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HomeMy WebLinkAboutCC Reso No 2008-063 RESOLUTION NO. 2008- 63 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2006-07 WHEREAS, Matthew Fagan, of Matthew Fagan Consulting Services, filed an application with the City of Lake Elsinore requesting review and approval of Residential Design Review No. 2006-07 for a thirty-one (31) unit mixed use retail/commercial multi-family residential condominium development and associated improvements (the "Entitlements"), located at 15712 Grand Avenue (APN 381-030-005) (the "Property"); and WHEREAS, on May 20, 2008, the Planning Commission of the City of Lake Elsinore considered the Project and recommended approval of the Entitlements; and WHEREAS, on June 10, 2008, at a duly noticed public meeting, the City Council considered the Planning Commission's recommendation and 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 City Council has considered the Residential Design Review prior to approving the application. The City Council finds that the Residential Design Review satisfies all requirements set forth in Chapter 17.82 of the Lake Elsinore Municipal Code. Section 2. The City Council finds and determines that Mitigated Negative Declaration No. 2006-03 is adequate and prepared in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City's procedures for implementation of CEQA. The City Council has reviewed and considered the information contained in the Mitigated Negative Declaration and finds that the Mitigated Negative Declaration represents the independent judgment of the City. Section 3. That in accordance with State Planning and Zoning Law and the Lake Elsinore Municipal Code, the City Council makes the following findings for the approval of Residential Design Review 2006-07: 1. The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan and the Zoning District in which the Project is located. The Project complies with the goals and objectives of the General Plan because it will assist in achieving the development of a well balanced and functional mix of residential, commercial, industrial, open space, recreational, and institutional land uses. The Project will serve to greater diversify and expand Lake Elsinore's economic base. 1 2. The Project complies with the design directives contained in the General Plan Urban Design Element and all other applicable provisions of the Lake Elsinore Municipal Code. The Project is appropriate to the site and surrounding developments in that the residential complex has been designed in consideration of the size and shape of the property. Sufficient setbacks and enhanced onsite landscaping have been provided thereby creating interest and varying vistas as a person moves along abutting streets and within the center. In addition, safe and efficient circulation has been achieved onsite. The Project will compliment the quality of existing neighboring residential development and will create a visually pleasing, non-detractive relationship between the proposed development and existing projects through the use of architectural design. A variety of materials and colors are proposed along with masonry tile at the entries providing evidence of a concern for quality and originality. 3. Subject to the attached conditions of approval, the Project is not anticipated to result in any significant adverse environmental impacts. The Project was not found to cause any significant adverse environmental impacts pursuant to Mitigated Negative Declaration No. 2006-03. Project was reviewed and conditioned by all applicable City departments to ensure that the mixed use retail/commercial multi-family residential condominium development blends into existing development, creates the least amount of disturbance, and does not negatively impact the residents or businesses of Lake Elsinore. 4. Conditions and safeguards pursuant to Chapter 17.82.070 of the Zoning Code, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Chapter 17.82. Pursuant to Section 17.82.070 of the Lake Elsinore Municipal Code, the Project has been scheduled for consideration and approval of the Planning Commission on May 20, 2008. Section 4. Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the City Council hereby approves Residential Design Review 2006-07. Section 5. This Resolution shall take effect from and after the date of its passage and adoption. 2 PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Lake Elsinore, California, this 10th day of June 2008. L HICKMAN, MAYOR CITY OF LAKE ELSINORE A TEST: L. l..-- IVIAN M. MUNSON CITY CLERK STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, VIVIAN M. MUNSON, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2008-63 was adopted by the City Council of the City of Lake Elsinore at a regular meeting held on the 10th day of June 2008, and that the same was adopted by the following vote: AYES: Mayor Daryl Hickman, Mayor Pro Tern Genie Kelley, Councilmembers Thomas Buckley, Robert E. Magee and Robert Schiffner NOES: None ABSTAIN: None ABSENT: None 'M~u1~ CITY CLERK 3 GENERAL CONDITIONS 1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or proceeding against the City, its Officials, Officers, Employees, or Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning the MSHCP Consistency Findings, Tentative Tract Map No. 35869 for Condominium Purposes, Planned Unit Development No. 2008-01, Conditional Use Permit No. 2006-06 and Residential Design Review No. 2006-07 project attached hereto. 2. The Applicant shall comply with all of the regulations and requirements of the Planned Unit Development No. 2008-01. Any modifications or changes to the plan shall be subject to the review and consideration of the Director of Community Development. 3. The Applicant shall comply with all applicable mitigation measures listed in the Mitigation Monitoring and Reporting Program associated with the Mitigated Negative Declaration No. 2006-03 for the Shore Haven on Grand Avenue project. 4. The decision of the Planning Commission shall be final fifteen (15) days from the date of the decision, unless an appeal has been filed with the City Council pursuant to the provisions of Chapter 17.80 of the Lake Elsinore Municipal Code. PLANNED UNIT DEVELOPMENT 5. The proposed PUD shall be substantially completed within four (4) years of the date approved. PLANNING DIVISION 6. Residential Design Review No. 2006-07 approval of a mixed use Planned Unit Development located at 15712 Grand Avenue (APN 381-030-005) will lapse and be void unless a building permit is issued within one (1) year of the approval date and construction is commenced and diligently pursued toward completion. 7. Applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site identifying the approved days and hours of construction activity (i.e. 7:00 A.M. - 5:00 P.M., Monday through Friday with no construction activity to occur on Saturdays, Sundays or legal holidays) and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division at (951) 674-3124. The sign shall be installed prior to the issuance of a grading permit. 8. All Conditions of Approval shall be reproduced upon page one of building plans submitted to the Building and Safety Division for Plan Check. 9. Prior to issuance of any grading or building permits, the Applicant shall sign and complete an "Acknowledgement of Conditions," and shall return the executed original to the Community Development Department for inclusion in the case records. 10. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 11. All site improvements shall be constructed as indicated on the approved site plan and elevations. The applicant shall meet all required setbacks pursuant to Residential Design Review No. 2006-07, Planned Unit Development No. 2008- 01 and Lake Elsinore Municipal Code (LEMC). Any other revisions to the approved site plan or building elevations shall be subject to the review of the Director of Community Development or his designee. All plans submitted for Building Division Plan Check shall conform to the submitted plans as modified by Conditions of Approval, or the Planning Commission through subsequent action. 12. Materials and colors depicted in the Residential Design Review No. 2006-07 and the Planned Unit Development No. 2008-01 shall be used unless modified by the applicant and approved by the Community Development Director or designee. 13. All windows shall use surrounds and/or other architectural-type features as shown on the approved plans or modified with the approval of the Director of Community Development or designee. 14. At minimum the applicant shall use "S" type concrete tile for the roofing material. Roofing materials shall have a minimum Class "A" Fire rating, and so noted on the construction plans. 15. The applicant shall meet all applicable City Codes and Ordinances. 16. A cash bond of $1,000.00 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to the approval of the Director of Community Development or designee. 17. The applicant shall comply with the City's Noise Ordinance. Construction activity shall be limited to the hours of 7:00 AM to 5:00 PM, Monday through Friday, and no construction activity shall occur on Saturdays, Sundays or legal holidays. 18. The applicant shall comply with all requirements of the City's Grading Ordinance. Construction generated dust and erosion shall be mitigated in accordance with the provisions of Municipal Code, Chapter 15.72 and using accepted control techniques. Interim erosion control measures shall be provided thirty (30) days after the site's rough grading, as approved by the City Engineer. 19. Any exterior air conditioning or other mechanical equipment shall be ground mounted and screened so that they are not visible from public streets. 20. Driveways shall be constructed of concrete per Building and Safety Division standards. 21. The entrance driveway shall be enhanced with stamped concrete or similar material a minimum of twenty feet (20') in width. 22. The pedestrian pathway shall be constructed of enhanced concrete. 23. The applicant shall construct a decorative six foot (6') block wall with pilasters along the northern and southern boundary lines. A combination of a three (3) foot (3') decorative block wall and three foot (3') wrought iron fence with pilasters shall be constructed along the rear property line. Minimum fifteen (15) gallon vines shall be planted every ten (10) feet along all interior walls and fences. The applicant shall submit final plans for all walls and pilasters prior to obtaining building permits 24. Chain link fences shall be prohibited at all locations. 25. The building address shall be a minimum of four inches (4") high and shall be easily visible from the public right-of-way. Care shall be taken to select colors and materials that compliment the residential development. 26. All trash enclosures shall be constructed per City standards as approved by the Director of Community Development or Designee prior to issuance of Certificate of Occupancy. A solid cover shall be incorporated into the design of all trash enclosures. The trash enclosure shall blend with the architectural design of the development. 27. The applicant shall meet all Conditions of Approval prior to the issuance of a Certificate of Occupancy and release of utilities. 28. All exterior on-site lighting shall be shielded and directed on-site so as not to create glare onto neighboring property and streets. All light fixtures shall compliment the architectural style of the building and shall be reviewed and approved by the Director of Community Development of Designee. 29. The applicant shall comply with all ADA (Americans with Disabilities Act) requirements. 30. No exterior roof ladders shall be permitted. 31. All exterior downspouts shall be concealed within the buildings. 32. The applicant shall provide a minimum for eighty-five (85) cubic feet of storage area with a minimum dimension of three (3) feet in a location external of the unit such as the garage area or patio/terrace area. 33. Any issues, standards, guidelines, etc, not addressed in the Planned Unit Development No. 2008-01 will revert to the Lake Elsinore Municipal Code and/or Zoning Code. LANDSCAPING DIVISION 34. All landscaping shall be installed as indicated on the proposed "Preliminary Landscape Plan". Any proposed changes shall be subject to the review and approval of the Director of Community Development or designee. 35. All proposed landscaping shall be installed and an automatic irrigation shall be fully operational, prior to the issuance of a certificate of occupancy. 36. The applicant shall provide and maintain shrubs and plant materials as shown on the landscape plan. Any changes to this plan shall be subject to the approval of the Director of Community Development or designee. The landscape plan shall be implemented prior to issuance of a Certificate of Occupancy. 37. The applicant shall provide automatic irrigation systems for all landscaped areas as shown on the landscape plans. The irrigation system shall be implemented prior to the issuance of a Certificate of Occupancy. 38. The applicant shall provide a rain sensor. The rain censor shall be installed prior to the issuance of a Certificate of Occupancy. 39. All exposed slopes in excess of three feet (3') in height shall have permanent irrigation system and erosion control vegetation installed. 40. Three (3) sets of the Final Landscaping/Irrigation Detail Plan shall be submitted, reviewed and approved by the City's Landscape Architect Consultant and the Community Development Director or Designee. A Landscape Plan Check & Inspection Fee will be charged prior to final landscape approval. a. All planting areas shall have permanent and automatic sprinkler system with 100% plant and ground cover coverage using a combination of drip and conventional irrigation methods. b. All planting areas shall be separated from paved areas with a six inch (6") high and six inch (6") wide concrete curb. c. Plantings within fifteen feet (15') of ingress/egress points shall be no higher than thirty-six inches (36"). d. Any ground mounted transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. e. Shrubs and vines shall be planted around the onsite trash enclosures to soften the structures. f. Final landscape plans shall include planting and irrigation details and shall include all tree and shrub container sizes to be reviewed and approved by the City's landscape architect consultant. g. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to be used to prevent excessive watering. h. A Landscape Maintenance Bond shall be provided prior to issuance of Certificate of Occupancy. The bond shall cover one hundred percent (100%) of the total cost of landscaping improvements onsite. Release of the bond shall be requested by the Applicant at the end of the required one (1) year maintenance period subject to the approval of the City's Landscape Architect Consultant and Community Development Director or Designee. i. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. Final landscape plan must be consistent with approved site plan. REDEVELOPMENT AGENCY 41. Prior to the issuance of any building permit for the Project, the Developer shall enter into an agreement with the City and the Redevelopment Agency of the City of Lake Elsinore to provide (a) 15% of the units constructed in the Project as affordable housing units in accordance with the requirements of Section 33413(b )(2) of the California Community Redevelopment Law (Health & Safety Code Sections 33000 et seq.), or (b) an alternative equivalent action as determined by the City which may include (without limitation) dedication of vacant land, construction of affordable units on another site, or payment of an in-lieu fee at the rate of $2.00 per square-foot of assessable space for each dwelling unit in the Project. For purposes of this condition, "assessable space" means all of the square-footage within the perimeter of a structure, not including any carport, walkway, garage, overhang, patio, enclosed patio, detached accessory structure, or similar area. The amount of the square-footage within the perimeter of a residential structure shall be calculated by the building department of the City in accordance with the standard practice of the City in calculating structural perimeters. SCHOOLS/PARKs~mRAR~MSHCP 42. The applicant shall comply with any/all requirements of the Lake Elsinore Unified School District. 43. The applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid prior to issuance of building permits. 44. The applicant shall pay park-in-lieu fees in effect at the time prior to issuance of building permits. 45. The Applicant shall pay all applicable Library Capital Improvement Fund fee. 46. The applicant shall pay the Multiple Species Habitat Conservation Plan Fee (MSHCP) Local Development Mitigation Fee prior to obtaining building permits. WA TER AND SEWER 47. The applicant shall submit water and sewer plans to Elsinore Valley Municipal Water District and shall incorporate all District conditions and standards, including payment of applicable connection fees prior to the issuance of building permits. RIVERSIDE COUNTY FLOOD CONTROL 48. The applicant shall comply with any/all requirements of the Riverside County Flood Control and Water Conservation District. CC&R'S/HOMEOWNERS ASSOCIA TION 49. All block walls shall be coated with an anti-graffiti material and shall be maintained clear of graffiti at all times per a Maintenance Program set forth by a Homeowners Association. 50. Prior to issuance of a grading permit, the applicant shall prepare CC&R's against the condominium complex. The CC&R's shall be reviewed and approved by the Community Development Director or Designee and the City Attorney. The CC&R's shall include methods of maintaining common areas, parking and drive aisle areas, landscaped areas including parkways, and methods for common maintenance of all underground, and above ground utility infrastructure improvements necessary to support the complex. In addition, CC&R's shall established methods to address design improvements. 51. No unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to financially assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and duty to maintain, all said mutually available features of the development. Such entity shall operate under recorded CC&R's which shall include compulsory membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 52. The Home Owner's Association shall be recorded prior to the sale of the first dwelling unit. 53. Membership in the Home Owner's Association shall be mandatory for each buyer and any successive buyer. 54. In the event the association or other legally responsible person(s) fail to maintain said common area in such a manner as to cause same to constitute a public nuisance, said City may, upon proper notice and hearing, institute summary abatement procedures and impose a lien for the costs of such abatement upon said common area, individual units or whole thereof as provided by law. ENVIRONMENTAL DIVISION 55. The applicant shall deliver to the Planning Department two (2) cashier's check or money orders to the City within 48 hours of the project's approval by the City Council for the filing of the Notice of Determination. The first check shall be in the amount of $1,876.75 and made payable to California Department of Fish and Game. The second check shall be in the amount of $64.00 and made payable to the Riverside County Clerk. 56. The Applicant shall comply with all applicable mitigation measures listed in the Mitigation Monitoring Program associated with the Mitigated Negative Declaration for the Grand Avenue Condominiums Project. Specifically, the measures related to impacts to biological and cultural resources have special importance and assurances must be provided that these have been incorporated into the project. 57. As agreed to in the Mitigated Negative Declaration, all sensitive vegetation shall be avoided during construction activities, including grading. BUILDING AND SAFETY DIVISION 58. The applicant shall meet all applicable Building and Safety Division requirements. 59. Prior to issuance of building permits, the applicant shall provide assurance that the Public Building Impact Fee has been paid. 60. The applicant must provide ADA Accessible Path of Travel to Public Right of Way from all buildings, and from all buildings to Recreation Center. Provide large scaled site plan to show compliance with ADA requirements prior to the issuance of building permits. 61. The number of Accessible Parking spaces based on provided information is four (4) for the habitable units. 62. ADA Parking spaces must be located on the shortest available route of travel to an accessible entrance. 63. This property requires a lift station to pump the sewage up to the street level. Provide letter from EVMWD to confirm agreement and responsibility for lift station. ENGINEERING DIVISION 64. 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. If the grading is less than 50 cubic yards and a grading plan is not required, a grading permit shall still be obtained so that a cursory drainage and flow pattern inspection can be conducted before grading begins. 65. Prior to commencement of grading operations, applicant to provide to the City with a map of all proposed haul routes to be used for movement of export material. Such routes shall be subject to the review and approval of the City Engineer. 66. 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. 67. Phasing Plan shall be approved by the City Engineer. 68. An Encroachment Permit shall be obtained prior to any work on City or Caltrans right-of-way. 69. 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. Overhead utilities shall be placed underground. 70. Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore Valley Municipal Water District. 71. Applicant shall obtain any necessary Caltrans permits and meet all Caltrans requirements for any work within Caltrans right-of-way (Grand Avenue/SR74). 72. Applicant shall obtain any necessary County permits and meet all County requirements for any work within County right-of-way and/or encroachment to County Flood Control channel areas. 73. The applicant shall install permanent bench marks per Riverside County Standards and at locations to be determined by the City Engineer. 74. The applicant shall install blue dot markers at Fire Hydrant locations per Riverside County Standards. 75. Provide fire protection facilities as required in writing by Riverside County Fire. 76. Applicant shall pay all applicable development fees, including but not all inclusive: TUMF, MSHCP, TIF and area drainage fees. 77. Ten (10) year storm runoff shall be contained within the curb and the 100 year storm runoff shall be contained within the street right-of-way. When either of these criteria is exceeded, drainage facilities shall be provided. 78. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 79. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 %" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 80. Slope maintenance along right-of-ways and open spaces shall be maintained by a property owner's association or other maintenance mechanism approved by the City. - 81. All waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or other phases of the construction shall be disposed of at appropriate recycling centers. The applicant should contract with CR&R Inc. for recycling and storage container services, but the applicant may use the services of another recycling vendor. Another recycling vendor, other than CR&R Inc., cannot charge the applicant for bin rental or solid waste disposal. If the applicant is not using CR&R Inc. for recycling services and the recycling material is either sold or donated to another vendor, the applicant shall supply proof of debris disposal at a recycling center, including verification of tonnage by certified weigh master tickets. 82. On-site drainage shall be conveyed to a public facility, accepted by adjacent property owners by a letter of drainage acceptance, or conveyed to a drainage easement. 83. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 84. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 85. Applicant shall comply with all NPDES requirements in effect; including the submittal of Water Quality Management Plan (WQMP) as required per the Santa Ana Regional Water Quality Control Board. 86. 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 storm water quality and met the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. (Required for lot of one acre or more) 87. Applicant shall provide BMP's that will reduce storm water pollutants from parking areas and driveway aisles. (Required for lot of one acre or more) 88. City of Lake Elsinore has adopted ordinances for storm water management and discharge control. In accordance with state and federal law, these local storm water ordinances prohibit the discharge of waste into storm drain system or local surface waters. This includes non-storm water discharges containing oil, grease, detergents, trash, or other waste remains. Brochures of "Storm water Pollution, What You Should Know" describing preventing measures are available at City Hall. PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain system, or waterways -without Regional Water Quality Control Board permit or waver - is strictly prohibited by local ordinances and state and federal law. 89. Submit a signing and striping plan that addresses a turning lane from Grand Avenue to the project driveway, adjacent driveways, and striping transitions as needed. The signing and striping plan shall be approved by Caltrans and the City. 90. Interior streets and drainage facilities within this project shall be privately maintained. A maintenance mechanism shall approved by the City. Prior to Approval of final Map, unless other timing is indicated, the subdivider shall complete the following or have plans submitted and approved, agreements executed and securities posted: 91. Dedicate right-of-way and construct street improvements on State Route 74(Grand Avenue), along the property frontage, per City's General Plan (part- width improvements). The improvements include ac pavement, curb and gutter, sidewalk, offsite ac transitions, street lighting, and signing and striping. The developer shall provide cash bond for the future median improvements on Grand Avenue. 92. Provide street lighting and show lighting improvements as part of street improvement plans as required by the City Engineer. 93. Applicant shall submit traffic control plans for the required street improvements and on-site signing/striping for the project. All signing and striping and traffic control devices shall be installed prior to final inspection of public improvements. This includes Street Name Signs and No Parking Signs for streets within the project. 94. A Calif. Registered Civil Engineer shall prepare the street and traffic improvement plans. Improvements shall be designed and constructed to Riverside County Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34). 95. Interior streets shall be approved as private streets. In addition, the map shall note that the City has access rights to the site for maintenance related access to/from the lake and emergencies on-site. 96. A portion of the undeveloped land facing the lake shall be dedicated as an easement for the future walking and recreation trail or recreational use along the lake. 97. 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. 98. Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent property owners prior to final map approval. 99. Single access only to the project shall be approved by the Fire Department. 100. Make an offer of dedication for all public streets and easements required by these conditions or as shown on the Map. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the city. 101. All Public Works improvements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval. The improvements shall include street and drainage improvements, street lighting, and associated traffic improvements related to the project. Prior to Issuance of a Grading Permit 102. Submit grading plans with appropriate security, Hydrology and Hydraulic Reports prepared by a Registered Civil Engineer for approval by the City Engineer. Developer shall mitigate any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage. 103. A portion of the project is in the floodplain. The minimum elevation of structures shall be at 1267 feet. Import of fill material shall not be allowed below the floodplain elevation of 1264 feet. Export of materials from the floodplain areas and out of jurisdictional waters maybe acceptable if Environmental requirements are complied with. The developer shall comply with other applicable City Floodplain and Lake Management requirements. 104. A portion of the project is impacting existing trailer structures on properties adjacent to the project. The developer shall resolve potential property rights issues prior to grading permit issuance. 105. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that minimize sight distance standards. 106. Construction Project access and hauling route shall be submitted and approved by the City Engineer, 107. Provide soils, geology and seismic report including street design recommendations. Provide final soils report showing compliance with recommendations. 108. An Alquist-Priolo study shall be performed on the site to identify any hidden earthquake faults and/or liquefaction zones present on-site. 109. The applicant shall obtain all necessary off-site easements and/or permits for off-site grading and/or drainage acceptance from the adjacent property owners prior to grading permit issuance. 110. Applicant to provide erosion control measures as part of their grading plan. The applicant shall contribute to protection of storm water quality and meet the goals of the BMP in Supplement "A" in the Riverside County NPDES Drainage Area Management Plan. 111. Applicant shall provide the city with proof of his having filed a Notice of Intent with the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program with a storm water pollution prevention 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 including maintenance responsibilities. The applicant shall submit the SWPPP to the City for review and approval. 112. An approved WQMP plan shall be provided. Prior to Issuance of Building Permit 113. Unless other arrangements are approved by the City, all Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) prior to building permit. 114. 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 and specify the technical data for the water service at the location. such as water pressure and volume etc. Submit this letter prior to applying for a building permit. 115. No structures, landscaping, or equipment shall be located near the project entrances that compromise sight distance requirements. 116. Pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC 16.34). Prior to Occupancy 117. Pay all fees and meet requirements of an encroachment permit issued by the Engineering Division for construction of off-site public works improvements (LEMC12.08, Res.83-78). All fees and requirements for an encroachment permit shall be fulfilled before Certificate of Occupancy. 118. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 1/2" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of off-site improvements will be scheduled and approved. 119. All public improvements shall be completed in accordance with the approved plans or as conditions of development to the satisfaction of the City Engineer. 120. All signing and striping and traffic control devices shall be installed. This includes Street Name Signs, No Parking Signs, signing and striping onsite and on Grand Avenue. 121. Water and sewer improvements shall be completed in accordance with Water District requirements. 122. Proof of maintenance responsibility and acceptance shall be provided for all open space, slopes, and drainage facilities, outside the public right-of-way. 123. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time when the Certificate of Occupancy is obtained. 124. The applicant shall submit as-built plans and shall be responsible for revising the mylar plans. A digital copy of all completed public improvement plans shall also be provided. A bond (amount to be determined by the City Engineer) is required to guarantee compliance of this requirement. ADMINISTRA TIVE SERVICES DEPARTMENT 125. Prior to approval of the Final Map, Parcel Map, Site Development Plan, Special or Conditional Use Permit or building permit (as applicable), the applicant shall participate in the Public Safety and Maintenance Services Mello-Roos Community Facilities District (CFD) to offset the annual negative fiscal impacts of the project. Applicant shall make a four thousand tow hundred dollar ($4,200) non-refundable deposit to cover the cost of the legal process to participate in the CFD. Contact Dennis Anderson, Harris & Associates at (949) 655-3900 x 334 or danderson@harris-assoc.com. RIVERSIDE COUNTY FIRE DEPARTMENT 126. The applicant shall meet all applicable County Fire Department requirements for fire protection including paying all applicable fees. Gate Entrances 127. Gate entrances shall be at least two feet wider than the width of the traffic lane (s) serving that gate. Any gate providing access from a road to a driveway shall be located at least 35 feet from the roadway and shall open to allow vehicle to stop with out obstructing traffic on the road. Where a one-way road with a single traffic lane provides access to a gate entrance, 40 foot turning radius shall be used. Road Width 128. Fire Prevention Standard 06-05 requires fire department access roads serving buildings three (3) stories or more to be a minimum of 30 feet in width. 129. Provide a fire department turnaround at the end of the driveway by the clubhouse and lift station. RIVERSIDE COUNTY SHERIFFS DEPARTMENT 130. The applicant shall enter into the Crime Prevention Program, administered by the Riverside County Sheriffs Department and shall provide assurance of this enrollment to the Planning Division 131. The Applicant shall comply with any/all requirements of the Riverside County Sheriff Department. End of Conditions