HomeMy WebLinkAboutCC Reso No 2007-081RESOLUTION NO. 2007-81
A RESOLUTION OF THE CITY COUNCIL OF TAE CITY OF
LAKE ELSINORE, CALIFORNIA, APPROVING AN
EXTENSION OF TIME FOR TENTATIVE TRACT MAP NO.
32077
WHEREAS, an application has been filed with the City of Lake Elsinore by
Jei Kim, L.S., of Pacific Coast Land Consultants, Inc., on behalf of La Strada
Partners LLC, requesting approval of an Extension of Time for Tentative Tract
Map No. 32077, a subdivision of 57.9 acres into 128 residential lots, a
neighbarhood park/recreational facility, water reservoir and basin site, and five (5)
open space lots (the "Project"), located on the south side of the future extension of
La Strada Road, west of Sun~unerhill Drive, adjacent to the Tuscany Hills
community to the east, and known as Assessor's Parcel No. 363-020-008; and
WHEREAS, the City Council of the City of Lake Elsinore, pursuant to the
California Environmental Quality Act (Cal. Pub. Res. Code §§, 21000 et seq.:
"CEQA") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.), adopted
Mitigated Negative Declaration No. 2005-01 and the Mitigation Monitoring
Program thereto, on June 28, 2005; and
WHEREAS, public agencies are expressly encouraged to reduce delay and
paperwork associated with the implementation of CEQA by using previously
prepared environmental documents when those previously prepared documents
adequately address the potential impacts of the proposed Project (CEQA
Guidelines Section 15006); and
WHEREAS, CEQA Guidelines, Article 11, Section 15162 establishes the
standard to be used when -deternuning whether further environmental
documentation is necessary and says that when an environmental document has
already been adopted for a Project, no subsequent environmental documentation is
needed for subsequent entitlements which comprise the whole of the action unless
substantial changes or new information are presented by the Project; and
WHEREAS, the Project presents changes found to be in substantial
conformance with the originally approved tentative tract map, and the Project does
not present new information regarding the potential environmental impacts of
development, and it is found that no further environmental review would be
required; and
CITY COUNCIL RESOLUTION NO. 2007-81
PAGE 2 OF 4
WHEREAS, notice of the Project has been given, and the City Council has
considered evidence presented by the Community Development Department and
other interested parties at a public hearing held with respect to this item on May
22, 2007.
NOW, THEREFORE, THE CITY COUNCIL OF THE CTTY OF
LAKE ELSINORE DOES HEREBY RESOLVE, DETERIVIINE AND
ORDER AS FOLLOWS:
SECTION 1. The City Council has considered the proposed Extension of
Time, and has found the Extension of Time acceptable.
SECTION 2. The City Council finds and determines that the Extension of
Time for Tentative Tract Map No. 32077 proposes changes that are in substantial
conformance to the originally approved map, and does not present any new
information, circumstances, or changes to the Project that was analyzed under
Mitigated Negative Declaration No. 2005-01. The Extension of Time does not
change density ar intensity of use. It simply extends of the land use entitlement for
an additional year, allowing the applicant twelve additional months to develop the
property in accordance with conditions of approvaL Therefore, it is not necessary
to conduct any further environmental review for the Project.
SECTION 3. That in accordance with Lake Elsinore Municipal Code
Section 1624, the City Council makes the following findings for the approval of
the Extension of Time for one year for Tentative Tract Map No. 32077:
1. The Extension of Time for the subdivision lrnown as Tentative Tract Map
No. 32077 is consistent with the City's General Plan.
The project as designed assists in achieving the development of a well-
balanced and functional mix of land uses. The design of the subdivision and
densiry are consistent with Amendment No. 3 to the Canyon Creek Specific
Plan No. 85-1, and therefore 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 General Plan encourages clustered development to facilitate
the conservation of identified wildlife corridors and habitat.
CITY COUNCIL RESOLUTION NO. 2007-81
PAGE 3 OF 4
b. The map provides open space areas that protect the natural
topog~-aphy and views.
c. The project design and density is compatible with existing,
adjacent residences.
3. The effects that this project are likely to have upon the housing needs of the
region, the public service requirements of its residents and the available
fiscal and environmental resources ha~e been considered and balanced.
a. The project is consistent with the City's General Plan. During the
approval of the City's General Plan, housing needs, public
sef-vices and fiscal resources were scrutinized to achieve a balance
within the City.
b. The project was conditioned and has already annexed into
Community Facilities District 2003-O1 to offset the annual
negative fiscal impacts of the project on public safety operations
and maintenance issues in the Ciry.
c. The map has been conditioned and has already annexed into
Lighting and Landscape Maintenance District No. 1 to offset the
annual negative fiscal impacts of the project on public right-of-
way landscaped areas to be maintained by the City, and for street
lights in the public right-of-way for which the City will pay for
electricity and a maintenance fee to Southern California Edison.
4. The design of the proposed division of land or type of improvements axe not
likely to cause serious public health problems.
Tentative Tract Map No. 32077 is conditioned to comply with all
developrnent standards of Amendment No. 3 to the Canyon Creek Specific
Plan No. 85-1. These standards have been prepared and reviewed to benefit
the public health, safery and welfare.
5. 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.
All known easements or requests for access have been incorporated into
Tentative Tract Map No. 32077. The map has been ciz-culated to City
CIT`Y COUNCIL RESOLUTION NO. 2007-81
PAGE 4 OF 4
departments and outside agencies, and appropriate conditions of approval
have been applied for their approval during construction.
SECTION 4. Based upon the evidence presented, the above findings, and
the attached conditions of approval imposed upon the Project, the City Council
hereby approves the Extension of Time for one year for Tentative Tract Map No.
32077.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 22nd day of May, 2007, by
the following vote:
AYES: COUNCILMEMBERS: HICKMAN, KELLEY, SCHIFfNER, MAGEE
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: BUCK~Ev
ABSTAIN: COUNCILMEMBERS: NoNE ~, ~ ~
;rt E. `Magee, Ma
of Lake Elsinare
AT EST:
, ~ , ~ ~~
Michelle Soto, Interim City Clerk
City of Lake Elsinore
APBROVED A,S~ T,Q F,
//f~~~'~V~'l 1~ ~G¢~~~
bara Zeid eibold, City Attorney
City of Lake Elsinore
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neiehborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MAY 22.2007
PLANNING DIVISION
1. Tentative Tract Map No. 32077 will expire one (1) year from the date of approval of the
Extension of Time unless within that period of time a final map has been filed with the
County Recorder, or an extension of time is granted by the City of Lake Elsinore City
Council in accordance with the Subdivision Map Act (SMA). Additional extensions oftime
(36 months maximum time per the SMA) may be granted with City Council approval.
Should the developer choose to phase the final map, he shall comply with this Condition,
shall design the phasing consistent with Amendment No. 3 to the Canyon Creek Specific
Plan No. 85-1, and shall comply with the requirements of the SMA. Tentative Tract Map
No. 32077 will expire on June 28, 2008.
2. Tentative Tract Map No. 32077 shall comply with the State of California Subdivision Map
Act and shall comply with all applicable requirements of the Lake Elsinore Municipal
Code, Title 16 unless modified by approved Conditions of Approval.
3. Tho applicant shall defend (with eounsel aeeeptable to the City), indCfflnify, and hold
harmless the City, its Officials, Offieers, Employees, and ,^...gents from aflY claim, action, or
proceeding against the City, its Officials, Officers, E:Fl'lployees, or ,\gents to attach, set
asicle, void, or llfllHlI an apf>royal of the City, its advisory agencies, af>f>eal boares or
legislative body concerning Tentatiye Tract Map No. 32077, which action is brought within
the time period f>royided for in California GOY0l1lfHent Code Seetions 65009 and/or
66499.37, and Public Resol:lfees Code Seetion 21167. The City will promf>tly notify the
,^...pplicaflt of afty sueh elaim, aetion, or proceeding agaiHst the City afld \vill cooperate fully
',vith the defoose. If the City fails to promptly notify the ,^...pplioant of any such elaim or
proceediHg, the f...pplieant shall not, thereafter, be r~SJlonsiBle to defend, indCfflflify, or hold
harmless the City.
3. The Applicant shall defend, indemnifY, and hold harmless the City, its officials, officers,
employees, and/or agents from any claim, action, or proceeding against the City, its
officials, officers, employees, or agents concerning the project attached hereto.
Language updated by the City Attorney's Office.
4. The City iflteads to file has filed a Notice of Determination with the Riverside County
Clerk's office within five (5) business days from the approval of this map by the City
Council. The applicant shall fonvard has submitted to the Planning Department secretary, a
City Council Approved Page 1 of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/nei!!hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME -MAY 22.2007
check made payable to the Riverside County Clerk, in the amount of $1,314.00 to pay for
the cost of such filing. This check shall be has been received by the secretary no more than
48 hours from the approval by the Council.
5. The applicant shall comply with the Mitigation Monitoring and Reporting Program
(MMRP) adopted for this project, as printed with Mitigated Negative Declaration No. 2005-
01, unless superceded by these Conditions.
6. The applicant shall fund the implementation of the MMP through every stage of
development. The City shall appoint an environmental monitor who shall periodically
inspect the .project site, documents submitted by the applicant, permits issued, and any other
pertinent material, in order to monitor and report compliance to the City until the
completion of the project.
7. This map must comply with the Development Standards for Amendment No. 3 to the
Canyon Creek Specific Plan No. 85-1.
8. The applicant shall sign and return an "Acknowledgment of Conditions" to the Community
Development Department within 30 days of the Extension of Time approval for Tentative
Tract Map approval 32077 by the City Council.
PRIOR TO FINAL TRACT MAP:
9. The applicant shall comply with all requirements of the Riverside County Fire Department
as listed in their transmittal of June 3, 2005. Additionally, the following requirements shall
be implemented per Fire Department approval dated June 8, 2005:
a. Cul-de-sacs as designed in the map shall be permitted provided that Lots 37 thru 40,
108 thru 118, and 125 thru 128 have fire sprinklers installed.
b. Lots 111 thru 116 shall maintain a 50 to 60-foot separation from the rear property line
to the residence.
c. Portions of Streets "A," "B," "C," and "D" may exceed 9% grade but shall not exceed
14% grade as approved by the Fire Department.
d. The project may utilize Bella Vista and the roadway proposed in Tentative Tract Map
City Council Approved Page 2 of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neiehborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MA Y 22.2007
No. 25473 as a secondary access road.
e. The plant palette as listed in the Canyon Creek Specific Plan 85-1, Amendment No.3
shall be planted in fuel modification zones.
10. All lots shall comply with minimum development standards approved with Amendment No.
3 to the Canyon Creek Specific Plan No. 85-1. Wherever the Specific Plan is silent, the
standards ofthe Rl Single Family Residential zone shall apply.
11. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
12. Street names within the subdivision shall be approved by the Community Development
Director or designee prior to final map approval.
13. All of the improvements shall be designed by the developer's Civil Engineer to the
specifications of the City of Lake Elsinore.
14. The applicant shall initiate and complete the formation of a homeowners' association
approved by the City, recorded and in place. All Association documents shall be reviewed
and approved by the City and recorded, such as the Articles of Incorporation and
Covenants, Conditions and Restrictions (CC & R's). The HOA shall be responsible for the
maintenance of all open space areas and maintenance easement areas. The HOA shall
maintain or shall coordinate with the appropriate agency approved by the Community
Development Director or his designee, for such maintenance.
a. In the event that the Homeowners' Association fails to meet its responsibilities
with regards to the maintenance of open space areas, the Lighting, Landscaping
and Maintenance District shall automatically provide such maintenance and
assess the HOA for such service.
15. All lettered lots shall be owned and maintained by the HOA or other entity approved by the
Community Development Director and so noted on the Final Map.
16. The Final Map shall identify downslopes adjacent to streets as open space lots maintained
by the HOA or as HOA Maintenance Easements. These HOA Maintenance Easements shall
be planted, irrigated and maintained by the HOA. Where such slopes are within MSHCP
Conservation areas, the applicant shall confer with the Community Development Director
City Council Approved Page 3 of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MA Y 22,2007
or his designee regarding appropriate methods to re-establish natural vegetation, consistent
with the MSHCP Guidelines.
PRIOR TO GRADING AND BUILDING PERMITS:
17. The City's Noise Ordinance shall be met during all site preparation activity. Construction
shall not commence before 7:00 a.m. and shall cease at 5:00 p.m., Monday through Friday.
Construction activity shall not take place on Saturday, Sunday or any legal holidays.
18. Upon violation by the applicant of the .city's Noise Ordinance or Condition of Approval
#17, applicant shall cease all construction activities and shall be permitted to recommence
such activities only upon depositing with the City a $5,000 cash deposit available to be
drawn upon by the City to fund any future law enforcement needs that may be caused by
potential project construction violations and the enforcement of the City's Noise Ordinance
and Condition of Approval # 17. The applicant shall replenish the deposit upon notice by the
City that the remaining balance is equal to or less than $1,000.
19. The applicant shall install a weatherproofed 3' X 3' sign at the entrance to the project site
identifying the approved days and hours of construction activity, and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674-3124.
Added by Staff, 5-22-07.
20. All trailers used during construction, mailboxes, and signage shall be subject to Planning
Division review and approval prior to installation.
Added by Staff, 5-22-07.
21. Prior to the issuance of a grading permit, the applicant shall have a burrowing owl survey
prepared by a licensed biologist, and submitted to the Community Development
Department.
22. Prior to the issuance of a grading permit, the applicant shall prepare a Determination of
Biologically Equivalent or Superior Preservation (DBESP) report and submit the report to
the Community Development Department.
City Council Approved Page 4 of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME -MAY 22.2007
23. Prior to the issuance of a building permit, the applicant shall pay the City's Multiple
Species Habitat Conservation Plan Local Development Mitigation Fee in effect at that time.
The current fee for residential development with a density of less than 8.0 dwelling units
per acre is $1,651 per dwelling unit.
24. The applicant shall comply with the requirements of the Lake Elsinore Unified School
District under the provisions of SB 50, wherein the owner or developer shall pay school
fees or enter into a mitigation agreement prior to the issuance of a certificate of compliance
by the District.
25. The applicant shall provide connection to public sewer for each lot within the subdivision.
No service laterals shall cross adjacent property lines and shall be delineated on engineering
sewer plans and profiles for submittal to the Elsinore Valley Municipal Water District
(EVMWD). The EVMWD Service Commitment Letter dated 12-8-04 is on file for this
tract.
26. All storm drains are to be maintained in accordance with the cooperative agreement with
the Riverside County Flood Control and Water Conservation District.
a. The homeowners' association shall maintain water quality basins, landscaping,
and open space drainage.
27. The developer shall submit plans to the electric utility company to layout the street lighting
system. The cost of street lighting, installation, and energy charges shall be the
responsibility of the developer and/or the Association until streets are accepted by the City.
Said plans shall be approved by the City and installed in accordance with City Standards.
28. The applicant shall meet all requirements ofthe providing electric utility company.
29. The applicant shall meet all requirements of the providing gas utility company.
30. The applicant shall meet all requirements ofthe providing telephone utility company.
31. A bond is required guaranteeing the removal of all trailers used during construction.
City Council Approved
May 22, 2007
Page 5 of 18
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME -MAY 22.2007
32. All signage shall be subject to Planning Division review and approval prior to installation.
33. Landscape Plans for the tract shall include vegetative screening of retention basins and
service roads consistent with that depicted in Amendment No. 3 to the Canyon Creek
Specific Plan No. 85-1.
34. 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 sixty. feet (60') shall be
provided. Interim and permanent erosion control measures are required. The applicant shall
bond 100% for material and labor for one (1) year for erosion control landscaping at the
time the site is rough graded.
PRIOR TO DESIGN REVIEW:
35. All future structural development associated with this map requires separate Design Review
approval.
36. Elevation drawings for Design Review shall include four-sided architectural features for
both the first and second story. The applicant may submit to the Community Development
Director or his designee, for review and approval, evidence that a particular elevation is
hidden from public view and not visible due to elevation changes. In those instances, to be
determined by the Community Development Director or his designee on a case-by-case
basis, this condition may be waived.
37. Slopes on individual lots that are in excess of three feet in height shall be installed,
landscaped and irrigated by the developer prior to the issuance of a Certificate of
Occupancy.
38. Downslopes adjacent to streets shall be maintained by the HOA. Lots 27, 49, 64, 81 and 86
shall provide landscape easements to address this requirement.
39. The developer shall interface with the Police Department to address crime prevention
recommendations at the site, as noted in their transmittal dated September 14, 2004.
City Council Approved
May 22, 2007
Page 6 of 18
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME -MAY 22.2007
40. A detailed fencing plan shall be required for review and approval during the Design Review
process.
41. A detailed phasing plan shall be required for review and approval during the Design
Review process.
a. Construction phasing plans shall include the location of construction fencing for each
phase.
b. Construction phasing plans shall indicate primary and secondary access and the location
of all utilities for each phase.
c. Construction phasing plans shall be designed to avoid construction traffic from entering
occupied neighborhoods to the greatest extent possible. For safety purposes
. construction phasing plans shall also be designed such that new residents can avoid
traveling through construction areas.
d. Construction traffic shall avoid entering existing Tuscany Hills neighborhoods to access
the site whenever feasible. If Greenwald and Bella Vista are open to traffic,
construction vehicles shall utilize these roadways, or provide a Construction Traffic
Plan for review and approval by the Community Development Director.
42. Primary and secondary access roads shall be fully constructed and open to the public prior
to the issuance of the 66th Certificate of Occupancy for this tract.
ENGINEERING DIVISION
43. Dedicate full half-width right-of-way for La Strada Road and transition to full right-of-way
(Modified Secondary Roadway of90') within the developable area.
44. The street and traffic improvements of La Strada Road shall extend to the westerly property
line unless other arrangements are approved by the City Engineer.
Added by Staff, 5-22-07.
City Council Approved
May 22, 2007
Page 7 of 18
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/nei2hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MAY 22.2007
45. Dedicate right-of-way and improve public streets per City Standards and/or as shown in
the map. Street grades greater than 12% shall be approved by the City Engineer prior to
design or grading plan submittal.
Added by Staff, 5-22-07.
46. Dedicate full width right-of-way of La Strada Road (Modified Secondary Roadway of
approximately 68') within the open space area with a transitional road width between the
developable and open space areas.
47. Dedication width of La Strada Road shall comply with the mitigation measures described
in the final Mitigated Negative Declaration.
48. Construct full half-width road section for La Strada Road transitioning to full width as the
roadway alignment diverges from the northerly property line within the developable area.
The applicant shall pay cash in-lieu of construction for the median.
49. The tract shall provide for the funding of its fair share, as defined in the Community
Facilities District (CFD) Special Tax Report or other similar agreement, of La Strada Road
improvements through the formation of a CFD prior to the issuance of the first Certificate
of Occupancy. La Strada Road improvements through the open space area shall include full
width improvements (right-of-way of approximately 68') in accordance with the Modified
Secondary Street Section Exhibit agreed upon by the City Traffic Engineer and the
developer.
50. If the CFD does not provide an alignment study for La Strada Road at the time that the
developer is ready to construct the northern portion of La Strada Road, the developer shall
have such an alignment study completed and submitted for review and approval prior to the
submittal of street improvement plans and grading permit.
51. The project shall participate in the phased construction of the following off-site intersection
improvements through payment of established City of Lake Elsinore fees and participation
in the Transportation Uniform Mitigation Fees (TUMF) Program, or construction of off-
site facilities under appropriate fee credit agreements:
· I-IS Southbound Ramps (NS) at:
Railroad Canyon Road (EW)
City Council Approved Page 8 of 18
May 22, 2007
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MA Y 22. 2007
2nd Southbound exclusive left turn lane
Southbound dedicated right turn lane
· 1-15 Northbound Ramps (NS) at:
Railroad Canyon Road (EW)
2nd Northbound right-turn lane
2nd Eastbound left turn lane
3rd Eastbound through lane
· "E" Street (westerly project driveway) (NS) at:
La Strada Road (EW)
Construct project driveway
· "W" Street (easterly project driveway) (NS) at:
La Strada Road (EW)
Construct project driveway
· Summerhill Drive (NS) at:
La Strada Road (EW)
Construct traffic signal
Railroad Canyon Road (EW)
Southbound shared through right turn lane
Eastbound free right-turn lane
52. The traffic signal at La Strada Road and Summerhill Drive shall be installed and
operational by the 50th Certificate of Occupancy for this tract. The applicant is eligible for
partial reimbursement from the City should other area projects be required to contribute
their fair share of the cost ofthe signal.
53. The tract shall participate in the interim improvements to Railroad Canyon Road at the 1-15
Freeway. The project's fair share is 2.3% times $1.15 million, which = $26,450.00.
54. To ensure construction traffic is managed in accordance with City traffic standards, the
developer shall submit a traffic control plan, including a suitable route alignment
designation, for construction vehicles, and obtain approval of the plan prior to initiating
construction.
City Council Approved
May 22, 2007
Page 9 of 18
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/nei2hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MAY 22.2007
55. On-site traffic signing and striping shall be implemented in conjunction with detailed
construction plans for the project site.
56. Site distance at the project entrance intersections shall be reviewed with respect to standard
Caltrans and City of Lake Elsinore sight distance standards at the time of preparation of
final grading, landscape and street improvement plans.
57. Coordinate any roadway slope easements that may be required from the adjacent property
owner.
58. Provide turn-around area outside the project entrance gates.
59. Private street grades shall not exceed fourteen percent (11%) or the maximum allowed by
the Fire DepartmeFlt.
59. NOTE: This map has been revised to show public streets rather than private streets (as
shown in the previous map). Except for conditions related to private streets, existing
Conditions of Approval ofITM 32077 are still in effect thought the allowed extension of
time of this map.
Added by Staff, 5-22-07.
60. Approaches to intersections shall be at six percent (6%) maximum for a minimum distance
of 40-feet on each leg from the intersection.
61. Landscaping along Street "B" shall be located so it will not interfere with sight distance of
drivers exiting their driveways.
62. Provide storm drain detention for the peak runoff scenario as described by Riverside
County Flood Control and Conservation District.
63. Slope drain system adjacent to lots 86 through 108 shall be conveyed to the drainage
system. Flows shall be directed down stream and not perpendicular to the roadway to
avoid flows encroaching onto the travel lanes.
64. Flow-through drainage catch basins shall not be allowed (ex: system between lots 10 and
11).
City Council Approved
May 22, 2007
Page IO of 18
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENT A TIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neiehborhood Dark. water basin. and five (5) ODen SDace lots.
APN 363-020-008
EXTENSION OF TIME-MAY 22.2007
65. Slope drain system adjacent to the existing development shall convey storm flows away
from down stream property owners and to the public right-of-way. Streets "H" and "G"
shall be handled separately, following its historic drain to a drainage course, and not
directed into the public right.of-way.
66. Provide technical support showing the existing down stream storm drain system is able to
accommodate the additional flows of the proposed slope drains adjacent to Street "B" as
well as the flows conveyed on proposed Street "D".
67. Storm drains at the end of Streets "G" and "H" shall convey historic flow rates.
68. Provide energy dissipation at all outlet points draining into open space. Outlet points shall
be located at historic drainage courses.
69. Provide viable funding mechanism for street and storm drain system maintenance.
70. A maintenance agreement between this tract and Tract 25473 for Basin 'Lot G' shall be
provided.
Added by Staff, 5-22-07
71. Property ownership of the water tank area and access road shall be clearly identified.
Added by Staff, 5-22-07.
72. All open space shall be maintained by an HOA or other maintenance mechanism approved
by the City.
Added by Staff, 5-22-07.
73. All slopes shall be graded no steeper than 2:1 unless otherwise approved by the City
Engineer.
74. All slopes shall have toe drains. Mid-slope drainage shall be required per the hydrology
and/or soils report.
75. All HOA maintained slope drains shall be conveyed to the public right-of-way.
City Council Approved Page II of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neiehborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MA Y 22. 2007
76. La Strada Road grades shall not exceed nine percent (9%) unless otherwise approved by the
City Engineer.
77. Pay all Capital Improvement, development fees, including area drainage, TIF and TUMF,
unless otherwise described in the Development Agreement and Memorandum of
Understanding pertinent to this project, less any applicable fee credits.
78. Provide clean water mitigation for construction activities as well as post construction
operations.
79. All right-of-way improvements adjacent to the model homes shall be completed prior to the
opening of the model homes to the public.
80. Provide permission to grade and permission to construct improvements from the adjacent
property owner as applicable, unless previously submitted.
81. Applicant shall provide for detention of storm water run off greater than the existing
unimproved condition. Outlet of detention facility shall be consistent with volume,
direction and character of the historic flow.
82. 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.
83. Provide street lighting and show lighting improvements as part of street improvement plans
as required by the City Engineer.
84. Developer shall annex to the City's Street Lighting and Landscaping Maintenance District.
85. Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
86. Applicant shall submit a traffic control plan showing all traffic control devices for the tract
to be approved prior to building permit 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.
City Council Approved
May 22, 2007
Page 12 of 18
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENT A TIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neiehborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME -MAY 22.2007
87. All utilities except electrical lines over 12 KV shall be placed underground, as approved by
the serving utility.
88. Apply and obtain a grading permit with appropriate security prior to building permit
issuance. A grading plan signed and stamped by a California 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.
89. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
90. An Alquist-Priolo study shall be performed on the site to identify any hidden earthquake
faults and/or liquefaction zones present on-site, unless a study is already on file. Ifthe
project is located outside the special study zone, provide a certified letter from a licensed
geologist confirming the condition.
91. 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.
92. 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.
93. Pay all Plan Check fees (LEMC 16.34, Resolution 85-26).
94. 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.
95. 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).
96. Street improvement plans and specifications shall be prepared by a Calif. Registered Civil
Engineer. Improvements shall be designed and constructed to City of Lake Elsinore
City Council Approved Page 13 of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neiehborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME -MAY 22.2007
Standards, and City Codes (LEMC 12.04 and 16.34).
97. Applicant shall enter into a subdivision agreement with the City for the construction of tract
public works improvements and shall post the appropriate bonds prior to final map
approval.
98. 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).
99. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 W' x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
1 00. The applicant shall install two (2) permanent bench marks to Riverside County Standards
and at a location to be determined by City Engineer.
1 01. 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.
102. 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".
103. 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.
104. Meet all requirements ofLEMC 15.64 regarding flood hazard regulations.
105. Meet all requirements ofLEMC 15.68 regarding floodplain management.
106. Unless reports are already on file, submit Hydrology and Hydraulic Reports for review and
approval by City Engineer prior to approval of final map. Developer shall mitigate any
flooding and/or erosion caused by development of site and diversion of drainage.
107. Storm drain inlet facilities shall be appropriately stenciled to prevent illegally dumping in
City Council Approved Page 14 of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres fdto 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME -MAY 22.2007
the drain system, the wording and stencil shall be approved by the City Engineer.
108. Roof and yard drains shall not be allowed to outlet through cuts in the street curb. Roof
drains shall drain through a minimum 20-feet oflandscaped area.
109. Ten (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 is
exceeded, drainage facilities should be installed.
110. Applicant will be required to install BMP's using the best available technology to mitigate
any urban pol~utants from entering the watershed.
111. Unless previously submitted, the 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.
112. Unless previously submitted, the 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 WQMP for post construction which describes BMP's that will be
implemented for the development and including maintenance responsibilities.
113. 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.
114. Unless previously completed, the applicant shall provide first flush BMP's using the best
available technology that will reduce storm water pollutants from parking areas and
driveway aisles.
115. 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.
City Council Approved Page 15 of 18
May 22, 2007 Agenda Item No.
Page of
CONDITIONS OF APPROV ALFOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MA Y 22.2007
COMMUNITY SERVICES DEPARTMENT
116. The developer shall pay fees of$1,600 per unit (131 @ $1,600 ea. ~ $211,100) (128 units
@ $1,600 ea. = $204,800).
117. Developer will be required to participate in the "Public Facility" fie program.
Added by Staff, 5-22-07.
118. No park oredits are giyen for open space or private recreatiofl facilities within a gated
community.
118. All interior landscape, recreation areas, facilities and/or open space to be maintained by
the HOA. No park credits.
Updated by Staff, 5-22-07.
119. The HOt.. shall maintain all landscaped open space, both iflterior to the project and at the
entry, as \yell as all walls, street trees, street sigRage and street maiB:tooafloe.
119. HOA to maintain all park and common landscape areas.
Updated by Staff, 5-22-07.
120. HOA to maintain all natural and manufactured slopes.
Updated by Staff, 5-22-07.
121. HOA to maintain all exterior walls and landscaping.
Updated by Staff, 5-22-07.
122. The HOt.. shall maintain all flood control structures, deviees, retootiofl basins and
collectors.
City Council Approved
May 22, 2007
Page 16 of 1 8
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neil!hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MA Y 22,2007
122. HOA to maintain all drainage facilities and structures.
Updated by Staff, 5-22-07.
123. HOA to maintain all catch basins, collectors, v-ditches or any other relatedflood control
or storm water control device.
Updated by Staff, 5-22-07.
124. The developer shall contract with CR&R for construction debris removal and recycling,
as required by the Lake Elsinore Municipa~ Code.
125. The developer shall participate in the City-wide Lighting and Landscape Maintenance
District.
126. Developer to comply with all NPDES storm water requirements.
Added by Staff, 5-22-07.
127. Developer to comply with all City Ordinances regarding construction debris removal and
recycling as per Section 9.32 of the Lake Elsinore Municipal Code.
Added by Staff, 5-22-07.
128. Developer to provide City with an inventory of all street signs, street markings, street
trees and total square footage of all streets in a digital format acceptable to the City.
Added by Staff, 5-22-07.
129. Secondary access needs to be clearly defined as part of the development.
Added by Staff, 5-22-07.
130. Developer to meet City curb, gutter and sidewalk requirements.
Added by Staff, 5-22-07.
City Council Approved
May 22, 2007
Page 17 of 18
Agenda Item No.
Page of
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 32077
A subdivision of 57.9+ acres into 128 residential lots.
a recreational facilitv/neie:hborhood park. water basin. and five (5) open space lots.
APN 363-020-008
EXTENSION OF TIME - MA Y 22. 2007
131. City to review and approve all park development and implementation plans.
Added by Staff, 5-22-07.
132. City's Landscape Architect to review all landscape and/or irrigation plans.
Added by Staff, 5-22-07.
ADMINISTRATIVE SERVICES DEPARTMENT
133. Prior to the issuBRee of the first bl:1ildiRg permit, the applicant shall annex has annexed
into Community Facilities District No. 2003-01 to offset any annual negative fiscal
impacts of the project on public safety operations and maintenance issues in the City.
134. Prior to issuance of the first building permit, the applicant shall ar.nex has annexed into
Lighting and Landscape Maintenance District No.1 to offset any annual negative fiscal
impacts ofthe project on public right-of-way landscaped areas to be maintained by the
City, and for street lights in the public right-of-way for which the City will pay for
electricity and a maintenance fee to Southern California Edison.
(Riverside County Fire Department Conditions attached)
(End of Conditions)
City Council Approved
May 22, 2007
Page 18 of18
Agenda Item No.
Page of