HomeMy WebLinkAboutPC Reso No 2017-16 (EOT 2016-03)RESOLUTION NO. 20,I7-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE, CALIFORNIA, APPROVAL OF EXTENSION OF TIME NO. 2016-03
REQUESTING A FOUR.YEAR EXTENSION OF TIME TO SEPTEMBER 13, 2O2O FOR
TENTATIVE TRACT MAP NO,31957
Whereas, Pacific Coves lnvestments, LLC has filed an application with the City of Lake Elsinore
(City) requesting approval of Planning Application No. 2016-56 (Tentative Tract Map No. 2016-
06 and Extension of Time No. 2016-03). Tentative Tract Map No. 2016-06 is Revision No. 1 to
TTM 31957 and is proposing changes to reflect the current National Pollution Discharge
Elimination System (NPDES) requirements. The revisions include increasing the basin size and
reducing the number of lots by four (4), removing connection to Mountain Street, and removing
storm drain outlets to Running Deer Drive and Mountain Street. TTM 31957, Revision No. 1 will
reflect a subdiviston of 34.2 acres into 97 single-family residential lots and four (4) lettered lots for
open space and a water q uality/detention basin. Extension of Time No. 2016-03 is requesting to
extend the life of rrlil 31957 four (4) years to september 13, 2020 (Project). The project site is
located northerly of Ltncoln Street and westerly of Mountain Street and Running Deer Road more
specifically referred to as Assessor Parcel Numbers 391-790-002 and 391-790-003; and,
Whereas, the Lake Elsinore Municipal Code (LEMC) Section 16.24160 requires that a land
divider wishing to extend the life of a tentative map make a written application to the City not less
than 30 days prior to the expiration of the tentative map requesting an extension of time on the
map, and,
Whereas, on February 7, 2017, at a duly noticed Public Hearing, the Planning Commissron
(Commission) considered evidence presented by the Community Development Department and
other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Prior to making a recommendation to the City Council (Council), the Commission has
reviewed and analyzed the proposed Extension of Time No. 2016-03 requesting to extend the life
of TTM 31957 four (4) years to September 13, 2020.
Section 2. That in accordance with the California Subdivision Map Act (Cal. Gov. Code Section
66000 et. seq.) and the LEMC Section 16.24.160, the Commission makes the following findings
for approval of extension of time for TTM 31957:
1. The proposed subdivision, together with the provisions for its design and improvements,
is consistent with the City of Lake Elsinore General Plan (GP). The proposed subdivision
is compatible with the objectives, policies, general land uses and programs specified in
the GP (Government Code Section 66473.5).
a. TTM 31957. Revision No. 1 is located in the Low Medium Residential (LMR) GP
Land use designation of the GP. The LMR designation provides for single-family
detached residences with densities ranging between 1 and 6 dwelling units per net
acre. TTM 3i957, Revision No. 1 a subdivision of 34.2 acres into g7 singleiamily
residential lots and four (4) lettered lots for open space and a water
Reso No.2017-16
Page 2 of 3
quality/detention basin. TTM 31957, Revision No. 1 will have 2.84 dwelling units
per acre and is therefore consistent with the GP.
b. All offsite mitigation measures have been identified in a manner consistent with the
GP.
c. All recreational amenities have been provided in a manner consistent with the GP.
2. The site of the proposed division of land is physically suitable for the proposed density of
development in accordance with the GP.
a. The overall density and design ls conslslent and compatible with the adjacent
communities.
3. The effects that the Project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
a. The Project is consistent with the City s GP. During the approvat of the GP. housing
needs, public services and fiscal resources were scrutinized to achieve a balance
within the City.
4. Subject to the attached Conditions of Approval, the proposed division of land or type of
improvements is not likely to result in any significant environmental impacts.
a. An lnitial Study (MND 2005-06) was prepared for the TTM 31957. The lnitial Study
identified potentially significant environmental effects but proposals made or agreed
to by the applicant avoid the effects or mitigate the effects to a point where no
significant effects would occur. Mitigation measures are required to ensure all
potentially significant impacts are reduced to levels of insignificance. TTM 31957 has
been conditioned to comply with these mitigation /neasures.
b. The revlslons that occurred with Revision No. 1 to TTM 31957 are minor and only
include the removal of the connection to Mountain Street and the loss of four lots to
accommodate the larger detention/water quality basin. No substantial changes that
require major reyislons fo the MND have occurred.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM 31957, Revision No. t has been designed in a manner consistent with the GP
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 divrsion of land.
a. All known easements or request for access have been incorporated into the design
of TTM 31957, Revisiotl No. 1.
b. The map has been circulated to City deparlments and outside agencies, and
appropriate Conditions of Approval have been applied to the Project.
Reso No.2017-16
Page 3 of 3
Section 3. Based upon all of the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the Commission hereby recommends that the Council
approve Extension of Time No. 2016-03 requesting to extend the life of TTM 31 957 four (4) years
to September 13, 2020.
Section 4. This Resolution shall take effect immediately upon its adoption.
Passed and Adopted this 7th day of February, 2017 .
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE
l, Justin Kirk, Principal Planner of the City of Lake Elsinore, California, hereby certify that
Resolution No. 2017-16 was adopted by the Planning Commission of the City of Lake Elsinore
California, at a Regular meeting held on February 7,2017 and that the same was adopted by the
following vote:
SS.
AYES,
NOES:
ABSTAIN.
ABSENT:
Commissioner's Ross, Carroll and Klaarenbeek; Vice-Chair Gray and Chairman
Armit
None
None
None
Addm Armit, Chairman
CONDITIONS OF APPROVAL
RESOLUTION: 2017-14,2017-15 & 2017-16PROJECT: TTM 31957
PROJECT NAME: Running Deer
PROJECT LOCATION: APNs: 391-790-002 and 003
APPROVAL DATE: September 13,2005
EXPIRATION DATE: September 13,2020
GENERAL
1. Tentative Tract Map (TTM) No. 31957, Revision No. '1 is a subdivision of 34.2 acres into
97 sinqle-familv residential lots and four (4) lettered lots for open space and a water
qualitv/detention basin (Proiect). The Proiect is located northerlv of Lincoln Street and
westerlv of Mountain Street and Runninq Deer Road (APNs: 391-790-002 and 391-790-
003)
2. The applicant shall defend (with counsel acceptable to the Citv). indemnifv, and hold
harmless the Citv, its Officials, Officers. Emplovees, Aoents, and its Consultants
(lndemnitees) from anv claim. action, or proceedinq aqainst the lndemnitees to attack, set
aside, void. or annul an approval of the Citv. its advisory aoencies, appeal boards, or
leqislative bodv concernino approval, implementation and construction of Tentative Tract
Map No. 31957, which action is bouqht within the time period provided for in California
Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section
21167, includinq the approval, extension or modification of Tentative Tract Map No. 31957
or anv of the proceedinos, acts or determinations taken. done, or made prior to the
decision. or to determine the reasonableness, leqalitv or validitv of any condition attached
thereto. The Applicant's indemnification is intended to include, but not be limited to,
damaqes, fees and/or costs awarded aqainst or incurred bv lndemnitees and costs of suit,
claim or litioation, includinq without limitation attornevs' fees, penalties and other costs,
liabilities and expenses incurred bv lndemnitees in connection with such proceedino. The
Citv will promptlv notifv the apolicant of anv such claim, action. or proceedinq aoainst the
Citv. lf the proiect is challenoed in court, the Citv and the applicant shall enter into formal
defense and indemnitv aqreement, consistent with this condition.
The appl+eant shall defend (with eeunsel aeeeptable te the City), indernnify, and held
elaim; aetten; er preeeeding against the City, its Offieials, Offieers, Empleyees, er Agents
ive Traet
37 and Publie Reseurees Gede Seetien
+mr-aetien, er preeeeding
3. Within 30 davs of proiect approval, the applicant shall siqn and comolete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
Page 1 of 16Applicanis initials:
TTM 31957
Conditions of Approval
Planning Commission: O2lO7 12017
City Council: TBD
4. Tentative Tract Map No. 31 957 will exoire on September 13. 2020 unless within that period
of time a Final Map has been filed with the County Recorder in accordance with the State
of California Subdivrsion Map Act and applicable requirements of the Lake Elsinore
Municipal Code (LEMC).
PLANNING DIVISION
@expiretwe (2) yearsfrem date ef appreval unlesswithin
that peried ef trme aGapprepriate instrument has been filed and reGerded with the Geunty
in
6. The Tentative Tract Map shall comply with the State of California Subdivision Map Act and
shall comply with all applicable requirements of the Lake Elsmore Municipal Code Title 16
unless, modified by approved Conditions of Approval.
7. Prior to final certificate of occupancy of the Tentative Tract Map the improvements
specified herein and approved by the Planning Commission and the City Council shall be
installed or agreements for said improvements shall be submitted to the City for approval
by the City Engineer and all other stated conditions shall be complied with. All
uncompleted improvements must be bonded for as part of the agreements.
8. The applicant shall comply with all the mitigations contained and identified m the Mitigated
Negative Declaration No 2005-06.
9. All lots shall comply with minimum standards contained in the LEMC.
10. A precise survey with closures for boundaries and all lots shall be provided per the LEI\4C.
1 1, The applieant shall eemply with all eenditiens ef the Riverside Geunty Fire Department,
12. The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD),
13. All future structural development associated with this map shall require separate Design
Review approval.
'1 '1, Pner to issuanGe 6f any grading permit and/er building ?ermit the applicant shall srgn and
6omplete an "Agknewledgment ef genditiens" and shall return the eyeeuted eriginal t€ the
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15. The applicant shall comply with the following City programs: the City Source Reduction
and Recycling Element and Household Hazardous Waste Element, the County Solid
Waste Management Plan and lntegrated Waste Management Plan.
16. Prior to issuance of building permit the applicant shall submit a letter of verification (will
serve letter) to the City Engineer for all required utility services.
Applicanl$ inliials:Page 2 of 16
TTtvt 31957
Conditions of Approval
Planning Commission: O2lO7 12017
City Council: TBD
18
17. The applicant shall pay applicable fees and obtain proper clearance from the Lake
Elsmore Unified School District (LEUSD) prior to issuance of building permits.
The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of
each building permit.
19. The applicant shall pay all applicable fees including park fees.
20. The applicant shall meet all requirements of the providing electric utility company.
21 . The applicant shall meet all requirements of the providing gas utility company.
22. The applicant shall meet all requirements of the providing telephone utility company.
23. A bond is required guaranteeing the removal of all trailers used during construction.
24. All signage shall be subject to Planning Division review and approval prior to installation.
25. The City's Noise Ordnance shall be met during all site preparation activity. Construction
shall not commence before 7:00 AM and cease at 5:00 PM, Monday through Friday.
Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays.
26. Prior to the issuance of a Grading Permit, a Determination of Biologically Equivalent or
Superior Preservation (DBESP) shall have been submitted and processed through the
United States Fish and Wildlife Service or the California Department of Fish and Game
(As the Trustee Agency) for the required sixty (60) day review period as confirmed in the
Multiple Species Habitat Conservation Plan (MSHCP).
27 . Prior to the issuance of a Grading Permit the applicant shall provide the City with evidence
that the property identified as proposed Common Ownership Property (Conservation
Area) has been dedicated to conservation in perpetuity (by easement or by title transfe|
pursuant to the requirements of the Multiple Species Habitat Conservation Plan (MSHCP).
28. The applicant shall pay all applicable Citv fees, includino but not limited to Development
lmpact Fees (DlF) per LEMC Section 16.74. at the rate in effect at the time of payment.
ENGINEERING
General
29. ln accordance with the Citv's Franchise Aqreement for waste disposal & recvclinq, the
develooer shall be reouired to contract with CR&R lnc. for removal and disposal of all
waste material. debris. veqetation and other rubbish qenerated durina cleaninq,
demolition. clear and qrubbinq or all other phases of construction.
30. Develooer shall mitioate to orevent anv floodinq and/or erosion downstream caused bv
development of the site and or diversion of drainaoe.
Applicanls lnitials Page 3 of 16
TTt\4 31957
Conditions of Approval
Planning Commission: 02107 12017
City Council: TBD
3'1. Anv qradino that affects "waters of the United States". wetlands or iurisdictional
streambeds. shall require approval and necessary permits from respective Federal and/or
State aqencies.
32. Provide written aoproval of construction activitv within the wetlands from the U S
Department of Fish and Game and U.S. Army CorD of Enqineers.
Fees
33. The developer shall pav all Enqineerinq Division assessed, Development lmpact Fees
Plan Check and Permitfees (LEMC 16.34). Aoplicable Development lmpact Fees include:
Railroad Canvon Road Benefit District, Stephens Kanqaroo Habitat Fee (K-Rat), Traffic
lnfrastructure Fee (TlF). Transportation Uniform Mitiqation Fee (TUlvlF), and Area
Drainaqe Fee.
34. Mitioation Fees will be assessed at the prevalent rate at time of pavment in full
Utilities
35. All arranqements for relocation of utility companv facilities (power poles, vaults, etc.) out
of the roadwav shall be the responsibilitv of the oropertv owner or his aqent.
36. All overhead utilities shall be underqrounded in accordance with Chapter 1 2. 16 of the Lake
Elsinore Municipal Code (LEMC)
37. Underqround water riqhts shall be dedicated to the Citv pursuant to the provisions of
Section 16.52.030 (LEMC), and consistent with the Citv's aoreement with the Elsinore
Vallev Municipal Water District.
38. The developer shall applv for, obtain and submit to the Citv Enqineerinq Division a letter
from Southern California Edison (SCE) indicatino that the construction activitv will not
interfere with existinq SCE facilities (aka SCE NIL).
39. The developer shall submit a copv of the "Will Serve" letterto the City Enqineerinq Division
from the aoplicable water aqencv statinq that water and sewer arranqements have been
made for this proiect and specifv the technical data for the water service at the location.
such as water pressure and volume etc.
lm provements
18719 1, Aequisitien ef the effsite right ef way shall+et halt the appreval-ef the final map
41. Runninq Deer Road shall be fullv improved to Local Street Standard. within the existrno
rioht of way, between Cielito Drive and the proiect boundarv. Street lmorovement plans
shall be prepared bv a Reqistered Civil Enqineer and the plans shall include curb and
Page 4 of 16
42
TTM 31957
Conditions of Approval
Planning Commission: 02107 12017
City Council. TBD
qutter, sidewalk. ac pavement. street liqhtina and drainaoe rmDrovements.
Appropriate warninq siqns shall be constructed at the new dead end of Mountain Street.
The existino improvement olans on file shall be modified accordinolv and approved bv the
Citv Enqineer prior to issuance of buildinq permit.
Lincoln Street shall be dedicated and fully improved (full width pavement rmprovements)
to the Secondary Highway standard (70 /90) within the property boundaries.
Applicant shall design and install the Rice Canyon Wash Levee system which will convey
a 100-year storm past the project site. The levee will be a continuation of the levee
improvements constructed by Tract 2a624.
andle+ Plans will be submitted to and approved by the Riverside County Flood Control and
Water Conservation District. The-the maintenance of the levee shall be transferred to the
accepting jurisdiction in-te+ms bv wav of a maintenance agreement.
Vehicular access to/from Billinos Lane and across the levee shall be provided from Lincoln
Street to maintain access to properties granted access rights per lnstrument No. 3819
recorded January 14, 1969. Final location and design of driveway access with proposed
levee and design of raised median in Lincoln Street shall be submitted to Engineering for
review and approval. All ingress/egress easements required to maintain existing access
rights shall be recorded on the Final Tract Map or by separate rnstrument.
lnterior streets shall be dedicated and lmproved to public residential street standards (40
/60).
Applicant shall adhere to memorandum from City Traffic Engineer dated June 28,2004
as it relates to his recommendations per the project traffic study. As per his direction the
proJect should not proceed past the 75th Certificate of Occupancy prior to the installation
and full operation of traffic signals at the following intersections:
Lake Street and Temescal Canyon Road. Lake Street and the l-15 southbound ramps
and Lake Street and the l-15 northbound ramps. Prior to issuance of the first Certificate of
Occupancy, applicant shall post a performance bond or other reasonable surety in a form
approved by the City Attorney's office in an amount sufficient to cover traffic signals at the
referenced intersection(s). The project shall either install the Signals or not proceed past
the 75th Certificate of Occupancy until those traffic signal improvements are installed and
operational. lf these siqnals have been constructed. appropriate fair share fees shall be
paid.
All roadways shall be constructed to be consistent with General Plan Circulation Element
cross sections.
50. Drainage for open space lots shall be conveyed to public right-of-way.
51. The incremental increase in storm water runoff shall be dete{FeC retained for flows
discharoinq to Rice Canvon
@ The incremental increase in storm water runoff shall be
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47.
48.
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Applicanls lnilials: _Page 5 of 16
TTM 31957
Conditions of Approval
Planning Commission. 02107 12017
City Council: TBD
52
treated and released for flows discharoino to Lake Elsinore. Hvdrolooic Conditions of
Concern shall be mitiqated for all discharqes
Applicant shall provide a drainage study prepared by a registered Civil Engineer identifying
storm water runoff quantities expected from the site and upstream of the site. The study
shall show all existing or proposed off site public or private drainage facilities intended to
discharge this runoff. The study shall include a capacity analysis verifying the adequacy
of the facilities. Runoff from the development or partial phase of development of the
property shall not exceed the existing natural discharge quantities with respect to the
following criteria:
53- Fer prejeets less than 10 aeres analyze and mitigate the differenee in develeped and
undeveleped runeff, A simplified hydregraph methed shall be used that simulates the
t+tangte represents t
eutlet strueture shall have an eutlet flew ne larger than the existing flerq+ rate
The proiect shall analyze for the 1 , 3, 6, and 24-hour
duration for the 2, 5, and 10-year frequency storms.
55. The applicant shall accept and properly d+spese-e+ mitiqate all offsite drainage flowing onto
or through the site.
56, lf pessible all drainage shall be eenveyed ente publie preperty, Ne eress let drainage shall
Oe+erm*+e+
57. Applicant shall protect all downstream properties from damages caused by alteration of
the drainage patterns i.e. concentrations or diversion of flow. Protection shall be provided
by constructing adequate drainage facilities including enlarging existing facilities and/or by
securing a drainage easement. A maintenance mechanism shall be in place for any private
drainage facilities constructed on site or off site. Any grading or drainage onto private off
site or adjacent property shall require a written permission to grade and/or a permission
to drain letter from the affected landowner.
Street grades shall not exceed 9% unless otherwise authorized by the City Engineer.
All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval.
60, All Capital lmprevement and Plan Gheekfees shall be paid (tEMC 16 3l Reselutien 85
2+
61, Applieant shall pay all apprepriate fees prier te pulling a Building Permit,
62.A Will Serve Letter shall be submitted to the City Engineering Division from the applicable
54.
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Applicants lnitials Page 6 of 16
TTM 31957
Conditions of Approval
Planning Commission: 02107 12017
City Council: TBD
bJ
water agency stating that water and sewer arrangements have been made for this project.
Letter shall be submitted prior to Final Map Approval.
All public works improvements shall be constructed per approved street plans (LEMC 12
04 and 16 34)
6'1, Applieant shall enter inte an agreement wrth the eity fer the eenstruetien ef publie werks
65. All applicable fees shall be paid and the Developer shall comply with all requirements of
the encroachment permit as issued by the Engineering Division for construction of public
works improvements (LEMC 12 08 and Resolution 83 78).
66. All compaction reports grade certifications monument certifications (with tie notes
delineated on8112 x 11 Mylar) shall be submitted to the Engineering Division before final
lnspection of public works lmprovements will be scheduled and approved.
67, Appli6ant shall ebtain all neGessary eff srte easementE fer eff site grading frem the
68. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway or alley shall be the responsibility of the property owner or his agent.
Provide street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer.
Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
Applicant shall submit a traffic control plan showing all traffic control devices for the tract
to be approved prior to final map approval. All traffic control devices shall be installed prior
to final inspection of public improvements.
All improvement plans and tract maps shall be digitized. At Certificate of Occupancy
applicant shall submit tapes-anAOr discs which are compatible with City's ARC info/GlS
er develeper te pay $30 per sheet fer erty digitizing.
All utilities except electrical over 12 KV shall be placed underground as approved by the
serving utility.
Prior to Gradinq Permit
74. Developer shall obtain a grading permit with appropriate security pnor to building permit
issuance. A grading plan signed and stamped by a California Registered Civil Engineer
shall be required. is
6ubr6 yards and a grading plan rs net required a gradrng permit shall still be ebtained se
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Page 7 of 16
TTM 31957
Conditions of Approval
Planning Commissio n'. 02107 12017
City Council: TBD
75
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that a eursery drainage and flew pattern inspeetien ean be eendueted befere grading
begffi€=
Developer shall provide soils geology a seismic report including street design
recommendations. Provide final soils report showing compliance with recommendations.
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.
Convey onsite runoff to the public storm drain system. Any non-historic storm flows shall
be accepted by adjacent property owners with a notarized and recorded letter of drainage
acceptance or conveyed to a drainage easement.
Roof and yard drains will not be allowed to be connected directly to street curb cores Roof
drains should drain to a landscaped area whenever feasible
Ten (10) year storm runoff should be contained within the curb and the one hundred (100)
year storm runoff should be contained within the street right of way. When either of these
criteria is exceeded drainage facilities should be installed.
81, Applieant shall ebtain appreval frem Santa Ana Regienal-Water QualityCentrel Beard fer
Crading plan prier
fer pest eenstruetien whieh deseribes BMP's that willbe implemented fer the develepment
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eentribute te preteetien ef sterm water quality in the Riverside Ceunty NPDES Drainage
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84, Prejeet shall adhere t+all applieable NPDES requirements in effeet at time ef appreval
tgn-
Stormwater Management / Pollutant Prevention / NPDES
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Applicants lnitials Page 8 of 16
T-
I
TTM 31957
Conditions of Approval
Planning Commission: 02107 12017
City Council: TBD
Desiq n
The oroiect is responsible for complvinq wtth the Santa Ana Reoion NpDES permits as
warranted based on the nature of develooment and/or activitv. These Permits include but
are not limited to:
o General Permit - Construction. Deminimus Discharqes. MS4
A Water Qualitv Manaqement Plan (WQMP) (preliminary and final) shall be prepared
usinq the Santa Ana Reqion 8 approved template and quidance and submitted for review
and approval to the Citv. The Final WQMP shall be approved bv the Crtv orior to rouqh or
precise oradino plan approval and issuance of ANY permit for construction.
Anv portion of the DCV that is not infiltrated, harvested and used, evapotranspired. and/or
biotreated shall be treated and discharoed in accordance with the requirements set forth
in Section Xll.G.
The Final WQI\4P shall document the followinq:. Detailed site and proiect description.. Potential stormwaterpollutants.o Post-developmentdrainaqecharacteristics.. Low lmpact Development (LlD) BMP selection and analvsts.. Structural and Non-Structural source control BMPs.o Treatment Control BMPs. Srte desiqn and drainaqe plan (BMP Exhibit).. Documentation of how vector issues are addressed in the Bl\4P desiqn. operation
and maintenance.. GIS Decimal Minute Lonqitude and Latitude coordinates for all LID and Treatment
Control BMP locations.. HCOC - demonstrate that discharqe flow rates, velocities. duration and volume for
the post construction condition from a 2 year and '10 vear, 24 hour rainfall event will
not cause adverse impacts on downstream erosion and receivinq waters, or
measures are implemented to mitiqate siqnificant adverse impacts downstream
public facilities and water bodies. Evaluation documentation shall include pre-and
post-development hvdroqraph volumes, time of concentration and peak discharqe
velocities, construction of sediment budoets. and a sediment transport analvsis.. Operations and Maintenance Plan and Aoreement as well as documentation of
formation of fundrnq district for lonq term maintenance cost.
The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Desion,
where feasible, to treat the pollutants of concern identified for the proiect, in the followinq
manner (from hiohest to lowest prioritv): (Section Xll.E.2. Xll.E3, and Xll.E.7).. Evaluate site for hiqhest and best use apolicabilitv (Exemption for proiects that
discharqe to the Lake.)
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Applicants Inilials:Page I of 16
l
TTM 31957
Conditions of Approval
Planning Commission: 02107 12017
City Council. TBD
. Preventatives measures (these are mostlv non-structural measures. e.q..
minimizinq impervious areas. conservinq natural areas. minimizinq directly
connected impervious areas. etc.). The Proiect shall in the order presented. infiltrate. harvest and use. evapotranspire
and/or bao{reat the Desiqn Capture Volume (DCV)
. The Proiect shall consider a properlv enqineered and maintained bio-treatment
svstem onlv if infiltration. harvestinq and use and evaootranspiration cannot be
feasiblv implemented at the oroiect site.
o Anv portion of the DCV that is not infiltrated, harvested and used, evapo{ranspired,
and/or bio{reated shall be treated and discharoed in accordance with the
requirements set forth in Section Xll.G.
Parkino lot landscapinq areas shall be desiqned to provide for treatment, retention or
infiltration of runoff.
Proiect hardscape areas shall be desiqned and constructed to provide for drainaqe into
adiacent landscaoe.
lf CEQA identifies resources requirino Clean Water Act Section 401 Permittinq. the
applicant shall obtain certification throuqh the Santa Ana Reqional Water Qualitv Control
Board and provide a copv to the Enoineerinq Division.
All storm drain inlet facilities shall be appropriately marked "Onlv Rain in the Storm Drain"
usinq the Citv authorized marker.
The proiect shall use either volume-based and/or flow-based criteria for sizinq BMPs in
accordance with NPDES Permit Provision Xll.D.4.
Construction
A Storm Water Pollution Prevention Plan (SWPPP) (as required bv the NPDES General
Construction Permit) and compliance with the Green Buildinq Code for sediment and
erosion control are required for this proiect.
Prjor to qradino or buildinq permit for construction or demolition and/or weed abatement
activitv proiects subiect to coveraqe under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained bv providinq a copv of the
Notice of lntent (NOl) submitted to the State Water Resources Control Board and a copv
of the notification of the issuance of a Waste Discharqe ldentification (WDID) Number or
other oroof of filinq to the satisfaction of the Citv Enqineer. A copv of the SWPPP shall be
kept at the oroiect site. updated, and be available for review upon request.
Erosion & Sediment Control - ALL PROJECTS - Prior to the issuance of anv oradinq or
buildino permit for construction or demolition. the apolicant shall submit for review and
approval bv the Citv Enqineer. an Erosion and Sediment Control Plan as a separate sheet
of the qradino olan submittal to demonstrate compliance with the City's NPDES Proqram
and state water qualitv requlations for qradino and construction activities. The Erosion
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TTtvt 31957
Conditions of Approval
Planning Commission. 02107 12017
City Council: TBD
and Sediment Control Plan shall identifv how all construction materials. wastes, qradino
or demolition debris, and stockpiles of soil, aqqreqates. soil amendments, etc shall be
propertv covered. stored and secured to prevent transport into local drainaqes or waters
bv wind, rain, trackinq. or disoersion. The plan shall also describe how the proiect will
ensure that all BMPS will be maintained durino construction of anv future riqht of wavs. A
copv of the plan shall be incorporated into the SWPPP as applicable, kept updated as
needed to address chanqinq circumstances of the proiect site. be kept at the proiect site
and avarlable for review upon request.
99. Minimum BIVIP's as identified bv the Citv shall be implemented bv all oroiects.
Post-Construction
100. Prior to the issuance of a certificate of use and/or occupancv, the applicant shall
demonstrate compliance with applrcable NPDES permits for construction, MS4, etc. to
include:. Demonstrate that the proiect has comolied with all non-structural BMPs described
in the proiect's WQMP.. Provide siqned. notarized certification from the enoineer of work that the structural
BMP's identified in the proiect's WQMP are installed in conformance with approved
plans and soecifications and operational.. Submit a coov of the fullv executed, recorded Citv approved Operations and
Maintenance (O&M) Plan and Aqreement for all structural BMPs or a copv of the
recorded Citv approved CC&R.. The Ooeration and Maintenance (O&M) Plan and Aqreement and/or CC&R's shall
( 1 ) describe the lonq-term ooeration and maintenance reouirements for BMPs
identified in the BMP Exhabit: (2) identifv the entitv that will be responsible for lonq-
term ooeration and maintenance of the referenced BMPs: (3) describe the
mechanism for fundino the lonq-term operation and maintenance of the referenced
BMPS, and (4) provide for annual certification of water oualitv facilities bv a
reqistered civil enqineer. The Citv format shall be used.. Demonstrate that copies of the oroiect's aporoved WQMP (with recorded O&M Plan
or CC&R'S attached) are available for each of the initial occupants
(commercial/industrial) or HOA as appropriate.. Aqree to pav for a Special lnvestiqation from the Citv of Lake Elsinore for a date
twelve ( 1 2) months after the issuance of a Certificate of Use and/or Occupancv for
the proiect to verifv compliance with the approved WQMP and O&M Plan. A
sioned/sealed certification from the enqineer of work dated 12 months after CofO
will be considered in lieu of a Special lnvestiqation by the Citv.. Provide the City with a diqital .pdf copv of the Final WQMP.
Final Tract or Parcel Map
101 . The developer shall submit for plan check review and approval a final mao.
102. All inqress/eqress easements required to maintain access across the Levee shall be
shown on the final map.
Applicants lnilials Page 11 of 16
TTM 31957
Conditions of Approval
Planning Commission: 02107 12017
City Council: TBD
103. Prior to final map approval, provide evidence of the vacation of existino easements within
propertv boundaries.
104. Aoplicant shall obtain all necessarv off site easements for off-site qradinq from the
adiacent prooertv owners. includinq the Countv of Riverside, prior to final map approval
105. Phasinq plan. if anv, shall be approved bv the Citv Enoineer prior to issuance of anv
permits.
106. Prtor to Citv 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. aqreements executed and securities posted
107. The Final Tract Map shall include the phasino boundaries consistent wtth the parcels of
the Tentative Tract. The ohasino boundaries or parcels shall be processed as separate
tract maps.
Prior to lssuance of Buildinq Permit
108. Provide final soils. qeoloqv and seismic report, includinq recommendations for parameters
for seismic desiqn of buildinos. and walls prior to buildinq permit.
109. All required public riqht-of-wav dedications and easements shall be prepared bv the
develooer or his aqent and shall be submitted to the Enqineerinq Division for review and
approval orior to issuance of buildinq permit.
110. The Final Tract Map shall be recorded.
111. All street rmprovement plans, storm drain plans and siqninq and stripina plans shall be
completed and approved bv the Citv Enqineer.
112. The developer shall pav all Capital lmprovement TIF and Master Drainaoe Fees and Plan
Check fees (LEMC 16.34).
1 13. A portion of the required improvements for this development mav be covered under the
Traffrc lmpact Fee (TlF) or Area Drainaqe Fee proqram. Request for reimbursement or
credits shall be approved bv the Citv Enqineer and based on allowable costs in the fee
proaram and availabilitv of funds. The aqreement shall be completed prior to buildinq
Permit.
Prior to Occupancv
114. All siqninq and stripinq and traffic control devices for the required improvements of this
development shall be installed.
1 15. All public improvements shall be completed in accordance with the aooroved plans or as
condition of this development to the satisfaction of the Citv Enoineer.
Appllcants lnilials:Page 12 of 16
TTM 31957
Conditions of Approval
Plannrng Commission: 02107 12017
City Council: TBD
1 16. The fair share cost of rmprovements as a condition of this development shall be oaid
117. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of payment
in full in accordance with the LEMC.
CITY OF LAKE ELSINORE FIRE MARSHALL
General Conditions
118. Lake Elsinore Fire Protection Planninq Office Responsibilitv - lt is the responsibilitv
of the recipient of Fire Department conditions to forward them to all interested parties. The
permit number is reouired on all corresoondence. Questions should be directed to the
Riverside Countv Fire Department. Lake Elsinore Fire Protection Planninq Division at 130
S. Main St., Lake Elsinore. CA 92530. Phone: (951) 671-3124 Ext. 225. The followino fire
deoartment conditions shall be implemented in accordance with the Lake Elsrnore
Municipal Code and the adopted codes at the trme of project buildino olan submittal, these
conditions are in addition to the adopted code requirements.
119. Blue Dot Reflectors - Blue retro-ref lective pavement markers shall be mounted on private
streets, public streets and driveways to indicate location of fire hvdrants. Prior to
installation, placement of markers must be approved bv the Riverside Countv Fire Dept.
120. Minimum Hvdrant Fire Flow - Minimum required fire flow shall be '1,500 GPM for 2 hours
duration at 20 PSI residual ooeratinq pressure. which must be available before anv
combustible material is placed on the iob site. Averaqe spacinq between hvdrants 500'
and 250' maximum distance from anv ooint on the street or road frontaoe to hvdrant.
Standard Fire hydrants shall be installed (6"x4"x2-112").
121 . Standard Fire Hvdrants - Super fire hvdrants (6" x 4" x 2-2 1/2"), shall be located not less
than 25 feet or more than 250 feet from anv oortion of the buildinq as measures alonq
approved vehiculartravel wavs. The required fireflowshall be availablefrom anv adiacent
hvdrant(s) in the svstem.
122. Minimum Access Standards - The followino access requirements are required to be
implemented to ensure fire department and emerqencv vehicular access. All roadwavs
shall conform to the Citv of Lake Elsinore aoproved roadwav standards but in no case
shall the minimum fire department vehicular access be less the followinq provisions:
A. Twentv-four feet (24') clear width. Where parkinq is to be provided, each parkino
side shall be provided with eiqht (8') additional feet on each side of the fire
department access.
B. Median ooeninqs or crossovers between opposinq lanes of a divided hiqhwav or
street shall be located onlv at approved intersections at intervals of not less than
500 feet. IOrd. 529 S 3.2(F), 19731.
C. The required all weather vehicular access shall be able to support no less than
70.000 lbs. over 2 axles.
D. Roadwav qradient shall not exceed 15% on any access road, drivewavs, and
peflmeter roads.
Applicants Initials _Page 13 of 16
I
TTM 31957
Conditions of Approval
Planning Commission. 02107 12017
City Council: TBD
E. Turnino Radius shall be 26' inside and 38' outside for all access roads.
123. Secondarv Access - ln the interest of Public Safetv, this proiect shall provide an Alternate
or Secondarv Access. Said access shall be constructed in accordance to the Citv of Lake
Elsinore Enqineerino Department standards to accommodate full fire response and
communitv evacuation.
124. Separation of Occupancv - A fire barrier wall for the separation of occupancies is
required per the Caltfornia Buildinq Code. Fire walls. fire barriers, fire partitions, smoke
barriers. and smoke partitions or anv other wall required to have protected openinqs or
penetrations shall be effectivelv and permanentlv identified with sions or stencilino. Such
identification shall be located in accessible concealed floor, floor ceilinq or attic spaces
repeated at intervals not exceedinq 30 feet alono the wall. and include letterino not less
than 0.5 inch in heioht, incorporatinq the suqqested wordinq "FIRE AND/OR SMOKE
BARRIER-PROTECT ALL OPENINGS." or other wordino.
Prior to Buildinq Permit lssuance
125. Plan Check Fee - Buildinq plan check fees shall be made pavable to the "Citv of Lake
Elsinore". and shall be submitted to the Fire Department at the time of plan submittal.
126. Water Svstem Plans - Applicant and/or developer shall separatelv submit 2 sets of water
svstem plans to the Fire Department for review. Plans must be siqned bv a reqistered Civil
Enqineer and/or water purvevor prior to Fire Department review and approval. Mvlars will
be siqned bv the Fire Department after review and approval. Two (2) copies of the siqned
and approved water plans shall be returned to the Fire Department before release of a
buildinq permit.
127. Prior to Buildinq Construction Verification - This proiect shall be inspected and
approved bv the Fire Marshal or desionee prior to brinqinq combustible materials on site.
Durinq such inspection all permanent road siqns shall be in place. all hvdrants shall on
operatino and approved for use bv the water purvevor, and all permanent road surfaces
shall be completed includinq primarv and secondarv access circulation.
Prior to Buildinq Final lnspection
128. Residential Fire Sprinkler Svstems for Sinqle familv and two-familv 13D - lnstall a
complete fire sprinkler svstem desiqned in accordance with California Residential Code.
California Fire Code and adopted standards. A C-16 licensed contractor must submit
plans. alonq with the current fee, to the Fire Department for review and approval prior to
installation.
ADMINISTRATIVE SERV!CES DEPARTMENT
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
129. Priorto approval of the Final Map, Parcel Map, Residential Desion Review, or Conditional
Applicants lnitials Page '14 of 16
TTM 31957
Conditions of Approval
Planning Commission: 02107 12017
City Council. TBD
Use Permit (as applicable), the applicant shall annex into Communitv Facilities District No.
2015-1 (Safetv) the Law Enforcement. Fire and Paramedic Services Mello-Roos
Communitv Facilities District to offset the annual neqative fiscal impacts of the proiect on
public safetv operations and maintenance issues in the Citv. Alternativelv, the applicant
mav propose alternative financing mechanisms to fund the annual neqative fiscal impacts
of the proiect with respect to Public Safetv services. Applicant shall make a seven
thousand five hundred dollars ($7,500) non-refundable deposit to cover the cost of the
annexation, formation or other mitigation process, as applicable.
Annex into the Citv of Lake Elsinore Communitv Facilities District No.2015-2 (Maintenance
Services)
130. Priorto approval of the Final Map, Parcel Map, Residential Desiqn Review. Conditional
Use Permit or buildinq permit (as applicable), the applicant shall annex into the Communitv
Facilities District No. 2015-2 (Maintenance Services) to fund the on-qoinq operation and
maintenance of the public riqht-of-wav landscaped areas and neiohborhood parks to be
maintained bv the Citv and for street liqhts in the public riqht-of-wav for which the Citv will
pav for electricitv and a maintenance fee to Southern California Edison, includino
parkwavs, open space and public storm drains constructed within the development and
federal NPDES requirements to offset the annual neqative fiscal impacts of the proiect.
Alternativelv, the applicant mav propose alternative financinq mechanisms to fund the
annual neqative fiscal impacts of the proiect with respect to Maintenance Services.
Applicant shall make a seven thousand five hundred dollars ($7,500) non-refundable
deposit to cover the cost of the annexation. formation or other mitioation process. as
applicable.
Applicants lnitials Page 15 of 16
TTM 31957
Conditions of Approval
Planning Commissio n. 02107 12017
City Council. TBD
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:
Applicants initials Page 16 of 16