HomeMy WebLinkAboutItem No. 09 PA No. 2016-44Text File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 19-566
Agenda Date: 4/28/2020 Status: Approval FinalVersion: 1
File Type: Council Consent
Calendar
In Control: City Council / Successor Agency
Agenda Number: 9)
Page 1 City of Lake Elsinore Printed on 4/23/2020
REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Grant Yates, City Manager
Prepared by: Justin Kirk, Assistant Community Development Director
Date: April 28, 2020
PROJECT: Planning Application No. 2016-44: to defer the requirement for the installation
of a traffic signal by the first Certificate of Occupancy to the 20th.
APPLICANT: Chris Willis, Pardee Homes, LLC.
Recommendation
By motion, approve Pardee Homes request to defer the requirement for the installation of a
traffic signal by the first Certificate of Occupancy to the 20th, as set forth in Condition of Approval
#105.
Project Request/Location
The applicant is requesting deferral of the installation of a traffic signal located at the
intersection of SR 74 (Riverside Dr.) and Grand Avenue for the Westlake development located
in Tract No. 33267 of The Village and Lakeshore Specific Plan (APN: 379-050-034 and 006).
Background
On May 14, 2019, the City Council approved Design Review No. 2019-02 which provided
design detail for the buildout of the 163-unit residential community.
The subject request was forwarded to the Executive Development Subcommittee whom
responded in support of the request.
Analysis
The process for the deferral of the traffic signal at SR 74 and Grand Avenue is detailed within
the adopted Conditions of Approval; specifically, the applicant shall notify the City at least one
month in advance and the nature of the delay. The applicant notified the City via letter on April
17, 2020, of delays in permitting with CALTRANS and the potential impact the delivery of units
in November and December of 2020 if the deferral was not requested. The City Council may
allow certain occupancy of a maximum of 20 dwelling units prior to signal turn on if warranted.
Staff recommends that the City Council authorize the deferral due to the request being made
over a month in advance and the basis of the request, consistent with the requirements of
Condition of Approval #105.
Exhibits:
A. Vicinity Map
B. Aerial Map
C. Conditions of Approval
D. Applicant’s request letter
GRAND AVE RIVERSIDE DRMACY STMACHADO STULLA LN
HILL STTILLER LN
LE HARVE AVE
MEADOWLAKE LNKEVIN PLSERENA WAYKEEL DRMONROE STLE HARVE AVE
GRAND AVE RIVERSIDE DRMACY STMACHADO STULLA LN
HILL STTILLER LN
LE HARVE AVE
MEADOWLAKE LNKEVIN PLSERENA WAYKEEL DRMONROE STLE HARVE AVE
VICNITY MAPTENTATIVE TRACT MAP 33267
PR OJEC T SITE
RIVERSIDE DRGRAND AVE
ULLA LN
RIVERSIDE DRGRAND AVE
ULLA LN
AERIAL MAPTENTATIVE TRACT MAP 33267
PR OJEC T SITE
Applicant’s Initials: _____ Page 1 of 18
CONDITIONS OF APPROVAL
RESOLUTIONS: 2019-33 and 2019-34
PROJECT: PA 2016-00044/RDR 2019-00002
PROJECT NAME: Westlake
PROJECT LOCATION: APN: 379-050-034 and 006 (TR 33267)
APPROVAL DATE: May 14, 2019
EFFECTIVE DATE: May 14, 2019
EXPIRATION DATE: May 14, 2021
GENERAL
1. Planning Application No. 2016-00044 (Residential Design Review No. 2019-00002) a
request for the approval of building design and construction of 163 detached single-family
dwelling units ranging in size from 1,793 sq. ft. to 2,267 sq. ft. with associated features
and facilities upon a previously approved condominium map (Project). The Project is
located in Tract Map No. 33267 (APN: 379-050-034 and 006) of the Village at Lakeshore
Specific Plan.
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
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of the Planning
Application No. 2016-00044 (Residential Design Review No. 2019-00002), 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 Planning Application No. 2016-00044 (Residential
Design Review No. 2019-00002) or any of the proceedings, acts or determinations taken,
done, or made prior to the decision, or to determine the reasonableness, legality or validity
of any condition attached thereto. The Applicant's indemnification is intended to include,
but not be limited to, damages, fees and/or costs awarded against or incurred by
Indemnitees and costs of suit, claim or litigation, including without limitation attorneys'
fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in
connection with such proceeding. The City will promptly notify the applicant of any such
claim, action, or proceeding against the City. If the project is challenged in court, the City
and the applicant shall enter into formal defense and indemnity agreement, consistent with
this condition.
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.
PLANNING DIVISION
4. Planning Application No. 2016-00044 (Residential Design Review No. 2019-00002), 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
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 2 of 18
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 d1esign review application.
5. All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the Village t Lakeshore 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. 33267 and those provisions and
requirements contained in the Municipal Code, subject to approval by the Community
Development Director or designee.
8. The following architectural details shall be provided:
• All front fence returns shall be decorative masonry walls. Wood, vinyl or steel
(wrought iron or aluminum) gates are allowed in order to allow access to rear yards.
• The applicant shall provide four-sided articulation. Architectural enhancements and
treatments shall be provided on all residential elevations (rear and side) visible from
streets and other public views. Lots 7, 8, 13, 14, 19 [side enhancement], 20 [side and
rear enhancement] 21-25 [rear enhancement], 26 & 27 [rear and side enhancement]
29 [side enhancement].
• All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall
be allowed.
9. 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. 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.
11. 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.
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 3 of 18
12. 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.
13. 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. Interim
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
14. 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.
15. The applicant shall comply with all applicable City Codes and Ordinances.
16. Prior to issuance of building permit, building plans for the model home complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped-accessible bathroom.
17. 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.
18. 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.
19. 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.
20. The project shall connect to sewer and meet all requirements of the Elsinore Valley
Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to
the EVMWD and shall incorporate all district conditions and standards.
21. 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.
22. All vinyl fencing shall be of a commercial grade.
23. 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
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 4 of 18
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.
• 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) Implementing hydrozones;
2) Minimizes high water-use plant material as identified by Water Use
Classifications of Landscape Species (WUCOLS) (such as turf) and incorporates
water-efficient (“drought-tolerant” / climate-appropriate) plants;
3) Requires an efficient irrigation system that includes:
a. ET-Based (“Smart irrigation”) controller(s) with weather-sensing, automatic
shut-off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
i. Low-volume point-source irrigation (such as drip irrigation and bubblers)
for all shrub planter areas (maximum of 3:1 slope) with a minimum
irrigation efficiency of 0.90 ; and/or
ii. Spray or rotor-type nozzles for areas a minimum of eight (8) feet wide,
for slopes 3:1 and greater, AND with a minimum irrigation efficiency of
0.71.
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation.
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 5 of 18
• The Final landscape plan shall be consistent with any approved site and/or plot plan.
• The Final landscape plan shall include planting and irrigation details.
• All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
• All landscaping and irrigation shall comply with the water-efficient landscaping
requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape
Requirements), as adopted and any amendments thereto.
• 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.
24. 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.
25. 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.
26. These Conditions of Approval and those conditions approved with Tentative Tract Map
No. 33267 shall be reproduced on subsequent building plans prior to issuance of building
permit.
27. 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.
28. 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.
29. The Homeowner’s Association shall maintain all project improvements and facilities,
including the landscaping, perimeter walls, park facilities, and drainage improvements.
30. Within the passive park (open space) area mulch must be utilized as groundcover, no
grass shall be used within this area. A trail must be incorporated within the passive park
of which must consist of decomposed granite or a similar material. Pet waste stations
must be incorporated along the trail within the passive park and must be stocked with pet
waste bags for proper waste disposal.
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 6 of 18
BUILDING DIVISION
General Conditions
31. Final Building and Safety 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.
32. 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.
33. Street Addressing. 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.
34. 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.
35. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and
permit approvals prior to commencement of any construction work.
36. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits.
37. 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
38. Submitting 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 Transmission Control Study in accordance with the
provisions of the 2016 edition of the California Building Code Section 1207.
c. Truss calculations that have been stamped by the engineer of record of the
building and the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 7 of 18
39. 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.
40. Demolition Permits. A demolition permit shall be obtained if there is an existing
structure to be removed as part of the project.
Prior to Issuance of Building Permit(s)
41. Plans Require Stamp of Registered Professional. Applicant shall provide
appropriate stamp of a registered professional with original signature on the plans. Provide
C.D. of approved plans to Building Division.
Prior to Beginning of Construction
42. Pre-Construction Meeting. A pre-construction meeting is required with the building
inspector prior to the start of the building construction.
ENGINEERING DIVISION
GENERAL
43. 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.
44. 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.
45. All slopes and landscaping within public right-of-way shall be maintained by the property
owner or property owner’s association or another maintenance entity approved by the City
Council.
46. All open space, basins and slopes outside the public right-of-way shall be owned and
maintained by property owner or property owner’s association.
47. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the
developer shall be required to contract with CR&R Inc. for removal and disposal of all
waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or all other phases of construction.
48. Developer shall mitigate to prevent any flooding and/or erosion downstream caused
development of the site and or diversion of drainage.
49. The developer shall provide a copy of any required encroachment permit or any approval
documents from the Riverside County Flood Control District and/or Caltrans for
encroaching, grading, or discharging into County flood control facilities or Caltrans right of
way.
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 8 of 18
50. All required soils, geology [geologist], hydrology and hydraulic [civil engineer], and
seismic/fault reports [geologist] shall be prepared by a Professional Engineer.
FEES
51. The developer shall pay all Engineering Division assessed Capital Improvement, Plan
Check and Permit fees (LEMC 16.34). Applicable mitigation fees include: Traffic
Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Drainage
Fee.
52. Mitigation Fees per Development Agreement assigned to Pardee Homes will be assessed
at the prevalent rate at time of payment in full.
FINAL TRACT OR PARCEL MAP
53. The developer shall submit for plan check review and approval a final map.
54. 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.
IMPROVEMENTS
55. 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.
56. Sight distance into and out of the project location shall comply with CALTRANS Standards.
57. The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
58. The developer shall coordinate with Riverside Transit Authority for location and installation
of bus transit facilities.
59. If 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.
60. The City’s rubber panel sidewalk that fronts Riverside Drive shall be removed. Developer
will take reasonable care to remove and store for City retrieval but shall not be responsible
for damage or loss of panels.
61. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall
be contained within the street right-of-way. When either of these criteria are exceeded,
drainage facilities shall be provided.
62. All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards.
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 9 of 18
63. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½" x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
64. A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and onsite
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-yr storm of 6 hours
or 24 hours duration under developed condition is equal or less than the runoff under
existing conditions of the same storm frequency. Both 6 hour and 24hour storm duration
shall be analyzed to determine the detention basin capacities necessary to accomplish
the desired results.
65. 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 Engineer. 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.
66. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
67. 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.
68. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
69. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
70. The developer shall construct half width street improvements and dedicate full right-of-
way on Riverside Drive along project boundary such that the ultimate right-of-way width
conforms to General Plan Urban Arterial right-of-way cross sections. The cross section of
roadway improvements with a raised median, parkway, streetlights, sidewalk and multiuse
trail shall be consistent with the Opening Year 2020 Traffic Analysis (revised) dated
September 2018 and the General Plan Circulation Element.
71. The developer shall construct half width street improvements and dedicate the full right-
of-way on Grand Avenue along project boundary such that the ultimate right-of-way width
conforms to General Plan Secondary Arterial right-of-way cross sections. The cross
section of roadway improvements with a parkway, streetlights, sidewalk and landscaped
improvements shall be consistent with the Opening Year 2020 per Traffic Analysis
(revised) dated September 2018 and the General Plan Circulation Element.
72. The developer shall be responsible for acquiring right-of-ways in which the developer or
the City has no legal title or interest.
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 10 of 18
73. All streets shall be constructed per Lake Elsinore City Standards, including the project
internal private streets. Any deviation from City standards shall be approved by the City
Engineer.
74. The developer shall implement mitigation measures identified in the Traffic Analysis dated
September 2018, as specified in Section 7, Table 9 of this Study.
75. The developer shall construct the traffic signal at Riverside Drive and Grand Avenue. The
City shall provide TIF or TUMF credit to the Developer. If TIF or TUMF credits are not
sufficient to insure that developer’s cost of construction of these signals do not exceed
developer’s payment of TIF or TUMF for these signals, the City shall enter into a
reimbursement agreement with developer to reimburse developer for the difference
between developer’s cost to construct the signals, up to the Max TUMF Share or Max TIF
credit amount.
76. The developer shall submit “fair share” payment of offsite improvements as described in
the OffSite Intersection Fair Share Assessment dated February 20, 2018, to include the
corrected Fair Share percentages assigned by the city Traffic Engineer on March 2, 2018.
77. The developer shall submit street improvement plans prepared by a Registered Civil
Engineer and the plans shall include curb and gutter, sidewalk, ac pavement, street
lighting, median, trail, and drainage improvements.
78. The developer shall provide signing and striping plans for the required improvements of
this project. The plans shall also incorporate traffic calming measures on local streets.
PRIOR TO GRADING PERMIT
79. Prior to commencement of any import/export 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)
80. Export sites located within the Lake Elsinore City limits must have an active grading permit.
81. Applicant to provide to the City a video record of the condition of all proposed public City
haul roads prior to any import/export operations. In 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.
82. 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).
Conditions of Approval PC: April 16, 2019
PA 2016-44/RDR 2019-02 CC: May 14, 2019
Applicant’s Initials: _____ Page 11 of 18
83. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
84. The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that could reduce sight distance.
85. If 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.
86. 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).
87. 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 specify the technical data for the water service at the location,
such as water pressure and volume etc.
88. 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.
89. A seismic/fault study shall be performed on the site to identify any hidden earthquake
faults, liquefaction and/or subsidence zones present on-site. A certified letter from a
registered geologist or geotechnical engineer shall be submitted confirming the absence
of this hazard.
90. 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.
91. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
92. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
93. Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste
Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board
for the National Pollutant Discharge Elimination System (NPDES) program.
94. A copy of the current SWPPP shall be kept at the project site and be available for review
upon request.
95. Approval of the project Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
96. Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
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97. Developer shall pay all grading permit applicable processing, permit, security and
development fees.
98. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
PRIOR TO ISSUANCE OF BUILDING PERMIT
99. 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. Dedications can be made on the final map,
or via separate instrument.
100. Complete encroachment permit process with Caltrans for landscaping maintenance within
the Caltrans right of way, and submit copy of agreement.
101. The Parcel or Final Tract Map shall be recorded.
102. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer.
103. The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
PRIOR TO OCCUPANCY
104. The developer shall pay all fees and meet requirements of an encroachment permit issued
by the Engineering Division for construction of onsite and/or off-site public works
improvements (LEMC12.08, Res.83-78).
105. The traffic signal at SR 74 and Grand Avenue shall be operational prior to 1st
Occupancy. The applicant shall notify the City at least one month in advance should the
signal turn on be delayed due to Caltrans review and approval or any unanticipated
delays. The City Council may allow certain occupancy of a maximum of 20 dwelling units
prior to signal turn on if warranted.
106. All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
107. 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.
108. The fair share cost of future improvements as a condition of this development shall be
paid.
109. All water and sewer improvements shall be completed in accordance with Water District
requirements.
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110. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
111. 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.
112. All improvement plans and recorded maps shall be digitized. The developer shall submit
tapes and/or discs which are compatible with City's ARC Info/GIS or developer to pay
$1,000 per sheet for City digitizing the plans.
113. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall
be submitted in .tif format on CD to the Engineering Division before final inspection will be
scheduled.
114. All required public right-of-way dedications, easements, dedications and vacations and
easement agreement(s) not processed on the final map for ingress and egress through
adjacent property(ies)shall be recorded with a recorded copy provided to the City prior to
building permit issuance..
115. Documentation of responsibility for slope maintenance along right-of-ways and open
spaces to be maintained by the HOA or other entity shall be provided in a recordable
format and recorded prior to occupancy/final.
116. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
117. 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
WQMP;
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 specific
WQMP are available for the future owners/occupants; and
o 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.
118. 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.
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119. Developer shall pay all outstanding applicable processing and development fees including
but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area
drainage prior to occupancy/final approval.
120. 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.
Once the original mylars have been approved, the developer shall provide the City with a
CD/DVD of the “as built” plans in .tif format.
121. All final studies and reports shall be submitted in .tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
122. Provide on compact disc GIS Shape files of all final maps and street and storm drain plans.
*ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane California
Zone VI U.S. Fleet.
CITY OF LAKE ELSINORE FIRE MARSHALL
General Conditions
123. Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility
of the recipient of Fire Department conditions to forward 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 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.
124. 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.
125. 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”x2-1/2”).
126. Standard Fire Hydrants- Super fire hydrants (6” x 4” x 2-2 1/2”), shall be located not less
than 25 feet or more than 250 feet from any portion of the building as measures along
approved vehicular travel ways. The required fire flow shall be available from any adjacent
hydrant(s) in the system.
127. 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:
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A. 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.
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 § 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 gradient 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.
128. Secondary Access - In the interest of Public Safety, this project shall provide an
Alternate or Secondary Access. Said access shall be constructed in accordance to the
City of Lake Elsinore Engineering Department standards to accommodate full fire
response and community evacuation.
129. Separation of Occupancy- A fire barrier wall for the separation of occupancies is
required per the California Building Code. Fire walls, fire barriers, fire 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
130. 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.
131. Water System Plans - Applicant and/or developer shall separately submit 2 sets of water
system plans to the Fire Department for review. Plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will
be signed by the Fire Department after review and approval. Two (2) copies of the signed
and approved water plans shall be returned to the Fire Department before release of a
building permit.
132. 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 be
operating and approved for use by the water purveyor, and all permanent road surfaces
shall be completed including primary and secondary access circulation.
Prior to Building Final Inspection
133. Residential Fire Sprinkler Systems for Single family and two-family 13D – Install a
complete fire sprinkler system designed in accordance with California Residential Code,
California Fire Code and adopted standards. A C-16 licensed contractor must
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submit plans, along with the current fee, to the Fire Department for review and approval
prior to installation.
MITIGATION MONITORING AND REPORTING PROGRAM
134. The Mitigation Monitoring & Reporting Program ((MMRP) for (EIR or MND), which was
adopted for Tentative Tract Map 31920.
Stormwater Management / Pollutant Prevention / NPDES
Design
135. 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 but
are not limited to:
a) General Permit – Construction
b) Deminimus Discharges
c) MS4
136. A Final Water Quality Management Plan (FWQMP) shall be prepared using the Santa Ana
Region 8 approved template and guidance and submitted for review and approval to the
City. The Final WQMP shall be approved by the City prior to issuance of ANY permit for
construction.
137. The project discharges to the Lake, therefore in compliance with the ‘highest and best use’
exemption in the Permit shall treat and release the DCV.
138. The Final WQMP shall document the following:
a) Detailed site and project description.
b) Potential stormwater pollutants.
c) Post-development drainage characteristics.
d) Structural and Non-Structural source control BMPs.
e) Treatment for new/expansion of existing right-of-way adjacent to the project.
f) Treatment Control BMPs.
g) Site design and drainage plan (BMP Exhibit).
h) Documentation of how vector issues are addressed in the BMP design, operation
and maintenance.
i) GIS Decimal Minute Longitude and Latitude coordinates for each BMP location.
j) HCOC – demonstrate that discharge flow rates, velocities, duration and volume for the
post construction condition from a 2-year 24-hour rainfall event will not cause adverse
impacts on downstream erosion and receiving waters, or measures are implemented
to mitigate significant adverse impacts downstream public facilities and water bodies.
Evaluation documentation shall include pre-and post-development hydrograph
volumes, time of concentration and peak discharge velocities, construction of
sediment budgets, and a sediment transport analysis.
k) Operations and Maintenance Plan and Agreement as well as documentation of
formation of funding district for long term maintenance cost.
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139. Parking lot landscaping areas shall be designed to provide for treatment, retention
or infiltration of runoff.
140. Project onsite hardscape areas shall be designed and constructed to provide for
drainage into adjacent landscape.
141. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the
applicant shall obtain certification through the Santa Ana Regional Water Quality Control
Board and provide a copy to the Engineering Division.
142. All onsite or project adjacent storm drain inlet facilities shall be appropriately
marked “Only Rain in the Storm Drain” using the City authorized marker.
143. The project shall use either volume-based and/or flow-based criteria for sizing BMPs
in accordance with NPDES Permit Provision XII.D.4.
144. The project proposes 8.2 dwelling units per acre and does not trigger the requirement for
implementation of full trash capture methods/devices approved by the Regional Water
Quality Control Boards and City.
Construction
145. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES
General Construction Permit) and compliance with the Green Building Code for
sediment and erosion control are required for this project.
146. Prior to grading or building permit for construction or demolition and/or weed
abatement activity the project shall:
a) Have an approved Final WQMP, and
b) Demonstrate that compliance with the General Construction Permit has been obtained
by providing a copy of the Notice of Intent (NOI) submitted to the State Water
Resources Control Board and a copy of the notification of the issuance of a Waste
Discharge Identification (WDID) Number or other proof of filing to the satisfaction of
the City Engineer. A copy of the SWPPP shall be kept at the project site, updated,
and be available for review upon request.
147. Erosion & Sediment Control – An Erosion and Sediment Control Plan as a separate sheet
of the grading plan submittal to demonstrate compliance with the City’s NPDES Program
and state water quality regulations for grading and construction activities. The Erosion and
Sediment Control Plan shall identify how all construction materials, wastes, grading or
demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be
property covered, stored and secured to prevent transport into local drainages or waters
by wind, rain, tracking, or dispersion. The plan shall also describe how the project will
ensure that all BMPs will be maintained during construction of any future right of ways. A
copy of the plan shall be incorporated into the SWPPP as applicable, kept updated as
needed to address changing circumstances of the project site, be kept at the project site
and available for review upon request.
148. Minimum BMP’s as identified by the City shall be implemented by all projects.
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Post-Construction
149. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits to include:
a) Demonstrate that the project has complied with all non-structural BMPs described in
the project’s WQMP.
b) Provide signed, notarized certification from the engineer of work that the structural
BMP’s identified in the project’s WQMP are installed in conformance with approved
plans and specifications and operational.
c) Provide an Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s
that (1) describe the long-term operation and maintenance requirements for BMPs
identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-
term operation and maintenance of the referenced BMPs; (3) describe the mechanism
for funding the long-term operation and maintenance of the referenced BMPS; and (4)
provide for annual certification of water quality facilities by a registered civil engineer.
The City format shall be used.
d) Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&Rs.
e) Provide documentation of long term O&M funding source and/or annexation into a
CFD for funding of facilities to be maintained by the City.
f) Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan
or CC&R’s attached) are available for each of the initial occupants
(commercial/industrial) or HOA as appropriate.
g) Twelve (12) months after first occupancy, provide either: 1) a signed/sealed
certification from a Licensed Civil Engineer verifying the project is in compliance with
the WQMP, or 2) agree to pay for an inspection by the City of Lake Elsinore.
h) Provide the City with a digital .pdf copy of the Final WQMP.
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the City Council of the City of Lake Elsinore on . I also acknowledge
that all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
1250 Corona Pointe Court, Suite 600, Corona, CA 92879
April 17, 2020
Justin Kirk
Assistant Community Development Director
City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA 92530
Re: Westlake Community Home Closings
Dear Justin,
We are anticipating having a VIP opening for the community on May 16 while following all COVID19
public safety measures. For the past 12 months, as you know, Pardee Homes has been involved in an
exhausting approval process with Caltrans in order to obtain an encroachment permit to complete the
required work along Highway 74, inclusive of installing a traffic signal at the intersection of Highway 74
(Riverside Drive) and Grand Avenue. As of the date of this letter we are still working with Caltrans to
receive our encroachment permit. Because of the lead time to order and install the traffic signal and
relocate the power lines along Highway 74, we will not have the traffic signal operational by our first
home closings scheduled for late November and December as required by the project’s Conditions of
Approval.
Therefore, I’d like to request approval by the City Council to allow Pardee Homes to close the first 20
homes for the community without the traffic signal operational.
Sincerely,
Chris Willis
Director of Project Management/ Land Acquisition
Pardee Homes