HomeMy WebLinkAboutItem No. 16 PA No. 2018-95 TTM 36636 Castle & CookeCity Council Agenda Report
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 19-550
Agenda Date: 4/14/2020 Status: Approval FinalVersion: 1
File Type: Council Public
Hearing
In Control: City Council / Successor Agency
Agenda Number: 16)
Planning Application No. 2018-95 (TTM 36636 and Modifications to VTTM 35001) - TTM 36636, a
subdivision of land that would create six (6) lots for the purposes of finance and conveyance
and a proposed series of modifications to VTTM 35001
1.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2018-95 (TTM 36636
AND MODIFICATIONS TO VTTM 35001) ARE CONSISTENT WITH THE WESTERN RIVERSIDE
COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);
2.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 36636; and
3.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING MODIFICATIONS TO TENTATIVE TRACT MAP NO. 35001.
Page 1 City of Lake Elsinore Printed on 7/1/2020
Page 1 of 4
REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Grant Yates, City Manager
Prepared by: Justin Kirk
Date: April 14, 2020
PROJECT: Planning Application No. 2018-95 (TTM 36636 and Modifications to VTTM
35001) – TTM 36636, a subdivision of land that would create six (6) lots for the
purposes of finance and conveyance and a proposed series of modifications to
VTTM 35001.
APPLICANT: Laura Whitaker, Castle & Cooke Commercial-CA, Inc.
Recommendation
1. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2018-95 (TTM
36636 AND MODIFICATIONS TO VTTM 35001) ARE CONSISTENT WITH THE WESTERN
RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP);
2. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 36636; and
3. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING MODIFICATIONS TO TENTATIVE TRACT MAP NO. 35001.
Background
On December 11, 2012, the City Council approved Addendum No. 4 to the Alberhill Ranch
Specific Plan Final Environmental Impact Report and Vesting Tentative Tract Map (VTTM) No.
35001 for the subdivision of 400.3 acres into 1,056 single-family residential lots, one (1) high
density residential lot, two (2) suburban village commercial lots, one (1) commercial lot, one (1)
tank site, one (1) detention basin, and two (2) public parks.
On July 11, 2013, the California Legislature adopted Assembly Bill 116 that automatically
extended the life of VTTM 35001 for an additional two (2) years to December 11, 2016.
In 2016, Castle and Cooke and the County of Riverside finalized a land transfer. This land
transfer was subject to a CEQA lawsuit that was dismissed as a result of the rescission of the
land transfer in 2018.
Project Description
Tentative Tract Map 2019-03 is a proposed subdivision of land that would create six (6) lots for
the purposes of finance and conveyance.
PA 2018-95
April 14, 2020
Page 2 of 4
Tentative Tract Map No. 2018-01 is the second proposed revision to VTTM 35001 and is
proposing changes to the previously approved tentative map. The proposed modifications
include:
The number of lots within the New VTTM 35001 has been reduced to 939 single family
residential lots, as compared to the 1,056 single family residential lots which were
mapped within the Original VTTM 35001, a reduction of 117 lots.
The number of multi-family units and mixed-use residential units within the new VTTM
35001 has remained the same as the original VTTM 35001 at 225 multi-family units and
120 mixed use residential units.
The area of commercial development with the new VTTM 35001 has been reduced by
8.6 gross acres to 21.2 gross acres, as compared to 29.8 gross acres of commercial
development within the original VTTM 35001.
The site acreage within the new VTTM 35001 has been reduced to 396.5 acres due to
refinement of the project boundary via field survey and the dedication of Nichols Road
rights-of-way to the City.
All grading, fuel modification and maintenance associated with the development of the
396.5 acre property will be confined to the area within the boundaries of the site (i.e.,
development of the area covered by the New VTTM 35001 will not affect any portion of
the County's adjacent 598 acre property).
Due to the redesign of the New VTTM 35001, grading of site will be essentially
balanced, resulting in the elimination of more than 5,500,000 cubic yards (cy), via trucks,
of soil which would have been required to have been exported from the site had it been
developed under the Original VTTM 35001.
The project site is located at the southeasterly corner of Interstate 15 and Lake Street. (APNs:
389-020-062, 064, 389-080-055, 056, 390-130-026, 390-130-033, 390-130-034, 390-130-037,
390-160-003, 390-160-014, 390-160-021, 390-170-002, 390-190-014, 390-190-015, 390-190-
017, 390-190-018, 390-200-008, 390-200-012, 390-200-013, and 390-210-021).
Discussion
TTM 2019-03 (TTM 36636) is a proposed subdivision of land that would create six (6) large lots
for the purposes of finance and conveyance. These lots would not be developed and would be
further subdivided based upon the approval and recordation of TTM 2018-01 (VTTM 35001).
The subject subdivision is consistent with the Subdivision Map Act and Chapter 16.24 Tentative
Tract Maps of the City of Lake Elsinore Municipal Code.
TTM 2018-01 (VTTM 35001) include a series of modifications to the originally approved VTTM
35001. The proposed modifications to the map have been reviewed for consistency with the
Alberhill Ranch Specific Plan and has been found consistent with the minimum lot standards
identified. Furthermore, the Applicant has prepared a firewise fuel modification plan to
demonstrate that there is adequate distance from combustible structures and high fire areas.
Lastly, the map has been revised to include adequate dedication of right of way for the
construction of Nichols Road improvements. In totality the proposed modifications to the map
PA 2018-95
April 14, 2020
Page 3 of 4
propose a feasible development plan that appropriately refines the development area of the
project to account for the challenges in development better understood.
Environmental Determination
The original Final Alberhill Ranch Specific Plan EIR (SCH #88090517) was adopted by the City
Council on August 28, 1989. Addendum No. IV to the Alberhill Ranch Specific Plan Final EIR,
which was prepared for VTTM No. 35001 was subsequently approved by the City Council on
December 11, 2012. Pursuant to CEQA Guidelines Section 15162, staff has determined that the
proposed revision and extension of time request to VTTM 35001 would not have a significant
effect on the environment and no new environmental documentation is necessary because all
potentially significant effects have been adequately analyzed in an earlier Environmental Impact
Report (EIR) based upon the following findings:
1. Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects. The proposed actions would not result in major revisions of the previous
EIR or negative declaration because the proposed project has less residential units, a
smaller commercial parcel, and the elimination of approximately 5.5 million cubic yards of fill.
In totality the actions proposed would result in a smaller project with lesser potential to
create significant impacts than what was considered in the Final Alberhill Specific Plan EIR
and subsequent addendums.
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaratio n
due to the involvement of new significant environmental effects or a substantial increase in
the severity of previously identified significant effects. Please refer to the response to #1.
3. New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete or the negative declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or
negative declaration. The Final Alberhill Specific Plan EIR and subsequent addendums
addressed all potential significant effects of the proposed project. The modified project
does not create and/or exacerbate existing significant effects. Further, there are no new
legally required areas of review which have not been previously addressed.
b. Significant effects previously examined will be substantially more severe than shown in
the previous EIR. The proposed project due to the reduction in the intensity of
development would have less significant effects not discussed in the previous EIR or
negative declaration.
c. Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant effects of the project, but
the project proponents decline to adopt the mitigation measure or alternative. No
modifications to previously approved mitigation measures are proposed and there is no
new evidence that suggest mitigation measures previously deemed infeasible are now
feasible but declined to be implemented.
PA 2018-95
April 14, 2020
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d. Mitigation measures or alternatives which are considerably different from those analyzed
in the previous EIR would substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the mitigation measure or
alternative. See response to c above.
Exhibits:
A – PA 2018-95 MSHCP Resolution
B – PA 2018-95 TTM 2019-03 Resolution
C – PA 2018-95 TTM 2018-01 Resolution
D – PA 2018-95 Conditions of Approval
E – PA 2018-95 Map Comparison
F – PA 2018-95 Applicant Forward
G – PA 2018-95 Vicinity Map
H – PA 2018-95 Aerial Map
I – PA 2018-95 TTM 36636
J – PA 2018-95 Original VTTM 35001
K – PA 2018-95 Revised TTM 35001
RESOLUTION NO. 2020- ___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, ADOPTING FINDINGS THAT PA 2018-95 (TTM 36636 AND
MODIFICATIONS TO VTTM 35001) ARE CONSISTENT WITH THE WESTERN
RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN
(MSHCP)
Whereas, Castle and Cooke Commercial-CA, Inc., has applied for Tentative Tract Map 36636 a
subdivision of land that would create six (6) lots for the purposes of finance and conveyance
and modifications to VTTM 35001. The project site is located at the southeasterly corner of
Interstate 15 and Lake Street. (APNs: 389-020-062, 064, 389-080-055, 056, 390-130-026, 390-
130-033, 390-130-034, 390-130-037, 390-160-003, 390-160-014, 390-160-021, 390-170-002,
390-190-014, 390-190-015, 390-190-017, 390-190-018, 390-200-008, 390-200-012, 390-200-
013, and 390-210-021); and,
Whereas, On February 10, 2004, the County of Riverside and Tri-Valley I (“Tri-Valley”) entered
into an agreement (the “MOU”) whereby approximately 598 acres of land within the Alberhill
Ranch Specific Plan was sold to the County for open space conservation and mitigation
purposes. Contained within the Acquisition Agreement and two accompanying Memoranda of
Understanding (collectively known as the “Tri-Valley Agreements”), the County and Tri-Valley
were found to be in compliance with all MSHCP requirements, including biological surveys and
agreements to pay MSHCP mitigation fees; and,
Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that
all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition
Process (LEAP) and the Joint Project Review (JPR) to analyze the scope of the proposed
development and establish a building envelope that is consistent with the MSHCP criteria; and,
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings
demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria
Cell, and the MSHCP goals and objectives; and,
Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 16.24 (Tentative Map) the
Planning Commission (Commission) has been delegated with the responsibility of making
recommendations to the City Council (Council) pertaining to tentative maps; and,
Whereas, on March 17, 2020, at a duly noticed Public Hearing the Commission has considered
evidence presented by the Community Development Department and other interested parties
with respect to this item and took action to recommend that the City Council PA 2018-95 was
consistent with the MSHCP; and,
Whereas, pursuant to Chapter 16.24 (Tentative Map), the Council has the responsibility of
making decisions to approve, conditionally approve, or disapprove recommendations of the
Commission for Tentative Maps; and,
Whereas, on April 14, 2020, at a duly noticed Public Hearing, the Council has considered the
recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
CC Reso. No. 2020-____
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NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Council has considered the Project and its consistency with the MSHCP prior to
recommending that the Council adopt Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Council makes the following findings for
MSHCP consistency:
1. The Project is a project under the City’s MSHCP Resolution, and the City must make an
MSHCP Consistency finding before approval.
The Property is located within an MSHCP criteria cell. Pursuant to the City’s MSHCP
Resolution, the project has been reviewed for MSHCP consistency, including consistency
with “Other Plan Requirements.” These include the Protection of Species Associated with
Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow
Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and
Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4),
Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines
(MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP
Ordinance, § 4).
2. The Project is subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) Joint Project Review processes.
The project site is within the MSHCP Lake Elsinore Area Plan. The proposed project site lies
within Criteria Cells #3855 (120.46 acres), #3957 (116.4 acres), #3954 (91.54 acres), #3853
(27.8 acres), #4057 (14.41 acres), #3854 (14.23 acres), #4056 (5.73 acres), and #3953 (.01
acre). The site is also located in Cell Groups U’, V’, T’, with certain other parcels located
independent of any Cell Group.
3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
Pursuant to the adopted MOU, no further action regarding this section of the MSHCP is
required.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.
The project is within Area 1 for narrow endemic plant species, which requires surveys for
Munz's onion, San Diego Ambrosia, Slender-Horned Spineflower, Many-stemmed dudleya,
Spreading navarretia, California Orcutt grass, San Miguel savory, Hammitt's clay-cress,
Wright's trichocoronis. Surveys were conducted in connection with the Tri-Valley
Agreements when the County of Riverside acquired the +/- 598 acres adjacent to VTTM
35001. The conservation of +/- 598 acres provides full mitigation for the proposed project,
and therefore no further surveys are required in connection with VTTM 35001.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The MSHCP requires additional surveys for certain species if the project is located in certain
CC Reso. No. 2020-____
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locations. Pursuant to MSHCP Figure 6-2 (Criteria Area Species Survey Area), Figure 6-3
(Amphibian Species Survey Areas with Criteria Area), Figure 6-4 (Burrowing Owl Survey
Areas with Criteria Area), Figure 6-5 (Mammal Species Survey Areas with Criteria Area).
The project is in Criteria Area Species Survey Area 1 which requires surveys for round-
leaved filaree (Erodium macrophyllum), smooth tarplant (Centromadia pungens ssp. Laevis),
little mousetail (Myosurus minimus), and burrowing owl (Athene cunicularia hypugaea).
Surveys were conducted in connection with the Tri-Valley Agreements when the County of
Riverside acquired the +/- 598 acres adjacent to VTTM 35001. The conservation of +/- 598
acres provides full mitigation for the proposed project, and therefore no further surveys are
required in connection with VTTM 35001 prior to approval of a developm ent proposal.
Therefore, the subject project is consistent with the Additional Survey Needs and
Procedures of the MSHCP.
6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
Section 6.1.4 of the MSHCP sets forth guidelines which are intended to address indirect
effects associated with locating development in proximity to the MSHCP Conservation Area,
where applicable. Pursuant to the adopted MOU, any potential urban/wildlands interface
impacts associated with the subject property will be mitigated due to the conservation of
approximately 598 acres of land adjacent to the project property that was sold to the County
of Riverside for conservation purposes.
7. The Project is consistent with the Vegetation Mapping requirements.
Pursuant to the adopted MOU, no further action regarding this section of the MSHCP is
required.
8. The Project is consistent with the Fuels Management Guidelines.
The MSHCP acknowledges that brush management to reduce fuel loads and protect urban
uses and public health/safety shall occur where development is adjacent to conservation
areas. The property is adjacent to an MSHCP Conservation Area. One of the scenarios in
the Fuels Management Guidelines is that any new development planned adjacent to a
MSHCP conservation area or other undeveloped area shall incorporate brush management
guidelines in the development boundaries and shall not encroach into MSHCP conservation
areas.
The proposed project has prepared a fire-wise fuel modification plan that design’s adequate
brush management and required setbacks as prescribed by the adopted Fire Code. The
proposed fuel modifications areas have been fully incorporated into the project boundary
and does not encroach into the adjacent MSHCP conservation areas. Furthermore, all fuel
modification areas can be accessed and maintained without encroaching into the adjacent
MSHCP conservation areas. Therefore, the project is found to be consistent with the Fuels
Management Guidelines.
9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee.
As part of the MOU, the development will pay the City’s MSHCP Local Development
CC Reso. No. 2020-____
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Mitigation Fee (Lake Elsinore Municipal Code 16.85) at the time of issuance of permits. The
MSHCP fee was set at $472 at the time Vesting Tentative Tract Map 35001 was approved,
but because the project was not developed within 10 years from approval, the mitigation fee
is set at the current prevailing fee amount. This is consistent with the MSHCP Mitigation Fee
requirement and constitutes full compliance with the MSHCP.
10. The Project is consistent with the MSHCP.
The project site is within the MSHCP Elsinore Area Plan, Subunit 2 (Alberhill). The proposed
project site lies within Criteria Cells #3855 (120.46 acres), #3957 (116.4 acres), #3954
(91.54 acres), #3853 (27.8 acres), #4057 (14.41 acres), #3854 (14.23 acres), #4056 (5.73
acres), and #3953 (.01 acre). The site is also located in Cell Groups U’, V’, T’, with certain
other parcels located independent of any Cell Group. Conservation within this Cell Group
will contribute to assembly of Proposed Core 1. According to Section (Elsinore Area Plan),
“Conservation within this Cell Group will contribute to assembly of Proposed Core 1.
Conservation within this Cell Group will focus on riparian scrub, woodland and forest
habitat associated with Alberhill Creek and recovery of adjacent coastal sage scrub
habitat. Areas conserved within this Cell Group will be connected to coastal sage
scrub, riparian scrub, woodland and forest habitat proposed for conservation in Cell
Group O to the north and in Cell #3964 to the east and to coastal sage scrub habitat
proposed for conservation in Cell Group W to the south. Conservation within this Cell
Group will range from 60%-70% of the Cell Group focusing in the eastern portion of the
Cell Group.”
An Implementation Plan for the MSHCP conducted by HELIX Environmental Planning in
December 2003 analyzed the project site, and concluded,
“The conservation configuration [of the approximately 598 acres sold to the County of
Riverside] was the subject of the extensive negotiations with the U.S. Fish and Wildlife
Service and the California Department of Fish and Game. The project conserves habitat
and acreage consistent with the cores and linkages, area plan, planning unit, Cell and
Cell Group Criteria. It provides a substantial amount of core habitat in an appropriate
configuration and conserves narrow endemic plant species, including Munz's onion and
San Diego Ambrosia, at levels required in the plan (90 percent of the population in a
configuration that provides for long-term conservation). Specifically, 100 percent of the
San Diego Ambrosia and 99 percent of the Munz's onion would be avoided.”
The project site comprises portions of a number of Cells and Cell Groups, which cover a
total of approximately 400 acres. The sale of adjacent land to the County of Riverside
provides for conservation and mitigation of approximately 598 acres and allows of
approximately 400 acres. Based upon the acreage, location, habitat and sensitive
species, the proposed development, comprising approximately 400 acres, is consistent
with MSHCP criteria.
CC Reso. No. 2020-____
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Section 3: Based upon the evidence presented, both written and testimonial, and the above
findings, the Councils find that the Project is consistent with the MSHCP.
Section 4: The City Clerk shall certify to the adoption of this Resolution and enter it into the
book of original Resolutions.
Passed and Adopted on this 14th day of April, 2020.
Brian Tisdale, Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2020-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of April 14, 2020, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Candice Alvarez, MMC
City Clerk
RESOLUTION NO. 2020-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 36636
Whereas, Castle and Cooke Commercial-CA, Inc., has applied for Tentative Tract Map 36636,
a subdivision of land that would create six (6) lots for the purposes of finance and conveyance.
The project site is located at the southeasterly corner of Interstate 15 and Lake Street. (APNs:
389-020-062, 064, 389-080-055, 056, 390-130-026, 390-130-033, 390-130-034, 390-130-037,
390-160-003, 390-160-014, 390-160-021, 390-170-002, 390-190-014, 390-190-015, 390-190-
017, 390-190-018, 390-200-008, 390-200-012, 390-200-013, and 390-210-021); and,
Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code
(LEMC), the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the City Council (Council) pertaining to tentative maps; and,
Whereas, on March 17, 2020, at a duly noticed Public Hearing, the Commission considered
evidence presented by the Community Development Department and other interested parties
with respect to this item and took action to recommend approval of the proposed tentative map;
and,
Whereas, pursuant to Chapter 16.24 (Tentative Map), the Council has the responsibility of
making decisions to approve, conditionally approve, or disapprove recommendations of the
Commission for Tentative Maps; and,
Whereas, on April 14, 2020, at a duly noticed Public Hearing, the Council has considered the
recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: Prior to making a determination, the Council has reviewed and analyzed the
proposed Project pursuant to the appropriate Planning and Zoning Laws, and Chapter 16
(Subdivisions) of the LEMC.
Section 2: The original Final Alberhill Ranch Specific Plan EIR (SCH #88090517) was adopted
by the City Council on August 28, 1989. Addendum No. IV to the Alberhill Ranch Specific Plan
Final EIR, which was prepared for VTTM No. 35001 was subsequently approved by the City
Council on December 11, 2012. Pursuant to CEQA Guidelines Section 15162, staff has
determined that the proposed revision and extension of time request to VTTM 35001 would not
have a significant effect on the environment and no new environmental documentation is
necessary because all potentially significant effects have been adequately analyzed in an earlier
Environmental Impact Report (EIR) based upon the following findings:
1. Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects. The proposed actions would not result in major revisions of the
previous EIR or negative declaration because the proposed project has less residential
CC Reso. No. 2020-____
Page 2 of 4
units, a smaller commercial parcel, and the elimination of approximately 5.5 million cubic
yards of fill. In totality the actions proposed would result in a smaller project with lesser
potential to create significant impacts than what was considered in the Final Alberhill
Specific Plan EIR and subsequent addendums.
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration
due to the involvement of new significant environmental effects or a substantial increase
in the severity of previously identified significant effects. Please refer to the response to
#1.
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the negative declaration was adopted, shows any of the
following:
a. The project will have one or more significant effects not discussed in the previous
EIR or negative declaration. The Final Alberhill Specific Plan EIR and subsequent
addendums addressed all potential significant effects of the proposed project. The
modified project does not create and/or exacerbate existing significant effects.
Further, there are no new legally required areas of review which have not been
previously addressed.
b. Significant effects previously examined will be substantially more severe than shown
in the previous EIR. The proposed project due to the reduction in the intensity of
development would have less significant effects not discussed in the previous EIR or
negative declaration.
c. Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative. No modifications to previously approved mitigation measures are
proposed and there is no new evidence that suggest mitigation measures previously
deemed infeasible are now feasible but declined to be implemented.
d. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative. See response to c above.
Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the Council
makes the following findings for approval of Tentative Parcel Map (TPM) No. 36636:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the
objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
a. The Project is located within the Residential Single Family (R-SF), Residential
Multifamily (R-M), and Neighborhood Commercials districts of the Alberhill Ranch
Specific Plan (ARSP) that is intended to accommodate single and multifamily
CC Reso. No. 2020-____
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residential limited intensity commercial uses. The proposed Project is consistent with
the provisions of the ARSP. The ARSP was subject to a consistency finding with the
General Plan prior to adoption. Therefore, the Project is found to be consistent with the
General Plan.
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
a. The overall density and design is consistent and compatible with the adjacent
communities.
3. The effects that this project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
a. The subject tentative map would does not support development of any kind. However,
the nature of finance and conveyance maps are to provide a legal mechanism create
large lots that are conveyable to differing legal entities that would support further
subdivision in the future, in this case these subdivisions would create lots that are able
to developed into residential uses, thereby assisting with the housing needs of the
region.
4. The proposed division of land or type of improvements is not likely to result in any
significant environmental impacts.
a. The Project has been adequately conditioned by all applicable departments and
agencies and will not therefore result in any significant environmental impacts. The
Project will not be detrimental to the public health, safety, or welfare or materially
injurious to properties or improvements in the vicinity.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM 36636 has been designed in a manner consistent with the General Plan and does
not divide previously established communities.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed division of land.
a. All known easements or request for access have been incorporated into the design of
TPM 36636.
b. The map has been circulated to City departments and outside agencies, and
appropriate Conditions of Approval have been applied to the Project.
Section 4: Based upon all of the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the Council hereby approves Tentative Parcel Map No.
36636.
CC Reso. No. 2020-____
Page 4 of 4
Section 5: The City Clerk shall certify to the adoption of this Resolution and enter it into the
book of original Resolutions.
Passed and Adopted on this 14th day of April, 2020.
Brian Tisdale, Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2020-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of April 14, 2020, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Candice Alvarez, MMC
City Clerk
RESOLUTION NO. 2020-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING MODIFICATIONS TO VESTING TENTATIVE TRACT
MAP NO. 35001)
Whereas, Castle and Cooke Commercial-CA, Inc., has applied for modifications to Vesting
Tentative Tract Map 35001. The project site is located at the southeasterly corner of Interstate
15 and Lake Street. (APNs: 389-020-062, 064, 389-080-055, 056, 390-130-026, 390-130-033,
390-130-034, 390-130-037, 390-160-003, 390-160-014, 390-160-021, 390-170-002, 390-190-
014, 390-190-015, 390-190-017, 390-190-018, 390-200-008, 390-200-012, 390-200-013, and
390-210-021); and,
Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code
(LEMC), the Planning Commission (Commission) has been delegated with the responsibility of
making recommendations to the City Council (Council) pertaining to tentative maps; and,
Whereas, on March 17, 2020, at a duly noticed Public Hearing, the Commission considered
evidence presented by the Community Development Department and other interested parties
with respect to this item and took action to recommend approval of the proposed modifications;
and,
Whereas, pursuant to Chapter 16.24 (Tentative Map), the Council has the responsibility of
making decisions to approve, conditionally approve, or disapprove recommendations of the
Commission for Tentative Maps; and,
Whereas, on April 14, 2020, at a duly noticed Public Hearing, the Council has considered the
recommendation of the Commission as well as evidence presented by the Community
Development Department and other interested parties with respect to this item.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: Prior to deciding, the Council has reviewed and analyzed the proposed Project
pursuant to the appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the
LEMC.
Section 2: The original Final Alberhill Ranch Specific Plan EIR (SCH #88090517) was adopted
by the City Council on August 28, 1989. Addendum No. IV to the Alberhill Ranch Specific Plan
Final EIR, which was prepared for VTTM No. 35001 was subsequently approved by the City
Council on December 11, 2012. Pursuant to CEQA Guidelines Section 15162, staff has
determined that the proposed revision and extension of time request to VTTM 35001 would not
have a significant effect on the environment and no new environmental documentation is
necessary because all potentially significant effects have been adequately analyzed in an earlier
Environmental Impact Report (EIR) based upon the following findings:
1. Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects. The proposed actions would not result in major revisions of the
CC Reso. No. 2020-____
Page 2 of 4
previous EIR or negative declaration because the proposed project has less residential
units, a smaller commercial parcel, and the elimination of approximately 5.5 million cubic
yards of fill. In totality the actions proposed would result in a smaller project with lesser
potential to create significant impacts than what was considered in the Final Alberhill
Specific Plan EIR and subsequent addendums.
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration
due to the involvement of new significant environmental effects or a substantial increase in
the severity of previously identified significant effects. Please refer to the response to #1.
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the negative declaration was adopted, shows any of the
following:
a. The project will have one or more significant effects not discussed in the previous
EIR or negative declaration. The Final Alberhill Specific Plan EIR and subsequent
addendums addressed all potential significant effects of the proposed project. The
modified project does not create and/or exacerbate existing significant effects.
Further, there are no new legally required areas of review which have not been
previously addressed.
b. Significant effects previously examined will be substantially more severe than shown
in the previous EIR. The proposed project due to the reduction in the intensity of
development would have less significant effects not discussed in the previous EIR or
negative declaration.
c. Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative. No modifications to previously approved mitigation measures are
proposed and there is no new evidence that suggest mitigation measures previously
deemed infeasible are now feasible but declined to be implemented.
d. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative. See response to c above.
Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the Council
makes the following findings for approval of Vesting Tentative Tract Map (VTTM) No. 35001:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the
objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
a. The Project is located within the Residential Single Family (R-SF), Residential
Multifamily (R-M), and Neighborhood Commercials districts of the Alberhill Ranch
Specific Plan (ARSP) that is intended to accommodate single and multi-family
residential limited intensity commercial uses. The proposed Project is consistent with
CC Reso. No. 2020-____
Page 3 of 4
the provisions of the ARSP. The ARSP was subject to a consistency finding with the
General Plan prior to adoption. Therefore, the Project is found to be consistent with the
General Plan.
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
a. The overall density and design is consistent and compatible with the adjacent
communities.
3. The effects that this project is likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
a. The modified Tract Map is consistent with the land use plan, development and design
standards, and programs, and all other appropriate requirements contained in the
General Plan. The modified VTTM 35001 is consistent with the residential and
commercial land uses within the specific plan and applicable development and design
standards.
4. The proposed division of land or type of improvements is not likely to result in any
significant environmental impacts.
a. The Project has been adequately conditioned by all applicable departments and
agencies and will not therefore result in any significant environmental impacts. The
Project will not be detrimental to the public health, safety, or welfare or materially
injurious to properties or improvements in the vicinity.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM 35001 has been designed in a manner consistent with the General Plan and does
not divide previously established communities.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed division of land.
a. All known easements or request for access have been incorporated into the design of
VTTM 35001.
b. The map has been circulated to City departments and outside agencies, and
appropriate Conditions of Approval have been applied to the Project.
Section 4: Based upon all of the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the Council approves the modifications to Vesting Tentative
Tract Map No. 35001.
CC Reso. No. 2020-____
Page 4 of 4
Section 5: The City Clerk shall certify to the adoption of this Resolution and enter it into the
book of original Resolutions.
Passed and Adopted on this 14th day of April 2020.
Brian Tisdale, Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2020-____ was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of April 14, 2020, and that the same was adopted by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Candice Alvarez, MMC
City Clerk
Applicant’s Initials: _____ Page 1 of 16
CONDITIONS OF APPROVAL
RESOLUTION: 2020-XX
PROJECT: TTM 36636 and VTTM 35001
PROJECT NAME: Alberhill Ridge
PROJECT LOCATION: APNs: 389-020-062, 064, 389-080-055, 056, 390-
130-026, 390-130-033, 390-130-034, 390-130-037,
390-160-003, 390-160-014, 390-160-021, 390-170-
002, 390-190-014, 390-190-015, 390-190-017, 390-
190-018, 390-200-008, 390-200-012, 390-200-013,
and 390-210-021)
APPROVAL DATE:
EXPIRATION DATE:
GENERAL
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or
proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside,
void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative
body concerning Vesting Tentative Tract Map No. 35001, located within the Alberhill Specific
Plan Amendment No. 1 (Brighton Specific Plan) on the east side of Lake Street between
Nichols Road and the 1-15 Freeway, project attached hereto.
PLANNING DIVISION
2. Vesting Tentative Tract Map No. 35001 will expire two years from date of approval unless
within that period of time a Final Map has been filed with the County Recorder, or an
extension of time is granted by the City of Lake Elsinore City Council in accordance with the
State of California Subdivision Map Act and applicable requirements of the Lake Elsinore
Municipal Code.
3. Vesting Tentative Tract Map No. 35001 shall comply with the State of California Subdivision
Map Act and shall comply with all applicable requirements of the Lake Elsinore Municipal
Code (LEMC), unless modified by approved Conditions of Approval.
4. Development shall comply with those standards and guidelines of the Elements contained in
the Brighton Specific Plan document.
5. Vesting Tentative Tract Map No. 35001 shall comply with the State of California Subdivision
Map Act and applicable requirements contained in the Brighton Specific Plan document and
the Lake Elsinore Municipal Code (LEMC), unless modified by approved Conditions of
Approval.
6. The applicant shall complete and sign an "Acknowledgment of Conditions" and shall return
the executed original to the Community Development Department - Planning Division within
30 days of project approval by the Director of Community Development.
7. The applicant shall participate in the City of Lake Elsinore Citywide Lighting and Landscape
and Street Maintenance District, as appropriate.
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 2 of 16
8. The applicant shall provide all project-related onsite and offsite improvements as described
in the Brighton Specific Plan document and Vesting Tentative Tract Map No. 35001.
9. The applicant shall implement those mitigation measures identified in the 1990 Final Brighton
Specific Plan EIR and the 2012 CEQA Addendum No. 4 to the Final Brighton Specific Plan
EIR. Included as attachment "A" to these project Conditions of Approval.
10. The applicant shall comply with all conditions of the Riverside County Fire Department.
Future construction shall meet all Riverside County Fire Department standards for fire
protection and any additional requirements requested by the County Fire Department.
Parks
11. Under the Quimby Act, the project must provide 23.6 acres of park dedication. This Quimby
Act requirement shall be satisfied by compliance with the following provisions and those set
forth in Condition No. 12. In accordance with the Brighton Specific Plan. VTTM 35001
receives credit for 10.5 acres of parkland within the previously constructed 22.4 acre Alberhill
Ranch Community Park across Nichols road to the south within the Murdock Alberhill Ranch
Specific Plan (Tract No. 28214-4).
Consistent with the Brighton Specific Plan, the Developer shall dedicate and improve a 5.4
net acre "turnkey" park within the development prior to the final inspection and occupancy of
the first residential unit within VTTM 35001. In addition, the Developer shall dedicate and
improve Lots DD and SS park prior to issuance of the final inspection and occupancy of the
last residential unit within VTTM 35001 Phase 5.
Prior to park construction, the Developer shall submit park improvement plans for approval
by the City Manager or designee. The park design for parks shall comply with the City's Park
and Recreation Master Plan.
12. As approved by the City Manager or designee, "Turnkey" improvements for the 5.4-acre
neighborhood park shall include the following standard park facility types and amenities:
A. Two (2) Little League Baseball Fields (60-foot baselines and 220-foot foul lines)
a. Four (4) Bleachers
b. Chain-link Fenced back-stops
B. One (1) Restroom Facility.
C. One (1) Flag Pole with internal halyard
D. One (1) Half-Court Basketball court.
E. One (1) Preschool (2-5 years) and Elementary (5-12 years) Age Playground with Shade
cover over entire Children's Play Area.
F. Parking lot with a minimum of 32 spaces.
G. Perimeter Walking Trail with Par Course.
H. Park Monument entry signage per City Identity Standards Guide.
I. Top Soil consisting of imported twelve-inch (12") deep Class A material for all fields with
turf.
J. Amenities:
a. Per City Identity Standards Guide
b. Eight (8) Benches
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 3 of 16
c. Two (2) Picnic Tables
d. Two (2) BBQs
e. Five (5) Waste Containers
f. One (1) Hot Ash Container
g. General Park Lighting
h. Drinking fountains
i. Signage
j. Landscaping
k. Decorative Fencing along southern perimeter of park.
l. Lockable Entry Gates into parking lot of Park
m. As-built Plan Drawings on Mylar & Electronic (PDF) formats.
13. The Developer may offer for dedication an additional 27.3-acre linear trail area along Lake
Street. Acceptance of the dedication by the City shall be subject to the Developer providing
an aquascaped streambed. landscaping and trail improvements in accordance with the City’s
Park and Recreation Master Plan and as approved by the City Manager or designee.
14. Prior to the issuance of any residential building permit in the Project, Owner shall pay to City
“Alberhill Park Fee” in an amount equal to $2.00 per square foot of assessable space.
“Assessable space” means all of the square footage within the perimeter of a residential
structure, not including any carport, walkway, garage, overhang, patio, detached accessory
structure or similar area. The amount of square footage within the perimeter of a residential
structure shall be calculated by the City’s building department in accordance with the City’s
standard practice of calculating structural perimeters. The Alberhill Park Fee shall be
deposited by City in the Alberhill Park Fund and used in accordance with the provisions of
that certain Development Agreement By and Between the City of Lake Elsinore and Pacific
Clay Products, Inc. Regarding The Development Known As Alberhill Villages dated as of July
20, 201 and recorded as Instrument No. 2018-0292047 in the official land records of
Riverside County.
Prior to Final Tract Map
15. All lots shall comply with minimum standards contained in the Brighton Specific Plan.
16. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
17. Street names within the subdivision shall be approved by the Community Development
Director or Designee.
18. AII of the improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
19. The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
Prior to Design Review Approval
20. AII future structural development associated with this map requires separate Design Review
approval.
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 4 of 16
21. Design for all drainage basins proposed with Vesting Tentative Tract Map No. 35001 shall be
approved by the City Engineer and Community Development Director or designee. Security
fencing where required shall be shown. Exposed chain-link fencing is prohibited.
Prior to Building Permit/Grading Permits
22. The applicant shall obtain all necessary State and Federal permits, approvals, or other
entitlements, where applicable, prior to each phase of development of the project.
23. Prior to issuance of building permit, a final Fuel Modification Plan and Program, consistent
with the previously approved Fuel Modification Plan and Program shall be approved by the
Fire Department for future development.
24. Prior to issuance of building permit, the applicant shall submit a letter of verification (will-serve
letter) to the City Engineer, for all required utility services.
25. The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
26. The applicant shall pay applicable fees and obtain proper clearance from the appropriate
School District prior to issuance of building permits.
27. The applicant shall provide connection to public sewer for each lot within any subdivision. No
service laterals shall cross adjacent property lines and shall be delineated on engineering
sewer plans and profiles for submittal to the EVMWD.
28. Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan
addressing the following:
Show that a masonry or decorative block wall will be constructed along the entire tract
boundary.
Show materials, colors, and heights of rear, side and front walls/fences for proposed
lots.
Show that front return walls shall be decorative masonry block walls. Front return
wood fences shall not be permitted.
Show that side walls for corner lots shall be decorative masonry block walls.
Show that those materials provided along the front elevations (ie. brick, stone, etc.)
will wrap around the side elevation and be flush with the front return walls.
29. The applicant shall submit plans to the electric utility company for a layout of the street lighting
system. The cost of street lighting, installation as well as energy charges shall be the
responsibility of the developer and/or the association. Said plans shall be approved by the
City and shall be installed in accordance with the City Standards.
30. The applicant shall meet all requirements of the providing electric utility company.
31. The applicant shall meet all requirements of the providing gas utility company.
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 5 of 16
32. The applicant shall meet all requirements of the providing telephone utility company.
33. A security bond is required guaranteeing the removal of all trailers used during construction.
34. All signage shall be subject to Planning Division review and approval prior to installation.
35. Any alterations to the topography, ground surface, or any other site preparation activity will
require appropriate grading permits. A Geologic Soils Report with associated
recommendations will be required for grading permit approval, and all grading must meet the
City's Grading Ordinance, subject to the approval of the City Engineer and the Planning
Division. Analysis of impacts of fills and cuts greater than 60 feet shall be provided. Interim
and permanent erosion control measures are required. The applicant shall bond 100% for
material and labor for one year for erosion control landscaping at the time the site is rough
graded.
36. The City's Noise Ordinance shall be met during all site preparation activity. Construction shall
not commence before 7:00AM and cease at 5:00 PM, Monday through Friday. Construction
activity shall not take place on Saturday, Sunday, or any Legal Holidays.
37. 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 (i.e., 7:00A.M. - 5:00 P.M.,
Monday through Friday with no construction activity to occur on Saturdays, Sundays or legal
holidays) and a statement that complaints regarding the operation can be lodged with the
City of Lake Elsinore Code Enforcement Division (951) 674-3124. The sign shall be installed
prior to the issuance of a grading permit.
38. At least 30 days prior to any rough grading related ground disturbance activity, the City will
contact the appropriate Native American Tribe (Tribe) to notify the Tribe of the initiation of
rough grading on the Project site. It is anticipated that the Pechanga Tribe will be the
"appropriate" Tribe due to prior and extensive coordination with the City and project applicant
in determining potentially significant impacts and appropriate mitigation measures due to its
demonstrated cultural affiliation with the project area. The Community Development Director
(Director) or his Designee shall have the authority to designate the Tribe to select a Native
American Tribal Monitor (Monitor) volunteer for the Project site. The designated Monitor will
conduct the Monitor activities at a fee not to exceed $5,000 their sole costs. The Tribe and
Archaeologist shall independently report via email or other writing any and all archaeological
related artifact findings to the Director or his Designee during rough grading of the Project
site. A copy of any findings may be provided to the Developer by the Director or his Designee
provided appropriate non-disclosure agreements have been executed by the Developer. All
monitoring shall be limited to the rough grading being undertaken during each rough grading
phase. The Director shall meet with the Developer and Tribe prior to any rough grading
activities to develop appropriate protocols for the Operations and Archaeological Monitor
activities on each rough grading phase which shall comply will all terms of the Rough Grade
Plan. The Protocols shall address the conduct of Archaeological and Tribal Monitoring and
the disposition of any Archaeological Artifacts or human remains discovered on the Project
Site in accordance with the appropriate laws. The Director or his Designee shall have the
authority to modify, direct and re-direct the appropriate actions for any rough grading activity
on the Project site in regards to any archaeological findings within the rough grading work
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 6 of 16
areas after consulting with Monitor, Developer and Archaeologist.
39. Throughout construction, as deemed appropriate by the City and the appli cant, fugitive dust
suppression along Nichols Road and Lake Street to minimize fugitive dust generation shall
be applied. Fugitive dust suppression techniques may include soil watering, application of
soil binders, and/or placement of gravel or other appropriate material to minimize vehicle
generated dust.
40. Open space lots shall be dedicated to the City in accordance with the requirements of the
Brighton Specific Plan and as shown on VTTM 35001. Maintenance of these open space lots
shall be in accordance with the maintenance schedule shown on VTTM 35001 -Sheet 4.
ENGINEERING DIVISION
41. 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.
42. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
43. 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.
44. The developer shall provide a copy of an encroachment permit or any approval documents
from the Riverside County Flood Control District for encroaching, grading, or discharging into
County flood control facilities right of way.
45. AII required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
46. Each final map phase shall be subject to discretionary review and associated conditions of
approval.
47. Prior to issuance of the first building permit, the developer shall create or annex the property
into Lighting and Landscaping Maintenance District No. 1. Developer shall deposit
appropriate, non-refundable funds with the City for the processing of the annexation. An
alternative financing mechanism to fund the annual maintenance costs, including creation of
a Mello-Roos Community Facilities District in lieu of annexing into the existing district will be
considered by the City.
Fees
48. To the extent required by law, the developer shall pay all Engineering Division assessed,
Development Impact Fees and Plan Check and Permit fees (LEMC 16.34). Applicable
Development Impact Fees include: Stephens' Kangaroo Rat Habitat Fee (K-Rat), Traffic
Infrastructure Fee (TIF), and Area Drainage Fee, and Transportation Uniform Mitigation Fee
(TUMF).
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 7 of 16
49. Applicable Development Impact Fees including "City hall and public works facilities fees and
fire facilities fees as set forth in LEMC 16.74 will be assessed at the effective rate at time of
payment in full.
50. The developer shall pay applicable MSHCP fees pursuant to that certain Tri-Valley MOU
dated 2/4/04.
STORM WATER MANAGEMENT I POLLUTION PREVENTION I NPDES
Design:
51. A final WQMP shall be prepared, filed, and approved by the City Public Works Department
prior to issuance of a rough grading permit for the development of the subdivision. The final
WQMP will be prepared in accordance with the City of Lake Elsinore 2010 MS4 Permit (R8-
2010-003) and the County of Riverside Drainage Area Management Plan (DAMP) dated July
2011based on the Preliminary Water Quality Management Plan (PWQMP) prepared by KWC
Engineers dated August 2019. The 2010 SAR MS4 Permit requires implementation of LID
Principles and LID Site Design, where feasible, to treat the pollutants of concern identified for
the project, in the following manner (from highest to lowest priority): (Section XII.E.2, XII.E.3,
and XII.E.7).
52. The project shall implement LID practices that treat the 85th percentile storm.
53. Hydromodification / Hydraulic Conditions of Concern - The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of
natural water bodies and drainage systems; conserve natural areas; protect slopes, channels
and minimize significant impacts from urban runoff.
Construction:
54. A Storm Water Pollution Prevention Plan (SWPPP) is required for this project.
55. SWPPP - A copy of the current SWPPP shall be kept at the project site, updated as necessary
and be available for review upon request. Projects that are not subject to coverage under the
General Permit- Construction will prepare and implement an Erosion and Sediment Control
Plan in compliance with the California Building Code and Local Ordinances.
56. Prior to grading or building permit the applicant shall demonstrate that compliance with the
permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the
State Water Resources Control Board and a copy of the letter of notification of the issuance
of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction
of the City Engineer.
57. Erosion & Sediment Control - Prior to the issuance of any grading or building permit, the
applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment
Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance
with the City's NPDES Program and state water quality regulations for grading and
construction activities. The Erosion and Sediment Control Plan shall identify how all
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 8 of 16
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.
Post Construction:
58. The applicant shall use the Water Quality Management Plan for the Santa Ana Region of
Riverside County guidance document and template for preparation of the final WQMP.
59. WQMP - The Water Quality Management Plan (WQMP) 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:
Vector issues are addressed in the BMP design, operation and maintenance.
GIS coordinates for all LID and Treatment Control BMP
HCOC - demonstrate that discharge flow rates, velocities, duration and volume for the
post construction condition from a 2 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.
60. Operation and Maintenance (O&M) Plan that (1) describes the long-term operation and
maintenance requirements for BMPs identified in the BMP Exhibit; (2) identif ies the entity that
will be responsible for long-term operation and maintenance of the referenced BMPs; and (3)
describes the mechanism for funding the long-term operation and maintenance of the
referenced BMPs. 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.
61. As required by the City Engineer, detention basin's shall be designed to include a 15-foot
wide access road extending from the entrance to the basin floor. Maintenance road lengths
extending 500-feet or more will require a turn-around at the bottom of the entrance ramp.
TENTATIVE TRACT MAP
62. Provide a copy of the Preliminary Title Report.
63. Show on the Vesting Tentative Tract Map:
Note Tax Assessor's Parcel Numbers on Map
Provide Legend for identification of Utilities.
64. Provide written confirmation that RCFCD will maintain the existing proposed detention basin
on Lot 943 or remove maintenance statement from tentative map.
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 9 of 16
65. The location of LID BMPs to be used shall be based on the PWQMP dated May 28, 2019, on
file with City.
FINAL TRACT MAP
66. The developer shall submit for plan check review and approval a final map.
67. The Final Tract Map or Parcel Map shall include the phasing boundaries consistent with the
lots of the Tentative Tract. The phasing boundaries or lots shall be processed as separate
tract maps.
68. Revisions to the phasing plan shown on VTTM shall be approved by the City Engineer prior
to issuance of any permits.
69. Prior to City Council approval of the Tract Final Map, the developer shall, in accordance with
Government Code, have constructed all improvements or noted on the title sheet of the map
the improvements to be constructed or have improvement plans submitted and approved,
agreements executed and securities posted.
UTILITIES:
70. 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 in accordance with Chapter 12.16 of the Lake Elsinore Municipal
Code (LEMC)
71. 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.
72. 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).
73. The developer shall comply with the "Will Serve" letter dated 07/31/12. Developer shall supply
to the City Engineering Division a copy of the "Will Serve" letter from Elsinore Valley Municipal
Water District stating that water and sewer arrangements have been made for this project.
IMPROVEMENTS
Design
74. The development of each Planning Area or Phase shall be subject for specific review and
conditions of approval.
75. Sight distance at all intersections shall comply with CALTRANS Standards.
76. The developer shall install permanent bench marks at the following locations, Lake & Nichols,
Lake & Alberhill Ridge Road, and Alberhill Ridge Road & "B" Street per City of Lake Elsinore
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 10 of 16
h
Standards and at locations to be determined by City Engineer.
77. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
78. The developer shall coordinate with Riverside Transit Authority for location and installation of
bus transit facilities.
79. 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 one of these criteria are exceeded,
drainage facilities shall be provided.
80. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
81. 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.
82. 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.
83. Developer or HOA shall maintain the existing detention basin (Lot 943) until transfer of
maintenance responsibility is accepted by RCFC&WCD.
84. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
85. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
86. AII 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.
87. The Developer and its successors in interest, shall cause a Traffic Study to be prepared and
submitted to the City of Lake Elsinore Public Works Department prior to the issuance of the
201st Building Permit for the Alberhill Ridge project and every 100 Building Permits thereafter
until completion of the project in order to evaluate the actual traffic impacts of the Alberhill
Ridge development and determine consistency with the trigger to construct the Nexus
Improvements as identified in the LLG Traffic Study Report dated, February 29th 2012. Any
identified traffic improvements in the periodic traffic studies shall be constructed within 100
Building Permits or 18 months of the acceptance of the Traffic Study by the City of Lake
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 11 of 16
Elsinore whichever occurs first.
88. The Traffic Study shall consist of conducting AM and PM peak period traffic counts at the
study intersections identified as being impacted during the phased horizon year analysis
consistent with original traffic impact analysis (TIA), dated February 29, 2012, and performing
AM and PM peak hour level of service (LOS) analyses, accordingly. The Traffic Study Report
shall consist of a letter report complete with existing traffic volume figures, a LOS summary
table, appendix material presenting the existing traffic counts and LOS calculations, and a
summary of the Nexus and traffic improvements required.
89. The Developer shall construct the northerly half street improvements in Nichols Road (120'
R/W) adjacent to the County of Riverside +/-598-acre property from the easterly project
boundary of VTTM 35001 to the westerly boundary of VTTM 30836 prior to the 800th
residential Building Permit of VTTM 35001.
90. The developer shall construct full width street improvements and dedicate the right of way on
Alberhill Ridge Road, "A" to "H", "J" to "M", "Q", "R", "U" to "Z" as shown on the map and/or
per design guidelines in the Specific Plan. "B" Street shall be constructed and dedicated as
a 90 ft. right-of-way, with a 14ft median, and two (2) 20-foot travel lanes as shown on the
tentative map. Streets "A" and "C" shall be constructed and dedicated as a 54-foot right-of-
way, 40-foot roadway consistent with the tentative map with flared (widened) roadway at the
intersections as approved to the satisfaction of the City Engineer.
91. 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.
92. 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.
93. If existing improvements are to be modified, the existing improvement plans on file shall be
modified accordingly and approved by the City Engineer.
Permitting/Construction
94. 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.
95. 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.
96. The developer shall be responsible for acquiring right -of-ways in which the developer or the
City has no legal title or interest. If the developer is unsuccessful in acquiring such right-of-
ways necessary to satisfy a condition of approval, the City could assist the developer in the
Eminent Domain acquisition process at developer's cost in accordance with the Subdivision
Map Act.
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 12 of 16
97. All 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 Improvements
98. A portion of the required improvements for this development may be covered under the Traffic
Impact Fee (TIF) or Area Drainage Fee program. 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.
99. The developer shall submit a written request for acceptance to the City Engineer.
100. As-built plans shall be completed and signed by the City Engineer.
GRADING
Design:
101. 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).
102. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate
existing drainage pattern.
103. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
104. 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.
105. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and/or subsidence zones present on-site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this hazard.
106. The Developer shall submit a Phase 1 Environmental Assessment Report on the Project area
prior to issuance of a demolition, clearing and grubbing or rough grading permit for review
and approval by the City Engineer.
107. Cut and fill earthwork quantities shall balance on site.
108. The developer shall obtain all necessary off-site easements and/or permits for off-site grading
and/or drainage acceptance from the adjacent property owners.
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 13 of 16
Permit/Construction:
109. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
110. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
111. 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
112. 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)
113. Export sites located within the Lake Elsinore City limits must have an active grading permit.
114. Applicant to provide to the City a video record of the condition of all proposed public City haul
roads. 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.
115. 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.
116. Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
117. Developer shall pay all grading permit applicable processing, permit, security and
development fees.
PRIOR TO ISSUANCE OF BUILDING PERMIT
118. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
119. 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.
120. Prior to issuance of certificates of use and occupancy or building permits for individual tenant
improvements or construction permits for a tank or pipeline, uses shall be identified and, for
specified uses (where the proposed improvements will store, generate or handle hazardous
materials in quantities that will require permitting and inspection once operational), the
developer shall propose plans and measures for chemical management (including, but not
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 14 of 16
limited to, storage, emergency response, employee training, spill contingencies and disposal)
to the satisfaction of the County/City Building Official(s).
121. The applicable phased Final Map shall be recorded.
122. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer per the Traffic Impact Analysis.
123. To the extent required by law, the developer shall pay all Capital Improvement, TIF, TUMF
and Master Drainage Fees and Plan Check fees (LEMC 16.34).
PRIOR TO OCCUPANCY
124. Comply with the recommendations of the approved Traffic Study Report.
125. All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
126. 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.
127. To the extent required by law, TUMF Fees shall be paid. The TUMF fees shall be the effective
date at the time of payment in full accordance with the LEMC.
128. 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. All hauling
activity shall comply with the City's Grading Ordinance.
129. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½ x 11" mylar) shall be submitted in .tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
130. All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:
Final Map(s)- GIS Shape files* and .tif of recorded map.
Improvement Plans- GIS Shape files* and .tif of approved as built mylar.
Grading Plans- .tif of approved as built mylar.
GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
131. Documentation of responsibility for slope maintenance along right-of-ways and open spaces
to be maintained by the CFD shall be applied for prior to occupancy/final approval.
132. To the extent required by law, Developer shall pay all outstanding applicable processing and
development fees including but not all inclusive: TUMF, MSHCP, TIF, and area drainage prior
to occupancy/final approval.
DEPARTMENT OF ADMINISTRATIVE SERVICES
133. Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 15 of 16
CFD
Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Special Use
Permit (as applicable), the applicant shall consent to the formation of a Community Facilities
District or annex into the proposed Community Facilities District No. 2015-1 (Safety) the Law
Enforcement, Fire and Paramedic Services Mello-Roos Community Facilities District to offset
the annual negative fiscal impacts of the project on public safety operations and maintenance
issues in the City. Applicant shall make a non-refundable deposit of $15,000 or at the current
rate in place at the time of annexation toward the cost of annexation, formation or other
mitigation process, as applicable. The applicant may propose alternative financing
mechanisms to fund the annual negative fiscal impacts of the project on public safety
operations and maintenance issues in the City in lieu of creating/annexing into a district.
Contact the Administrative Services Director at 951-674-3124.
134. Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2
(Maintenance Services)
Prior to approval of the Final Map, Parcel Map, Residential Design Review, Special Use
Permit or building permit (as applicable), the applicant shall consent to the formation of a
Community Facilities District or annex into the proposed Community Facilities District No.
2015-2 (Maintenance Services) to fund the on-going operation and maintenance of the
public right-of-way landscaped areas and neighborhood parks to be maintained by the City
and for street lights in the public right-of-way for which the City will pay for electricity and a
maintenance fee to Southern California Edison, including parkways, open space and public
storm drains constructed within the development and federal NPDES requirements to offset
the annual negative fiscal impacts of the project. Applicant shall make a non-refundable
deposit of $15,000 or at the current rate in place at the time of annexation toward the cost
of annexation, formation or other mitigation process, as applicable. The applicant may
propose alternative financing mechanisms to fund the on-going operation and maintenance
of the public right-of-way landscaped areas and neighborhood parks to be maintained by
the City and for street lights in the public right-of-way for which the City will pay for electricity
and a maintenance fee to Southern California Edison, including parkways, open space and
public storm drains constructed within the development and federal NPDES requirements to
offset the annual negative fiscal impacts of the project in lieu of creating/annexing into a
district. Contact the Administrative Services Director at 951-674-3124.)
VTTM 35001
Conditions of Approval CC: TBD
Applicant’s Initials: _____ Page 16 of 16
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:
VTTM 35001
2012 Approved Map / 2020 Amended Map
Development Data Comparison
03/30/2020
Development Summary
Development area
(including offsite grading easement)431.0 AC 396.5 AC
Number of Single-Family Lots 1056 939
Number of Multi-Family Units 225 225
Number of Mixed-Use Residential 120 120
Total Housing Units (SF & MF)1401 1284
Multi-Family Area 9.5 AC 10.3 AC
Commercial Area (Gross)29.8 AC 28.8 AC
Commercial Area (Net)21.2 AC 21.9 AC
Project Amenities
Linear Park Area 32.3 AC 32.8 AC
Public Park Area (including trailhead)9.5 AC 7.9 AC
Private Park Area 0 AC 9.4 AC
4200 SF Area/ Density (DU/AC)48.7 AC 3.9 DU/AC 53.6 AC 3.8 DU/AC
5000 SF Area/ Density (DU/AC)133.2 AC 2.5 DU/AC 135.6 AC 2.9 DU/AC
5500 SF Area/ Density (DU/AC)162.7 AC 3.3 DU/AC 159.2 AC 2.2 DU/AC
Engineering Planning Data
Raw Earthwork Quantities Cut 11,765,000 CY 7,423,000 CY
Import / Export 5,791,000 CY export 0 CY import
WQMP Basin Area 3.4 AC 7.0 AC
Fuel Modification Area 0 92 AC
Lots 2012 2020 2012 2020 2012 2020
Min Lot Size 4278 4200 5055 5013 5500 5500
Max Lot Size 14823 14533 22102 24268 27683 36420
Avg Lot Size 6740 6020 7725 8019 8834 9440
4200→4999 47 57 ----
5000→5499 26 47 71 22 --
5500→5999 10 31 45 68 54 21
6000+108 68 212 301 483 324
Total Lots 191 203 328 391 537 345
Pad Size
Min Width 50 50 50 50 55 55
Max Depth 80 80 100 100 100 100
Approved 2012 Map 2020 Amended Map
4200 Zone - SFR-II 5000 Zone - SFR-II 5500 Zone - SFR-I
Approved 2012 Map 2020 Amended Map
Approved 2012 Map 2020 Amended Map
Single Family Area/Unit Summary Comparison - 2012 Approved Map v. 2020 Amended Map
R:\07\1100\20 03 30 VTTM 35001 Land Development Data
JONES & BEEIRDSLEY, P.C.
ATTORNEYS AT LAW
ONE RIVER WALK BUILDING
10000 STOCKDALE HIGHWAY, SUITE 395
BAKERSFIELD, CALIFORNIA 93311
Telephone (661) 664-2900 Facsimile (661) 664-2904
maj@jonesbeardsley.com
MEMORANDUM
TO: Justin Kirk DATE: October 23, 2019
City of Lake Elsinore
FROM: Mark A. Jones AIV(�
RE: History of VTTM 35001
Justin,
Per your request, below is a brief history of the processing and land use entitlements for the
property which is subject to VTTM 35001.
VTTM 35001 encompasses approximately 392 acres of undeveloped land commonly known as
Alberhill Ridge, within the Alberhill community in north Lake Elsinore, located east of Lake
Street and north of Nichols Road.
In 1989, the City of Lake Elsinore adopted the Alberhill Ranch Specific Plan ("ARSP")
following certification of a final environmental impact report ("FEIR") for that project. Two
years later, in 1991, the City adopted Amendment No. 1 to the ARSP, which carved 998 acres
out of the original ARSP area to create a separate Specific Plan for private development of that
area known as the Brighton ARSP. An addendum to the ARSP FEIR was prepared in connection
with the approval of the Brighton ARSP. The City's intent in adopting the Brighton ARSP was
to authorize a plan of development for up to 2,735 residential units, 89 acres of commercial uses,
and other ancillary uses.
In February 2004, the County of Riverside and Tri Valley I (together with it successors, referred
to as "Tri Valley"), the then owner of the 998 acre Brighton ARSP property, entered into an
Acquisition Agreement and accompanying Memorandum of Agreement, whereby Tri Valley
agreed to sell the County 598 acres of the Brighton ARSP property for open space, conservation
and mitigation purposes, at a substantially reduced purchase price. Under the terms and
conditions of the 2004 Acquisition Agreement and accompanying Memorandum of Agreement,
the County and Tri Valley I agreed that by selling the 598 acre property to the County at the
VTTM 35001 History Summary.04
reduced purchase price, and by paying the prevailing mitigation fee under the adopted Western
Riverside County Multiple Species Habitat Conservation Plan ("MSHCP"), Tri Valley would be
entitled to develop its remaining �t400 acre property within the Brighton ARSP without "...any
.further City and County required conservation mitigation of any kind, including without
limitation, any subsequent discovery of endangered species or any further biological surveys, for
any proposed development."
The Tri Valley agreements were part of the record when the MSHCP was adopted and the
I0(a)(1)(B) permit was issued for the plan. In addition, a HANS Equivalency Review and
Approval were received for the property pursuant to MSHCP Section 6.1, A, 1.
In December 2004, Tri Valley sold the 598 acre property to the County in accordance with the
Acquisition Agreement and Memorandum, and as part of that transaction, the County granted Tri
Valley a Temporary Operations and Permanent Maintenance Easement Agreement (the
"TOPME") over portions of the 598 acre property, which permitted a Tri Valley to use those
portions of the 598 acre property for the purpose of augmenting slopes, modifying habitat and
maintaining these areas as necessary for the development of Tri Valley's remaining ±400 acres.
In or about 2006, Castle & Cooke Commercial -CA, Inc. ("CCCA") purchased the ±400 acre
property from Tri Valley, and succeeded to all of its rights under the Acquisition Agreement,
Memorandum and TOPME.
On November 13, 2012, the Lake Elsinore City Council approved Vesting Tentative Tract Map
No. 35001 (the "Original VTTM 35001 ") with the adoption of Resolution No. 2012-054. In
connection with this approval, the City adopted findings that the Original VTTM 35001 was in
compliance with the MSHCP, and approved Addendum No. 4 to the ARSP EIR. Conditions of
Approval were adopted as a part of Resolution No. 2012-054. As approved, the Original VTTM
35001 permitted the subdivision of the 392 acre property into 1,056 single family residential lots,
225 multi -family units, 120 mixed use residential units and 29.8 gross acres of commercial
development. Because the boundaries of the Original VTTM 35001 included portions of the
County's 598 acre adjacent property which were covered by the TOPME, and to be used for
slope modification, fuel modification and fire protection maintenance, the Original VTTM 35001
permitted residential lot development to extend all the way to the exterior boundaries of the 392
acre property. In 2015, a Joint Project Review was completed for the Original VTTM 35001.
In 2016, Castle & Cooke and the County of Riverside completed a land exchange whereby
Castle & Cooke conveyed approximately 40 acres of its ±400 acre property to Riverside County
in exchange for Riverside County's conveyance to Castle & Cooke of approximately 40 acres of
its 598 acre property. A CEQA lawsuit was filed challenging the land exchange, which was
ultimately dismissed as a result of Castle & Cooke°s and the County's rescission of the land
exchange. In connection with the rescission of the land exchange, Castle & Cooke and the
County reconveyed the exchanged lands to one another, and terminated the TOPME.
On or about October 16, 2016, Castle & Cooke and the City entered into a Tolling Agreement
tolling the expiration of the Original VTTM 35001. The term of the Original VTTM 35001 has
been extended by the Tolling Agreement (as modified by Amendments 1 through 4 thereto) to
October 31, 2019.
2
VTTM 35001 History Summary.04
On November 30, 2018, Castle & Cooke submitted an application for a new VTTM 35001 (the
"New VTTM 35001"). The New VTTM 35001 differs from the Original VTTM 35001 in the
following respects:
• The number of lots within the New VTTM 35001 has been reduced to 939 single family
residential lots, as compared to the 1,056 single family residential lots which were
mapped within the Original VTTM 35001, a reduction of 117 lots.
• The number of multi -family units and mixed -use residential units within the new VTTM
35001 has remained the same as the original VTTM 35001 at 225 multi -family units and
120 mixed use residential units.
• The area of commercial development with the new VTTM 35001 has been reduced by
8.6 gross acres to 21.2 gross acres, as compared to 29.8 gross acres of commercial
development within the original VTTM 35001.
• The site acreage within the new VTTM 35001 has been reduced to 396.5 acres due to
refinement of the project boundary via field survey and the dedication of Nichols Road
rights -of -way to the City.
• All grading, fuel modification and maintenance associated with the development of the
396.5 acre property will be confined to the area within the boundaries of the site (i.e.,
development of the area covered by the New VTTM 35001 will not affect any portion of
the County's adjacent 598 acre property).
• Due to the redesign of the New VTTM 35001, grading of site will be essentially
balanced, resulting in the elimination of more than 5,500,000 cubic yards (cy), via trucks,
of soil which would have been required to have been exported from the site had it been
developed under the Original VTTM 35001.
VTTM 35001 History Summary.04
I 15 LAKE STWALKER CANYON RD
PIERCE STA S H S T
NICHOLAS RD
C O A L A V E
RUNNING DEER RD
PEARL ST
KINGS HWY
LADRILLO ST
FERN CIR
I 15 I 15 LAKE STWALKER CANYON RD
PIERCE STA S H S T
NICHOLAS RD
C O A L A V E
RUNNING DEER RD
PEARL ST
KINGS HWY
LADRILLO ST
FERN CIR
I 15
Planning Application No. 2016-78 VTTM 35001 (Alberhill Ridge)VICINITY MAP
PROJECT SITE
´
I 15 LAKE STASH STPIERCE STMOUNTAIN ST
BAKER ST
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KIWI WAY
FIR CIR
I 15
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
I 15 LAKE STASH STPIERCE STMOUNTAIN ST
BAKER ST
RICE CANYON C O A L A V ERUNNING DEER RD
KIWI WAY
FIR CIR
I 15
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
Planning Application No. 2016-78 VTTM 35001 (Alberhill Ridge)AERIAL MAP
PROJECT SITE
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ALBERHILL RIDGE CITY OF LAKE ELSINORE, CAAMENDED VESTING TENTATIVE TRACT NO. 35001
ALBERHILL RIDGE - AMENDED VESTING TENTATIVE TRACT NO. 35001
ALBERHILL RIDGE - AMENDED VESTING TENTATIVE TRACT NO. 35001
ALBERHILL RIDGE - AMENDED VESTING TENTATIVE TRACT NO. 35001TRACT PHASING PLAN & TRACT MAINTENANCE PLAN
LOT OOLOT DD
LOT ULOT V VLOT AAALOT BBBLOT CCCLOT DDDLOT EEELOT FFF LOT GGGLOT HHHLOT III LOT SS LOT PP LOT KKKLOT JJJLOT 1LOT 2LAKE STREETNICHOLS
ROADN.A.P.ALBERHILL RIDGE - TRACT 35001PUBLIC AND PRIVATE PARK AREA SUMMARY