The URL can be used to link to this page

Home My WebLink AboutItem No. 25 Extension of Time Request Vesting Tent TM No. 28214 Alberhill RanchCity Council Agenda Report City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 www.lake-elsinore.org File Number: ID# 19-804 Agenda Date: 12/8/2020 Status: Approval FinalVersion: 1 File Type: Council Public Hearing In Control: City Council / Successor Agency Agenda Number: 25) Extension of Time Request for Vesting Tentative Tract Map No. 28214 (Alberhill Ranch) Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A THREE-YEAR EXTENSION OF TIME TO JANUARY 13, 2022 FOR VESTING TENTATIVE TRACT MAP NO. 28214. Page 1 City of Lake Elsinore Printed on 12/3/2020 Page 1 of 3 REPORT TO CITY COUNCIL To: Honorable Mayor and Members of the City Council From: Grant Yates, City Manager Prepared by: Damaris Abraham, Senior Planner Date: December 8, 2020 Subject: Extension of Time Request for Vesting Tentative Tract Map No. 28214 (Alberhill Ranch) Applicant: Gregory Lansing, Lansing Companies Recommendation Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A THREE-YEAR EXTENSION OF TIME TO JANUARY 13, 2022 FOR VESTING TENTATIVE TRACT MAP NO. 28214. Background On January 13, 2004, the City Council approved Vesting Tentative Tract Map (VTTM) 28214 and Addendum No. 2 to the Alberhill Ranch Specific Plan Environmental Impact Report, the original expiration of the map was January 13, 2006. Pursuant to section 66452.6 (1) of the Subdivision Map Act, VTTM 28214 expiration date was extended from January 13, 2006 to January 13, 2014, due to the recordation of several final maps and an obligation for offsite improvements. On July 11, 2013, AB 116 was enacted which extended for 24 months the expiration date of any approved tentative map or vesting tentative map that was approved on or after January 1, 2000, thus extending the expiration date of VTTM 28214 to January 13, 2016. Pursuant to the Subdivision Map Act, Government Code Section 66452.6(e), the time at which the map expires may be extended by the legislative body for a period not exceeding a total of six (6) years. On February 9, 2016, the City Council approved a three-year extension of time for VTTM 28214 to January 13, 2019. VTTM 28214 is eligible for an additional three (3) year extension of time through the City’s Map Extension process and represents the final extension of time allowed by the Subdivision Map Act and the LEMC. EOT for VTTM 28214 12/08/2020 Page 2 of 3 On June 28, 2018, the property owner, Castle & Cooke Alberhill Home Building, Inc., applied for a three (3) year extension of time, which stayed the expiration of VTTM 28214 until action by the City Council. The City and property owner subsequently entered into a Tolling Agreement to allow for further evaluation of the conditions of approval, completion of an updated traffic impact analysis, opportunities for public outreach and due diligence by the applicant. Discussion VTTM 28214 is a subdivision of approximately 163 acres into 913 single family residential lots, one (1) multi-family residential lot, and six (6) public and institutional lots, generally located east of Lake Street and south of Nichols Road, encompassing APNS 389-020-063, 390-130-006, 020, 021, 390-160-001, 002, 012, 390-170-001, 390-190-011, 019, 391-200-007, 012, 391-230-002, 391-240-003, 391-800-011, 393-170-007, 003, 393-200-004, 010, 393-230-003, 004, 005, 009, 010, 393-370-005. The current development within VTTM 28214 consists of 567 completed single-family dwelling units and a 23-acre sports park. A Focused Traffic Impact Analysis (TIA) dated February 25, 2020 was prepared by Linscott, Law & Greenspan Engineers (LLG) to assess the traffic impact requirements for the remaining development, which consists of 344 single-family dwelling units, 373 multi-family dwelling units, and the 850-student elementary school. In accordance with Section 66498.1 (C) of the Subdivision Map Act, Condition of Approval No. 102 has been revised to update timing and the required road improvements for the buildout of VTTM 28214. (Please see Exhibit F – COA#102 Improvement Comparison document for more information.) Environmental Determination Pursuant to CEQA Guidelines Section 15162, staff has determined the proposed project 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). All potentially significant impacts have been avoided or mitigated pursuant to the earlier EIR and none of the conditions described in Section 15162 exist. 1. Addendum No. 2 to the Alberhill Ranch Specific Plan Final EIR, prepared for VTTM 28214 was approved by the City Council in 2004. 2. As part of the extension of time request, a Focused Traffic Impact Analysis dated February 25, 2020 prepared by Linscott, Law & Greenspan Engineers (LLG) to assess the traffic impact requirements and the most current City requirements for development. Conditions of approval were updated to reflect the most current City requ irements for development. These update only reflect changes to the timing of proposed infrastructure improvements and will not result in any modifications to the previously approved Project. 3. No substantial changes that require major revisions to the EIR Addendum exist and no new information of substantial importance that require revisions to the earlier EIR Addendum exist. EOT for VTTM 28214 12/08/2020 Page 3 of 3 Fiscal Impact The time and costs related to processing this extension of time request have been covered by the Developer Deposit paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. Exhibits A – EOT Resolution B – Conditions of Approval C – Vicinity Map D – Aerial Map E – VTTM 28214 F – COA#102 Improvement Comparison RESOLUTION NO. 2020-____ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING A THREE-YEAR EXTENSION OF TIME TO JANUARY 13, 2022 FOR VESTING TENTATIVE TRACT MAP NO. 28214 Whereas, the property owner, Castle & Cooke Alberhill Home Building, Inc., submitted a request for an extension of time for Vesting Tentative Tract Map (VTTM) No. 28214 on June 28, 2018; and Whereas, the Lake Elsinore Municipal Code (LEMC) Section 16.24.160 requires that a land divider wishing to extend the life of a tentative tract map make a written application to the City Council (City) not less than thirty (30) days prior to the expiration of the tentative tract map requesting an extension of time on the map; and Whereas, on December 8, 2020, at a duly noticed Public Hearing the Council has considered the recommendation of City staff 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, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Council has reviewed and analyzed the proposed extension of time for VTTM No. 28214 prior to making its decision to extend the life of the map for a period of three (3) years. Section 2: The Council finds and determines that and no new environmental documentation is necessary because all potentially significant effects have been adequately analyzed in an earlier Environmental Impact Report (EIR). All potentially significant impacts have been avoided or mitigated pursuant to the earlier EIR and none of the conditions described in Section 15162 exist. Addendum No. 2 to the Alberhill Ranch Specific Plan Final EIR, prepared for VTTM 28214 was approved by the City Council in 2004. As part of the extension of time request, a Focused Traffic Impact Analysis dated February 25, 2020 prepared by Linscott, Law & Greenspan Engineers (LLG) was prepared to assess the traffic impact requirements and the most current City requirements for development. Conditions of approval were updated to reflect the most current City requirements for development. These updates only reflect changes to the timing of proposed infrastructure improvements and will not result in any modifications to the previously approved Project. No substantial changes that require major revisions to the EIR Addendum exist and no new information of substantial importance that require revisions to the earlier EIR Addendum exist. Section 3: That in accordance with the California Subdivision Map Act (Cal. Gov. Code Section 66000 et. seq.) and the City of Lake Elsinore Municipal Code Section 16.24.160, the City Council makes the following findings for the approval of an extension of time for VTTM No. 28214: 1. The proposed subdivision, together with the provisions for its design and improvements, is consistent with the City of Lake Elsinore 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. VTTM No. 28214 is located in the Adopted Specific Plan General Plan designation. CC Reso. No. 2020-____ Page 2 of 3 b. All offsite mitigation measures have been identified in a manner consistent with the General Plan. c. All recreational amenities have been provided in a manner consistent with the General Plan. 2. The site of the proposed division 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 the Project are likely to have upon the housing needs of the region, the public service requirements of its residents and the available fiscal and environmental resources have been considered and balanced. a. The Project is consistent with the City’s General Plan. During the approval of the General Plan, housing needs, public services and fiscal resources were scrutinized to achieve a balance within the City. 4. Subject to the attached conditions of approval, the proposed division of land or type of improvements is not likely to result in any significant environmental impacts. a. The Project has been adequately conditioned by all applicable departments and agencies and will not therefore result in any significant environmental impacts. The proposed use, together with the conditions applicable thereto, 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. VTTM No. 28214 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 Vesting Tentative Tract Map No. 28214. 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 the evidence presented, both written and testimonial, and the above findings, and the Conditions of Approval imposed upon the project, the Council hereby approves a three-year extension of time for VTTM 28214 to January 13, 2022. Section 5: This Resolution shall take effect immediately upon its adoption. CC Reso. No. 2020-____ Page 3 of 3 Section 6: 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 8th day of December, 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 December 8, 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 17 CONDITIONS OF APPROVAL (New text underlined and deletions in strikethrough) PROJECT: VTTM 28214 PROJECT NAME: Alberhill Ranch PROJECT LOCATION: APNs: 389-020-063, 390-130-006, 020, 021, 390-160- 001, 002, 012, 390-170-001, 390-190-011, 019, 391-200- 007, 012, 391-230-002, 391-240-003, 391-800-011, 393- 170-007, 003, 393-200-004, 010, 393-230-003, 004, 005, 009, 010, 393-370-005 APPROVAL DATE: January 13, 2004 EXPIRATION DATE: January 13, 2022 PLANNING DIVISION General Conditions The Extension of Time for Vesting Tentative Tract Map No. 28214 will expire on January 13, 2022 three years from date of approval unless within that period of time a Final Map has been filed with the County Recorder. 1. Future development shall comply with those standards and guidelines contained in the Specific Plan Description, Specific Plan Regulations, Specific Plan Design Element, and Specific Plan Implementation Sections as contained in the 1992 Murdock Alberhill Ranch Specific Plan document, and conditions of approval established with the 1989 Alberhill Ranch Specific Plan and the 1992 Murdock Alberhill Ranch Specific Plan. 2. Vesting Tentative Tract Map No. 28214 shall comply with the State of California Subdivision Map Act and applicable requirements contained in the Murdock Alberhill Ranch Specific Plan document and the Lake Elsinore Municipal Code (LEMC), unless modified by approved Conditions of Approval. 3. Future development shall comply with those requirements and provisions contained in the Murdock Alberhill Ranch Development Agreement, dated January 4, 1992. 5. The applicant shall participate in the City of Lake Elsinore Citywide Landscaping and Street Lighting District, as appropriate. 6. The applicant shall provide all project-related onsite and offsite improvements as described in the Murdock Alberhill Ranch Specific Plan document. 7. The applicant shall implement those mitigation measures identified in the 1989 Final Alberhill Ranch Specific Plan EIR, 1992 Addendum No. 1 to the Final Alberhill Ranch Specific Plan EIR, and the 2003 Addendum No. 2 to the Final Alberhill Ranch Specific Plan EIR. 8. All future proposals shall be reviewed by the City on a project-by-project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 2 of 17 9. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and Consultants agents (collectively referred to individually and collectively as "Indemnities") from any claim, action, or proceeding to attack, set aside, void, or annul an approval by Indemnitees concerning approval, implementation and construction of the Murdock Alberhill Ranch Specific Plan, including the approval, extension or modification of VTTM 28124 or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnities and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnities in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. 10. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease at 5:00 PM, Monday through Friday. Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays. 11. The applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department. 12. The applicant shall revise the Draft Addendum No. 2 EIR, per comments from the City Attorney, prior to City Council certification of the document. Prior to Final Tract Map Approval 13. All lots shall comply with applicable standards contained in the Murdock Alberhill Ranch Specific Plan document, LEMC, or Zoning Code. 14. A precise survey with closures for boundaries and all lots shall be provided per the LEMC. 15. Street names within the subdivision shall be approved by the Community Development Director or Designee. 16. All of the improvements shall be designed by the applicant's Civil Engineer to the specifications of the City of Lake Elsinore. 17. Future construction shall meet all Riverside County Fire Department standards for fire protection and any additional requirements requested by the County Fire Department (refer to attached). Prior to Design Review Approval 18. All future structural development associated with the Murdock Alberhill Ranch Specific Plan and VTTM No. 28214, including building designs, landscaping improvements, site plans, etc. require separate Design Review approval. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 3 of 17 Prior to Grading Permit Issuance 19. 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. 20. Prior to the issuance of any grading permits, the applicant shall submit a final grading plan, subject to all requirements of the City Grading Ordinance to the City Engineer for approval. Said grading plan shall address those grading standards and guidelines contained in the Murdock Alberhill Ranch Specific Plan document. 21. Grading shall not be permitted outside the area of the designated project boundary unless appropriate approvals have been obtained. 22. Grading easements shall be coordinated with affected property owners. 23. Prior to issuance of a grading permit, grading and construction plans shall incorporate erosion control measures. 24. 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 percent for material and labor for one year for erosion control landscaping at the time the site is rough graded. Prior to Building Permit Issuance 25. The applicant shall pay all appropriate traffic impact mitigation fees. 26. Prior to approval of a Final Map the applicant shall de-annex from Community Facilities District No. 2003-1 and annex into 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. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Public Safety services. City shall pay all administrative costs of de-annexation from CFD 2003-1 and annexation into CFD 2015-1 or other mitigation process, as applicable. Contact City of Lake Elsinore Administrative Services Department at JSimpson@lake-elsinore.org. 27. Prior to approval of the Final Map or if deemed appropriate by the City Engineer, prior to issuance of building permit, the applicant shall initiate and complete the formation of a Homeowner’s Association, approved by the City, recorded, and in place. All Association documents shall be approved by City Planning and Engineering and the City Attorney and recorded, such as the Articles of Incorporation for the Association; and Covenants, Conditions and Restrictions (CC&Rs). At a minimum, the CC&Rs shall include language to ensure the following conditions: VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 4 of 17  The HOA shall maintain landscaping along parkways and project streets, recreational areas, walkways, and drainage easements.  The HOA shall maintain all streets, entry gates, walls, and monumentation. 28. Prior to issuance of building permit, a Fuel Modification Plan and Program shall be approved by the Fire Department for future phases. Said Plan and Program shall show those special treatments necessary to achieve an acceptable level of risk in regard to the exposure of structures to flammable vegetation and shall describe the method of removal and installation, and provisions for maintenance. 29. The applicant shall comply with the following City programs: the City Source Reduction and Recycling Element and Household Hazardous Waste Element, the County Solid Waste Management Plan and Integrated Waste Management Plan. 30. 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. 31. The applicant shall meet all requirements of Elsinore Valley Municipal Water District (EVMWD). 32. The applicant shall pay applicable fees and obtain proper clearance from the Lake Elsinore Unified School District (LEUSD) prior to issuance of building permits. 33. Pay all applicable fees including park fees. 34. 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. 35. The applicant (master developer) shall prepare a Community-Wide Wall Plan for the entire VTTM No. 28214 area. 36. Prior to issuance of building permits for each future tract, the applicant (merchant builder) for each individual tract shall prepare a Final Wall and Fence Plan addressing the following:  Show that a masonry or decorative block wall will be constructed along all boundaries for the particular tract.  Show materials, colors, and heights of side yard fences for proposed lots.  Show that all 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. 37. 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 applicant and/or the HOA. Said plans shall be approved by the City and shall be installed in accordance with the City Standards. 38. The applicant shall meet all requirements of the providing electric utility company. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 5 of 17 39. The applicant shall meet all requirements of the providing gas utility company. 40. The applicant shall meet all requirements of the providing telephone utility company. 41. A bond is required guaranteeing the removal of all trailers used during construction. 42. Future signage requires a permit and shall be subject to Planning Division review and approval prior to installation. ENGINEERING DIVISION 43. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. 44. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-26). The applicant shall pay the City’s traffic mitigation fee of $1,197 per unit a t building permit and the drainage fee is $7,645 per acre (Rice Cyn Distr) and some areas are $5,380 per acre (Nichols St. SW Distr.). 45. Submit a "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project. Submit this letter prior to final map approval. 46. Construct all public works improvements per approved street plans (LEMC 12.04). Plans must be approved and signed by the City Engineer prior to final map approval (LEMC 16.34). 47. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil Engineer. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 48. Applicant shall enter into an agreement with the City for the construction of public works improvements and shall post the appropriate bonds prior to final map approval. 49. Desirable design grade for local streets should not exceed 9.5%. The maximum grade of 15% should only be used because of design constraints. 50. The landscaped median in Lake Street and Nichols Road shall be 14 ft. wide and not 24 feet. 51. The intersection of Street II with Collector A shall be eliminated and Street II shall end in a cul-de-sac at Collector A. Street II shall connect to Street GG or Street JJ just south of Collector A. 52. The intersection of Collector A and Street C shall be relocated south and should be opposite H Street. 53. Collector “A” shall have a minimum horizontal radius of 650 feet and the minimum design speed shall be 35 mph. 54. Terra Cotta Road shall have a 90 ft. Right-of-way, 70 ft. curb to curb and a 14 ft. painted median not a raised landscaped median. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 6 of 17 55. Nichols Road shall have a 120 ft. right-of-way, 96 ft curb to curb and a 14 ft. raised landscaped median. 56. Lake Street shall have a 120 ft. right-of-way, 96 ft. curb to curb and a 14 ft. raised landscaped median. 57. Dual lefts may be required on Lake St. at Nichols Road, this section of Lake St. shall have the R/W increased 12 ft. with appropriate tapers installed. 58. Provide an in-lieu fee of $ 87,360.00 for half the landscaping in a raised landscaped median for Lake St. and Nichols Road. 59. Applicant shall pay a fee for reconstructing the existing ultimate half street width of Nichols Road and Lake St. to the ultimate full street width along the tract boundary, the amount for reconstruction subject to the approval of the City Engineer. 60. Pay all fees and meet requirements of encroachment permit issued by the Engineering Division for construction of public works improvements (LEMC 12.08 and Resolution 83- 78). 61. 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. 62. The applicant shall install 3 permanent bench marks to Riverside County Standards and at a location to be determined by City Engineer. 63. Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent property owners prior to final map approval. 64. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway or alley shall be the responsibility of the property owner or his agent. 65. Provide fire protection facilities as required in writing by Riverside County Fire. 66. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer. 67. Developer shall install blue reflective pavement markers in the street at all fire hydrant locations. 68. Applicant shall submit a traffic control plan showing all traffic control devices for the tract to be approved prior to final map approval. All traffic control devices shall be installed prior to final inspection of public improvements. This includes No Parking and Street Sweeping Signs for streets within the tract. 69. All improvement plans and tract maps shall be digitized. At Certificate of Occupancy applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS or developer to pay $300 per sheet for City digitizing. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 7 of 17 70. All utilities except electrical over 12 kv shall be placed underground, as approved by the serving utility. 71. Apply and obtain a grading permit with appropriate security prior to building permit issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall be required if the grading exceeds 50 cubic yards or the existing flow pattern is substantially modified as determined by the City Engineer. 72. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 73. An Alquist-Priolo study shall be performed on the site to identify any hidden earthquake faults and/or liquefaction zones present on-site. 74. All grading shall be done under the supervision of a geotechnical engineer and he shall certify all slopes steeper than 2 to 1 for stability and proper erosion control. All manufactured slopes greater than 30 ft. in height shall be contoured. 75. Individual lot drainage shall be conveyed to a public facility or accepted by adjacent property owners by a letter of drainage acceptance or conveyed to a drainage easement. 76. On-site drainage facilities located outside of road right-of-way should be contained within drainage easements shown on the final map. A note should be added to the final map stating: “Drainage easements shall be kept free of buildings and obstructions”. 77. All natural drainage traversing site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 78. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer and the Riverside County Flood Control District prior to approval of final map. Developer shall mitigate any flooding and/or erosion caused by development of site and diversion of drainage. 79. All drainage facilities in this tract shall be constructed to Riverside County Flood Control District Standards. 80. Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in the drain system, the wording and stencil shall be approved by the City Engineer. 81. Roof and yard drains will not be allowed to outlet through cuts in the street curb. Roof drains should drain to a landscaped area whenever feasible. 82. 10 year storm runoff should be contained within the curb and the 100 year storm runoff should be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities should be installed. 83. Any concentration or diversion of drainage which increases flow from the pre-construction conditions requires a drainage acceptance letter from the downstream property owners for outletting the proposed stormwater run-off on private property. 84. Developer shall be subject to all Master Planned Drainage fees and will receive credit for VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 8 of 17 all Master Planned Drainage facilities constructed. 85. Provide Tract Phasing Plan for the City Engineer's approval. Bond public improvements for each Phase as approved by the City Engineer. 86. Applicant will be required to install BMP’s using the best available technology to mitigate any urban pollutants from entering the watershed. 87. Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board for their storm water pollution prevention plan including approval of erosion control for the grading plan prior to issuance of grading permits. The applicant shall provide a SWPPP for post construction which describes BMP’s that will be implemented for the development and including maintenance responsibilities. 88. Education guidelines and Best Management Practices (BMP) shall be provided to residents of the development in the use of herbicides, pesticides, fertilizers as well as other environmental awareness education materials on good housekeeping practices that contribute to protection of stormwater quality and met the goals of the BMP in Supplement “A” in the Riverside County NPDES Drainage Area Management Plan. 89. Applicant shall provide first blush BMP’s using the best available technology that will reduce storm water pollutants from parking areas and driveway aisles. 90. Intersection site distance shall meet the design criteria of the CALTRANS Design Manual (particular attention should be taken for intersections on the inside of curves). If site distance can be obstructed, a special limited use easement must be recorded to limit the slope, type of landscaping and wall placement. 91. The landscaping in the median and parkway on Collector A shall be analyzed by a traffic or civil engineer to insure that the sight distance meets Caltrans Design Manual criteria. 92. Intersecting streets on the inside radius of a curve will only be perm itted when adequate sight distance is verified by a registered civil engineer. 93. No residential lot shall front and access shall be restricted on Collector A, Nichols Road, and Lake Street and so noted on the final map. 94. If right-of-way is abandoned as part of this development, then adjacent property affected by the abandonments must still have access to public maintained right-of-way. 95. Applicant shall record CC & R’s for the tract prohibiting on-street storage of boats, motorhomes, trailer, and trucks over one-ton capacity, roof mounted or front yard microwave satellite antennas. The CC & R’s shall be approved by the Community Development Director prior to recordation of final map. 96. Applicant shall provide a homeowner’s association with CC & R’s for maintenance of the open space. 97. Developer shall provide an approved open space conservation easement dedicated to the HOA for the tracts’ open space with a fuel modification zone for a fire break to be maintained by a homeowner’s association. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 9 of 17 98. The large open space lots adjacent to residential lots shall have areas designated as fuel modification zones for a firebreak to be maintained by a homeowner’s association. 99. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right-of-way will be owned and maintained by either a home owner’s association or private property owner. 100. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the applicant 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. 101. The phasing plan in the project’s traffic study does not match that shown on Tentative Tract Map 28214. The traffic study’s phasing plan shall be used in the conditions of approval. There shall be no C of O in Phase 2 until Phase 1 offsite infrastructure has been completed. There shall be no C of O in Phase 3 until Phase 2 offsite infrastructure has been completed. 102. The current development within VTTM 28214 consists of 567 completed single-family dwelling units and a 23-acre sports park. A Focused Traffic Impact Analysis (TIA) dated February 25, 2020 was prepared by Linscott, Law & Greenspan Engineers (LLG) to assess the traffic impact requirements for the remaining development, which consists of 344 single-family dwelling units, 373 multi-family dwelling units, and the 850-student elementary school. The required improvements are outlined as follows: PHASES 9 THROUGH 17 - 344 SINGLE FAMILY LOTS Lake Street and Nichols Road – Intersection improvements  Intersection to be reconstructed to its ultimate width with signalization placed at ultimate locations and interim traveled lane transitions consistent with County transportation standards. o Completion: Improvements shall be completed prior to the 125th building permit within Phases 9 through 17. Nichols Road – Lake Street to Alberhill Ranch Road  Nichols Road between Lake Street and Alberhill Ranch Road shall be widened on the south side of Nichols Road to provide its ultimate half -width including two (2) new eastbound lanes. The existing two (2) lanes of pavement shall be restriped and converted to two (2) westbound lanes for a total of four (4) lanes.  Improvements shall include: construction of thirty-five feet (35’) of new paving, curb and gutter, sidewalks, parkway landscaping, street trees and street lights. Widening shall include interim transition paving and striping to match existing conditions at the Alberhill Ranch Road/Nichols Road and Lake Street/Nichols Road intersections.  The new pavement on the south side of Nichols Road shall be installed 2-inches lower than the ultimate finished surface to accommodate future utility improvements. After completion of the future utility improvements, the developer shall install the final 2- inches of pavement. o Completion: Improvements shall be completed prior to the 200th building permit within Phases 9 through 17. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 10 of 17 Lake Street – Alberhill Ranch Road to Nichols Road  Lake Street between Alberhill Ranch Road and Nichols Road shall be widened along the east side of Lake Street along the frontage of Tract 28214 to provide its ultimate half-width including an additional thirty feet (30’), two (2) northbound lanes and two (2) southbound lanes for a total of four (4) lanes.  Improvements shall include: construction of approximately thirty (30’) feet of new AC pavement and base material, curb and gutter, sidewalks, parkway landscaping, street trees and street lights.  Lake Street shall be restriped for four (4) travel lanes and widening shall include interim transition paving and striping to match existing conditions at the Alberhill Ranch Road/Lake Street and Nichols/Lake Street intersections.  Existing SCE power poles near the Lake Street/Nichols Road intersection shall be relocated by the developer of Phase 4 during construction of the Lake Street segment of Mountain Avenue to Alberhill Ranch Road. o Completion: Improvements shall be completed prior to the 50th building permit within Phases 9 through 17.  The applicant shall notify the City at least one month in advance should the applicant request to defer this Condition past the 50th building permit. The request for deferral shall include all good faith efforts to construct the improvements and any impediments to this effort which is the basis for the deferral. The City Council shall consider the deferral at a regularly scheduled meeting. Nichols Road – Alberhill Ranch Road to Terra Cotta Road  Nichols Road between Alberhill Ranch Road and Terra Cotta Road shall be widened to provide two (2) eastbound lanes and one (1) westbound lane for a total of three (3) lanes. A total pavement width of fifty-one feet (51’) shall be constructed to accommodate the three travel lanes.  Pavement improvements shall be located on the south side of Nichols Road and will include grinding the existing +35’ wide AC pavement, as needed, and providing a minimum 2-inches AC pavement overlay; the construction of an additional sixteen feet (16’) of AC pavement and base material. Widening shall include interim transition paving and striping to match existing conditions at the Alberhill Ranch Road/Nichols Road intersection.  Improvements shall include: curb and gutter, sidewalks, parkway landscaping, street trees and street lights on the south side of Nichols Road.  The new pavement on the south side of Nichols Road shall be installed 2-inches lower than the ultimate finished surface to accommodate future utility improvements. After completion of the future utility improvements, the developer shall install the final 2- inches of pavement. o Completion: Improvements shall be completed prior to the 100th building permit of Phases 9 through 17. Alberhill Ranch Road and Brianna Circle – Intersection Improvements  Completion of intersection improvements in Alberhill Ranch Road and Brianna Circle including installation of a south bound left turn pocket on Alberhill Ranch Road onto “B’ Street. Install 4-way stop-signs and revise roadway striping. o Completion: Improvements shall be completed prior to the 25th building permit of Phases 9 through 17.  The applicant shall notify the City at least one month in advance should the applicant request to defer this Condition past the 50th building permit. The request for deferral VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 11 of 17 shall include all good faith efforts to construct the improvements and any impediments to this effort which is the basis for the deferral. The City Council shall consider the deferral at a regularly scheduled meeting. Nichols Road and Alberhill Ranch Road – Intersection Improvements  Intersection to be reconstructed to its ultimate width with signalization placed at ultimate locations and interim traveled lane transitions consistent with County transportation standards. o Completion: Improvements shall be completed prior to the 50th building permit within Phases 9 through 17.  The applicant shall notify the City at least one month in advance should the applicant request to defer this Condition past the 50th building permit. The request for deferral shall include all good faith efforts to construct the improvements and any impediments to this effort which is the basis for the deferral. The City Council shall consider the deferral at a regularly scheduled meeting. Alberhill Ranch Road – Easterly Parkway improvements  Alberhill Ranch Road between Nichols Road and two hundred and seventy-five feet (275’) east of the Hudson Lane intersection shall be completed with easterly parkway improvements including sidewalk, landscaping, and street trees. o Completion: Improvements shall be completed prior to the 125th building permit within Phases 9 through 17. PHASE 18 - MULTIFAMILY SITE Nichols Road – Terra Cotta Road to East Tract Boundary Line of Phase 18  Nichols Road between Terra Cotta Road and the east tract boundary line of Phase 18 shall be widened to provide two (2) eastbound lanes and one (1) westbound lane for a total of three (3) lanes. A total pavement width of fifty-one feet (51’) shall be constructed to accommodate the three travel lanes.  Pavement improvements shall be located on the south side of Nichols Road and will include grinding the existing +35’ wide AC pavement, as needed, and providing a minimum 2-inches AC pavement overlay; the construction of an additional sixteen feet (16’) of AC pavement and base material. Widening shall include interim transition paving and striping to match existing conditions further east along Nichols Road.  Improvements shall include: curb and gutter, sidewalks, parkway landscaping, street trees and street lights on the south side of Nichols Road.  The new pavement on the south side of Nichols Road shall be installed 2-inches lower than the ultimate finished surface to accommodate future utility improvements. After completion of the future utility improvements, the developer shall install the final 2- inches of pavement. o Completion: Improvements shall be completed prior to the 75th building permit within Phase 18. Terra Cotta Road – Nichols Road to the South Tract Boundary Line of Phase 18  Terra Cotta Road between Nichols Road and the south tract boundary line of Phase 18 shall improve the ultimate roadway section of ninety feet (90’), including four (4) travel lanes, a painted median and necessary drainage improvements.  Improvements shall include: construction of new AC pavement and base material, along with curb and gutter, sidewalks, parkway landscaping, street trees and street VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 12 of 17 lights on the both the east and west sides of Terra Cotta Road.  Developer shall coordinate with the owner/developer of Tract 36557-Terracina for the construction of that portion of the 32 feet (32’) of AC pavement and base material in Terra Cotta Road that Tract 36557 has been conditioned to install.  Terra Cotta Road shall be striped for four (4) travel lanes and appropriate left turn lanes and shall include interim transition paving and striping to match existing conditions at the Terra Cotta Road/Nichols Road intersection and on Terra Cotta Road at the tract boundary.  Completion: Improvements shall be completed prior to the 75th building permit within Phase 18 PHASE 4 – MULTIFAMILY SITE Lake Street – Mountain Avenue to Alberhill Ranch Road  Lake Street between Mountain Avenue and Alberhill Ranch Road shall be redesigned and reconstructed with an appropriate vertical curve at a design speed of 55 mph and graded to the Urban Arterial ultimate width including the necessary drainage improvements.  Lake Street between Mountain Avenue and Alberhill Ranch Road shall be widened to provide its ultimate half-width including two (2) northbound lanes and two (2) southbound lanes for a total of four (4) lanes to the satisfaction of the City Engineer.  Improvements shall include: construction of new AC pavement and base material, along with curb and gutter, sidewalks, parkway landscaping, street trees and street lights on the east side of Lake Street.  Lake Street shall be restriped for four (4) travel lanes and appropriate left turn lanes and shall include interim transition paving and striping to match existing conditions at the Mountain Avenue/Lake Street and Alberhill Ranch Road /Lake Street intersections. o Completion: Improvements shall be completed prior to the 50th building permit of Phase 4. Lake Street and Alberhill Ranch Road – Intersection Improvements  Intersection to be reconstructed to its ultimate width with signalization placed at ultimate locations and interim traveled lane transitions consistent with County transportation standards. o Completion: Improvements shall be completed prior to the 50th building permit of Phase 4. Lake Street and RPN 4 MF Driveway – Intersection Improvements  Intersection to be constructed to its ultimate width with signalization placed at ultimate locations.  Widen and restripe the south leg to provide a second northbound through lane and a second southbound departure lane. Widen and restripe the north leg to provide a second southbound through lane and a second northbound departure lane. o Completion: Improvements shall be completed prior to the 50th building permit of Phase 4. The mitigation measures noted in the 2004 Urban Crossroads traffic study from page 1-5 through page 1-13 and the 2011 LLG Engineers traffic study pages 21 & 22 and Figure 8- 1 shall be incorporated into these conditions and are modified, refined, corrected and/or added as set forth below Any request to modify this condition of approval 102, including VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 13 of 17 without limitation the C of O threshold for each Phase improvement shall be presented to the City Council for consideration and shall be effective only upon approval by the City Council.  Lake Street curve alignment improvement north of Coal Road shall have a minimum design speed of 55 mph and a minimum radius of 1,750 feet and be completed by 240th C of O. 8/23/11 REVISED COA “Condition Satisfied"  Lake Street and the north/southbound ramps, the improvements shall be completed by the 240th For clarification-NB Ramps: Traffic Signal, NB left turn lane, WB left turn lane, and WB thru/right turn, SB Ramps: Traffic Signal, SB left turn lane 10/27/15 REVISED COA: Lake Street / I-15 improvements required by Condition of Approval No. 102 to VTTM 28214 be completed at the 486th Certificate of Occupancy. Bonds & agreements approved at 10/27/15 CC meeting  Lake Street and Temescal Canyon Road, the improvements shall be completed by the 240th C of O. For clarification-Traffic Signal, NB left turn lane, EB left turn lane. 8/23/11 REVISED COA: Interim improvements complete, construct ultimate intersection by project build out (1620th C of O).  Lake Street and Collector “A”, the improvements shall be completed by the 240th C of O., WB right turn lane. 8/23/11 REVISED COA “Condition Satisfied"  Lake Street and Mountain Street, the improvements shall be completed by the 240th C of O. 8/23/11 REVISED COA “Condition Satisfied"  Lake Street curves, north of the curve improved in Phase 1, shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius by the 464th C of O of Phase 2. 8/23/11 REVISED COA: Road to be modified "to the satisfaction of the City Engineer" by 1200th C of O.  Lake Street interim roadway improvements may be reduced to 62 ft. of R/W to accommodate a 1,750 ft. radius. Interim roadway improvements may include a super elevation design to be approved by the City Engineer and shall include a reconstruction replacement cost. 8/23/11 REVISED COA “Condition Satisfied"  Lake Street from Nichols Road to Mountain Street, the improvements shall be completed by the 464th C of O of Phase 2. The curves shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius. For clarification – Construct Lake Street from Nichols Road to Mountain Street at its Ultimate half- section width as an Urban Arterial (120’ right of way). 8/23/11 REVISED COA: Security shall be posted in the amount approved by the City Engineer for all unconstructed and unsecured improvements no later than the 1200th C of O.  Nichols Road from Lake Street to Terra Cotta, construct at ultimate half section by the 464th C of O of Phase 2. For clarification- Construct Nichols Road from Lake Street to Terra Cotta Road at its ultimate half-width section as a Major (and dedicate off-set for a 120’ ROW). Includes WB left turn lane on Terra Cotta, WB thru lane, and EB single lane left turn/thru lane. 8/23/11 REVISED COA: Construct interim 2-lane road VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 14 of 17 including interim drainage improvements and pedestrian/bike path by the 464th C of O – “Condition Satisfied”. Build ultimate half width from Lake to east side of Tract 30836 by 1612th C of O.  Construct Nichols Road from Terra Cotta Road to Collier Avenue as an interim 2-lane divided road including 2-lane bridge over Alberhill Creek by the 464th C of O of Phase 2. 8/23/11 REVISED COA: Construction of interim 2-lane road with elevated section by 464th C of O. “Condition Satisfied” Construct ultimate bridge connection of Nichols Road to Collier Avenue by project build out (1620th C of O).  Developer shall work with the City on a design to realign Collier Avenue at Nichols Road to the west away from the freeway allowing more storage for entry to the freeway ramps.  Nichols Road and the northbound I-15 ramps, construct a traffic signal by the 464th C of O. 8/23/11 REVISED COA: Install signal and additional lane to off-ramp by 1200th C of O.  Nichols Road and the southbound I-15 ramps, construct a traffic signal by the 464th C of O. 8/23/11 REVISED COA: Install signal and additional lane to off-ramp by 1200th C of O.  Nichols Road and Lake Street, signal and widening improvements shall be completed when Nichols Road is extended to Collector “A”. 8/23/11 REVISED COA “Condition Satisfied"  Install pedestrian walkway along southerly side of Nichols Road from Terra Cotta Road to “A” Street in Tract 30836 as soon as Nichols is extended to Tract 30836. 8/23/11 REVISED COA: Construct sidewalk along Nichols Road by 1st C of O of Tract 30836.  Lake Street from I-15 Freeway to Nichols Road, construct interim 4-lane section by the 650th C of O. For clarification- an interim 4 lane undivided cross section. 8/23/11 REVISED COA: Construct interim 4-lane roadway for Lake Street from Freeway to Nichols by project build out (1620th C of O).  Complete Nichols Road from the project TAZ 4 west boundary to the project TAZ 4 east boundary to its ultimate full section prior to the last C of O for Lot 974. For clarification-TAZ 4 is the property immediately east of Terra Cotta Road. Lot 974 is the proposed multi-family lot. Nichols Road at the Ultimate full width section as a Major, and dedicate 120’ ROW.  Terra Cotta Road from Nichols Road to south project boundary, construct by the 1st C of O in lot 974. For clarification, construct Terra Cotta Road at its full width as a Secondary, from Nichols Road to Kings Highway.  Lake Street and I-15 Freeway SB-ramps, install NB right turn lane by 650th C of O of Phase 3. 1/12/16 REVISED COA: Lake Street right turn onto the southbound I-15 onramp required by Condition of Approval No. 102 to VTTM 28214 be completed at the 650th Certificate of Occupancy. Bonds & Agreements approved @ 1/12/16 CC meeting VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 15 of 17  Collector “A” and Nichols Road construct traffic signal by the 650th C of O of Phase 3. For clarification – Collector A is Alberhill Ranch Road. 1/12/16 Revised COA: The traffic signal at the intersection of Nichols Road and Alberhill Ranch Road required by Condition of Approval No. 102 to VTTM 28214 be completed at the 650th Certificate of Occupancy. Bonds & Agreements approved @ 1/12/16 CC meeting.  Collier Avenue and Nichols Road, construct intersection improvements by the 650th C of O. For clarification-Traffic Signal and WB turn lane 8/23/11 REVISED COA: Provide exclusive westbound left turn and northbound left and right turn lanes by 464th C of O - "Condition Satisfied". Install signal in conjunction with bridge connection by project build out. FIRE DIVISION GENERAL CONDITIONS 103. Riverside County Fire Department at Lake Elsinore Office of the Fire Marshal Responsibility- It is the responsibility of the recipient of these Fire Department conditions to forward them to all interested parties. The permit number (as it is noted above) is required on all correspondence. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671- 3124 Ext. 225. The following fire department conditions shall be implemented in accordance with the Lake Elsinore Municipal Code and the adopted codes at the time of project building plan submittal, these conditions are in addition to the adopted code requirements. 104. Blue Dot Reflectors- Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Dept. 105. Minimum Hydrant Fire Flow- Minimum required fire flow shall be 1,000 GPM for 2 hours duration at 20 PSI residual operating pressure, which must be available before any combustible material is placed on the job site. Average spacing between hydrants 500’ and 250’ maximum distance from any point on the street or road frontage to hydrant. 106. Standard Fire Hydrants- Super fire hydrants (6” x 4” x 2-2 1/2”), shall be located not less than 25 feet or more than 250 feet from any portion of the building as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrant (s) in the system 107. Hazardous Fire Area- The proposed project is located in a high or very high fire zone as adopted in the Lake Elsinore Municipal Code. The project shall adhere to all high fire requirements as prescribed in the Title 24 Codes, any applicable state and local codes pertaining to high fire. The structures shall comply with Chapter 7A of the Building Code and or Section R327 of the California Residential Code. Roofing Materials shall be classified at not less than class “A”. 108. Fuel modification Plan- Fuel modification plans shall be provided to the Lake Elsinore Fire Protection Planning office. Plans shall include fuels modeling and comprehensive VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 16 of 17 details with regard to the vegetation management plan. The fuels modification zone s hall be not less than 100’ from all structures and may be required to be increased. ANY HABITAT CONSERVATION ISSUES AFFECTING THE IMPLEMENTATION OF THIS FUEL MODIFICATION PLAN SHALL BE COORDINATED WITH THE RESPONSIBLE WILDLIFE AND/OR OTHER CONSERVATION AGENCY PRIOR TO THE LAND DEDICATION. 109. Secondary Access- In the interest of Public Safety, this project shall provide an Alternate or Secondary Access. Said access shall be constructed in accordance to the City of Lake Elsinore Engineering Department standards to accommodate full fire response and community evacuation. PRIOR TO BUILDING PERMIT ISSUANCE 110. Water System Plans- Applicant and/or developer shall submit 2 sets of water system plans to the Fire Department for review. The plans must be signed by a registered Civil Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will be signed by the Fire Department after review and approval. Two (2) copies of the signed and approved water plans shall be returned to the Fire Department before release of a building permit. 111. Prior to Building Construction Verification- This project shall be inspected and approved by the Fire Marshal or designee prior to bringing combustible materials on site . During said inspection all permanent road signs shall be in place, all hydrants shall on operating and approved for use by the water purveyor, and all permanent road surfaces shall be completed including primary and secondary access circulation. PRIOR TO BUILDING FINAL INSPECTION 112. Residential Fire Sprinkler Systems for Single family and two-family 13D- Install a complete fire sprinkler system designed in accordance with California Residential Code, California Fire Code and adopted standards. A C-16 licensed contractor must submit plans, along with the current fee, to the Fire Department for review and approval prior to installation. VTTM 28214 Conditions of Approval City Council: December 8, 2020 Applicant’s Initials: _____ Page 17 of 17 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: ASH STLAKE ST LAKESHORE DRTERRA COTTA RDNICHOLS RDCOAL AVE KINGS HWY HOFF AVE MOU NTAIN ST GRAND AVEDRYDEN STB AILE Y A V E RUNNING DEER RD SPRUCE ST GUNDER AVENICH OLAS RD KIWI WAY LADRILLO ST VISTA VIEW PEARL ST BE LM ON T A V E FIR CIR NAVEL WAY DRIFTWOOD LN ISABELLA CIR FERN CIRPOPLAR CIRBRIANNA CIR BANYON CIRLAKE STASH STLAKE ST LAKESHORE DRTERRA COTTA RDNICHOLS RDCOAL AVE KINGS HWY HOFF AVE MOU NTAIN ST GRAND AVEDRYDEN STB AILE Y A V E RUNNING DEER RD SPRUCE ST GUNDER AVENICH OLAS RD KIWI WAY LADRILLO ST VISTA VIEW PEARL ST BE LM ON T A V E FIR CIR NAVEL WAY DRIFTWOOD LN ISABELLA CIR FERN CIRPOPLAR CIRBRIANNA CIR BANYON CIRLAKE STVESTING TEN TATIVE TRACT MAP NO. 2 8214VICINITY MAP PROJECT SITE ´ ASH STLAKE ST LAKESHORE DRTERRA COTTA RDNICHOLS RDCOAL AVE KINGS HWY HOFF AVE MOU NTAIN ST GRAND AVEDRYDEN STB AILE Y A V E RUNNING DEER RD SPRUCE ST GUNDER AVENICH OLAS RD KIWI WAY LADRILLO ST VISTA VIEW PEARL ST BE LM ON T A V E FIR CIR NAVEL WAY DRIFTWOOD LN ISABELLA CIR FERN CIRPOPLAR CIRBRIANNA CIR BANYON CIRLAKE STSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunityASH STLAKE ST LAKESHORE DRTERRA COTTA RDNICHOLS RDCOAL AVE KINGS HWY HOFF AVE MOU NTAIN ST GRAND AVEDRYDEN STB AILE Y A V E RUNNING DEER RD SPRUCE ST GUNDER AVENICH OLAS RD KIWI WAY LADRILLO ST VISTA VIEW PEARL ST BE LM ON T A V E FIR CIR NAVEL WAY DRIFTWOOD LN ISABELLA CIR FERN CIRPOPLAR CIRBRIANNA CIR BANYON CIRLAKE STSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity VESTING TEN TATIVE TRACT MAP NO. 2 8214AERIAL MAP PROJECT SITE ´ Lk� VLST//VG TA/VTA T/I/E TRA C T NO. 282 14 Ilj JII II I 11 I'I I 111 III I��s Ili 11 I `III 11 I ICI R P II -- \ J Ili'141�� II 1I III II II 15 14 75J, ,, I�� IIs_s I 13 r I 1534. ®II I'l11 26 1 • `'J� II I�gIgI I 1533 11 II III ,I 10 b III II 0;J5.6 I I,l ,�� 11526.E - ml bl II ail- I 1505.8 bll 7499. AA . I 7493.E I UU 174�J 15 1469 1 y ILtyp 11- �I ��s I I� IIII III ' - I R/W 61 1 MED/AN SIDEWALK EACH S/DE TERRA COTTA RD. 30 'QM/N. 2 2' MIN R E HOUSE PAD f� ►l Pv �06 MAC E �ARIE 2:1 HOUSE PAD S� 1 MAX' s" PCC CONCRETE (TYPICAL) R/W 3' PUBL/C j UTILITY ESMT. 2.1 TO MEET 2 EXIST. GRADE I ONSITE CUL DE SAC Rlw I 27' 27' 7' 20' 20' 3' PUBL/C 5' UT/L/TY ESMT ! S/DE S LANDSCAPE PARKWAY LANDSCAPE PARKWAY ONSI TE LOCAL R/W 60' 3030' ME SH CIRCL E 3' PUBL/C Ur/L /rY ESMr. 2:1 TO MEET EXIST GRADE LANDSCAPE PARKWA Y R I/W I I 3' PUBL/C UTILITY ESMT. I 2A,' 2.• 1 TO MEET EXIST GRADE 5� LANDSCAPE PARKWA Y R/W i I 2 9' PUBL/C UTILITY ESMT. I I 2.• 1 TO MEET EXIST. GRADE I, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I2 I I I 200 0 200 400 600 SCAL F /N FEET L 0 T SUMA 11A 8 /y TA HL E NUMBERED PARCELS NUMBERED PARCELS NUMBERED PARCEL S R-M (5, 000 S.F. M/N) L OT N0. GROSS AREA (S. F.) 284 11,002 255 7,686 256 7,369 287 7,163 258 7,147 289 7, 138 290 7,129 291 7,120 292 7,,110 293 7,101 294 7,,092 295 7,,083 296 7, 737 297 6, 637 298 5,100 299 5,100 300 5,100 30 / 5,100 302 5,100 303 5,100 304 5,100 305 5,100 306 5,100 307 5,100 308 5,213 309 6,565 370 6, 312 3 / 1 7, 539 312 8,195 313 8, 326 314 8, 431 315 8, 387 316 8,293 317 9,199 3/8 9,103 3/9 9,019 320 8, 032 321 9,264 322 9,645 323 9,846 324 9, 354 325 10,958 326 12,749 327 6,642 329 5,005 329 5,009 330 5,399 3,3 / 5,560 332 5,620 333 5,291 334 5,357 335 5, 430 336 5,292 337 5,144 335 5, 158 339 5,173 340 5,199 34/ 5,566 342 10,863 343 9,752 344 9,281 345 8,919 346 8,814 347 9, 124 348 7,,418 349 7, 373 fR - M (5, 000 S.F. MIN) LOT NO. GROSS AREA (S. F.) 950 7, 032 35 / 7, 823 952 8,460 353 8,987 354 8,166 ,355 7,841 ,356 7,890 .357 6, 830 355 8,536 359 6,014 360 5,181 361 5,065 362 5,064 363 5,098 364 5,062 365 5,057 366 5,077 367 5, 035 .369 5,003 J69 5,114 370 5,373 371 5,622 372 5,750 373 5,861 374 6,565 375 8,899 376 7,799 377 7,937 378 8,543 379 8,507 350 8,107 38 / 8,174 352 7,818 353 8,491 384 8,755 355 8,055 986 7,641 .387 7, 931 358 7,590 389 8,264 390 9,078 391 9,161 392 12,930 TOTAL R-MLOTS 109 TOTAL LOTAREA 777,496 S. F. AVERAGELOTAREA 7, 133 S. F. NU/IiIBEREO PARCEL S SF (5, 500 S.F. MIN) LOT NO. GROSS AREA (SF) LOT NO. GROSS AREA (S.F.) 506 17,756 572 10,592 507 8,243 573 10,553 505 7,651 574 10,449 509 7,252 575 11,144 510 9,080 576 10,404 511 7,093 577 9,942 512 19,648 575 11,958 513 10,179 579 11,520 514 6,917 550 14,967 515 6,908 531 15,167 516 6,920 552 13, 823 517 7,065 583 12,413 515 7, 361 554 12,109 519 7,463 555 16,105 520 7,272 556 10,142 521 7,599 587 9,544 522 7,529 588 9,642 523 7,294 559 8,716 524 7,390 590 8,995 525 9, 434 591 8,726 526 8,427 592 8,995 527 8, 924 5,3 9,495 525 11, 630 594 9, 493 529 8,549 595 9,030 530 6,671 596 8,939 531 9,466 597 9,636 532 8,057 598 10,240 533 7,496 599 9,209 534 6,892 600 8,928 535 7,869 601 9, 387 556 10,660 602 9,209 557 10, 803 603 9,155 538 10,289 604 6,858 539 9, 723 605 6, 389 540 9,824 606 6,099 541 10,055 607 6,064 542 10,627 605 6,566 543 10,697 609 6,752 544 10,700 610 6, 696 545 10,777 611 7,239 546 9,775 612 7,257 547 9,935 613 8,923 549 9,201 614 7,643 549 7,047 615 8,235 550 6,744 616 8, 073 551 6,920 617 7,947 552 9,695 615 7,698 553 9, 367 619 7,694 554 9,765 620 7,844 555 8,247 621 8 832 556 8,371 622 9,062 557 9,291 623 8 378 558 9,214 624 9,427 559 8, 138 625 10 384 560 9,101 626 11 534 561 9,440 627 11,477 562 10,964 628 11 431 563 11, 306 629 11,780 564 10,401 650 9,592 565 11,981 63/ 10,589 566 11,706 632 8,497 567 16,012 633 8,614 565 13,302 634 7,561 569 10, 306 635 7,791 570 9,399 636 8,046 571 9, 847 637 7, 791 RSF (5, 500 S.F. M/N) LOT NO. GROSS AREA (S F.) LOT NO. GROSS AREA (S. F.) 1 6, 315 67 18, 374 2 6,702 68 11,114 3 6,780 69 8,612 4 7, 083 70 8,278 5 7,072 71 8,504 6 7,087 72 8,116 7 7,169 73 7,781 8 7,262 74 7, 693 9 7,694 75 7,727 /0 7, 303 76 8, 137 / 1 7, 301 77 9,922 12 7,241 75 9,181 /3 7, 387 79 6,481 14 7,715 80 6, 523 15 8, 143 5 / 6,145 16 8, 683 52 6,670 17 9, 182 53 6,951 /5 7,768 54 7,015 19 8, 381 55 6,902 20 8, 283 56 6,625 21 8,017 57 7,610 22 7, 334 55 8, 534 23 6, 853 59 8, 353 24 6, 319 90 7,977 25 6,518 91 9,680 26 6,211 92 7,275 27 6,149 93 9,184 25 6, 344 94 7,777 29 6, 538 95 7,285 30 6, 732 96 7,569 3/ 6,806 97 7,542 32 6,755 95 7,146 33 6,209 99 7,162 34 6,798 100 7,188 35 10,056 /O / 7, 993 36 6,224 102 6,907 37 6,182 /03 6, 323 38 6, 137 104 7,094 39 6,046 105 6,663 40 5,956 106 7,116 41 6, 293 107 6,976 42 6, 134 /OS 7,513 43 6,018 / 09 7,009 44 7,065 / 10 9,059 45 9, 153 / 1 / 7, 866 46 9, 437 112 5,992 47 11,248 / 13 6,096 45 13, 372 114 7,148 49 11,462 115 7,922 50 9, 749 116 7,343 51 9,025 117 7,200 52 9,647 / 15 7,560 53 8, 317 119 7, 632 54 7,987 120 7,248 55 7,656 121 8,979 56 7, 326 122 7,797 57 9,598 123 7, 631 55 6,998 /24 7,650 59 6,914 125 7,668 60 6,659 126 7,597 61 6,769 127 7,702 62 6,980 128 6,991 63 7, 059 129 7, 231 64 5, 959 I30 9,917 65 7,143 /3/ 10,544 66 6,550 /32 6,909 RSF (5, 500 S.F. M/N) LOT NO. GROSS AREA (SF) LOT NO. GROSS AREA (S.F.) /33 6, 883 199 7, 036 134 6,972 200 6,772 /35 7,020 201 6, 534 /36 7,231 202 6,651 /37 7,542 203 7, 315 /38 7,765 204 6,022 /39 7,403 205 6,417 140 7, I36 206 6,251 141 7,009 207 6,588 142 7,176 208 6,587 143 17,119 209 6,526 144 16 340 210 6, 314 145 6,829 211 6,190 146 7, 035 212 6,058 147 6,942 213 6, 232 148 7,004 214 6,222 149 11,819 215 6,087 150 9, 443 216 6,672 151 8, 373 217 10, 346 152 30,269 218 9,344 153 14,977 219 9,251 154 9,169 220 9,412 155 9,166 221 9,382 156 9,672 222 9,259 157 8, 134 223 9,009 159 6,650 224 8, 723 159 5, 927 225 9,170 160 5, 838 226 9,205 161 5,869 227 8,384 162 5,760 229 6, 906 163 6,257 229 7,163 164 6,203 230 23/ 7,,003 165 6,389 7,,161 166 6,115 232 7,153 167 5, 523 233 7, 073 169 5,571 234 6,849 169 5,599 235 6,949 170 5,627 236 6, 273 171 5,711 237 6,353 772 5,884 238 6,481 / 73 6,521 239 6,086 174 9,919 240 6, 234 175 6,194 241 7,705 176 6,185 242 15,998 177 6,231 243 244 10,559 179 6,019 10,290 179 5,871 245 246 70,040 /50 5,846 10,150 /5 / 5,773 247 9,864 192 5,693 248 9,944 /83 5,657 249 10,929 184 5,641 250 71,265 195 5,671 251 9,432 /56 5,999 252 7, 790 197 8,111 253 7,, 093 /88 13,142 254 7,237 159 10,468 255 9,032 / 90 12,517 256 9,840 19/ 8,096 257 9,886 192 8,819 258 10,906 /93 8,699 259 9,424 194 8, 305 260 8,141 195 8,107 261 7,,245 196 7,858 262 7,859 197 7,587 263 8,505 195 7, 301 264 8,632 NUM3f-RED PARCELS RSF (5, 500 S.F. MIN) LOT NO. GROSS AREA (S F) LOT NO. GROSS AREA (S. F.) 265 7,,004 440 6,714 266 6,675 441 9,705 267 11,207 442 8,252 268 9,924 443 8,007 269 11, 308 444 8,016 270 9, 544 445 8,051 271 9, 535 446 8,51 272 11, 179 447 8,256 273 10,446 445 7,826 274 12,607 449 7, 529 275 11,458 450 7,448 276 9,569 451 11, 360 277 7,477 452 10,128 278 7,411 453 7,942 279 6,507 454 7, 326 290 6,299 455 8, 327 281 6,797 456 6,559 292 9, 705 457 6, 653 253 6,570 458 6,486 393 6,451 459 5,934 394 5,810 460 5,697 395 5,698 461 6,131 396 5,770 462 6,571 397 5,683 463 6,849 398 5,678 464 6,842 399 5,672 465 8,022 400 5,654 466 10,958 401 5,991 467 10,317 402 6,130 469 13,387 403 5,903 469 7,,541 404 5,949 470 8, 344 405 5,996 471 9,744 406 6,142 472 9, 114 407 7,648 47J 9,475 409 8,962 474 17,168 409 9,571 475 15, 366 410 9,960 476 12,894 411 9,509 477 7,994 412 8,400 475 6, 304 413 10,802 479 6, 322 414 12,091 490 5,913 415 12,079 481 5,663 416 7,957 492 5,704 417 7,642 453 5,750 419 8,455 494 5,991 419 8,791 455 6,679 420 6,499 496 11,299 421 6,993 497 10,411 422 7,532 489 12,719 423 8,115 499 12,254 424 8,448 490 11,572 425 8,204 491 12,172 426 7,896 492 9,876 427 7,599 493 9,950 428 7, 348 494 9, 837 429 7,,659 495 10,469 430 9,292 496 11,215 43I 10,751 497 10,059 432 9,968 498 8,263 433 9,703 499 9,707 434 9,140 500 9,559 435 8,246 501 8,567 436 7,,689 502 16,406 437 6,760 503 15,609 435 6,846 504 9,186 439 6,845 505 8,041 NUMRSRED PARCELS NU1Wz6zSREO PARCELS NUIVRE-REO PARCEL S )IR5F (5, 500 S.F. MIN) LOT NO. GROSS AREA (S F.) LOT NO. GROSS AREA (S. F.) 635 7, 538 704 7,822 639 8, 231 705 7,724 640 7,925 706 7,828 641 7,979 707 8,064 642 7,904 709 8,240 643 7,266 709 8,538 644 6,530 710 9,100 645 12,560 711 10,383 646 9, 737 712 10,569 647 9,482 713 9, 617 648 11,209 714 8,816 649 11,144 715 8,303 650 11,334 716 10,412 651 10,945 717 10,429 652 10,719 719 11,665 653 70,217 719 11,646 654 71, 337 720 11,445 655 70,787 721 11, 366 656 70,085 722 10,629 657 10,129 723 10, 993 659 70, 713 724 9,971 659 11, 431 725 9, 981 660 13,551 726 70,281 661 9,859 727 11,172 662 7,919 729 12,992 663 7,952 729 15, 235 664 8, 613 730 75,571 665 9, 337 731 13, 674 666 10, 237 732 72,801 667 9,957 733 12,397 668 8,448 732 71, 310 669 8,778 735 9, 312 670 8,261 736 8,170 671 7,849 737 8,528 672 7,982 735 8, 179 673 9,392 739 7,601 674 8,545 740 8,017 675 8, 636 741 6,995 676 6,791 742 7, 039 677 6,649 743 9,357 678 7,049 744 12,019 679 13, 447 745 9, 327 680 10,908 746 8,447 681 11,525 747 7,764 682 10,908 749 9,756 683 8,974 749 10,915 694 8,784 750 7,866 685 16,965 751 7,095 686 12,217 752 7,947 687 11, 036 753 17,291 688 11,007 754 13,, 748 689 12,742 755 10, 393 690 11,966 756 11,519 691 11,154 757 9, 836 692 10,883 755 9,444 693 11, 083 759 9,572 694 10,904 760 10,223 695 11,128 761 8, 990 696 10,853 762 10,509 697 9,255 763 10, 530 698 16,249 764 13,160 699 14, 637 700 10,756 RSF (5, 500 S.F. MIN) LOT NO. GROSS AREA (S. F.) 765 14,458 766 15,219 767 11,932 768 11,404 769 15,493 770 10, 347 771 6,121 772 8, 563 773 8,852 774 8, 834 775 7, 796 776 8,953 777 14,507 775 12,476 779 11,060 790 10, 393 75/ 10,253 752 10, 314 753 10,907 794 9,462 755 16,008 796 22,625 787 12,192 789 9, 336 789 8, 98 / 790 7, 319 791 7,992 792 8,362 793 8, 736 794 8, 430 795 7, 636 796 9, 344 797 8, 98 / 798 8,209 799 7, 179 800 10,089 50 / 7,318 902 7,272 803 7,092 504 6,350 805 9,426 906 8,006 907 7,034 908 7,492 509 8, 203 910 8, 063 5 / / 7,191 912 6, 919 813 6,827 814 7,200 915 8, 735 316 11,499 817 10,971 819 8,619 819 8, J75 820 7,962 821 7,794 822 7,748 823 8,577 S24 I3,320 825 11,577 826 10,707 827 10, 209 SFF (5, 500 S.F. M1N) LOT NO. GROSS AREA (SF) GROSS AREA LOT NO. (S.F.) 828 10, 283 894 7,077 829 10,275 995 6,944 530 10,340 996 7,975 83/ 9,127 997 10,907 532 8,249 899 8,692 533 8,509 899 9,368 854 7,453 900 15,120 535 7,751 90 / 12,939 536 8,469 902 8,799 837 8,424 903 9,484 838 9,092 904 9,929 839 7,,717 905 70,041 940 7,472 906 9,952 941 7,629 907 8,041 842 7,002 909 7,698 843 6,291 909 7,101 844 6,039 910 6,893 845 19,301 9// 7,859 846 16, 336 912 7,821 847 9, 380 913 9,144 TOTAL RSFLOTS 804 TOTAL LOTAREA 7,114,260 S. F. 8,948 S.F. A I�ERAGELOTAREA 845 13,937 549 11,444 850 11,407 85 / 11, 307 852 15,409 853 8,555 854 9,125 555 6,769 556 7,,399 857 6,476 858 7,097 859 7,159 960 7, 326 561 962 7,901 7,590 863 864 7,109 7,,536 865 7,131 866 7,071 867 10,619 968 15,314 869 10,940 970 571 11,991 13, 185 972 9,765 573 9,800 874 9,968 875 9,648 576 14,207 577 578 8, 533 8,678 879 8,915 580 8, 339 581 7,135 582 9,161 583 7,,360 884 7,427 585 8,301 886 11,596 587 10,718 588 9,450 85.9 8,897 5.90 7, 523 701 9,580 891 9,027 702 9,258 892 9,678 709 8,054 893 7,629 NOTES 1. EXISTING LAND USE- VACANT 2. EXISTING ZONING- AL BERH/L L RANCH SPECIFIC PLAN 3. PROPOSED LAND USE.- PLANNING AREA TWO (RES/DENT/AL) 4. PARK REQU/REMENTS TO BE MET BY LAND DEDICATION, IMPROVEMENTS AND � OR FEES IF REQUIRED, WITHIN THE ALBERHILL RANCH SPEC/F/C PLAN. 5. WATER & SEWER SERVICE PROVIDE SY.• ELS/NORE VALLEY MUNICIPAZ WATER DISTR/CT. 6. GAS SERVICE TO BE PROVIDED SY• SOUTHERN CAL/FORN/A GAS CO. 7. ELECTRIC SERVICE PROVIDED SY.• SOUTHERN CAL/FORK/A ED/SON CO. 8. TELEPHONE SERVICE PROVIDED SYGENERAL TELEPHONE CO. OF CALIFORNIA. 9. CABLE TELEV/S/ON TO BE PROVIDED SY. KING V/DEOCABLE 10. SCHOOL DISTRICT- LAKE ELS/NORE UNIFIED SCHOOZ DISTRICT 11. ALL MAJOR SLOPES OR COMMON AREAS, OPEN SPACE, PRIVATE DRA/NA GE FACILITIES, F/RE BREAKS, HABITAT AREAS, ROAD ACCESS EASEMENTS, AND ANY OTHER COMMON AMEN/T/ES SHALL BE MAINTAINED SY A HOMEOWNERS ASSOCIATION OR ESTABLISHED SUBJECT TO CURRENT STATE LAWS AND BE SUBJECT TO THE APPROVAL OF THE CITY ATTORNEY AND COMMUNITY DIRECTOR WHO SHALL REVIEW ALL CC & R S AND RULES FOR THEIR ADEQUACY AND COMPLETENESS. THE CITY ATTORNEY SHALL REVIEW CC & R'S, HOMEOWNERS ASSOC/AT/ON DOCUMENTS AND ALL DOCUMENTS TO CONVEY T/TL E TO THE HOMEOWNERS ASSOC/A T/ON. 12. ALL SLOPES ARE PRIVATE UNLESS THEY ARE W/TH/N A LETTERED H.O.A. MAINTAINED LOT 13. THIS /S AN APPLICATION FOR A DEVELOPMENT PERM/T 14. MIN/MUM RES/DENT/AL LOT SIZE- 5,500 S.F. 15. REFER TO CONDITIONS OF APPROVAL FOR REQUIRED L/M/TS OF LAKE STREET AND N/CHOLS ROAD IMPROVEMENTS LOT SUMMARY TABLE Lot No. Land Use 1-913 RES/DEVRAL LOTS/R-M & R-SF 914 MUL T/ FAM/L Y 915 PUBLIC PARK 916 SCHOOL SITE 917 BOOSTER PUMP STAT/ON 918 & 919 EVMWD RESERVOIR 920 COMMERC/AL SITE/ MUL T/- FAMIL Y OVERLAY LOT 'N ; 'DD'' "LL " PRIVATE PARK 'ZZ" & 'DDD " LOT 'A "'M , H. O.A. LOTS 'EE" 'KK" 'MM „ "YY" 'AAA" 'EEE" 'BBBB " LEGAL DESCRIPTION A PORT/ON OF PARCEL 1, LLA NO. 89-12 AS SHOWN ON THE DOCUMENT RECORDED JUL Y 19, 1990 AS INSTRUMENT NO. 266712 OFF/C/AL RECORDS Of - THE COUNTY OF RIVERS/DE, STATE OF CAL/FORN/A. STATEMENT OF OW/1/Ef)5H/P / HEREBY STATE THAT THIS MAP WAS PREPARED UNDER MY SUPERV/S/ON AND THAT THE OWNER OF RECORD HAS KNOWLEDGE OF AND CONSENTS TO THE F/L/NG OF TH/S MAP. QRp - E SS/0N c; DATE w No.26928 ?0 m Exp.3/31/13 s7 CIVIC qTF OF CAUF�� I W'L Y E'L Y R/W R/W 120 ' 60' 60' I 12' 48' 48' 12' � 6' 6' 8' 20' 13' 7' 7' /3' 20' S' 6' 6' 4' 1/' 12' I �.� BIKE LANE BIKE LANE � 2 29 22" --------- 29 2q RAISED 8 " PCC CURB & GUTTER MED/AN 8" PCC CURB & GUTTER MEANDERING MEANDERING 6' SIDEWALK 6' SIDEWALK LAKE ST & NICHOL S RD UL TIMATE STREET SECTION (SEE NOTE 15) f R/W R/W I 90' 45' 45' 15' 27' 27' /5' VAR/ES 4- 14' SEE PLAN 2.• 1 TO MEET ?� 2.0� _ _ _ _ _ _ _ _ 2.09 2-=0- 2. > TO MEET EXIST. GRADE I EXIST. GRADE 6' RAISED MEANDERING MEDIAN SIDEWALK EACH S/DE ALBERHILL RANCH RD PREPARED FOr9• CASTLE & COOKE ALBERH/LL RANCH, LL C 6455 ALBERH/LL RANCH R0,40 LAKE EL S/NORE, CA 92530 (951) 245- 0476 Pr9EPARED BY I Comparison of Condition of Approval 102 Original Condition of Approval cross conditioned certain improvements between VTTM 28214 and VTTM 35773 (Formerly 30836). This cross conditioning led to certain frontage improvements along VTTM 28214 not being required until occupancy issuance in VTTM 35773 (Formerly 30836). Table 1 below identifies the total number of units completed in VTTM 28214, to be completed in VTTM 28214 and the lots remaining in VTTM 35773 (Formerly 30836). Table 1 – Unit Count by Residential Tract Multi Family Single Family Total VTTM 28214 – Completed 0 567 567 VTTM 28214 – Balance 373 344 717 VTTM 35773 (Formerly 30836) 0 275 275 Total 373 1,186 1,559 The guiding principals employed when addressing this Condition of Approval, were resolving the longstanding traffic issues in the Alberhill portion of the community, identifying specific phases of development and allocating specific improvements to those areas and the acceleration of the timing of certain improvements. PHASES 9 THROUGH 17 - 344 SINGLE FAMILY LOTS Lake Street and Nichols Road – Intersection improvements  Existing Condition of Approval timeline: Not previously asserted.  Revised Condition Completion timeline: 125th building permit within Phases 9 through 17. When including the previously constructed residential units, this translates to 692 building permits.  Net change: Defines improvements and milestones. Applicable Condition of Approval  Intersection to be reconstructed to its ultimate width with signalization placed at ultimate locations and interim traveled lane transitions consistent with County transportation standards. o Completion: Improvements shall be completed prior to the 125th building permit within Phases 9 through 17. Nichols Road – Lake Street to Alberhill Ranch Road and Nichols Road – Alberhill Ranch Road to Terra Cotta Road  Existing Condition of Approval timeline: by 1612th C of O.  Revised Condition Completion timeline: 200th building permit within Phases 9 through 17 for the segment of improvements from Lake to Albherhill Ranch Road (Phase 1) and 200th building permit within Phases 9 through 17 for the segment of improvements from Albherhill Ranch Road to Terra Cotta (Phase 2). When including the previously constructed residential units, this translates to 767 permits for Phase 1 and 667 permits for Phase 2.  Net change: Revised condition changes milestone from Certificate of Occupancy to building permit, separates the improvement to include two segments from Lake to the Albherhill Ranch Road and Albherhill Ranch Road to Terracotta, accelerates the timing of the improvements by reducing the milestone by 845 residential units for the first phase and 945 for the second phase and eliminates the cross conditioning with VTTM 35773 (Formerly 30836) requirement to meet the required threshold. Applicable Conditions of Approval  Nichols Road from Lake Street to Terra Cotta, construct at ultimate half section by the 464th C of O of Phase 2. For clarification- Construct Nichols Road from Lake Street to Terra Cotta Road at its ultimate half-width section as a Major (and dedicate off-set for a 120’ ROW). Includes WB left turn lane on Terra Cotta, WB thru lane, and EB single lane left turn/thru lane. 8/23/11 REVISED COA: Construct interim 2-lane road including interim drainage improvements and pedestrian/bike path by the 464th C of O – “Condition Satisfied”. Build ultimate half width from Lake to east side of Tract 30836 by 1612th C of O.  Install pedestrian walkway along southerly side of Nichols Road from Terra Cotta Road to “A” Street in Tract 30836 as soon as Nichols is extended to Tract 30836. 8/23/11 REVISED COA: Construct sidewalk along Nichols Road by 1st C of O of Tract 30836 Phase 1  Nichols Road between Lake Street and Alberhill Ranch Road shall be widened on the south side of Nichols Road to provide its ultimate half-width including two (2) new eastbound lanes. The existing two (2) lanes of pavement shall be restriped and converted to two (2) westbound lanes for a total of four (4) lanes.  Improvements shall include: construction of thirty-five feet (35’) of new paving, curb and gutter, sidewalks, parkway landscaping, street trees and street lights. Widening shall include interim transition paving and striping to match existing conditions at the Alberhill Ranch Road/Nichols Road and Lake Street/Nichols Road intersections.  The new pavement on the south side of Nichols Road shall be installed 2-inches lower than the ultimate finished surface to accommodate future utility improvements. After completion of the future utility improvements, the developer shall install the final 2-inches of pavement. o Completion: Improvements shall be completed prior to the 200th building permit within Phases 9 through 17. Phase 2  Nichols Road between Alberhill Ranch Road and Terra Cotta Road shall be widened to provide two (2) eastbound lanes and one (1) westbound lane for a total of three (3) lanes. A total pavement width of fifty-one feet (51’) shall be constructed to accommodate the three travel lanes.  Pavement improvements shall be located on the south side of Nichols Road and will include grinding the existing +35’ wide AC pavement, as needed, and providing a minimum 2-inches AC pavement overlay; the construction of an additional sixteen feet (16’) of AC pavement and base material. Widening shall include interim transition paving and striping to match existing conditions at the Alberhill Ranch Road/Nichols Road intersection.  Improvements shall include: curb and gutter, sidewalks, parkway landscaping, street trees and street lights on the south side of Nichols Road.  The new pavement on the south side of Nichols Road shall be installed 2-inches lower than the ultimate finished surface to accommodate future utility improvements. After completion of the future utility improvements, the developer shall install the final 2-inches of pavement. o Completion: Improvements shall be completed prior to the 100th building permit of Phases 9 through 17. Lake Street – Alberhill Ranch Road to Nichols Road  Existing Condition of Approval timeline: by 1612th CofO.  Revised Condition Completion timeline: 100th building permit within Phases 9 through 17. When including the previously constructed residential units, this translates to 667 permits.  Net change: Revised condition changes milestone from Certificate of Occupancy to building permit, separates the improvement to include two segments from Nichols to the Albherhill Ranch Road Albherhill Ranch Road to Mountain, accelerates the timing of the improvements by reducing the milestone by 945 residential units for the first phase and eliminates the cross conditioning with VTTM 35773 (Formerly 30836) requirement to meet the required threshold. Phase two (2) improvements are included in the Phase 4 Multifamily section. Applicable Conditions of Approval  Lake Street from Nichols Road to Mountain Street, the improvements shall be completed by the 464th C of O of Phase 2. The curves shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius. For clarification – Construct Lake Street from Nichols Road to Mountain Street at its Ultimate half-section width as an Urban Arterial (120’ right of way). 8/23/11 REVISED COA: Security shall be posted in the amount approved by the City Engineer for all unconstructed and unsecured improvements no later than the 1200th C of O.  Lake Street between Alberhill Ranch Road and Nichols Road shall be widened along the east side of Lake Street along the frontage of Tract 28214 to provide its ultimate half- width including an additional thirty feet (30’), two (2) northbound lanes and two (2) southbound lanes for a total of four (4) lanes.  Improvements shall include: construction of approximately thirty (30’) feet of new AC pavement and base material, curb and gutter, sidewalks, parkway landscaping, street trees and street lights.  Lake Street shall be restriped for four (4) travel lanes and widening shall include interim transition paving and striping to match existing conditions at the Alberhill Ranch Road/Lake Street and Nichols/Lake Street intersections.  Existing SCE power poles near the Lake Street/Nichols Road intersection shall be relocated by the developer of Phase 4 during construction of the Lake Street segment of Mountain Avenue to Alberhill Ranch Road. o Completion: Improvements shall be completed prior to the 50th building permit within Phases 9 through 17.  The applicant shall notify the City at least one month in advance should the applicant request to defer this Condition past the 50th building permit. The req uest for deferral shall include all good faith efforts to construct the improvements and any impediments to this effort which is the basis for the deferral. The City Council shall consider the deferral at a regularly scheduled meeting. Alberhill Ranch Road and Brianna Circle – Intersection Improvements  Existing Condition of Approval timeline: Not previously asserted.  Revised Condition Completion timeline: 100th building permit within Phases 9 through 17. When including the previously constructed residential units, this translates to 667 permits.  Net change: Defines improvements and milestones. Applicable Conditions of Approval  Completion of intersection improvements in Alberhill Ranch Road and Brianna Circle including installation of a south bound left turn pocket on Alberhill Ranch Road onto “B’ Street. Install 4-way stop-signs and revise roadway striping. o Completion: Improvements shall be completed prior to the 25th building permit of Phases 9 through 17.  The applicant shall notify the City at least one month in advance should the applicant request to defer this Condition past the 50th building permit. The request for deferral shall include all good faith efforts to construct the improvements and any impediments to this effort which is the basis for the deferral. The City Council shall consider the deferral at a regularly scheduled meeting. Nichols Road and Alberhill Ranch Road – Intersection Improvements  Existing Condition of Approval timeline: by 650th CofO.  Revised Condition Completion timeline: 50th building permit within Phases 9 through 17. When including the previously constructed residential units, this translates to 617 permits.  Net change: Revised condition changes milestone from Certificate of Occupancy to building permit and accelerates by reducing the milestone of the improvements by 33 residential units. Applicable Conditions of Approval  Collector “A” and Nichols Road construct traffic signal by the 650th C of O of Phase 3. For clarification – Collector A is Alberhill Ranch Road. 1/12/16 Revised COA: The traffic signal at the intersection of Nichols Road and Alberhill Ranch Road required by Condition of Approval No. 102 to VTTM 28214 be completed at the 650th Certificate of Occupancy. Bonds & Agreements approved @ 1/12/16 CC meeting.  Intersection to be reconstructed to its ultimate width with signalization placed at ultimate locations and interim traveled lane transitions consistent with County transportation standards. o Completion: Improvements shall be completed prior to the 50th building permit within Phases 9 through 17.  The applicant shall notify the City at least one month in advance should the applicant request to defer this Condition past the 50th building permit. The request for deferral shall include all good faith efforts to construct the improvements and any impediments to this effort which is the basis for the deferral. The City Council shall consider the deferral at a regularly scheduled meeting. Alberhill Ranch Road – Easterly Parkway improvements  Existing Condition of Approval timeline: Not previously asserted.  Revised Condition Completion timeline: 100th building permit within Phases 9 through 17. When including the previously constructed residential units, this translates to 692 permits.  Net change: Defines improvements and milestones. Applicable Conditions of Approval  Alberhill Ranch Road between Nichols Road and two hundred and seventy-five feet (275’) east of the Hudson Lane intersection shall be completed with easterly parkway improvements including sidewalk, landscaping, and street trees. o Completion: Improvements shall be completed prior to the 125th building permit within Phases 9 through 17. PHASE 18 - MULTIFAMILY SITE-229 MF Units Nichols Road – Terra Cotta Road to East Tract Boundary Line of Phase 18  Existing Condition of Approval timeline: by 229th CofO.  Revised Condition Completion timeline: 50th building permit within Phases 18.  Net change: Revised condition changes milestone from Certificate of Occupancy to building permit, separates the improvement to include two segments from Terra Cotta to the easterly project boundary and easterly project boundary to Collier Avenue accelerates the timing of the improvements by 170 residential units for the first phase and eliminates the cross conditioning with VTTM 35773 (Formerly 30836) requirement to meet the requ ired threshold. Phase two (2) improvements will be included in VTTM 35773 Conditions of Approval. Applicable Conditions:  Construct Nichols Road from Terra Cotta Road to Collier Avenue as an interim 2-lane divided road including 2-lane bridge over Alberhill Creek by the 464th C of O of Phase 2. 8/23/11 REVISED COA: Construction of interim 2-lane road with elevated section by 464th C of O. “Condition Satisfied” Construct ultimate bridge connection of Nichols Road to Collier Avenue by project build out (1620th C of O).  Complete Nichols Road from the project TAZ 4 west boundary to the project TAZ 4 east boundary to its ultimate full section prior to the last C of O for Lot 974. For clarification- TAZ 4 is the property immediately east of Terra Cotta Road. Lot 974 is the proposed multi-family lot. Nichols Road at the Ultimate full width section as a Major, and dedicate 120’ ROW.  Nichols Road between Terra Cotta Road and the east tract boundary line of Phase 18 shall be widened to provide two (2) eastbound lanes and one (1) westbound lane for a total of three (3) lanes. A total pavement width of fifty-one feet (51’) shall be constructed to accommodate the three travel lanes.  Pavement improvements shall be located on the south side of Nichols Road and will include grinding the existing +35’ wide AC pavement, as needed, and providing a minimum 2-inches AC pavement overlay; the construction of an additional sixteen feet (16’) of AC pavement and base material. Widening shall include interim transition paving and striping to match existing conditions further east along Nichols Road.  Improvements shall include: curb and gutter, sidewalks, parkway landscaping, street trees and street lights on the south side of Nichols Road.  The new pavement on the south side of Nichols Road shall be installed 2-inches lower than the ultimate finished surface to accommodate future utility improvements. After completion of the future utility improvements, the developer shall install the final 2-inches of pavement. o Completion: Improvements shall be completed prior to the 75th building permit within Phase 18. Terra Cotta Road – Nichols Road to the South Tract Boundary Line of Phase 18  Existing Condition of Approval timeline: 1st C of O in lot 974.  Revised Condition Completion timeline: 50th building permit within Phase 18.  Net change: Revised condition changes milestone from Certificate of Occupancy to building permit, timing remains the same. Applicable Conditions of Approval  Terra Cotta Road from Nichols Road to south project boundary, construct by the 1st C of O in lot 974. For clarification, construct Terra Cotta Road at its full width as a Secondary, from Nichols Road to Kings Highway. PHASE 4 – MULTIFAMILY SITE – 144 MF Units Lake Street – Mountain Avenue to Alberhill Ranch Road  Existing Condition of Approval timeline: by 1612th CofO.  Revised Condition Completion timeline: 50th building permit within Phase 4. When including the previously constructed residential units, this translates to 617 permits.  Net change: Revised condition changes milestone from Certificate of Occupancy to building permit, separates the improvement to include two segments from Nichols to the Albherhill Ranch Road Albherhill Ranch Road to Mountain, accelerates the timing of the improvements by reducing the milestone by 995 residential units for the second phase and eliminates the cross conditioning with VTTM 35773 (Formerly 30836) requirement to meet the required threshold. Phase one (1) improvements are included in the Phases 9-17 Singe Family section. Applicable Conditions of Approval  Lake Street from Nichols Road to Mountain Street, the improvements shall be completed by the 464th C of O of Phase 2. The curves shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius. For clarification – Construct Lake Street from Nichols Road to Mountain Street at its Ultimate half-section width as an Urban Arterial (120’ right of way). 8/23/11 REVISED COA: Security shall be posted in the amount approved by the City Engineer for all unconstructed and unsecured improvements no later than the 1200th C of O.  Lake Street between Mountain Avenue and Alberhill Ranch Road shall be redesigned and reconstructed with an appropriate vertical curve at a design speed of 55 mph and graded to the Urban Arterial ultimate width including the necessary drainage improvements.  Lake Street between Mountain Avenue and Alberhill Ranch Road shall be widened to provide its ultimate half-width including two (2) northbound lanes and two (2) southbound lanes for a total of four (4) lanes to the satisfaction of the City Engineer.  Improvements shall include: construction of new AC pavement and base material, along with curb and gutter, sidewalks, parkway landscaping, street trees and street lights on the east side of Lake Street.  Lake Street shall be restriped for four (4) travel lanes and appropriate left turn lanes and shall include interim transition paving and striping to match existing conditions at the Mountain Avenue/Lake Street and Alberhill Ranch Road /Lake Street intersections. o Completion: Improvements shall be completed prior to the 50th building permit of Phase 4. Lake Street and Alberhill Ranch Road – Intersection Improvements  Existing Condition of Approval timeline: Not previously asserted.  Revised Condition Completion timeline: 50th building permit within Phase 4.  Net change: Defines improvements and milestones. Applicable Conditions of Approval  Intersection to be reconstructed to its ultimate width with signalization placed at ultimate locations and interim traveled lane transitions consistent with County transportation standards. o Completion: Improvements shall be completed prior to the 50th building permit of Phase 4. Lake Street and RPN 4 MF Driveway – Intersection Improvements  Existing Condition of Approval timeline: Not previously asserted.  Revised Condition Completion timeline: 50th building permit within Phase 4.  Net change: Defines improvements and milestones. Applicable Conditions of Approval  Intersection to be constructed to its ultimate width with signalization placed at ultimate locations.  Widen and restripe the south leg to provide a second northbound through lane and a second southbound departure lane. Widen and restripe the north leg to provide a second southbound through lane and a second northbound departure lane. o Completion: Improvements shall be completed prior to the 50th building permit of Phase 4. Portions of Condition of Approval 102 not being modified:  Lake Street curve alignment improvement north of Coal Road shall have a minimum design speed of 55 mph and a minimum radius of 1,750 feet and be completed by 240th C of O. 8/23/11 REVISED COA “Condition Satisfied"  Lake Street and the north/southbound ramps, the improvements shall be completed by the 240th For clarification-NB Ramps: Traffic Signal, NB left turn lane, WB left turn lane, and WB thru/right turn, SB Ramps: Traffic Signal, SB left turn lane 10/27/15 REVISED COA: Lake Street / I-15 improvements required by Condition of Approval No. 102 to VTTM 28214 be completed at the 486th Certificate of Occupancy. Bonds & agreements approved at 10/27/15 CC meeting  Lake Street and Collector “A”, the improvements shall be completed by the 240th C of O., WB right turn lane. 8/23/11 REVISED COA “Condition Satisfied"  Lake Street and Mountain Street, the improvements shall be completed by the 240th C of O. 8/23/11 REVISED COA “Condition Satisfied"  Developer shall work with the City on a design to realign Collier Avenue at Nichols Road to the west away from the freeway allowing more storage for entry to the freeway ramps.  Nichols Road and the northbound I-15 ramps, construct a traffic signal by the 464th C of O. 8/23/11 REVISED COA: Install signal and additional lane to off-ramp by 1200th C of O.  Nichols Road and the southbound I-15 ramps, construct a traffic signal by the 464th C of O. 8/23/11 REVISED COA: Install signal and additional lane to off-ramp by 1200th C of O.  Lake Street from I-15 Freeway to Nichols Road, construct interim 4-lane section by the 650th C of O. For clarification- an interim 4 lane undivided cross section. 8/23/11 REVISED COA: Construct interim 4-lane roadway for Lake Street from Freeway to Nichols by project build out (1620th C of O).  Lake Street and I-15 Freeway SB-ramps, install NB right turn lane by 650th C of O of Phase 3. 1/12/16 REVISED COA: Lake Street right turn onto the southbound I-15 onramp required by Condition of Approval No. 102 to VTTM 28214 be completed at the 650th Certificate of Occupancy. Bonds & Agreements approved @ 1/12/16 CC meeting  Collier Avenue and Nichols Road, construct intersection improvements by the 650th C of O. For clarification-Traffic Signal and WB turn lane 8/23/11 REVISED COA: Provide exclusive westbound left turn and northbound left and right turn lanes by 464th C of O - "Condition Satisfied". Install signal in conjunction with bridge connection by project build out. Conditions of Approval deleted from VTTM  Lake Street and Temescal Canyon Road, the improvements shall be completed by the 240th C of O. For clarification-Traffic Signal, NB left turn lane, EB left turn lane. 8/23/11 REVISED COA: Interim improvements complete, construct ultimate intersection by project build out (1620th C of O).  Lake Street curves, north of the curve improved in Phase 1, shall be realigned and improved to a design speed of 55 mph minimum and 1,750 foot minimum radius by the 464 th C of O of Phase 2. 8/23/11 REVISED COA: Road to be modified "to the satisfaction of the City Engineer" by 1200th C of O.  Collier Avenue and Nichols Road, construct intersection improvements by the 650th C of O. For clarification-Traffic Signal and WB turn lane 8/23/11 REVISED COA: Provide exclusive westbound left turn and northbound left and right turn lanes by 464th C of O - "Condition Satisfied". Install signal in conjunction with bridge connection by project build out.