60'
98
'
10
7
'
37'
16
4
'
17
6
'
59
'
47
'
67'
52'
28'
55'
29
'
89
'
66
'
56
'
60
'
85
'
15
6
'
72'52'71'
195'
55'49'54'
47'
22'
104'123'
48'
8
0
'
6
6
'
4
7
'
1
9
'
5
9
'
6
6
'
6
8
'
7
9
'
6
1
'
48'72'46'
77'
148'
76'
69'
54'54'81'
59
'
59
'
21
'
60'47'47'
56'
60'
55'
55'
56'
55'
56'
59'
76'
73'72'
75'
73'
80'
68'
52'
50'49'61'66'96'
119'
50'
51'
46'
46'
46'
47'
47'50'45'45'
60'
52'52'54'75'
64'
47'
15'41'29'
71'
51'
12
3
'
72'68'50'52'52'52'36'
1
4
8
'
5
9
'
62'
20'
73'41'
55'
25'24'27'21'
52'
57'
63'69'
117'57'
88'
43'8'
120'
36'
6
7
'
4
7
'
4
6
'
4
7
'
4
7
'
4
6
'
4
7
'
4
8
'
5
0
'
4
7
'
4
5
'
4
7
'
5
0
'
5
0
'
5
2
'
5
2
'
5
2
'
5
1
'
7
7
'
4
5
'
4
3
'
4
5
'
4
6
'
4
7
'
4
9
'
6
'
6
7
'
4
6
'
4
7
'
4
7
'
4
5
'
4
6
'
4
7
'
4
6
'
4
0
'
4
6
'
4
5
'
4
6
'
4
3
'
4
2
'
4
1
'
4
1
'
3
9
'
4
0
'
4
7
'
6
2
'
4
6
'
4
5
'
4
5
'
4
6
'
4
5
'
4
5
'
4
7
'
5
0
'
4
7
'
4
6
'
4
5
'
5
3
'
5
5
'
5
5
'
5
6
'
7
0
'
90'
65'
62'
56'40'
3
9
'
6
9
'
7
2
'
7
2
'
7
5
'
7
1
'
7
3
'
7
2
'
68
'
68
'
63
'
64
'
62'64'
64'
68'
67'74'74'62'60'60'
60'
6
0
'
6
0
'
6
0
'
5
9
'
4
3
'
40
'
40'
40'
3
5
'
71
'
1
3
'
20'
80'
56'
21
'
9
5
'
22'
9
0
'
61'
60'61'60'
60'
41'
41
'
40'39'
20'
55'
33'27'69'
54'
57'
37'
40'
80'
20
'
93'
86'
36'33'60'136'
48'71'
74'
75'
73'
90'
154'
4
2
'
2
8
'
6
0
'
4
3
'20'6
0
'
2
1
'
37'42'
30
'
21'
67
'
2
1
'
60'65'69'
7
7
'
99'
83'
105'21'
46
'
71
'
7
0
'
5
8
'
5
5
'
4
9
'
5
9
'
5
5
'
8
6
'
22'54'59'58'
60'
58'
64'
64'
74'
81'
78'55'55'54'20'
93
'
12
4
'
6
2
'
6
0
'
5
6
'
35'
55'
55'
56'
54'
62'
61'
45'21'
54
'
24
'
28
'
37
'
48
'
2
1
'
47'63'63'
57'
51'
55'
56'
55'
55'
56'
50'
37
'
7
3
'
9
4
'
20'56'64'
54'51'52'
134'
24'
12
'
78
'
5
7
'
93
'
60'
4
8
'
46
'
26
'
89
'
42'
66'
75'68'49'
20
'
4
9
'
3
8
'
8
2
'
5
7
'
5
4
'
5
9
'
50
'
50
'
52
'
17
5
'
93
'
1
9
'
36'
55'
62'
55'
50'
50'
50'
59'
50'50'50'56'42'
60'
50'
50'
50'
5
0
'
5
0
'
5
0
'
5
0
'
5
2
'
5
2
'58'5
1
'
5
0
'
50'
20'
81'
52'
44'
21
'
1
3
4
'
1
2
9
'
20'34'49'71'
52'
27'24'
74
'
53
'
54
'
12
4
'
21'
55'
6
2
'
6
8
'
6
8
'
5
0
'
5
0
'
5
0
'
5
1
'
5
0
'
5
0
'
4
0
'
42'75'53'52'52'53'88'52'50'48'50'62'
69'50'50'50'32'
25
'
18
'
4
0
'
66'
56'
64'62'
52'
48'49'42'21'
7
5
'
23'
7
3
'
71'
50'47'65'2
1
'
4
5
'
5
2
'
5
0
'
5
0
'
5
1
'
5
0
'
5
1
'
5
0
'
4
9
'
4
8
'
4
9
'
4
8
'
4
9
'
50'
5
4
'
45'
37'37'
85
'
54'
48'76'
34'31'
51'
6
3
'
6
2
'
6
4
'
6
5
'
5
0
'
5
0
'
5
0
'
5
0
'
5
0
'
5
1
'
5
6
'
22
'
87'71'
32'
3
6
'
5
2
'
5
0
'
5
2
'
5
5
'
5
0
'
5
2
'
5
1
'
4
9
'
52'
44'
2
2
'
74'
132'
21'
3
6
'
4
5
'
4
6
'
4
5
'
4
5
'
4
5
'
4
5
'
4
5
'
4
7
'
5
0
'
4
5
'
4
5
'
5
8
'
6
6
'
5
3
'
6
7
'
4
6
'
5
6
'
5
8
'
6
4
'
9
5
'
6
6
'
5
8
'
5
4
'
5
3
'
5
2
'
21
'
85'
81'21'
4
9
'
4
3
'
4
3
'
4
2
'
4
5
'
4
5
'
4
6
'
4
5
'
4
2
'
4
7
'
4
5
'
4
5
'
4
6
'
4
5
'
4
5
'
4
6
'
5
1
'
22
'
84'
127'
21'
4
6
'
4
6
'
4
7
'
4
7
'
4
5
'
4
6
'
4
7
'
4
6
'
5
5
'
4
7
'
4
5
'
4
6
'
4
9
'
5
2
'
5
8
'
5
2
'
5
4
'
5
3
'
3
5
'
26
'
132'
128'
21'
3
3
'
4
8
'
4
7
'
4
4
'
4
0
'
64'
10
5
'
5
2
'
4
6
'
4
6
'
4
6
'
4
5
'
5
0
'
4
5
'
6
8
'
4
5
'
4
6
'
4
6
'
4
6
'
4
4
'
4
4
'
4
7
'
4
5
'
4
5
'
4
5
'
4
6
'
4
7
'
4
6
'
4
7
'
4
7
'
4
6
'
4
7
'
5
6
'
22
'
84'
10
.
0
%
303
6
.
5
%
FL
.
29
7
.
5
2:1
2:1
7
2
'
5
3
'
151'
195'5
'
46
'
198'
1.0%
207'
5
5
'
7
0
'
10
0
'
62'58'
52'46'
68'40'
2
0
9
'
56'
20
0
'
15'95'
6
8
'
2
4
1
'
74'
1
8
5
'
1
9
1
'
2
9
'
39'
22'20
'
49
'
107
P-408.4
17,438 SF.
99'
5
6
'
54'61'57'68'
11
5
'
1
2
3
'
51'54'
49'
62'71'65'
R=500
'
R=495'
R=38
5
'
R
=
5
0
0
'
R1,000'
R=300'
R
=
3
0
0
'
R=
3
0
0
'
R=520'R=300'
R=
3
0
0
'
R=380'
R=450'
R=575'
R=420'
R
=
3
7
5
'
R
=
3
7
5
'
R=800'
R=
3
0
0
'
R=300'
R=500'
R=30
0
'
R=400'
R=430
'
R=300'
R=
3
5
5
'
R=300'
R=730
'
R=1440'R=995'
R=118
0
'
R=54
0
'
R=1025'
R
=
3
0
0
'
R=
1
0
0
0
'
R
=
4
2
0
'
R
=
3
0
0
'
R=300'
R=300'
R=300'
R=300'
R
=
5
0
0
'
R
=
5
0
0
'
R
=
3
0
0
'
R=300'R=300'
R
=
3
7
0
'
R
=
7
0
0
'
R
=
5
0
0
'
LOT 458
NATURAL OPEN SPACE/
BIOLOGICALLY SENSITIVE AREA
1
5
'
S
.
D
.
E
S
M
T
.
TR
A
C
T
B
O
U
N
D
A
R
Y
TRACT BOUNDARY
TR
A
C
T
B
O
U
N
D
A
R
Y
TRACT BOUNDARY
T
R
A
C
T
B
O
U
N
D
A
R
Y
TRACT BOU
N
D
A
R
YS.D. AND OVERFLOW2
6
'
E
A
S
E
M
E
N
T
S
.
D
.
A
N
D
O
V
E
R
F
L
O
W
30'
20'
30'30'
20'
3
0
'
S
.
D
.
E
S
M
T
.
30'
ACCESS
ROAD AND ESMT.
2
0
'
S.D. ESMT.
2
0
'
SEWER
E
S
M
T
.
2
5
'
4
6
'
330'
EXISTING E
D
I
S
O
N
E
A
S
E
M
E
N
T
LOT 468
WATER QUALITY AND
DETENTION BASIN
BOT. = 286.0
TURN AROUND
AREA
L
O
T
4
5
3
L
I
F
T
S
T
A
T
I
O
N
P
A
D
=
3
0
3
.
0
L
L
L
1
2
'
12'
C TERRA COTTA ROAD
OFF-SITE EXTENTION
SEE CROSS-SECTION HEREON
L
PAVEMENT TRANSITION STRIPE
L
O
T
4
6
5
L
A
N
D
S
C
A
P
E
L
O
T
L
O
T
4
6
2
L
A
N
D
S
C
A
P
E
L
O
T
L
O
T
4
6
0
L
A
N
D
S
C
A
P
E
L
O
T
A
N
D
E
N
T
R
Y
M
O
N
U
M
E
N
T
A
T
I
O
N
LOT 455
NATURAL OPEN SPACE
LOT 456
NATURAL OPEN SPACE/
MAR
S
H
A
L
L
AVENUE
L
L
L
L
OFF-SITE
RE-PAVING
30
'
10
'
20
'
LOT 466
WATER QUALITY AND
DETENTION BASIN
BOT. = 365.0
25
9
'
23
5
'
343'
120'
78
'
109'
2
3
'
1
0
2
'
71'
400
490
6
2
'
55'
27'
40'
115'23'75'
77'
78'77'86'33'
10
7
'
12
1
'
1
2
1
'
1
2
3
'
6
9
'
16
'
75
'
27'
91'
70'
23'
90
'
71'
33'
105'
169'
154'
132'
1
0
8
'
1
4
1
'
10
6
'
11
5
'
11
8
'
12
1
'
12
0
'
12
6
'
14
8
'
138'
111'
109'
121'
6
7
'
5
9
'
6
8
'
8
5
'
8
6
'
26'62'78'60'
11'54'20'60'16'
66'
14
5
'
14
8
'
89'
89'
62'
61'
LOT 459
LANDSCAPE LOT
JOIN EXISTI
N
G
PAVEMENT
EXISTING XX"
S
.
D
.
LOT 457
NATURAL OPEN SPACE
100'
50'
38'
12'
88
'
T.C.410.83
68
'
10
'
10
'
4
0
0
3
9
0
400
415
P-409.9
5,243 SF.
452
P-408.7
5,036 SF.
416
P-410.4
5,193 SF.
417
P-410.8
5,426 SF.
418
P-411.3
5,252 SF.
419
P-411.8
5,495 SF.
420
P-412.2
5,417 SF.
421
P-412.7
5,418 SF.
422
P-413.1
5,358 SF.
423
P-413.6
5,116 SF.
424
P-414.0
5,633 SF.
425
P-414.4
13,947 SF.
426
P-413.6
7,627 SF.427
P-413.0
6,577 SF.
428
P-412.2
5,708 SF.
429
P-411.8
5,239 SF.
430
P-411.4
5,092 SF.
431
P-411.0
4,779 SF.
432
P-410.5
4,928 SF.
433
P-410.1
6,107 SF.
434
P-409.7
5,997 SF.435
P-409.3
4,991 SF.436
P-408.9
5,034 SF.437
P-408.5
5,042 SF.
438
P-408.0
5,413 SF.439
P-407.6
5,344 SF.440
P-407.2
6,822 SF.
441
P-406.5
7,894 SF.
442
P-405.3
6,927 SF.
443
P-405.0
8,760 SF.
444
P-405.3
6,705 SF.
445
P-405.6
5,515 SF.
446
P-406.0
5,660 SF.
447
P-406.5
5,596 SF.
448
P-406.9
5,362 SF.
449
P-407.4
5,263 SF.
450
P-407.8
4,722 SF.
451
P-408.3
4,781 SF.
41
0
40
8
40
6
40
4
PAVE
D
D
I
T
C
H
407.1
FL
1.0
%
1.0
%
PI=4
0
7
.
8
FS=4
0
7
.
6
FL407.1
36'
76
'
2
2
'
42'
19'
44'
42'
44'
44'
44'
43'45'45'147'
2
9
'
30'48'
49'
49'
49'
47'
49'
47'
37'
11
7
'
11
7
'
11
7
'
11
7
'
11
7
'
11
7
'
11
7
'
11
7
'
98
'
27
'
49'
10
5
'
62
'
288'9'153'
66'
21'
31'
46'
45'
45'
46'
45'
45'
46'
42'
44'
47'
45'
47'
45'
60'
43'
45'53'30'
50'
29'
51'
50'
51'
49'
50'60'17'
4
6
'
49'
48'
45'
47'
46'
47'
34'
46'
1
1
7
'
12
7
'
12
9
'
12
4
'
11
4
'
11
6
'
11
0
'
10
3
'
11
2
'
14
2
'
11
1
'
10
1
'
10
3
'
10
8
'
11
6
'
12
5
'
12
2
'
31'
40'
34'23'
48'
48'
45'
44'
47'
44'
45'
36'21'
77
'
1
8
'
37'
45'
44'
50'
53'
54'
51'
48'
64'
74'
14
2
'
11
9
'
11
4
'
11
5
'
11
3
'
11
1
'
10
9
'
10
7
'
10
6
'
10
5
'
LOT 461
LOT 464
LANDSCAPE LOT
LOT 463
LANDSCAPE LOT
VILLAGE 1
VILLAGE 2
VILLAGE 3
VILLAGE 4
VILLAGE 5
VILLAGE 6
LOT 455LOT 455
400
390
380
370
380
H
A
R
R
I
S
O
N
A
V
E
N
U
E
50'
50
'
5
0
'
50'
5
0
'
50'
50
'
50'
50'
50
'
50
'
5
0
'
5
0
'
50'
50
'
50'
50'
50'
50'
50
'
50
'
50'
50'
50'
50'
50'
W
W
W W W
W
W
W
W
W
W
W W
W
W
W
50'
ALESSANDRIA DRIVE
A
L
E
S
S
A
N
D
R
I
A
D
R
I
V
E
GENOVA
P
L
A
C
E
POMPEII STREET
R
O
M
A
C
O
U
R
T
SICI
L
Y
D
R
S
W
A
N
A
V
E
N
U
E
S
W
A
N
A
V
E
N
U
E
ANC
O
N
A
L
A
N
E
P
A
R
M
A
C
I
R
C
L
E
PORTA MARINA LANE
PORTA MARI
N
A
L
A
N
E
PL
A
C
ESICILY DRIVES
I
C
I
L
Y
D
R
I
V
E
B
U
L
L
U
N
O
W
A
Y
VENICE LANE
A
V
E
L
L
I
N
O
P
L
A
C
E
A
V
E
L
L
I
N
O
P
L
A
C
E
ASTI WAY
F
L
O
R
E
N
C
E
D
R
I
V
E
F
L
O
R
E
N
C
E
D
R
I
V
E
VENICE LANE
C
K
I
N
G
S
H
I
G
H
W
A
Y
L
MA
N
T
O
V
A
W
A
Y
MILA
N
O
L
A
N
E
MILANO LA
N
E
NA
P
L
E
S
WA
Y
NAPOLI WAY
N
A
P
O
L
I
W
A
Y
BE
N
E
V
E
N
T
O
LUCC
A
L
A
N
E
193'
95'
6
2
9
'
L
O
T
4
6
1
3
0
3
3
1
0
10%15%15%
3
1
0
3
2
0
3
0
3
3
0
3
3
0
0
2
9
5
2
9
0
289
3
0
32902
9
0
290
2
9
5
3
0
0
2
9
5303303303
303
300
3
0
3
3
0
0
2
9
5
2
9
0
287
3
0
0
15
%
288
284.33
INV.
98'
88
'
EXISTING WATER LINE
SIDEWALK DRAIN
SIDEWALK DRAIN
50x50 TURN-A-ROUND
GB
8%
80
85
3
9
0
37
5
380
385
370
365
3
7
5
3
7
5
375
375
80
75
70
65
15
%365
36
5
375
63
BOTTO
M
36
0
59.67
@ 59.6
7
4:
1
4:1
4:1
2:1
2:1
2:1
2:1
4:1
4
:
1
2
:
1B
R
O
W
D
I
T
C
H
LOT 467
WATER QUALITY AND
DETENTION BASIN
BOT. = XXX.X
4.8%
2%
1
1
2
.
3
4
'
7
8
7
.
6
9
'
690.52'
1078.65'
95
9
.
7
7
'
96
1
.
0
0
'
298.83'
9
1
4
.
1
8
'
915.82'
2
4
5
7
.
1
3
'
878.62'
65.61'
174.36'
183.89'
104.45'
5
7
.
8
3
'
7.70'
30.60'
215.93
'
339.93'
2
8
.
9
7
'25.60'35
.
0
0
'
1090.40'
1665.20'
283
283285
285
S
S
S
S
S
S
S
S
S S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S S
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
S
S
S
S
S
S
S
S
F
O
R
C
E
M
A
I
N
E
N
D
S
E
W
E
R
133'
161'
57
'
63
'
146'
383.5
FL
1.
2
7
%
384
385
PI=386.1
FS=385.8
1.
0
%
385.6
385.6
68'
TE
R
R
A
C
I
N
A
D
R
I
V
E
14'10'10'12'12'10'
14'20'14'10'
10'
L
O
T
4
5
5
TC360.95
TE
R
R
A
C
I
N
A
D
R
I
V
E
38
+
7
4
.
7
3
C
B
E
G
I
N
L
OF
F
-
S
I
T
E
EX
T
E
N
T
I
O
N
C
G
R
E
Y
A
V
E
.
L
C
C
A
R
S
O
N
A
V
E
.
L
TC359.85
38
+
4
3
.
3
1
E
N
D
CU
R
B
&
G
U
T
T
E
R
&
S
I
D
E
W
A
L
K
360
.
0
5
T
O
35
9
.
5
5
F
S
39
+
0
6
.
1
6
E
N
D
CU
R
B
&
G
U
T
T
E
R
&
S
I
D
E
W
A
L
K
EXISTING R/W
PER M.B. 4/212SD
EXISTING R/W
PER M.B. 4/212SD
39
+
3
4
.
0
0
E
N
D
A
.
C
.
D
I
K
E
AN
D
A
.
C
.
P
A
V
E
M
E
N
T
A
N
D
JO
I
N
E
X
I
S
T
.
D
I
R
T
R
O
A
D
5:1 TAPE
R
ULTIMATE R/W
ULTIMATE R/W EDGE OF PROPOSED PAVEMENT
FS-BVC360.81
FS
342.02
C MAIN
S
T
R
E
E
T
L
PROPOSEDFILTERRA
BIORETENTIO
NBASINS
PROPOSED 2:1
FILL SLOPE
PROPOSED 3' WIDE
CONC. BROW DITCH
PROPOSED 36" STORM DRAINSOUTHERN CALIFORNIA EDISON CO.FOGARTY SUBSTATIONS
O
U
T
H
E
R
N
C
A
L
I
F
O
R
N
I
A
E
D
I
S
O
N
C
O
.
TEMP. TURN-A-ROUND
R=38'S.D. INLET3
5
0
EDGE OF
P
A
V
E
M
E
N
T
3
4
9
.
7
3
F
S
3
4
5
3
3
5
3
3
0
3
2
5
3
2
0
F.
L
.
34
2
.
5
C
K
I
N
G
S
H
W
Y
.LDRYDENSUBSTATION(EDISON)ULTIMATE R/W
20'20'
5'
5'
20'20'
5'
5'
20'20'
5'
5'
20'20'
5'
5'
20'20'5'
5'
20
'
20
'
5'
5'
20'20'5'
5'
20
'
5
'
20
'
5'
20'20'5'
5'
20
'
20
'
5'
5'
20'20'
5'
5'
20'20'5'
5'
20
'
5'
20
'
5'
20'20'5'
5'
20
'
20
'
5'
5'
2
0
'
5
'
2
0
'
5
'
20'20'5'5'
20
'
20
'
5'
5'
20'20'5'
5'
20
'
20
'
5'
5'
20'20'5'5'
2
0
'
5
'
2
0
'
5
'
20'20'
5'
5'
2
0
'
5
'
2
0
'
5
'
20
'
20
'
5'
5'
50
'
20
'
20
'
5'
5'
20'20'
5'
5'
50'
20'20'
5'
5'
00
90
80
70 65
60
55
75
72
99
'
78'
55'
50
3.4%
50'
10
1
'
71'
76'
95'
5
0
4
3
50 70 75 79 70 60 50
8%
51
'
50
'
48
'21'
2
1
'
2
2
'
23'
32'16'
16'
C HOFF AVENUE
OFF-SITE EXTENTION
SEE CROSS-SECTION HEREON
L
E
D
G
E
O
F
P
A
V
E
M
E
N
T
(
P
R
O
P
O
S
E
D
)
EDGE OF PAV
E
M
E
N
T
(PROPOSED)C
H
O
F
F
A
V
E
.
L
P
R
O
P
O
S
E
D
4
8
"
S
T
O
R
M
D
R
A
I
N
FS=327.8PI=328.0
FL
31
9
.
1
FS=321.
8PI=321.5
325
330
335
340
2
.
6
%
4
.
0
%
4
2
"
R
C
P
4
2
"
R
C
P
G
R
A
D
E
D
S
W
A
L
E
G
R
A
D
E
D
S
W
A
L
E
3
'
A
C
.
S
W
A
L
E
D
O
W
N
D
R
A
I
N
FS=334
.
1PI=334.
2
46'
D
O
W
N
D
R
A
I
N
4'3'
4'3'
3
.
0
%
80'
PROPOSE
D
2
:
1
CUT SLOP
E
3
2
'
CLR=6
0
0
'
L
90
'60
'
TC359.85
39
+
0
6
.
1
6
E
N
D
CU
R
B
&
G
U
T
T
E
R
&
S
I
D
E
W
A
L
K
EXISTING DIRT ROAD
ULTIMATE R/W
C TERRA
C
O
T
T
A
R
O
A
D
L
9
0
'FS360.62FS360.36FS360.02FS359.80FS359.68LP-FS359.66FS-EVC359.76FS
35
3
.
2
0
FS
-
E
V
C
35
2
.
2
3
FS
34
5
.
7
1
FS
34
5
.
1
3
FS
34
4
.
6
1
FS
-
P
C
V
C
34
4
.
1
3
FS
34
2
.
4
0
4.0%
0.6%
1.8%
F
L
-
H
P370.00DAYLIGHT CUT LINE
REMOVE AND RELOCATE
EXISTING SIGN
PROPOSED 3' WIDE
CONC. BROW DITCH PROPOSED 3' WIDE
CONC. DITCH
PROPOSED S
T
O
R
M
DRAIN INLETJOIN EXIST. DIRTACCESS ROAD
JOIN EXIST.
GROUND
34
2
.
1
1
360.05FS-EVC359.88FS-EVC360.00
3
6
0
.
0
4
35
9
.
8
3
35
9
.
6
3
35
9
.
3
6
35
9
.
0
4
35
8
.
6
4
35
8
.
1
9
35
7
.
6
6
35
7
.
0
8
35
6
.
4
3
35
5
.
7
2
354.94
9
0
'
1
6
'
4
'
4
'
3
'
3
2
'
359.97
1
6
'
FS
-
B
V
C
34
9
.
6
3
FS
34
8
.
6
7
FS
34
7
.
8
1
FS
34
7
.
0
2
FS
-
P
C
V
C
34
6
.
3
3
FS
34
3
.
7
2
FS
34
3
.
4
0
BV
C
~
F
S
34
2
.
7
8
FS
34
2
.
4
0
FS
34
2
.
1
4
EV
C
~
F
S
3
4
2
.
0
3
FS
34
3
.
5
2
0.5%
FS
34
2
.
0
0
FS
=
PI
=
3
4
2
.
6
4
PI34
1
.
8
8
DRYDENSUBSTATION(EDISON)2:1 CUT SLOP
E
FS
34
1
.
0
0
FS
PI
=
3
4
0
.
2
6
FS34
0
.
0
0
FS33
9
.
0
0
FS
33
8
.
0
0
0.87%
9
0
'
FL339.7FL
33
8
.
7
FL
33
7
.
7
FL
33
6
.
7
100' TRANSITION
FROM 3' TO 1
0
'
WIDE SWALE
2:1 CUT SLOP
E
FS
-
E
V
C
34
3
.
8
80.3%4
'
4
'
(PROPOSED
)3
2
'
1
6
'
1
6
'4'4
'
DAYLIGHT FILL
1
6
'
1
6
'
LOT 454
RECREATION
CENTER / PARK
PAD = 378.0
4.3 AC. NET
4.3 AC. GR.
FM FM FM
FM
FM
F
M
PROPOSED PAD
FOR BOOSTER PUMP
W
S
S
W
50'
20'20'5'5'
190
P-366.3
8,869 SF.
191
P-364.8
6,158 SF.
192
P-363.3
6,359 SF.
193
P-362.3
5,630 SF.
194
P-362.7
6,115 SF.
195
P-370.8
17,914 SF.
196
P-371.2
16,118 SF.
197
P-371.6
8,863 SF.
198
P-371.6
8,130 SF.
199
P-371.7
8,227 SF.
200
P-372.3
7,908 SF.
201
P-372.9
7,662 SF.
202
P-373.5
7,435 SF.
203
P-374.0
7,260 SF.
212
P-374.8
6,411 SF.
213
P-374.4
5,380 SF.
214
P-373.9
7,853 SF.
215
P-373.5
7,156 SF.
216
P-373.0
6,368 SF.
217
P-372.5
5,573 SF.218
P-371.1
8,167 SF.
219
P-364.7
6,161 SF.
220
P-365.4
5,137 SF.
221
P-366.4
5,576 SF.
222
P-367.1
5,549 SF.
223
P-367.9
6,083 SF.
224
P-368.9
6,947 SF.
225
P-369.9
7,451 SF.
226
P-370.9
7,498 SF.
227
P-371.9
5,552 SF.
228
P-372.6
5,208 SF.
229
P-373.4
5,520 SF.
230
P-374.4
7,376 SF.
231
P-374.6
6,951 SF.69'56'
134'
2
0
'
96'
44'50'50'
50'
50'
50'
29'21'21'20
'100'
100'
100'110'
122'
95
'
40
'
95
'
46
'
10
0
'
10
0
'
10
0
'
36'106'
10
0
'
10
0
'
50
'
47
'
13
9
'
12
6
'
11
1
'
10
0
'
35'
24'
42'
14'
51'
50'
16'
3
2
'
5
0
'
5
1
'
6
7
'
4
4
'
5
9
'
5
0
'
5
0
'
61'
60'
63'
63'
50'
41'22'
87
'
50
'
50
'
89
'50'56'56'56'
57'
57'
57'
57'
57'29'
50'30'
29'
82'20'
100
'
50'
142'
100
'
100
'
10
8
'
11
5
'
11
9
'
50'
44'
50'
50'
42'
11
3
'
20
'
57
'
10'
50'
35'
5
5
'
2
0
'
64'
13
8
'
13
8
'
14
0
'
14
0
'
15
5
'
15
7
'
16
8
'
15
6
'
6
8
'
4
2
'
1
3
7
'
R=800'
PI=
3
8
7
.
6
10
0
'
V
C
PI
=
3
7
6
.
4
10
0
'
V
C
PI=
3
8
7
.
6
10
0
'
V
C
38
8
.
8
PI
=
3
6
8
.
6
50'
V
C3
6
6
.
9
3
6
8
.
8
PI
=
3
7
1
.
8
10
0
'
V
C
37
1
.
3
37
2
.
3
20'
20
'
20
'
66'SOUTHERN CALIFORNIA EDISON CO.C
K
I
N
G
S
H
W
Y
.
L
DRYDENSUBSTATION(EDISON)
ULTIMATE R/W
E
X
I
S
T
I
N
G
P
A
V
E
M
E
N
T
±24'
±12'
±12'
120'
EXISTIN
G
R
/
W
3
2
'
9
0
'
0.5%
FS
34
2
.
0
0
FS
=
PI
=
3
4
2
.
6
4
DRYDENSUBSTATION(EDISON)
2:1 CUT SLOP
E
FS
34
1
.
0
0
FS
PI
=
3
4
0
.
2
6
FS34
0
.
0
0
FS33
9
.
0
0
FS
33
8
.
0
0
0.87%
FS
33
7
.
0
0
FS
33
6
.
0
0
FS
33
5
.
0
0
FS
33
4
.
0
0
FS
33
3
.
0
0
FS
33
2
.
0
0
FS33
1
.
9
4
2.0%
C
N
I
C
H
O
L
S
R
D
.
L
ULTIMA
T
E
R
/
W
ULTIMA
T
E
R
/
W
JOIN E
X
I
S
T
I
N
G
PAVEM
E
N
T
9
0
'
10' WID
E
G
R
A
D
E
D
S
W
A
L
EFL339.7FL
33
8
.
7
FL
33
7
.
7
FL
33
6
.
7
FL
33
5
.
7
FL
33
4
.
7
FL
33
3
.
7
FL
33
2
.
7
FL
33
1
.
7
T
O
P
O
F
G
R
A
T
E
=
3
3
1
.
2
F
L
B
O
T
.
O
F
G
R
A
T
E
=
3
2
8
.
0
F
L
PROPO
S
E
D
FILTER
R
A
BIORE
T
E
N
T
I
O
N
BASINS
100' TRANSITION
FROM 3' TO 1
0
'
WIDE SWALE
RIP-RA
P
DISSIP
A
T
O
R
FL
327.1
E.G
.
32
7
.
0
2:1 CUT SLOPE
4
'
(PROPOSED)3
2
'
1
6
'
1
6
'
4
'
4
'
DAYLIGHT FI
L
L
1
6
'
1
6
'
SCALE IN FEET
100100 2000
P:\12-0047-87 TTM 32786 TERRACINA\PLANNING\TENTATIVE TRACT MAP\TTM 36557.DWG
Jo
b
N
o
.
1
2
6
-
0
0
3
C/O SPECTRUM COMMUNITIES
36557VESTING TENTATIVE TRACT MAP NO.
IN THE CITY OF LAKE ELSINORE, CALIFORNIA
PLOT DATE:Dwg. Revision Date:BY:05/01/201905/01/2019 J.C.
R/W
35'
6'
45'
10'
5'
SLOPE
35'
11'6'
45'
10'
5'
CU
R
B
SLOPECU
R
B
90'
TERRA COTTA ROAD
2%2%
5'5'
BIKE
LANE
BIKE
LANE
SI
D
E
W
A
L
K
SI
D
E
W
A
L
K
AC/AB
2:1 M
A
X
.
2:1 M
A
X
.
2:1
M
A
X
.
2:1 MA
X
.
R/W
38'
12'7'
60'
12'
6'
SLOPE
38'
7'12'7'
50'
12'
6'
CU
R
B
SLOPECU
R
B
LAKESHORE DRIVE
2%2%
6'6'
BIKE
LANE
BIKE
LANE
SI
D
E
W
A
L
K
SI
D
E
W
A
L
K
AC/AB
2:1 M
A
X
.
2:1 M
A
X
.
2:1
M
A
X
.
2:1 MA
X
.
INSTALL RAISED MEDIAN
7'12'12'
R/W R/W80'
EXISTING R/W
NATURAL GROUND
TYPICAL SECTION
4'6'6'4'2:1
M
A
X
.
2:1 MA
X
.
2:1 M
A
X
.
2:1 M
A
X
.
10'20'20'10'
30'30'
60'
R/W R/W
NAPLES WAY
AC/AB
SIDE-WALKSIDE-WALK
2%2%
TRACT 36557 15
15
74
74
RIV
E
R
S
I
D
E
DR
I
V
E
MA
C
H
A
D
O
STR
E
E
T
LINCOLN
ST
R
E
E
T
AV
E
N
U
E
G
R
A
N
D
LA
K
E
ST
R
E
E
T
LA
K
E
S
H
O
R
E
DR
I
V
E
RIVERSI
D
E
DR.
C
O
L
L
I
E
R
A
V
E
N
U
E
NI
C
H
O
L
S
ROAD
L
A
K
E
ST
R
E
E
T
CORO
N
A
F
R
E
E
W
A
Y
LAKE
ELSINORE
LAKE
ELSINORE
RECREATION
AREA
CROSS SECTION
4'6'6'4'2:1
M
A
X
.
2:1 MA
X
.
2:1 M
A
X
.
2:1 M
A
X
.
10'20'20'10'
30'30'
80' EXIST. R/W
R/W R/W
DOLBEER STREET, PIERCE STREET &
AC/AB
SIDE-WALKSIDE-WALK
PROPOSED IMPROVEMENTSIMPROVEMENTS BY OTHERS
12'
ONE LANE
HOFF AVENUE
TRACT 36557
2%2%
CROSS SECTION
4'6'6'4'2:1
M
A
X
.
2:1 MA
X
.
2:1 M
A
X
.
2:1 M
A
X
.
10'20'20'10'
30'30'
60'
R/W R/W
DRYDEN STREET & STODDARD STREET
AC/AB
SIDE-WALKSIDE-WALK
10'±
W'LY E'LY
EXISTING IMPROVEMENTSPROPOSED IMPROVEMENTS
2%2%
R/WR/W EXIST.EXIST.
11'
10'TERRA COTTA RD.
R/W
SECTION "U-U"
PROPOSED SIDEWALK
PROPOSED CURB AND GUTTER
2"
PROPOSED RETAINING WALL
PER SEPARATE PERMIT
EXIST. GROUND
6" PVC DRAIN PIPE
TERRACINA INVESTORS, LLC.
±18'
EXISTING IMPROVEMENTS
R/W
S'LY N'LY
10'
11'11'14'
MEDIAN(PAINTED)
LOT #LOT S.F.PAD S.F.LOT #LOT S.F.PAD S.F.LOT #LOT S.F.PAD S.F.LOT #LOT S.F.PAD S.F.LOT #LOT S.F.PAD S.F.LOT #LOT S.F.PAD S.F.LOT #LOT S.F.PAD S.F.
LOT / PAD SQUARE FOOTAGE TABLE
SP # 2012-01
GPA # 2012-03
ZC # 2012-05
VILLAGE
1
ACREAGE # OF LOTS
47.4 AC.72
2 19.8 AC.84
3 25.2 AC.73
4 18.2 AC.89
5 25.4 AC.94
6 14.7 AC.38
TOTAL 150.7 AC.450
DENSITY
1.52 DU/AC.
4.24 DU/AC.
2.98 DU/AC.
4.89 DU/AC.
3.70 DU/AC.
2.59 DU/AC.
2.99 DU/AC.
DESCRIPTION
RESIDENTIAL
ACREAGE
72.9 AC.
OPEN SPACE 22.0 AC.
ROADWAYS 22.5 AC.
PARK 4.34 AC.
GRADED SLOPES & BASINS 28.2 AC.
TOTAL 150.7 AC.
ACREAGE TABLE MIN. LOT SIZE
6,000 S.F.
5,500 S.F.
5,000 S.F.
4,500 S.F.
4,500 S.F.
4,500 S.F.
N/A
VILLAGE 6
VILLAGE 5
VILLAGE 4
VILLAGE 3
VILLAGE 2
VILLAGE 1
TYPICAL SECTION
3'5'5'3'2:1
M
A
X
.
2:1 MA
X
.
2:1 M
A
X
.
2:1 M
A
X
.
20'20'
25'25'
50'
R/W R/W
ALL LOCAL STREETS
AC/AB
SIDE-WALKSIDE-WALK 2%2%
P.U.E.P.U.E.
S
E
E
S
H
E
E
T
R
I
G
H
T
S
E
E
S
H
E
E
T
L
E
F
T
16'16'
CROSS SECTION
AC PAVEMENTEXIST. GROUND
OFF-SITE TERRA COTTA ROAD
3'
2%
2'10'
12
"
GRADED
SWALE
EXIST.
GROUND
PAVED
SWALE
(AS NEEDED)
(EXCEPT NAPLES WAY AND PORTION TERRACINA DRIVE)
R/W R/W
12'10'
SLOPE
14'10'
CU
R
B
SLOPECU
R
B
68'
MAIN ENTRY STREET
AC/ABLANDSCAPED
MEDIAN
10'
5'5'
SIDEWALK
2:1 M
A
X
.
2:1 M
A
X
.
2:1
M
A
X
.
2:1 MA
X
.
(TERRACINA DRIVE)
W'LY E'LY
12'
RAISED
MEDIAN
2%2%
4'
GRADED SHOULDER
3'4'
23'23'
16'16'
HOFF AVENUE
AC PAVEMENT
OFF-SITE CROSS SECTION
3'
PAVED
SWALE
(AS NEEDED)
4'
GRADED SHOULDER
3'4'
23'23'
2:1 M
A
X
.
2:1 MA
X
.
PAVED
SWALE
(AS NEEDED)
PAVED
SWALE
(AS NEEDED)
R/W
13
2
5
1330
1335
N
I
C
H
O
L
S
R
O
A
D
K
I
N
G
S
H
W
Y
TERRA COTTA
R
O
A
D
TERRA
C
O
T
T
A
R
O
A
DEXIST. EOP120'
60'
60'
18'
24'
18'EXIST. EOP120'
60'
60'
18'
24'
18'
1450
1330
1
3
1
5
1
3
2
0
13
2
5
1330
1335
13
3
0
13
3
5
1
3
3
5
1
3
4
0
13
4
5
13
5
0
13
5
5
13
6
0
1335
1
3
4
0
1345
1350
1355
1360
1365
1370
1375
1380
1385
1390
1395
1400
1405
1410
1415
1420
1425
1430
1435
13
9
5
1395
1
3
9
5
14
0
0
1
4
0
5
1
4
1
0
1
4
1
5
1
4
2
0
1355
1
3
6
0
1
3
6
5
1
3
7
0
1375
1380
1385
1390
1395
1400
1405
1410
1415
1420
1425
1430
1435
1440
1445
1450
1455
1460
1465
1470
1475
1485
1490
1495
1500
1505
1510
1515
1520
1525
1530
1535
1540
1545
1550
1555
1560
1565
1570
1575
1580
1585
1590
1595
1345
1350
13551360
1365
1370
1375
1380
1385
1390
1395
1400
1405
1410
1415
1
4
2
0
1425
1430
1435
1440
14
4
5
1420
1410
1415
14
0
5
1
3
8
5
1
3
9
0
1
3
9
5
1
4
0
0
1
4
0
5
1
4
1
0
1
4
1
5
1
4
2
0
1
4
2
5
14
7
5
1405
1410
1415 1420
1425
1430
1435
14401
4
4
5
1450
1455
1460
1
4
6
5
1470
1475
1480
1485
1490
1495
1500
1505
1510
1515
1520
1525
1530
1535
1540
1545
1550
1555
1560
1565
1570
1575
1580
1585
1590
1595
1600
1605
16
1
0
16
1
5
1
4
5
5
14
5
0
14
1
5
1
4
1
0
1
4
0
5
1
4
0
0
1
3
9
5
1
3
9
0
1
3
8
5
1
3
8
0
1380
1380
1365
1375
1
3
8
0
1380
1375
13
7
0
1370
1365
1365
1390
1385
1
3
8
0
1375
1370
1365
13601360
1
3
6
0
13
5
5
1355
1
3
5
5
13
5
0
13
5
0
1415
1410
1405
1395
1400
1415
1385
1380
1375
1365
1
3
7
5
1
3
7
0
1
4
0
5
1
4
0
0
1
3
9
5
1
3
9
5
1
3
9
0
1380
1
3
8
5
1
3
8
0
1385
1390
1395
1405
1410
1415
14
2
5
14
3
0
1440
1435
1430
1425
1420
1415
1410
1405
1400
1395
1390
1455
1450
1445
1440
1435
1460
1465
1470
1470
1445
1450
1455
1460
1465
1465
1460
1
4
5
5
1
4
5
0
1440
1435
1430
1375
1370
1365
1360
1360
1350
1355
13
5
5
13
6
0
1
3
6
0
1
3
6
5
13
8
5
13
9
0
13
9
5
1415
1435
1440
1445
1450
1410
1415
1400
1395
1390
1385
1380
1375
1370
1365
1365
1360
1355
1350
1340
1345
1350
1355
1365
13
7
0
1375
1380
1385
1
3
9
0
1395
1400
1405
1
4
1
0
1420
1425
14
3
5
1
4
4
0
1435
1430
1425
1420
1415
14
2
0
1
4
1
5
1400
14
0
5
1405
1
4
1
0
1
4
1
5
1420
14
2
5
1405
1410
1415
1420
1425
1410
1415
1420
1425
1430
1435
1440
1445
1450
1455
1460 1445
1440
1435
1430
14
3
5
1
4
3
0
1
4
2
5
14
2
0
14
1
5
13
9
5
14
0
0
14
0
5
14
1
0
14
1
5
1
4
2
0
1
4
2
5
1
4
3
0
1420
1425
1430
1
4
3
5
1425 1425
1430
1435
1440
1445
1450
1445
1440
14
3
5
1
4
4
0
1
4
3
5
1
4
2
5
14
2
0
1
4
1
5
1
4
1
0
1
4
0
5
1
4
0
0
1
3
9
5
1
3
9
0
1
4
3
0
1
3
8
5
1
3
8
0
1375
1290
1280
12
8
5
1
2
9
5
1
2
9
0
1290
1290
1285
1280
1
2
8
0
1
3
1
5
13
1
5
1
3
1
0
1
3
0
5
1
3
0
0
1
2
9
5
1
2
9
0
1
2
8
5
1
2
8
5
1
2
9
0
1
2
9
5
1300
1305
1330
1325
1320
1315
1
3
2
0
1325
1
3
3
0
1335
1340
1330
1325
1
3
2
0
1
3
1
5
1
3
3
0
1
3
2
5
1320
13
1
5
1
3
0
5
1300
1295
1320
1
3
2
0
1340
1335
1330
1325
1
3
6
5
1
3
6
0
1
3
5
5
1345
1340
1335
1330
1325
132013151
3
1
0
13
1
0
13
0
0
1310
1315
1320
1325
1330
1330
1
3
2
5
1480
1
3
5
0
1
3
6
0
1
3
7
0
1
3
8
0
1390
1
4
0
0
14
1
0
14
0
0
13
9
0
13
8
0
13
7
0
13
6
0
BULLUNO
P
L
A
C
E
N
I
C
H
O
L
S
R
O
A
D
D
R
I
V
E
VENICE
STODDARD STREET
DRYDEN STREET
PIERCE STREET
BA
I
L
E
Y
S
T
R
E
E
T
L
A
K
E
S
H
O
R
E
D
R
I
V
E
DOLBEER S
T
R
E
E
T
B
E
N
E
V
E
N
T
O
P
L
A
C
E
K
I
N
G
S
H
W
Y
TE
R
R
A
C
I
N
A
D
R
I
V
E
B
U
L
L
U
N
O
TERRA COTTA
R
O
A
D
MAR
S
H
A
L
L
A
V
E
N
U
E
H
O
F
F
A
V
E
N
U
E
C
I
M
A
R
R
O
N
R
O
A
D
SW
A
N
A
V
E
N
U
E
LA
S
H
S
T
R
E
E
T
PORTA MARINA LANE
ST
E
V
E
N
S
S
T
R
E
E
T
ASTI WAY
A
V
E
L
L
I
N
O
ANCO
N
A
L
A
N
E
PA
R
M
A
H
O
F
F
A
V
E
N
U
E
LANE
LUCC
A
NA
P
L
E
S
W
A
Y
D
R
I
V
E
DR
I
V
E
AV
E
N
U
E
AR
N
O
L
D
A
V
E
N
U
E
MILA
N
O
L
A
N
E
PORTA
S
W
A
N
SW
A
N
TER
R
A
C
O
T
T
A
R
O
A
D
F
L
O
R
E
N
C
E
A
V
E
L
L
I
N
O
TERRA COTTA ROA
D
LANE
H
O
F
F
A
V
E
N
U
E
S
I
C
I
L
Y
D
R
I
V
E
DRYDEN
TERRA COTTA ROAD
W
A
Y
MARINA
WAY
TERRA
C
O
T
T
A
R
O
A
D
LANE
LANE
G
R
E
Y
A
V
E
N
U
E
SICILY
P
L
A
C
E
C
A
R
S
O
N
A
V
E
N
U
E
TERRA COTTA
A
V
E
.
NAPOLI
A
L
E
S
S
A
N
D
R
I
A
DRYDEN
S
T
R
E
E
T
R
O
M
A
POMP
E
I
I
STREE
T
D
R
WAY
C
O
U
R
T
TE
R
R
A
C
I
N
A
STREET
VENICE
F
L
O
R
E
N
C
E
CO
U
R
T
MO
N
T
O
V
A
DRIVE
DRYDEN
STRE
E
T
STREE
T
GENOV
A
P
L
A
C
E
ALESSANDRIA DR
E
X
I
S
T
.
E
O
P
A
P
N
:
3
8
9
-
1
3
3
-
0
1
0APN: 389-133-009A
P
N
:
3
8
9
-
1
4
1
-
0
0
2APN: 389-170-003APN: 389-170-004A
P
N
:
3
8
9
-
1
4
1
-
0
0
2APN: 389-170-003APN: 389-170-004E
X
I
S
T
.
E
O
P
CI
R
C
L
E
ROAD
SCALE IN FEET
150150 3000
P:\15-0150-04 Terracina - Tract 36557 - Rough Grading Plan\Exhibits\Phasing\TR 36557 Phasing Map Exhibit.dwg
Jo
b
N
o
.
1
2
6
-
0
0
3
PLOT DATE:Dwg. Revision Date:BY:05/02/201905/02/2019 KSJ
TRACT 36557 15
15
74
74
RIV
E
R
S
I
D
E
DR
I
V
E
MA
C
H
A
D
O
STR
E
E
T
LINCOLN
ST
R
E
E
T
AV
E
N
U
E
G
R
A
N
D
LA
K
E
ST
R
E
E
T
LA
K
E
S
H
O
R
E
DR
I
V
E
RIVERSI
D
E
DR.
C
O
L
L
I
E
R
A
V
E
N
U
E
NI
C
H
O
L
S
ROAD
L
A
K
E
ST
R
E
E
T
CORO
N
A
F
R
E
E
W
A
Y
LAKE
ELSINORE
LAKE
ELSINORE
RECREATION
AREA
PHASE
1
ACREAGE # OF LOTS
34.6 AC.73
2 20.5 AC.84
3 13.6 AC.21
4 21.2 AC.94
5 16.2 AC.89
6 11.1 AC.38
TOTAL 150.8 AC.450
DENSITY
2.08 DU/AC.
4.10 DU/AC.
1.54 DU/AC.
3.96 DU/AC.
5.49 DU/AC.
3.42 DU/AC.
3.09 DU/AC.
DESCRIPTION
RESIDENTIAL
ACREAGE
73.0 AC.
OPEN SPACE 22.0 AC.
ROADWAYS 22.5 AC.
PARK 4.3 AC.
GRADED SLOPES & BASINS 28.2 AC.
TOTAL 150.8 AC.
ACREAGE TABLE MIN. LOT SIZE
5,000 S.F.
5,500 S.F.
6,000 S.F.
4,500 S.F.
4,500 S.F.
4,500 S.F.
N/A
7 33.6 AC.51 1.52 DU/AC.6,000 S.F.
TERRACINA
PHASING PLAN
PLANNING • ENGINEERING • SURVEYING
19 Spectrum Pointe Drive • Suite 609 Lake Forest, CA 92630
(949) 599-0870 • (949) 599-0880 Fax • www.mayerscivil.com
CIVIL ENGINEERING, INC.
MAYERS & ASSOCIATES
TRACT 36557
S
E
E
S
H
E
E
T
L
E
F
T
PHASE 2
PHASE 1
PHASE 5
PHASE 4PHASE 3
PHASE 7
PHASE 6
COMMUNITY
PARK