HomeMy WebLinkAboutPC Reso No 2017-21 (Summerly Development - DR Horton, MSHCP)RESOLUTION NO. 20'17.21
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE
CITY OF LAKE ELSINORE, CALIFORNIA, ADOPT FINDINGS THAT PLANNING
APPLICATION 2017.008 IS CONSISTENTWITH THE WESTERN RIVERSIDE COUNTY
MULTTPLE SPECtES HABTTAT CONSERVATTON PLAN (MSHCp)
Whereas, DR Horton, has filed an application with the City of Lake Elsinore (City) requesting
approval of Planning Application 2017-008 (Residential Design Review No. 2017-003) for the
construction of a 95 single-family detached residential development and associated
improvements for property located within 31920-24 of the Summerly Development of the East
Lake Specific Plan (APN: 371-040-013) (Project); and.
Whereas, Section 6.0 of the MSHCP requires that all discretronary Projects within an Multiple
Species Habitat Conservation Plan (MSHCP) criteria cell undergo the 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, Sectaon 6.0 of the MSHCP further requires that the City adopt consistency findings
demonstrating that the proposed dascretionary entitlement complies with the MSCHP cell criteria,
and the MSCHP goals and objectives, and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review)
the Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to the Residential Design Review; and,
Whereas, the East Lake Specific Plan Amendment (ELSP) No.6 is partially covered by two
distinct N4SHCP criteria cells: approximately three (3) acres of the ELSP No. 6 are within cell 4846
and approximately three tenths (0.3) of an acre are within cell 4937; and,
Whereas, the Project site wathin the boundaries of the ELSP No. 6 that are covered by the
aforementioned cell sites and,
Whereas, on l\4arch 7, 2017, at a duly noticed Public Hearing the Commission has considered
evidence presented by the Community Development Department and other interested parties with
respect to this item.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE
DOES HEREBY RESOLVE, OETERMINE AND ORDER AS FOLLOWS:
Section 1. The Commission has considered the Project and its consistency with the MSHCP
prior to recommendlng that the Council adopt Findings of Consistency with the MSHCP.
Section 2. That in accordance with the MSHCP, the Commission 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 must be reviewed for MSHCP
consistency. which review shall include an analysis of the Project's consistency with other
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Page 2 of 4
"Plan Wide Requirements." The Project is located within the ELSP area, specifically within the
ELSP Amendment No. 6 area. Prior to the City's adoption of the MSHCP, there were a series
of meetings between the County of Riverside, U.S. F/sh and Wildlife Service, and California
Depafiment of Fish and Game to disclrss conseryation measures within the ELSP and to
decide how to ensure development within the ELSP could proceed consistently with the
MSHCP and with the U.S. Army Corps of Engineers Section 404 permit. lt was determined
that a target acreage of 770 acres was warranted for MSHCP conseNation in the back basin
area of the City.
The Project site is within the ELSP and is covered by that conseNation agreement. Part of
the conseNation agreement also included a requirement that Projects in the back basin area
be consistent with the other "Plan Wide Requirements" set forth in the following secllons of
the MSHCP: Protection of Spec/es Assoclated with Riparian/Riverine Areas and Vernal Pool
Guidelines (MSHCP, S 612), Protection of Narrow Endemic Plant Species (NEPS)
Guidelines (MSHCP, S 6 7 3), Additional Survey Needs and Procedures (MSHCP, S 6.3.2),
UrbanANildlands lnterface Guidelines (MSHCP, S 6.1.4), Vegetation Mapping (MSHCP, S
6.3.1) requirements, Fuels Management Guidelines (MSHCP, $ 6.4), and payment of the
MSHCP Local Development Mitigation Fee (MSHCP Ordinance, S 4) The Prqect has been
reviewed in light of these seclions and ls conslslent therewith.
2. The Project is subject to the City's LEAP and the County's JPR processes.
The ELSP MSCHP consistency determination was submitted to the County of Riverside in
October 2003, prior to the initiation of the City's LEAP and County's JPR process.
Nevertheless, both the City and Dudek (acting on behalf of the County) agreed that the Project
was consistent with the MSHCP due to the extensive acreage set aside for conservation. The
Project has not been modified and was pafi of the overall ELSP which has been determined
to be consistent with the MSHCP.
3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
The previously approved ELSP No. 6 was determined to be conslstenl with the
Riparian/Riverine and Vernal Pool Guidelines as set fotlh in Section 6.1 .2 of the MSHCP. The
scope and nature of the Project have not been modified from that which was previously
approved and is therefore conslstenl with the Riparian/Riverine Areas and Vernal Pools
Guidelines.
4. The Project is consistent with the Protection of NEPS Guidelines.
The previously approved ELSP No. 6 was consislent with the Protection of NEPS Guidelines
as set fotTh in Section 6.1.3 of the MSHCP. The Project has not been modified from that
which was previously approved underthe ELSP Amendment No. 6. Additionally, based upon
prior approvals, the entire Prqect site has been graded and any plant species which may have
existed on the site have been removed and replaced with development. /t ls for these reasons
that the Project is conslslenf with the aforementioned guidelines.
5. The Project is consistent with the Additional Survey Needs and Procedures.
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The previously approved ELSP No. 6 uzas consistent with the Additional Survey Needs and
Procedures as sef forih in Secfion 6.3.2 of the MSHCP. The Project has not been modified
from that which was previously approved under the ELSP Amendment No. 6, and the entire
Proiect sife has been graded pursuant to previously issued permits. The Projecl is consis/enf
with the Additional Survey Needs and Procedures of the MSHCP.
6. The Project is consistent with the UrbanA//ildlands lnterface Guidelines.
The previously approved ELSP No. 6 was conslstent with the l.JrbantWitdtands lnter'face
Guidelines as sef forlh in Secfion 6.1.4 of the MSHCP. Because the Project has not been
modified from that which was previously approved under the ELSP No. 6, no further MSHCP
review is necessary and the Project is consistent with the lJrbantWildlands tnterface
Guidelines.
7. The Project is consistent with the Vegetation Mapping requirements.
The previously approved ELSP No. 6 vvas consistent with the Vegetation Mapping
requiremenfs as sef forih in Section 6.3.1 of the MSHCP. Mapping was conducted as pari of
the biological surveys for the original project. The Project has not been modified from that
which was previously approved and therefore is consisfent with the Vegetation Mapping
requirements.
8. The Project is consistent with the Fuels Management Guidelines.
The previously approved ELSP No. 6 vvas consistent with the Fuels Management Guidelines
as sel forth in Secfion 6.4 of the MSHCP. The Projecf sife is not within or adjacent to
conservation areas where the Fuels Management Guidelines would be required. The Project
has not been modified from that which was previously approved and therefore is consisfenf
with the Fuel Management Guidelines.
9. The Project overall is consistent with the MSHCP.
As sfafed in No. 1 above, the Project is within the ELSP area which has previously been
determined fo be consistent with the MSHCP.
Section 3. Based upon all of the evidence presented, the above findings, and the Conditions of
Approval imposed upon the Project, the Commission hereby recommends that the Council find
that the Project is consistent with the MSHCP.
Section 4. This Resolution shall take effect from and after the date of its passage and adoption.
Passed and Adopted this 7th day of March 2017.
Adam Armit, Chairman
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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.2017-21was adopted by the Planning Commission of the City of Lake Elsinore at
a regular meeting held on March 7,2017 , and that the same was adopted by the following vote:
AYES: Commissioner's Ross, Carroll and Klaarenbeek; Vice-Chair Gray and Chairman ArmitNOES: None
ABSTAIN: None
ABSENT: None
)"
Attest:
RESOLUT!ONS:
PROJEGT:
PROJECT NAME:
PROJECT LOCATION:
APPROVAL DATE:
EFFECTIVE DATE:
EXP!RATION DATE:
CONDITIONS OF APPROVAL
2017-21 & 2017-22
P A 2017-008/RDR 2017 -03
Linden Place DR Horton
APNs 371-270-022,044, and 054
March 7,2017
March 23,2017
March 23,2019
GENERAL
1. The proposed project consists of a request by DR Horton the approval of building
design and construction of 95 single family residential units located within Tract
31920-24 of the Summerly Development of the East Lake Specific Plan (APNs:
37 1 -27 0-022, 044, and 054)
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees, Agents, and its
Consultants (lndemnitees) from any claim, action, or proceeding against the
lndemnitees to attack, set aside, void, or annul an approval of the City, its
advisory agencies, appeal boards, or legislative body concerning approval,
implementation and construction of Tentative Tract Map No. 31957, which action
is bought within the time period provided for in California Government Code
Sections 65009 and/or 66499.37, and Public Resources Code Section 21167,
including the approval, extension or modification of Tentative Tract Map No.
31957 or any of the proceedings, acts or determinations taken, done, or made
prior to the decision, or to determine the reasonableness, legality or validity of
any condition attached thereto. The Applicant's indemnification is intended to
include, but not be limited to, damages, fees and/or costs awarded against or
incurred by lndemnitees and costs of suit, claim or litigation, including without
limitation attorneys' fees, penalties and other costs, liabilities and expenses
incurred by lndemnitees in connection with such proceeding. The City will
promptly notify the applicant of any such claim, action, or proceeding against the
City. lf the project is challenged in court, the City and the applicant shall enter
into formal defense and indemnity agreement, consistent with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the
Community Development Department for inclusion in the case records.
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Conditions of Approval
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PLANNING DIVISlON
4. Design Review approvalfor Residential Design Review No. 2017-03, shall lapse
and become void two (2) years following the date on which the design review
became effective, unless one of the following: (1) prior to the expiration of two
years, a building permit related to the design review is issued and construction
commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an
extension of the design review approval pursuant to subsections (B) and (C) of
Lake Elsinore Municipal Code (LEMC) Section 17.184.120. Notwithstanding
conditions to the contrary, a design review granted pursuant to LEMC Chapter
17.184 shall run with the land for this two-year period, subject to any approved
extensions, and shall continue to be valid upon a change of ownership of the site
which was the subject of the design review application.
5. All construction shall comply with these Conditions of Approval and those
provisions and requirements contained in the East Lake Specific Plan and Lake
Elsinore Municipal Code, prior to issuance of certificate of occupancy and
release of utilities.
6. All site improvements shall be constructed as indicated on the approved building
elevations and site plans for the Residential Design Review.
7. Future site plotting and construction shall be consistent with these Conditions of
Approval, those conditions approved with Tentative Tract Map No.31920 and
those provisions and requirements contained in the Municipal Code, subject to
approval by the Community Development Director or designee.
B. 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.
L All weep screeds shall be a maximum three inches above any hard surface and
four inches above any earth surface.
'10. Any revisions to approved site plans or building elevations shall be reviewed and
approved by the Community Development Director or designee.
11. Materials and colors as depicted in the approved Design Review Package shall
be used unless minor modifications are approved by the Community
Development Director or designee or major modifications are approved by the
Planning Commission.
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Conditions of Approval
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tc.
The applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'-
0" adjacent to the dwelling for the storage of the City trash barrels. The storage
pad or area shall conceal the trash barrels from public view, subject to the
approval of the Community Development Director or designee. Precise grading
plans shall identify the location of the aforementioned flat concrete pad and air
conditioning units.
The building addresses (in numerals at least four inches high) shall be displayed
near the entrance and easily visible from the front of the unit and public right-of-
way. The applicant shall obtain street addresses for all production lots prior to
tssuance of building permit.
The applicant shall comply with all requirements of the City's Grading Ordinance.
Construction generated dust and erosion shall be mitigated in accordance with
the provisions of Municipal Code, Chapter 15.72 and using accepted techniques.
lnterim erosion control measures shall be provided 30 days after the site's rough
grading, as approved by the City Engineer.
Prior to the issuance of a building permit, the Applicant shall submit a product
placement plan depicting the plan and design for each lot to be approved by the
Community Development Director or designee. Care is to be taken to ensure that
adjacent units are not of the same plan and design and there is adequate
variation.
The applicant shall comply with all applicable City Codes and Ordinances.
Prior to issuance of building permit, building plans for the model home complex
shall comply with all Amerrcan Disabilities Act (ADA) requirements, including
provision of a hand icapped-accessible bathroom.
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 Qommunity Development Director or designee.
A cash bond of 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.
to.
17.
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Conditions of Approval
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20.
21.
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.
The project shall connect to sewer and meet all requirements of the Elsinore
Valley MunicipalWater District (EVMWD). The applicant shall submit water and
sewer plans to the EVMWD and shall incorporate all district conditions and
standards.
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, subject to the
approval of the Community Development Director or designee, prior to issuance
of building permit.
All vinyl fencing shall be of a commercial grade.
All front yards and side yards on corner lots shall be properly landscaped with
automatic (manual or electric) irrigation system to provide 100 percent landscape
coverage using a combination of drip and conventional irrigation methods. The
final landscaping/irrigation plan is to be 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, and permit and
administration fees.
. 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 to the use of Xeriscape
or drought resistant plantings with combination drip irrigation system to be
used to prevent excessive watering.
No front-yard grass turf landscaping shall be installed.
22.
23.
24.
Applic;ints lnilr*l*
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Conditions of Approval
PA 2017-008
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o All landscape improvements shall be bonded with a 100 percent Faithful
Performance Bond for materials and labor for two years or 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 new Model Homes shall be Xeriscaped and signage provided identifying
Xeriscape landscaping. Xeriscape is a method of landscape design that
minimizes water use by:
1) lmplementing hydrozones,
2) Minimizes high water-use plant material as identified by Water Use
classifications of Landscape Species (wucols) (such as turf) and
i ncorporates water-efficient ("d rou g ht-tolerant" / cl i mate-app ropriate)
plants;
3) Requires an efficient irrigation system that includes:
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/orii. 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) lmprovement 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.
Applicants lnitr*ls: _
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25.
26.
27.
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.
. Applicant shall provide a landscaping installation plan prior to the issuance
of building permits to be approved by the Community Development Director
or their designee.
Fences located in any front yard shall not exceed three feet in height with the
exception that wrought-iron fences may be five feet in height. Chain link fences
shall be prohibited.
Garages shall be constructed to provide a minimum of twenty feet by twenty feet
(20' x 20') of interior clear space to accommodate two vehicles.
These Conditions of Approval and those conditions approved with Tentative
Tract Map No. 31920 shall be reproduced on subsequent building plans priorto
issuance of building permit.
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
Sunday or any Legal Holidays.
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 Homeowner's Association shall maintain all project improvements and
facilities, including the landscaping, perimeter walls, park facilities, and drainage
improvements.
28.
29.
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l\pplic;:nls Iniliilils
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3'1 The developer shall comply with all of the terms and conditions of that certain
First Amended and Restated Development Agreement Between the City of Lake
Elsinore and Laing-CP Lake Elsinore LLC" which recorded on December 17,
2004 in the Official Records of Riverside County, California as lnstrument No.
1001282 and the First Operating Memorandum of Understanding dated
November 23,2010 by and between the City and McMillin Summerly, LLC, the
successor in interest to Laing, including without limitation the requirements of
Section 12.10 relating to the provision of affordable housing or (at the election of
the developer) payment of an Affordable Housing Fee in the amount of One
Dollar and Thirty Cents ($1.30) per square foot of assessable space.
The applicant shall provide all prospective home buyers and home owners a
written disclosure statement identifying that the project is located within an active
recreation arca. Such activities will include, but are not limited to sporting
activities, water sport and recreation activities, off road racing, sky diving, hang
gliding, etc. Said written disclosure statements shall indicate that such recreation
activities will include, but are not limited to noise impacts, excessive lighting and
dust.
32.
BUILDING DIVISION
General Conditions
33.Final Buildinq and Safetv Conditions. Final Building and Safety Conditions will
be addressed when building construction plans are submitted to Building and
Safety for review. These conditions will be based on occupancy, use, the
California Building Code (CBC), and related codes which are enforced at the time
of building plan submittal.
Compliance with Code. All design components shall comply with applicable
provisions of the 2016 edition of the California Building, Plumbing and
Mechanical Codes: 2016 California Electrical Code, California Administrative
Code, 2016 California Energy Codes, 2016 California Green Building Standards,
California Tille 24 Disabled Access Regulations, and Lake Elsinore Municipal
Code.
Green Measures. The application shall provide 10% voluntary green measures
on the project, as stipulated by the 2016 California Green Building Standards.
Disabled Access. Applicant shall provide details of all applicable disabled access
provisions and building setbacks on plans to include.
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35.
36.
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Applicants llritrels _
Conditions of Approval
PA 2017-008
Planning Commission TBD
City Council TBD
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the bullding.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public righlof-way to all public areas on site, such as
club house, trach enclosure tot lots and picnic areas.
37. Street Addressinq, Applicant must obtain street addressing for all proposed
buildings by requesting street addressing and submitting a site plan for
commercial or multi-family residential projects or a recorded final map for single-
family residential projects.
38. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore
School District shall be submitted to the Building and Safety Department to
ensure the payment or exemption from School Mitigation Fees.
39. Obtain Approvals Prior to Construction. Applicant must obtain all building plans
and permit approvals prior to commencement of any construction work.
40. Obtaininq Separate Approvals and Permits. Trash enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits.
41. Sewer and Water Plan Aporovals. On-site sewer and water plans will require
separate approvals and permits.
42. House Electrical Meter. Applicant shall provide a house electrical meter to
provide power for the operation of exterior lighting, irrigation pedestals and fire
alarm systems for each building on the site. Developments with single user
buildings shall clearly show on the plans how the operation of exterior lighting
and fire alarm systems when a house meter is not specifically proposed.
At Plan Review Submittal
43. Submittinq Plans and Calculations. Applicant must submit to Building and Safety
four (4) complete sets of plans and two (2) sets of supporting calculations for
review and approval including:
a. An electrical plan including load calculations and panel schedule,
plumbing schematic, and mechanical plan applicable to scope of work.
Applicants lnjtraisl
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Conditions of Approval
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b. A Sound Transmission Control Study in accordance with the provisions
of the Section 1207 , of the 201 3 edition of the Catifornia Buitding Code.
c. A precise grading plan to verify accessibility for the persons with
disabilities
d. Truss calculations that have been stamped by the engineer of record of
the building and the truss manufacturer engineer.
Prior to lssuance of Grading Permit(s)
44. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted
separately from the building plans, shall be submitted to Building and Safety for
review and approval.
45. Demolition Permits. A demolition permit shall be obtained if there is an existing
structure to be removed as part of the project.
Prior to lssuance of Building Permit(s)
46. Plans Require Stamp of Reqistered Professional. Applicant shall provide
appropriate stamp of a registered professional with original signature on the
plans.
Prior to Beginning of Construction
47. Pre-Construction Meetinq. A pre-construction meeting is required with the
building inspector prior to the start of the building construction.
ENGINEERING DIVISION
General Requirements
48. This project shall comply with the applicable Conditions of Approval of Tentative
Tract 31920 as approved by City Council on July 27,2004.
49. All arrangements for relocation of utility company facilities (power poles, vaults,
etc.) out of the roadway shall be the responsibility of the property owner or his
agent, All overhead utilities shall be undergrounded.
50. All slopes, open space, community walls and landscaping except for public
parks, school property and flood control district facilities shall be maintained by
Applacants lnitials
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Conditions of Approval
PA 2017-008
Planning Commission TBD
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the property owner or property owner's association or another maintenance
entity approved by the City Council.
Community walls will be located on Homeownels Association lots.
ln accordance with the City's Franchise Agreement for waste disposal &
recycling, the developer shall be required to contract with CR&R lnc. 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.
Developer shall mitigate to prevent any flooding and/or erosion downstream
caused by development of the site and or diversion of drainage.
No building will be allowed in drainage easements. Drainage easements will be
kept free and clear.
Any grading that affects "waters of the United States", wetlands or JUrisdictionalstreambeds, shall require approval and necessary permits from respective
Federal and/or State agencies.
All required grading and improvement plans, soils, geology, hydrology and
hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer.
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.
Fees
58. The developer shall pay all Engineering Division assessed capital lmprovement,
Plan Check and Permit fees (LEMC 16.34). Applicabte mitigation fees may
include: Traffic lnfrastructure Fee (TlF), Transportation Uniform Mitigation Fee
(TUMF), and Drainage Fee. Fee rate will be assessed at the prevalent rate at
time of payment in full.
Flood Plain
59. Meet all requirements of LEMC 1 5.68 and 15.64 regarding floodplain
management and flood hazard regulations. Finish floor elevation of all buildings
shall be a minimum ol 1267 fl.
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Conditions of Approval
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60. The developer shall provide written, signed and sealed certification from a
registered Civil Engineer or licensed Land Surveyor that the finished floor of each
structure is at or above the elevation of 1267 ft.
61. The current LOMR information shall be shown on the grading plans.
62 A copy of the approved LOMR-F should be provided to each homeowner.
63. Projects in the back basin shall comply with the special conditions to permit No.
88-00215-00-RRS (Lake Elsinore Management Project)
Storm Water Management / Pollutant Prevention
64. The developer shall obtain and maintain coverage under the General permit -Construction. A copy of the Change of lnformation (COl) and/or NOI shall be
submitted to the Engineering Division prior to permit issuance. A SWppp shall
be prepared, implemented and maintained onsite to provide erosion control
measures and best management practices (BMP's) throughout all phases of
construction.
65. All storm drarn inlet facilities shall be appropriately marked "Only Rain in the
Storm Drain" using the City authorized marker to prevent illegal dumping in the
storm drain system.
66. The developer shall submit an amendment to the Master Water euality
Management Plan (WQMP). The requirements of the WQMP Amendment may
affect the overall layout of the project. Therefore, WQMP submittal should be
during the initial process of the project. The final WQMP Amendment must be
approved prior to grading permit issuance.
6T DURING CONSTRUCTION, NPDES education guidelines and Best
Management Practices (BMPs) shall be posted to inform users of this
development of environmental awareness and good housekeeping practices that
contribute to protection of storm water quality and meet the goals of the BMps of
the Riverside County NPDES Drainage Area Management Plan.
lm provements
68. An Encroachment Permit shall be obtained prior to any work on City and/or State
right-of-way. The developer shall submit the permit application, required fees
and documents prior to issuance.
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69. Applicant to provide to the City a video record of the condrtion of all public City
roads being used for construction, prior to any permits being issued. ln the event
of damage to such roads, applicant shall pay full cost of restoring public roads to
the baseline condition. A bond may be required to ensure payment of damages
to the public righlof-way, subject to the approval of the City Engineer.
70. Sight distance into and out of the project location shall comply with CALTRANS
Standards.
71 . All landscaping and fencing at intersections shall meet City Sight Distance
Standards.
72. Roof drains shall drain to a landscaped area.
73. No service laterals shall be located underneath driveway approaches or aprons.
74. the developer shall install permanent bench marks per City of Lake Elsinore
Standards and at locations to be determined by City Engineer.
75. lf existing improvements are to be modified, the existing improvement plans on
file shall be modified accordingly and approved by the City Engineer prior to
issuance of building permit.
76. 10 year storm runoff shall be contained within the curb and the 100 year storm
runoff shall be contained within the street righlof-way. When either of these
criteria is exceeded, drainage facilities shall be provided.
77. All drainage facilities in this project shall be constructed to Riverside County
Flood Control District Standards.
All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 %" x 1 1" Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be scheduled
and approved.
All natural drainage traversing the site shall be conveyed through the site, or shall
be collected and conveyed by a method approved by the City Engrneer. All off-
site drainage, if different from historic flow, shall be conveyed to a public facility,
accepted by adjacent property owners by a letter of drainage acceptance, or
conveyed to a drainage easement.
7B
7A
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80. All Public Works requirements shall be constructed and complied with as a
condition of development as specified in the Lake Elsinore Municipal Code
(LEMC) and Lake Elsinore Public Works Standard Plans.
81. The developer shall install blue dot markers in the roadway at a right angle to
Fire Hydrant locations per Lake Elsinore Standards.
82. The street light system shall be desrgned by SCE as a LS2, City owned system.
lf the City has adopted an LED light standard by the time of construction, LED
lights shall be used.
83. The developer shall provide signing and striping plans for the required
improvements of this project.
Grading
84. Grading plans shall reference NAVD 88 datum and elevations. The current
LOMR informatron shall be placed on the plans for easy reference.
85. 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.
Export sites located within the Lake Elsinore City limits must have an active
grading permit. Hauling of over 5,000 cy subject to City Council approval (LEMC
15.72.065). Costs incurred by City in conjunction with approval of the haul route
shall be paid by the applicant.
86. The project shall comply with CBC 1804.3 site grading requirements,
87. Applicant to provide to the City a video record of the condition of all proposed
public City haul roads. ln the event of damage to such roads, applicant shall pay
full cost of restoring public roads to the baseline condition. A bond may be
required to ensure payment of damages to the public right.olway, subject to the
approval of the City Engineer.
88. A grading plan signed and stamped by a California Registered Civil Engineer
shall be submitted for City review and approval for all addition and/or movement
of soil (grading) on the site. The plan shall include separate sheets for erosion
control, haul route and traffic control, The grading submittal shall include all
supporting documentation and be prepared using City standard title block,
standard drawings and design manual (available at www.lake-elsinore.org).
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89. All grading plan contours shall extend to minimum of 50 feet beyond property
lines to indicate existing drarnage pattern.
lf the grading plan identifies alterations in the existing drainage patterns as they
exit the site, a Hydrology and Hydraulic Report for review and approval by City
Engineer shall be required prior to issuance of grading permits. All grading that
modifies the existing flow patterns and/or topography shall be approved by the
City Engineer
The developer shall apply for, obtain and submit to the City Engineering Division
a letter from Southern California Edison (SCE) indrcating that the construction
activity will not interfere with existing SCE facilities (aka SCE NIL).
92. All grading shall be done under the supervision of a geotechnical engtneer.
Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion
control and approved by the City.
Developer shall execute and submit grading and erosion control agreement, post
grading security and pay permit fees as a condition of grading permit issuance.
Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development
ag reement.
Prior to lssuance of Building Permit
The final map shall be approved and recorded prior to building permit issuance.
Provide final soils, geology and seismic report, including recommendations for
parameters for seismic design of buildings, and walls prior to building permit.
All required public right-of-way dedications and easements shall be prepared by
the developer or his agent and shall be submitted to the Engineering Division for
review and approval prior to issuance of building permit.
All internal street improvement and signing and striping plans shall be completed
and approved by the City Engineer.
The developer shall pay all Capital lmprovement TIF and Plan Check fees (LEMC
16.34).
90
91.
o'l
94
95
96.
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Prior to Occupancy
100. All signing and striping and traffic control devices for the required improvements
internal to TR 31920-24 shall be installed.
10'1 . All public improvements internal to TR 31920-24 shall be completed in
accordance with the approved plans or as condition of this development to the
satisfaction of the City Engineer. Acceptance of public improvements can be
requested once all construction of homes has ended.
'102, Any damage to existing landscape easement areas due to project construction
shall be repaired or replaced at no cost to the City.
103. Any damage to exrsting asphalt streets, concrete sidewalks, curbs, gutters and
driveways will be repaired to the satisfaction of the City Engineer prior to tract
final.
104. 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.
'105. Final soil report showing compliance with recommendations, compaction reports,
grade certifications, monument certifications (with tie notes delineated on 8 lz x
11" mylar) shall be submitted in .tif format on CD to the Engineering Division
before final inspection will be scheduled.
'106. ln 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.
107. Prior to grading or building permit close-out and/or the issuance of a certificate
of use or a certificate of occupancy, developer shall:
. Demonstrate that all structural BMPs required for TR 31920-24 have been
constructed, installed and are functioning in conformance with approved
plans and specifications and the WQMP;. Demonstrate that they are prepared to implement all non-structural BMPs
required for TR 31920-24 included in the conditions of approval or
building/grading permit conditions;. Demonstrate that an adequate number of copies of the approved project
specific TR 31920-24 Amendment to the WQMP are available for the future
owners/occu pants; and
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. The developer shall provide all education guidelines for Water euality
Management Practices to the separate owners of the development,
regarding the environmental awareness on good housekeeping practices
that contribute to protection of storm water quality and meet the goals of the
approved WQMP in the Riverside County NPDES Drainage Area
Management Plan. Contact the City NPDES Coordinator for
handouUguideline information.
108. The property owner shall execute and cause to be recorded an Operations and
Maintenance Agreement in the form provided by the City to inform future property
owners of the requirement to implement the approved final project-specific
WQMP.
109. As-built plans for all 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.
1 10. The approved, revised plans and Final recorded map(s) shall be provided to the
City on a CD/DVD in .tif format and as GIS Shape files of all final maps and street
and storm drain plans. -ALL DATA MUST BE lN projected Coordinate System:
NAD 83 State Plane California Zone Vl U.S. Fleet.
111. All frnal studies and reports
Studies and reports include,
WQMP, etc.
shall be submitted in .tif format on a CD/DVD.
Soils, Seismic, Hydrology, Hydraulics, Grading,
CITY OF LAKE ELSINORE FIRE MARSHALL
General Conditions
112. Lake Elsinore Fire Protection Planning Office Responsibility - lt is the
responsibility of the recipient of Fire Department conditions to fonrrua rd them to all
interested parties. The permit number is required on all correspondence.
Questions should be directed to the Riverside County Fire Department, Lake
Elsinore Fire Protection Planning Division at 130 S. Main St., Lake Elsinore, CA
92530, Phone: (951) 671-3124 Ext. 225. The following fire department conditions
shall be implemented in accordance wlth 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.
Applicants Inilials: _
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City Council TBD
113. 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.
114. Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,500 GPM
for 2 hours duration at 20 PSI residual operating pressure, which must be
available before any combustible material is placed on the job site. Average
spacing between hydrants 500'and 250' maximum distance from any point on
the street or road frontage to hydrant. Standard Fire hydrants shall be installed
(6"x4"x2-112").
1 15. Standard Fire Hydrants- Super fire hydrants (6" x 4" x 2-2 112"), shall be located
not less than 25 feet or more than 250 feet from any portion of the building as
measures along approved vehicular travel ways. The required fire flow shall be
available from any adjacent hydrant(s) in the system.
116. Minimum Access Standards - The following access requirements are required
to be implemented to ensure fire department and emergency vehicular access.
All roadways shall conform to the City of Lake Elsinore approved roadway
standards but in no case shall the minimum fire department vehicular access be
less the following provisions:
A. Twenty-four feet (24') clearwidth. Where parking istobeprovided, each
parking side shall be provided with eight (8') additional feet on each side
of the fire department access.
B. Median openings or crossovers between opposing lanes of a divided
highway or street shall be located only at approved intersections at
intervals of not less than 500 feet. [Ord. 529 S 3 2(F), 1973].
C. The required all weather vehicular access shall be able to support no
less than 70,000 lbs. over 2 axles.
D. Roadway grad ient shall not exceed 15% on any access road, driveways,
and perimeter roads.
E. Turning Radius shall be 26' inside and 38'outside for all access roads.
1 17. Secondary Access - ln 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.
1 18. Separation of Occupancy- A fire barrier wall for the separation of occupancies
is required per the California Building Code. Fire walls, fire barriers, fire
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partitions, smoke barriers, and smoke partitions or any other wall required to
have protected openings or penetrations shall be effectively and permanently
identified with signs or stenciling. Such identification shall be located in
accessible concealed floor, floor ceiling or attic spaces repeated at intervals not
exceeding 30 feet along the wall, and include lettering not less than 0.5 inch in
height, incorporating the suggested wording "FIRE AND/OR SMOKE BARRIER-
PROTECT ALL OPENINGS," or other wording.
Prior to Building Permit Issuance
1 '19. Plan Check Fee- Building plan check fees shall be made payable to the "City of
Lake Elsinore", and shall be submitted to the Fire Department at the time of plan
submittal.
120. Water System PIans - 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.
121. 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 sudaces shall be completed including primary and
secondary access circulation.
Prior to Buildinq Final lnspection
122. Residential Fire Sprinkler Systems for Single family and two-family 13D -
lnstall 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.
MITIGATION MONITOR!NG AND REPORT!NG PROGRAM
123. The Mitigation Monitoring & Reporting Program ((MMRP) for (ElR or MND),
which was adopted for Tentative Tract Map 31920
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