HomeMy WebLinkAboutPC Reso No 2017-37 ( DR Horton, RDR)RESOLUTION NO. 2017.37
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 PLANNING APPLICATION NO.
2016-109 (RES|DENT|AL DESTGN REVTEW NO. 2017-07) PROV|D|NG BU|LD|NG
DESIGNS FOR 8,I SINGLE.FAMILY OWELLING UNITS AND RELATED
IMPROVEMENTS LOCATED WITHIN TENTATIVE TRACT MAP NO. 33486
Whereas, D.R. Horton has filed an application with the City of Lake Elsinore (City) requesting
approval of Planning Application No. 2016-109 (Residential Design Review No. 20'17-07) for the
design and construction of 81 single-family residential units, preliminary plotting, conceptual wall
and fence plan, including a new model home complex and related improvements located within
Tentative Tract Map (TTM) No. 33486 (Project). The Project is located on the northeasterly side
of Machado Street, southwesterly of Lakeshore Drive, and northeasterly of Zieglinde Drive (APNS:
379-150-002, 041 , 042, 043, 048, and 050); and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review)
the Planning Commissron (Commission) has been delegated with the responsibility of makrng
recommendations to the City Council (Council) pertaining to the residential design review, and,
Whereas, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code SS 21000
el seq.: CEQA) and the Guidelines for lmplementation of CEOA (14 C.C.R. SS 15000 ef seq.:
CEQA Guidelines), public agencies are expressly encouraged to reduce delay and paperwork
associated with the implementation of CEQA by using prevrously prepared environmental
documents when those previously prepared documents adequately address the potential impacts
of the proposed project (CEQA Guidelines Section 15006); and,
Whereas, CEQA Guidelines Section 15162 establishes the standard to be used when
determining whether subsequent environmental documentation is necessary and states that
when an environmental document has already been adopted for a project, no subsequent
environmental documentation rs needed for subsequent entitlements which comprise the whole
of the action unless substantial changes or new information are presented by the project; and,
Whereas, a Mitigated Negative Declaration (MND) was adopted on February 28, 2006 for TTM
33486 and evaluated environmental impacts that would result from maximum build-out of the
Tentative Tract Map, which contemplated development of a single family residential development;
and,
Whereas, the Project does not present substantial changes or new information regarding the
potential environmental impacts of development, and,
Whereas, on [/ay 16, 2017, al 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, DETERMINE AND ORDER AS FOLLOWS:
Section 'l. The Commission has considered the proposed Project and has found it acceptable.
The Commission has reviewed and analyzed the proposed Project pursuant to the California
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Page 2 of 3
Planning and Zoning Laws (Cal. Gov. Code SS 59000 et seq.), the Lake Elsinore General Plan
(GP) and the LEMC and finds and determines that the proposed Project is consistent with the
requirements of California Planning and Zoning Law and with the goals and policies of the GP
and the LEMC.
Section 2. The Commission finds and determines that no new CEQA documentation is
necessary. The Project comprises the whole of the action which was analyzed in the previously
approved and adopted MND No. 2005-05 (SCH No. 2005121086) for TTM 33486. Approval of
the Project will not change density or intensity of use; it simply establishes standards for color
palates, articulation, orientation, and design of single family residential development. Therefore,
no further environmental review is necessary.
Section 3. That in accordance with LEMC Chapter 17.184,ihe Commission makes the following
findings regarding Planning Application No. 2016-109 (Resadential Design Review No. 2017-07):
1. The Project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located.
The Project s/te has a General Plan Land Use designation of Low-Medium Density
Residential, which provides for detached single-family homes with densities ranging
between one (1)to six (6) dwelling units per net acre. The proposed Project is requesting
to establish standards for color palates, afticulation, orientation, and design of a single-
family residential development for TTM 33486. TTM 33486, which was previously
approved for the subdivision of approximately 24 acres into 83 single-family residential
lots with a density of 3.5 dwe ing units per acre. The proposed Project does not propose
an increase in density of development than what was previously approved. Fufther, the
single family homes will asslsl /n achieving the development of a well-balanced and
functional mix of residential, commercial, industrial, open space, recreational, and
institutional land uses.
2. The single{amily detached residential development complies with the design directives
contained in the General Plan and all applicable provisions of the LEMC.
The proposed Project meets all the required development standards for setbacks, lot
coverage, building height, minimum dwelling unit size, and parking as identified in the
Single Family Residential (R-1) zone and provides all the required amenities as identified
in Chapter 17.44 (Residential Development Standards) of the LEMC. The three (3)
architectural styles proposed will create a distinctive streel scene within the Project site.
Sufficient selbacks and onsite landscaping have been provided thereby creating interest
and varying v/stas. /n addition, safe and efficient circulation has been achieved onsite.
3. Conditions and safeguards pursuant to Chapter 17.184.070 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Chapter 17.184.
Pursuant ,o Section 17.184.070 of the LEMC, the Project was considered by the
Commission at a duly noticed Public Hearing held on May 16, 2017. The Project, as
reviewed and conditioned by all applicable City divisions, depaftments and agencies, will
not have a significant effect on the environment. Approval of the Project will not result in
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Page 3 of 3
a substantial change to the previously adopted MND. Therefore, no additional
environmental review is necessary.
Section 4. 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 Planning Application No. 2016-109 (Residential Design Review No. 2017-07).
Section 5. This Resolution shall take effect immediately upon its adoption.
Passed and Adopted this 16th day of May, 2017 .
2/L'='
Adam Armit, Chairman
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. 2017-37 was adopted by the Planning Commission of the City of Lake Elsinore,
California, at a Regular meeting of May 16,2017 and that the same was adopted by the following
vote:
SS,
AYES:
NOES:
ABSTAIN: None
ABSENT: Vice-ChairGray
Commissioner's Ross, Carroll and
None
and Chairman Armit
CONDITIONS OF APPROVAL
RESOLUTION:
PROJECT:
PROJECT NAME:
2017-36 &2017-37
PA 201 6-1 09/RDR 2017 -07
McKenna Court
PROJECTLOCATION: APNs: 379-150-002,O41,042,043,048, and 050
APPROVAL DATE: May 16,2017
EFFECTIVE DATE: May 31,2017
EXPIRATION DATE: May 16,2019
GENERAL
1 Planning Application (PA) No 2016- 1O9/Residential Design Review (RDR) No. 2017-07
consists of design and construction of 81 single-family residential units, preliminary plotting,
conceptual wall and fence plan, including a new model home complex and related
improvements located within Tentative Tract Map No. 33486 (Prolect). The Project is
located on the northeasterly side of Machado Street, southwesterly of Lakeshore Drive,
and northeasterly of Zieglinde Drive (APNs: 379-150-002, 041 , O42,043, 048, and 050).
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 Residential
Design Review No. 2017-07, 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 21 167, including the approval, extension or modification of Residential Design
Review No. 2017 -07 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 rn 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 origrnal to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4. Design Review approval for Residential Design Review No. 2017-07, 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
App,icant's lnitiais: __.Page 1 of 19
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Conditions of Approval
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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.
All Conditions of Approval and Mitigation Measures related to Tentative Tract Map No.
33486 shall be adhered to.
The applicant shall provrde all project-related on-site and off-site improvements as required
by these Conditions of Approval.
All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy.
All future development proposals shall be reviewed by the City on a project by project basis.
lf determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the Municipal Code in a
similar manner as a new application.
lf any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future
building permits, deny revoke, or further condition all certificates of occupancy issued under
the authority of approvals herein granted; record a notice of violation on the property title;
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation.
The following architectural details shall be provided:
. All front fence returns shall be decoratrve masonry walls. Wood fences will not be
allowed along the front elevation. Vinyl or steel (wrought iron or aluminum) gates are
allowed in order to allow access to rear yards. All vinyl fencing shall be of commercial
grade.
. The applicant shall provide four-sided articulation. Architectural enhancements and
treatments shall be provided on all residential elevations (front, rear, and side) visible
from streets and other public views.
. All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall be
allowed.
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
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Development Director or designee. Precise grading plans shall identify the location of the
aforementioned flat area and air conditioning units.
13. Prior to the issuance of a building permit, the Applicant shall submit a product placement
plan depicting the plan and design for each dwelling unit to be approved by the Community
Development Director or designee. Care is to be taken to ensure that adjacent units with
the same floor plan are minimized and reflect a diversity in architecture and colors to ensure
that there is adequate variation in architectural design.
14. 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 issuance of building permit.
The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of
each building permit.
16. The applicant shall pay all applicable City fees, including but not limited to Development
lmpact Fees (DlF), Transportation Uniform Mitigation Fees (TUMF), Traffic lnfrastructure
Fees (TlF), Area Drainage Fees, Capital lmprovement lmpact/Mitigation Fees, and Plan
Check fees, at the rate in effect at the time of payment.
Prior to lssuance of Gradinq Permits/Buildinq Permits
17. Prior to the issuance of a grading permit, the project applicant shall obtain all necessary
State and Federal permits, approvals, or other entitlements, including obtaining the
necessary authorizations from the regulatory agencies for proposed impacts to
jurisdictional waters. Authorizations may include a Section 404 Permit from the U.S. Army
Corps of Engineers, a Section 1602 Streambed Alteration Agreement from the California
Department of Fish and Wildlife, and a Section 401 Water Quality CertificationArVaste
Discharge Requirement from the Regional Water Quality Control Board.
'18. Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan
addressing the following:
o Show that a masonry or decorative block wall will be constructed along the entire tract
boundary.
. Show materials, colors, and heights of rear, side and front walls/fences for proposed
lots.
. Show the location of all wood, vinyl or steel (wrought iron or aluminum) gates placed
within the front return walls.
o Show that side walls for corner lots shall be decorative masonry block walls.
o Show that those materials provided along the front elevations (i.e. brick, stone, etc.) will
wrap around the side elevation and be flush with the front return walls.
to Signs are not part of this project approval. All signage shall be subject to Planning Division
Applicant's tnitialst _Page 3 of 19
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or Planning Commission review and approval prior to installation.
Prior to Final Map recordation, in the event that an LLMD or other acceptable entity is not
formed, the applicant shall initiate and complete the formation of a Homeowner's
Association, approved by the City, recorded and funded in place. All Association
documents shall be approved by the City and recorded, such as Articles of lncorporation
for the Association, and Covenants, Conditions, and Restrictions (CC&R's).
Membership in the Home Owner's Association, if required, shall be mandatory for each
buyer and any successive buyer.
Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. 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. Site preparation activity and construction shall not commence before
7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work
and similar interior construction may be conducted on Saturdays and may commence no
earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not
take place on Sunday, or any Legal Holidays. The sign shall identify the name and phone
number of the development manager to address any complaints.
Prior to issuance of a building permit, building plans for the Model Home Complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of an
accessible bathroom.
Construction phasing shall be implemented in accordance with the approved Phasing Plan
which avoids construction traffic from entering occupied neighborhoods within the tract.
A cash bond shall be required for the Model Home Complex. This bond is to guarantee
removal of the temporary fencing material, parking lot, etc. that have been placed onsite
for the Model Home Complex. The bond will be released after removal of the materials
and the site is adequately restored, subject to the approval of the Community Development
Director or designee.
A cash bond shall be required for any garage conversion of the model(s). Bonds will be
released after removal of all temporary materials and the site is adequately restored,
subject to the approval of the Community Development Director or designee.
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 applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of each building permit.
The project shall connect to water and sewer and meet all requirements of the Elsinore
Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer
plans to the EVMWD and shall incorporate all district conditions and standards.
30. All mechanical and electrical equipment associated with the residences shall be ground
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mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened behind fence returns, subject to the approval
of the Community Development Director, prior to issuance of building permit.
All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation systems to provide 100 percent planting coverage using a
combination of drip and conventional irrigation methods. Construction Landscape &
lrrigation drawings shall be prepared, reviewed by the City's Landscape Architect
Consultant and approved by 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, permits and administration fees.
. The applicant shall replace any street trees harmed during construction, in
conformance with the City's Street Tree List, at a maximum of 30 feet apart and at
least 24-inch box in size.
Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
The applicant shall ensure a clear line of sight at ingress/egress points by providing
plantings within 15 feet of ingress/egress points whose height does not exceed two
(2) feet and whose canopy does nof fall below six feet.
The landscape plan shall provide for California native drought-tolerant ground cover,
shrubs, and trees. Special attention shall be given to use of Xeriscape or drought
resistant plantings with combination drip irrigation system to prevent excessive
watering.
No front-yard grass tud landscaping will be installed.
All landscape improvements shall be bonded with a ten percent (10%) Faithful
Performance Bond of the approved estimated labor and materials cost for all planting.
The bond shall remain in effect for one year from Certificate of Occupancy.
All landscaping and irrigation shall be installed within an affected portion of any phase
at the time a certificate of occupancy is requested for any building.
All Model Homes shall be Xeriscaped and signage provided identifying Xeriscape
landscaping. Xeriscape is a method of landscape design that minimizes water use
by
1) lmplementing hydrozones;
2) Eliminating high and medium water-use plant material as identified by Water Use
Classifications of Landscape Species (WUCOLS) (such as turf) and incorporates
low to very low water-efficient ("drought-tolerant" / climate-appropriate) plants;
3) Requires an efficient irrigation system that includes:
Al)piir:ant's I nitials Page 5 of 19
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a. ET-Based ("Smart irrigation") controlle(s) with weather-sensing,
automatic shut-off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:i. Low-volume point-source irrigation (such as drip irrigation and
bubblers) for all shrub planter areas (maximum of 3:1 slope) with a
minimum irrigation efficiency of 0.90; and/or,
ii, Rotor-type nozzles for areas greater than ten (10) feet wide, for
slopes 3:1 and greater, AND with a minimum irrigation efficrency of
o.71.
lmprovement of soil structure for better water retention; and
Application of mulch to hinder evaporation.
The Final landscape plan shall be consistent with any approved site and/or plot plan.
The Final landscape plan shall include planting and irrigation details.
All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
. All landscaping and irrigatron 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.
BUILDING DIVISION
General Conditions
32. 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.
33. 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 Title 24 Disabled Access Regulations,
and Lake Elsinore Municipal Code.
34. 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.
35. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District
4)
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Applicant's lritials Page 6 of 19
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shall be submitted to the Building and Safety Department to ensure the payment or
exemption from School Mitigation Fees.
36. Obtain Aoprovals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
37. Obtaininq Separate Aoprovals and Permits. Trash enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits.
38. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits. Septic systems will need to be approved from Riverside County
Environmental Health Department before permit issuance.
At Plan Review Submittal
39. 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.
b. A Sound Transmassion Control Study in accordance with the provisions of the Section
1207, of the 2016 edition of the California Building Code.
c. Truss calculations that have been stamped by the engineer of record of the building
and the truss manufacturer engineer.
Prior to lssuance of Gradinq Permit(s)
40. 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.
41. 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 Buildinq Permit(s)
42. Plans Require Stamp of Reqistered Professional. Applicant shall provide appropriate stamp
of a registered professional with original signature on the plans.
Prior to Beqinninq of Construction
43. Pre-Construction Meetinq. A pre-construction meeting is required with the building
inspector prior to the start of the building construction.
ENGINEERING DIVISION
General
44. The project shall comply with all Conditions of Approval of the underlying map, Tentative
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Tract Map No. 33486.
45. All slopes and landscaping within public right-of-way shall be maintained by the property
owner oT property owner's association or another maintenance entity approved by the City
Council.
46. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way shall be owned and maintained by property owner
or property owner's association.
47. 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.
48. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
49. Any grading that affects "waters of the United States", wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal and/or
State agencies.
50. All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
FEES
51. The developer shall pay all Engineering Division assessed, Development lmpact Fees,
Plan Check and Permit fees (LEMC 16.34). Applicable Development lmpact Fees include:
Traffic lnfrastructure Fee (TlF), Transportation Uniform Mitigation Fee (TUMF), and Area
Drainage Fee.
52. Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design:
53. The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include:. General Permit -Construction. General Permit - lndustrial. Scrap Metalo Deminimus Dischargeso MS4
54. The project shall complete and submit for review and approval to the Engineering Division
BOTH a preliminary and final WQMP, incorporating the LID Principles and Stormwater
BM PS,
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The final WQMP shall be approved prior to issuance of any encroachment, grading or
building permit.
Water Quality Facilities that service more than one parcel shall be placed in an easement
to provide for maintenance and prevent obstruction.
The applicant shall use the Water Quality Management Plan for the Santa Ana Region of
Riverside County guidance document and template for WQMP preparation.
WQMP - The Water Quality Management Plan (WOMP) specifically identifying Best
Management Practices (BMPs) that will be used onsite to control identified pollutants of
concern. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan
(DAMP), Model WQMP, and LID Guidance Manual for reference, and the MS4 Permittee's
WQMP template for submittal. This WQMP shall include the following:
. Detailed site and project description. Potential stormwater pollutants
. Posldevelopmentdrainagecharacteristics. Low lmpact Development (LID) BMP selection and analysis. Structural and Non-Structural source control BMPs. Site design and drainage plan (BMP Exhibit). Vector issues are addressed in the BMP design, operation and maintenance.. GIS coordinates for all LID and Treatment Control BMPS. HCOC - demonstrate that discharge flow rates, velocities, duration and volume for
the post construction condition 'from a2 year and 10 year 24 hour rainfall event will
not cause significant adverse impacts on downstream erosion and receiving waters,
or measures are implemented to mitigate significant adverse impacts to
downstream public facilities and water bodies. Design goal to replicate pre-
development hydrologic regime.
The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design,
where feasible, to treat the pollutants of concern identified for the project, in the following
manner (from highest to lowest priority) . (Section Xll.E.2, Xll.E.3,and Xll.E.7)
. Evaluation of highest and best use for sites discharging to Lake Elsinore.
. Preventative measures (these are mostly non-structural measures, e.9.,
preservation of natural features to a level consistent with the MEP standard'
minimization of Urban Runoff through clustering, reducing impervious areas, etc.)
o The Project shall 'lnfiltrate, harvest and use, evapotranspire and/or bio{reat the
85th percentile storm event also known as the Design Capture Volume (DCV).
. The Pro.iect shall consider a properly engineered and maintained bio{reatment
system only if infiltration, harvesting and use and evapotranspiration cannot be
feasibly implemented at the project site.
. Any portion of [the DCV] that is not infiltrated, harvested and used, evapotranspired,
and/or biotreated shall be treated and discharged in accordance with the
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requirements set forth in Section Xll.G.
60. Parking lot landscaping shall be designed to with concave landscape grading and provide
for treatment, retention or infiltration of runoff.
61. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape and permeable surfaces in low traffic roads and parking lots.
62. Hydromodification / Hydraulic Conditions of Concern - The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of
natural water bodies and drainage systems; conserye natural areas; protect slopes,
channels and minimize significant impacts from urban runoff.
63. CEQA - lf CEQA identifies resources requiring Clean Water Act Section 401 Permitting,
the applicant shall obtain certification through the Santa Ana Regional Water Quality
Control Board and provide a copy to the Engineering Division.
64. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision Xll.D.4.
Construction:
65. A Stormwater Pollution Prevention Plan (SWPPP) rs required for this project. A copy of
the current SWPPP shall be kept at the project site and be available for review upon
request.
66. Erosion & Sediment Control - Prior to the issuance of any grading or building permit,
the applicant shall submit for review and approval by the City Engineer, an Erosion and
Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate
compliance with the City's NPDES Program, California Building Code, and state water
quality regulations for grading and construction activities. The Erosion and Sediment
Control Plan shall identify how all construction materials, wastes, grading or demolition
debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property
covered, stored and secured to prevent transport into local drainages or waters by wind,
rain, tracking, or dispersion. The plan shall also describe how the project will ensure that
all BMPS will be maintained during construction of any future right of ways.
Post Construction:
67 . Recorded Operation and Maintenance (O&M) Plan that (1) describes the long{erm
operation and maintenance requarements for BMPs identified in the BMP Exhibit; (2)
identifies the entity that will be responsible for long-term operation and maintenance of the
referenced gMPs; (3) describes the mechanism for funding the long{erm operation and
maintenance of the referenced BMPs, and (4) provides for annual certification of water
quality facilities by a registered civil engineer and/or the City for a fee if the service is
available.
68. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm Drain"
using the City authorized marker to prevent illegal dumping in the drain system.
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69. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate comp ance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
. Demonstrate that all structural Best Management Practices (BMP's) described in
the BMP Exhibit from the project's approved WQMP have been implemented,
constructed and installed in conformance with approved plans and specifications.. Demonstrate that the project has complied with all non-structural BMPS described
in the prolect's WQMP.. Provide signed, notarized certification from the engineer of work that the structural
BMP's identified in the project's WQMP are installed and operational.. Submit a copy of the fully executed, recorded Operations and Maintenance (O&M)
Plan for all structural BMPs.. Provide documentation of annexation into a CFD for funding of facilities to be
maintained by the City.. Demonstrate that copies of the project's approved WQMP (with recorded O&M Plan
attached) are available for each of the initial occupants (commercial/industrial) or
Owner's Association as appropriate.. Agree to pay for a Special lnvestigation from the City of Lake Elsinore for a date
twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for
the project to verify compliance with the approved WQMP and O&M Plan. A
signed/sealed certification from the engineer of work dated 12 months after C of O
will be considered in lieu of a Special lnvestigation by the City.o Provide a recorded copy of one of the following:
1. CC&R's (they must include the approved WQMP and O&M Plan) for the
pro.iect's Owners Association.
2. A water quality implementation agreement with the approved WQMP and O&M
Plan attached; or
3. The final approved Water Quality Management Plan and Operations and
Maintenance Plan.
FINAL TRACT OR PARCEL MAP
70. The developer shall submit for plan check review and approval a final map.
71. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
72. Prior to issuance of the first certificate of occupancy the developer shall, in accordance
with Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted.
UTILITIES:
73. 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.
7 4. All overhead utilities shall be undergrounded in accordance with Chapter 12.1 6 of the Lake
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Elsinore Municipal Code (LEMC).
75. Underground water rights shall be dedicated to the City pursuant to the provisions of
Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore
Valley Municipal Water District.
76. The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
77 . The developer shall submit a copy of the "Will Serve" letter to the City Engineering Division
from the applicable water agency stating that water and sewer arrangements have been
made for this project and specifv the technical data for the water service at the location,
such as water pressure and volume etc.
IMPROVEMENTS
Design
78. The development of each Planning Area or Phase shall be subject for specific review and
conditions of approval.
79. Sight distance into and out of the project location shall comply with CALTRANS Standards.
80. The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
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 developer shall coordinate with Riverside Transit Authority for location and installation
of bus transit facilities.
83. Roofs should drain to a landscaped area. Roof drains shall not be allowed to outlet directly
through coring in the street curb. City Standards for curb coring should be used.
84. The srte shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
85. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
86. The developer shall construct full width street improvements internally and dedacate the
right of way as shown on the map and/or per design guidelines.
87. Street improvement plans shall be prepared by a Registered Civil Engineer and the plans
shall include curb and gutter, sidewalk, ac pavement, street lighting, median, trail, and
drainage improvements.
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88. Construct a traffic signal at Terra Cotta Road and Lakeshore Drive as required by the
Traffic Study contained within the Mitigated Monitoring Program. Note that this location is
covered under the TIF program. The applicant may ask for a reimbursement agreement
subject to the approval of the City Engineer.
89. Construct half-width street improvements along the project frontage on Machado Street.
The improvements include ac pavement, ac transitions, curb and gutter, sidewalk, street
lighting, and signing striping.
90. The developer shall provide signing and striping plans for the required improvements of
this project. The plans shall also incorporate traffic calmjng measures on local streets.
91. This project shall provide trail and roadway connections to adjacent developments unless
otherwise deemed unfeasible as concurred by the city. The trail cross section shall be per
County standards unless otherwise approved by the City Engineer.
92. lf existing improvements are to be modified, the existing improvement plans on fjle shall
be modified accordingly and approved by the City Engineer prior to issuance of building
perm it.
Perm ittin g/Construction
93. 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 executed
agreements, security and other required documentation prior to issuance.
94. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on I y2" x 1 1" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
95. AII streets shall be constructed per Lake Elsinore City Standards and/or applicable specific
plan. Any deviation from City standards shall be approved by the City Engineer.
Acceptance of lmprovements
96. The developer shall provide fair share costs, as listed in Table 6-1 of the Traffic Study
prepared by Urban Crossroads dated October 10, 2005.
97. A portion of the required improvements for this development may be covered under the
Traffic lmpact Fee (TlF). Request for reimbursement or credits shall be approved by the
City Engineer and based on allowable costs in the fee program and availability of funds.
98. The developer shall submit a written request for acceptance to the City Engineer.
99. As-built plans shall be completed and signed by the City Engineer.
GRADING
Design:
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100. 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 *:W..\j-*'**-S$jnS-m-US). All grading plan contours shall extend to minimum of 50 feet
beyond property lines to indicate existing drainage pattern.
101. The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that could reduce sight distance.
102. 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.
103. The developer shall obtain all necessary off-site easements and/or permits for off-site
grading and the applicant shall accept drainage from the adjacent property owners.
PermiUConstruction:
104. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
105. A preconstruction meeting with the City Public Works lnspector (Engineering Division) is
required prior to commencement of ANY grading activity.
106. Developer shall provide the city with a copy of the Notice of lntent (NOl) and Waste
Discharge ldentification (WDID) letter issued by the RegionalWater Quality Control Board
for the National Pollutant Discharge Elimination System (NPDES) program
107. Prior to commencement of grading operations, developer is to provide to the City with a
map of all proposed haul routes to be used for movement of export material. All such
routes shall be subject to the review and approval of the City Engineer. Haul route shall
be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall be
approved by City Council. (LEMC 15.72.,065)
108. Export sites located within the Lake Elsinore City limits must have an active grading permit.
109. 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-of-way, subject to the approval of the City Engineer.
110. All grading shall be done under the supervision of a geotechnical engineer. Slopes
steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved
by the City
111. Review of the project Storm Water Pollution Prevention Plan (SWPPP) and sediment and
erosion control plan shall be completed. A copy of the current SWPPP shall be kept at
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the project site and be available for review upon request.
112. Approval of the project Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
1 13. Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
114. Developer shall pay all grading permit applicable processing, permit, security and
development fees.
PRIOR TO ISSUANCE OF BUILDING PERMIT
115. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
116. The Parcel or Final Tract Map shall be recorded.
117. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer.
1 18. The developer shall pay all Capital lmprovement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
Prior to Occupancy
119. The traffic signals referenced in Condition of Approval No. 88 shall be installed per to the
satisfaction of the City Engineer.
120. All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
121. All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
122. The fair share cost of future improvements as a condition of this development shall be
paid.
123. All water and sewer improvements shall be completed in accordance with Water District
requirements.
124. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
125. 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.
126. As-built plans for all approved plan sets shall be submitted for review and approval by the
City. AutoCAD files shall be submitted on CD. The developer/developer/owner is
responsible for revising the original mylar plans.
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127. 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.
128. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on I /, x 1 1" mylar) shall be submitted in .tif format on a GD/DVD. studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, Swppp, WeMp, etc.
Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certrfications (with tie notes delineated on 8 lz x 1 1" mylar) shall
be submitted in .tif format on CD to the Engineering Division before final inspection will be
scheduled.
129. All plan sets and recorded maps shall be digitized and provided on GD/DVD as folows:o Final Map(s) - GIS Shape files* and .tif of recorded map.. lmprovement Plans - GIS Shape files. and .tif of approved as built mylar.. Grading Plans - .tif of approved as built mylar.-GlS Shape files must be in projected Coordinate System: NAD 83 State Plane California
Zone Vl U.S. Fleet.
130. Prior to grading or building permit close-out and/or the issuance of a certificate of use or
a certificate of occupancy, developer shall:
o Demonstrate that all structural BMPs have been constructed, installed and are
functioning in conformance with approved plans and specifications and the WeMp;o Demonstrate that they are prepared to implement all non-structural BMPs included in
the conditions of approval or building/grading permit conditions;o Demonstrate that an adequate number of copies of the approved project specjfic
WQMP are available for the future owners/occupants, ando The developer shall provide all education guidelines for Water Quality Management
Practices to the tenants, operators and owners of the businesses 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 handout/guideline information.
131. The property owner (aka Legally Responsible Party) shall execute and cause to be
recorded a "Covenant and Agreement" in the form provided by the City to inform future
property owners of the requirement to implement the approved final project-specific
WQMP,
132. Developer shall pay all outstanding applicable processing and development fees including
but not all inclusive: TUMF, MSHCP, TlF, Stephens Kangaroo Rat Habitat and area
drainage prior to occupancy/final approval.
CITY OF LAKE ELSINORE FIRE MARSHALL
General Conditions
133. Riverside County Fire Department at Lake Elsinore Office of the Fire Marshal
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Responsibility - lt is the responsibility of the recipient of these Fire Department conditions
to forward them to all interested parties. The permit number (as it is noted above) is
req uired on all correspondence.
Questions should be directed to the Riverside County Fire Department, Lake Elsinore
Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-
3124 Ext. 225. The following fire department conditions shall be implemented in
accordance with the Lake Elsinore Municipal Code and the adopted codes at the time of
project building plan submittal, these conditions are in addition to the adopted code
requirements.
134. 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.
135. Minimum Hydrant Fire Flow - Minimum required fire flow shall be '1,000 GPM for 2 hours
duration at 20 PSI residual operating pressure, which must be available before any
combustible material is placed on the job site. Average spacing between hydrants 500'
and 250' maximum distance from any point on the street or road frontage to hydrant.
1 36. Standard Fire Hyd rants - 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 measured along
approved vehicular travel ways. The required fire flow shali be available from any adjacent
hydrant (s) in the system
137. Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions::
1. Twenty-four feet (24') clear width. Where parking is to be provided, each parking side
shall be provided with eight (8') additional feet on each side of the fire department
access.
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than 500
feet. [Ord. s29 S 3.2(F), 1973].
3. The required all weather vehicular access shall be able to support no less than 75,000
lbs. over 2 axles.
4. Roadway gradient shall not exceed 15olo on any access road, driveways' and
perimeter roads.
5. Turning Radius shall be 24' inside and 48'outside for all access roads.
i 38. 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.
Prior to Buildinq Permit lssuance
139. Ptan Check Fee - Building plan check fees shall be made payable to the "city of Lake
AFpltart's ltitialtj
-
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Elsinore", and shall be submitted to the Fire Department at the time of plan submittal.
140. Water System Plans - Applicant and/or developer shall submit 2 sets of water systemplans to the Fire Department for review. The plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approvJl. Mylars will
be signed by the Fire Department after review and approval. Two (2) copies of thl signed
and approved water plans shall be returned to the Fire Department before release of a
building permit.
141. Prior to Building Construction Verification - This project shall be inspected and
approved by the Fire Marshal or designee prior to bringing combustible materials on site.
During said inspection all permanent road signs shall be in place, all hydrants shall on
operating and approved for use by the water purveyor, and all permanent road surfaces
shall be completed including primary and secondary access circulation.
Prior to Building Final lnspection
142. 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 MONITORING AND REPORTING PROGRAM
143. The Mitigation Monitoring & Reporling Program ((MMRP) for (ElR or MND), which was
adopted for Tentative Tract Map No. 33486.
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I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by allConditions of Approvalas approved
by the City Council of the City of Lake Elsinore on
that all Conditions shall be met as indicated.
Date:
. I also acknowledge
Applicant's Signature:
Print Name:
Address:
Phone Number:
A1:plicani's I nitials: _Page 19 of 19