HomeMy WebLinkAboutCC Reso No 2007-092RESOLUTION NO. 2007-92
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAI~ ELSINORE, CALIFORNIA, APPROVING TENTATIVE
PARCEL MAP NO. 34591 WHICH SUBDIVIDES 1.05 ACRES
OF LAND WITHIN THE HIGH DENSITY RESIDENTIAL
DISTRICT (R-3) INTO ONE (1) LOT
WHEREAS, Creative Design Architects has filed an application with the
City of Lake Elsinore requesting approval of Tentative Parcel Map No. 34591,
which subdivides 1.05 acres of land within the High Density Residential District
(R-3) into one (1) lot (the "Subdivision"); and
WHEREAS, the Subdivision is located on the north side of Riverside Drive,
between Robertson Street and Lakeview Avenue (the "Site"); and
WHEREAS, the City Council of the City of Lake Elsinore is responsible for
making decisions pertaining to the subdivision of land; and
WHEREAS, public notice of the Project has been given, and the City
Council has considered evidence presented by the Community Development
Depariment and other interested parties at a public hearing held with respect to this
item on June 12, 2007.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF
LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND
ORDER AS FOLLOWS:
SECTION 1. The City Council has considered Tentative Parcel Map No.
34591 and finds that the subdivision is consistent with Title 16 of the Lake
Elsinore Municipal Code.
SECTION 2. Based upon all of the evidence before the City Council, it is
hereby determined that the Project is categorically exempt from the California
Environmental Quality Act (Cal. Pub. Res. Code §§ 21000 et seq.: "CEQA") and
the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to a class 32
exemption for in-fill development projects because: the Project is consistent with
the City's general plan and zoning as further explained below; the subdivision of
land occurs within the City's limits on five acres or less of land; the subdivision is
surrounded by urban uses; the Project Site has no value as habitat for endangered,
rare or threatened species as set forth in the MSHCP resolution; approval of the
Project will not result in significant effects relating to traffic, noise, air quality or
water quality because the Project involves construction of nineteen (19) residential
units in a developed portion of the City; and, the site can be adequately served by
CITY COUNCIL RESOLUTION NO. 2007-92
PAGE 2 OF 3
all required utilities and public services as demonstrated by the will serve letter
submitted by the applicant pursuant to the conditions of approval placed on the
Tentative Parcel Map.
SECTION 3. That in accordance with the Subdivision Map Act and
requirements of the Lake Elsinore Municipal Code, the City Council makes the
following findings far the approval of Tentative Parcel Map No. 34591:
1. The Subdivision, together with the provisions far the design and improvement,
are consistent with the General Plan, Zoning Code, Title 16 of the Municipal
Code relating to Subdivisions, and the Subdivision Map Act.
The Lake Elsinore Zoning Code designates the Site as High Density Residential
(R-3). Consistent with that designation, the Subdivision will accommodate a
multi family residential development with a density of up to 24 dwelling units
per acre. The Subdivision is consistent with the designated land use,
development and design standards, and all other appropriate requirements
contained in the General Plan, Lake Elsinore Municipal Code, and Subdivision
Map Act.
2. The Subdivision is compatible with the objectives, policies, general land uses
and programs specified in the General Plan (Government Code Secrion
66473.5).
The Subdivision is consistent with the land use plan, development and design
standards and programs, and all other appropriate requirements contained in
the General Plan and Lake Elsinore Municipal Code. Tentative Parcel Map
No. 34591 is consistent with the R-3 designation and applicable development
and design standards.
3. The effects this Subdivision is likely to ha~e 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.
The Subdivision is consistent with the City's General Plan, Zoning Code, and
the Lake Elsinore Municipal Code. The Subdivision will provide necessary
public services and facilities, will pay all appropriate fees, and will not result in
any adverse environmental impacts.
CITY COUNCIL RESOLUTION NO. 2007-92
PAGE 3 OF 3
4. The design of the Subdivision provides to the greatest extent possible, for future
passive or natural heating or cooling opportuniries in the subdivision
(Govemment Code Section 664123).
The Subdivision will comply with all appropriate consef-vation requirements of
the City and Uniform Building Code.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED this 12th day of June 2007, by
the following vote:
AYES: COUNCILMEMBERS: BUCKLEY, HICKMAN
KELLEY, SCHIFFNER, MAGEE
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMSERS: NONE
ABSTAIN: COUNCILMEMBERS: NONT~~ ~~
Ro'l~ert E. M~
City of Lake
ATTEST:
~ ,~~~a~r~, ~.~ (.Q ~~
Michelle Soto, Interim Ciry Clerk
City of Lake Elsinore
APPROVED AS TO
City Attorney
City of
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
GENERAL CONDITION
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 Conditional Use Permit
No. 2006-08, Tentative Parcel Map No. 34591, and Residential Design Review
No. 2006-02, and (Lake Elsinore Condominiums) project attached hereto.
2. Prior to the issuance of any building permit for the Project, 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 residential 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.
CONDITIONAL USE PERMIT NO 2006-08
3. The Conditional Use Permit shall comply with the all applicable requirements of
the Lake Elsinore Municipal Code; Title 17 unless modified by approved
Conditions of Approval.
4. The Conditional Use Permit granted herein shall run with the land and shall
continue to be valid upon a change of ownership of the site or structure which was
the subject of this approval.
Planning Commission Approved
March 20, 2007
City Council Approved
June 12, 2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
5. Prior to final certificate of occupancy of the Conditional Use Permit, the
improvements specified herein and approved by the Planning Commission and the
City Council shall be installed, or agreements for said improvements, shall be
submitted to the City for approval by the City Engineer, and all other stated
conditions shall be complied with. All uncompleted improvements must be
bonded for as part of the agreements.
6. The applicant shall at all times comply with Section 17.78 (Noise Control) of the
Lake Elsinore Municipal Code which requires noise or sound levels to be below 50
decibels between the hours of7:00 am to 10:00 pm and below 40 decibels between
the hours of 10:00 pm to 7 :00 am in nearby residential areas.
7. Security lighting shall be required. All exterior on-site lighting shall be shielded
and directed on-site so as not to create glare onto neighboring property and streets
or allow illumination above the horizontal plane of the fixture.
TENTATIVE PARCEL MAl) NO. 34591
8. Tentative Parcel Map No. 34591 will expire two (2) years from date of approval
unless within that period of time the CC&R' s and an appropriate instrument has
been filed and recorded 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.
9. The Tentative Parcel Map 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.
10.Prior to final certificate of occupancy of Tentative Parcel Map, the improvements
specified herein and approved by the Planning Commission and the City Council
shall be installed, or agreements for said improvements, shall be submitted to the
City for approval by the City Engineer, and all other stated conditions shall be
complied with. All uncompleted improvements must be bonded for as part of the
agreements.
Planning Commission Approved
March 20, 2007
City Council Approved
June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
II.Prior to the first certificate of occupancy the applicant shall prepare and record
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 establish methods to address design improvements.
12.The applicant shall incorporate specific language into the CC&R's which restrict
exiting at the secondary access to emergencies only.
13.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.
14.The CC&R's shall expressly designate the City of Lake Elsinore as a third party
beneficiary to the CC&R's such that the City has the right, but not the obligation,
to enforce the provisions of the CC&R's.
IS.Provisions to restrict parking upon other than approved and developed parking
spaces shall be written into the covenants, conditions and restrictions for each
project.
16.Membership in the Home Owner's Association shall be mandatory for each buyer
and any successive buyer.
Planning Commission Approved
March 20, 2007
Gty Council Approved
June 12, 2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
17.Reciprocal covenants, conditions, and restnctlOns and reciprocal maintenance
agreements shall be established which will cause a merging of all development
phases as they are completed, and embody one (1) homeowner's association with
common area for the total development of the subject project.
18.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.
19.Each unit owner shall have full access to commonly owned areas, facilities and
utilities.
20.Developer shall incorporate: Canary Island Date palms into residential landscaping
wherever possible and comply with Lake Elsinore Municipal Code (LEMC)
Chapter 5.78 in the removal and relocation of all significant palms. Developer
shall donate and relocate all Canary Island Date Palms not inclusive of residential
landscaping (as approved by the City's Landscape Architect), at the developer's
expense to locations within the City as identified by the City in compliance with
LEMC Chapter 5.78.
21. The applicant shall plant ivy, vines or other plant material along the outside of the
perimeter wall along Riverside Drive to help soften the appearance of the wall and
to assist in graffiti prevention (as amended at City Council meeting on June 12,
2007)
22. The applicant shall place a weatherproof 3' x 3' sign at the entrance to the project
site identifying the approved days and hours of construction activity and a
statement that complaints regarding the operation can be lodged with the City of
Lake Elsinore Code Enforcement Division (951) 674-3124.
RESIDENTIAL DESIGN REVIEW NO. 2006-02
23.Design Review approval for Residential Design Review No. 2006-02 will lapse
and be void unless building permits are issued within one (1) year of City Council
Planning Commission Approved
March 20, 2007
Gty Council Approved
June 12,2007
CONDITIONS OF APPROV AL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
approval. The Community Development Director may grant an extension of time
of up to one (I) year per extension, prior to the expiration of the initial Design
Review approval. Application for a time extension must be submitted to the City
of Lake Elsinore one (I) month prior to the expiration date.
24.Conditions of Approval shall be reproduced on page one of building plans
submitted to the Building Division Plan Check. All Conditions of Approval shall
be met prior to the issuance of a Certificate of Occupancy and release of utilities.
25.All site improvements approved with this request shall be constructed as indicated
on the approved site plan and elevations. Revisions to approved site plans or
building elevations shall be subject to the review of the Community Development
Director. All plans submitted for Building Division Plan Check shall conform to
the submitted plans as modified by Conditions of Approval, or the Planning
Commission/City Council through subsequent action.
26.All roof mounted or ground support air conditioning units or other mechanical
equipment incidental to development shall be architecturally screened or shielded
by landscaping so that they are not visible from neighboring property or public
streets. Any material covering the roof equipment shall match the primary wall
color.
27.All exterior on-site lighting shall be shielded and directed on-site so as not to
create glare onto neighboring property and streets or allow illumination above the
horizontal plane of the fixture. All light fixtures shall match the architectural style
of the building.
28.No exterior roof ladders shall be permitted.
29.Applicant shall use roofing materials with Class "A" fire rating.
30. The Planning Division shall approve the location of any construction trailers
utilized during construction. All construction trailers shall require a cash bond
processed through the Planning Division.
31.Materials and colors depicted on the plans and materials board shall be used unless
modified by the Community Development Director or designee.
Planning Commission Approved
March 20, 2007
City Council Approved
June 12, 2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
32.Decorative paving shall be included at the drive entryways and shall be shown on
the construction drawings submitted to Building and Safety.
33.0n-site surface drainage shall not cross sidewalks.
34.Parking stalls shall be developed pursuant to the requirements of the Lake Elsinore
Municipal Code (LEMC).
35.All exposed slopes in excess of three feet (3') in height shall have a permanent
irrigation system and erosion control vegetation installed, approved by the
Planning Division.
PRIOR TO BUILDING/GRADING PERMITS
36.Prior to issuance of any grading permit or building permits, the applicant shall sign
and complete an "Acknowledgement of Conditions" form and shall return the
executed original to the Planning Division for inclusion in the case records.
37.Prior to the commencement of grading operations, the applicant shall provide a
map of all proposed haul routes to be used for movement of dirt material. Such
routes shall be subject to the review and approval of the City Engineer. A bond
may be required to pay for damages to the public right-of -way, subject to the
approval of the City Engineer.
38.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, prior to issuance of building
permit. A Landscape Plan Check & Inspection Fee will be charged prior to final
landscape approval based on the Consultant's fee plus forty percent (40%) City fee.
a. All planting areas shall have permanent and automatic sprinkler system with
100% plant and grass coverage using a combination of drip and conventional
irrigation methods.
Planning Commission Approved
March 20, 2007
Gty Council Approved
June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
b. Applicant shall plant street trees, selected from the City's Street Tree List, a
maximum of thirty feet (30) apart and at least twenty-four-inch (24") box in
SIze.
c. All planting areas shall be separated from paved areas with a six inch (6")
high and six inch (6") wide concrete curb.
d. Planting within fifteen feet (15') of ingress/egress points shall be no higher
than thirty-six inches (36").
e. Landscape planters shall be planted with an appropriate parking lot shade
tree to provide for 50% parking lot shading in fifteen (15) years.
f. Any transformers and mechanical or electrical equipment shall be indicated
on landscape plan and screened as part of the landscaping plan.
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. All landscape improvements shall be bonded 100% for material and labor
for two years from installation sign-off by the City. Release of the
landscaping bond shall be requested by the applicant at the end of the
required two years with approval/acceptance by the Landscape Consultant
and Community Development Director or Designee.
1. 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. All planting areas shall include plantings in the Xeriscape concept,
drought tolerant grasses and plants.
J. Final landscape plan must be consistent with approved site plan.
k. Final landscape plans to include planting and irrigation details.
Planning Conunission Approved
March 20, 2007
Gty Council Approved
June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
39.Applicant shall comply with the requirements of the Elsinore Valley Municipal
Water District (EVMWD). Proof shall be presented to the Chief Building Official
prior to issuance of building permits and final approval.
40.Prior to issuance of building permits, applicant shall provide assurance that all
required fees to the Lake Elsinore Unified School District have been paid.
41.Prior to issuance of building permits, applicant shall provide assurance that all
requirements of the Riverside County Fire Department have been met.
42.Prior to issuance of building permits, applicant shall pay park-in-lieu fee in effect
at time of building permit issuance.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
43.The Home Owner's Association shall be established prior to the occupancy release
of the first dwelling unit.
ENGINEERING
44.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.
45.Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-
26).
46.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.
47.Construct all public works improvements per approved street plans (LEMC 12.04).
All streets providing access shall be constructed prior to issuance of first certificate
of occupancy.
48. 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).
Planning Commission Approved Gty Council Approved
March 20, 2007 June 12, 2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
49.Construct 24-foot wide off site street improvements from the westerly edge of the
project on Shrier to the connection of Riverside Drive All improvements shall be
full structural section, Asphalt over Class II Base, consistent with the local road
designation.
50.Construct 24-foot wide off site street improvements from the easterly edge of the
project site to Robertson Street, 24- foot wide, from Shrier Drive to the connection
with Riverside Drive. All improvements shall be full structural section, Asphalt
over Class II Base, consistent with the local road designation.
51.Dedicate full half width right-of-way of 20-feet plus a 10-foot easement (30-feet
total) as measured from the project property line to the centerline of Shrier Drive.
52.Construct full half width street improvements along the project frontage of Shrier
Street. Improvements shall be consistent with the City's local street standards for
structural section thickness. This improvement shall include the construction of
tapers from the proposed improvements to the off site improvements required
above.
53.Dedicate full half width right of way such that the frontage along Riverside Drive
measures 60-feet from the road centerline to the project property line.
54. Construct full half width street improvements along the project frontage of
Riverside Drive. The improvements shall measure 48-feet minimum as measured
from the centerline of the street to the curb face adjacent to the project frontage.
CAL TRANS encroachment permits will be required for this work.
55.Construct a roadway taper at both ends of the project frontage of Riverside Drive.
The taper shall have a minimum transition rate of 10: 1 and shall extend from the
proposed improvement north and south to the corresponding existing edge of
pavement
56.Drive isle clear width shall comply with Fire Department requirements.
57.Sight distance on all on-site and public streets shall conform to CALTRANS
requirements for sight distance.
Planning Commission Approved
March 20, 2007
Gty Council Approved
June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
58.Pay all fees and meet requirements of encroachment permit issued by the
Engineering Division for construction of public works improvements within the
existing Street Right-of way(LEMC 12.08 and Resolution 83-78).
59.All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 ~" X 11 II Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be scheduled
and approved.
60. The applicant shall install permanent bench marks in accordance with Riverside
County Standards.
61.Applicant shall obtain all necessary off-site easements for off-site grading from the
adjacent property owners prior to building permit issuance.
62.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.
63.Provide fire protection facilities as required in writing by Riverside County Fire.
64.Direct access off of Riverside Drive shall not be allowed.
65.Provide street lighting and show lighting improvements as part of street
improvement plans on both Shrier Drive and Riverside Drive. The spacing of the
street lights shall conform to the City Standard street light spacing.
66.Street lights constructed along Riverside Drive shall be 22,000, HPSV. The street
lights constructed along Shrier Drive shall be 9,500 HPSV.
67.Developer shall annex to the City's Street Lighting and landscaping Maintenance
District.
68.Developer shall install blue reflective pavement markers in the street at all fire
hydrant locations in accordance with City Standards.
Planning Commission Approved
March 20, 2007
Gty Council Approved
June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
69.Applicant shall submit a traffic control plan showing all traffic control devices for
the tract to be approved prior to first occupancy. All traffic control devices shall be
installed prior to final inspection of public improvements and issuance of first
certificate of occupancy. This includes No Parking and Street Sweeping Signs for
streets within the tract.
70.All improvement plans shall be digitized and submitted at Certificate of
Occupancy. The 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.
71.All utilities except electrical over 12 KV shall be placed underground, as approved
by the serving utility.
72.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. 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.
73.Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
74.An Alquis-Priolo study shall be performed on the site to identify any hidden
earthquake faults and/or liquefaction zones present on-site. Documentation from a
licensed geologist or geotechnical engineer certifying the non-existence of this
condition will also be acceptable.
75.All grading shall be done under the supervision of a geotechnical engineer and he
shall certify all slopes steeper than 2 to 1, if applicable, for stability and proper
erosion control. All manufactured slopes greater than 30 ft. in height shall be
contoured and constructed with drainage ditches every 30-vertical feet.
76.Prior to commencement of large scale grading operations, applicant shall provide
to the City a map of all proposed haul routes to be used for movement of export
Planning Commission Approved City Council Approved
March 20, 2007 June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
material. Such routes shall be subject to the review and approval of the City
Engineer.
77.Individual lot drainage shall be conveyed to a public facility or accepted by
adjacent property owners by a notarized and recorded letter of drainage acceptance
or conveyed to an established drainage easement.
78.0n-site drainage facilities located outside of road right-of-way should be contained
within drainage easements shown on the final map.
79.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.
80.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. The report shall verify impacts of storm water on
existing facilities.
81.Applicant shall convey on and off site drainage to an improved drainage facility.
82.All drainage facilities in this tract shall be constructed to Riverside County Flood
Control District Standards.
83.Provide on-site detention for the increased runoff produced by the project.
84.Storm drain inlet facilities shall be appropriately stenciled to prevent illegal
dumping in the drain system, the wording and stencil shall be approved by the City
Engineer.
85.Roof and yard drains shall not outlet directly through cuts in the street curb. Roof
drains shall drain through a minimum of twenty (20) feet of landscaped area.
86.10- 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.
Planning Commission Approved
March 20, 2007
City Council Approved
June 12, 2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
87.A drainage acceptance letter will be necessary from the downstream property
owners for outletting the proposed stormwater run-off on private property.
88.Applicant will be required to install BMP's using the best available technology to
mitigate any urban pollutants from entering the watershed.
89.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
Storm Water Pollution Prevention Plan (SWPPP) for construction activities and a
Water Quality Management Plan (WQMP) detailing the permanent clean water
features. The WQMP shall include a maintenance program, for post construction
compliance with the City's Clean Water Runoff Program.
90.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.
91.Intersecting streets on the inside radius of a curve will only be permitted when
adequate sight distance is verified by a registered civil engineer.
92. Applicant shall provide a homeowner's association with CC & R's for
maintenance of the open space, private roads and proposed drainage/debris basins.
93.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.
COMMUNITY SERVICES DEPARTMENT
94.Applicant shall pay applicable park fees.
Planning Commission Approved
March 20, 2007
City Council Approved
June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
95.No park credits shall be given for private park areas, open space, or recreation
facilities constructed within the development.
96. The developer shall utilize CR&R for all construction debris removal, hauling, and
recycling as per City ordinance.
97. The City landscape architect shall review and approve all landscaping plans.
98.The Home Owner's Association (HOA) shall maintain all landscaped areas, open
space, and all interior plantings.
99.The Home Owner's Association (HOA) shall maintain all block walls and keep
them free of graffiti.
100. All interior roads, street signs, street markings, sidewalks, enhanced concrete
to be maintained by the Home Owner's Association (HOA).
DEPARTMENT OF ADMINISTRATIVE SERVICES
101. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special
Use Permit (as applicable), the applicant shall annex into the Mello-Roos
Community Facilities District 2003-1 to offset the annual negative fiscal impacts
of the project on public safety operations and maintenance issues in the City.
Applicant shall make a four thousand two hundred dollar ($4,200) non-refundable
deposit to cover the cost of the annexation process. Contact Dennis Anderson,
Harris & Associates at (949) 655-3900 x334 or danderson@harris-assoc.com.
102. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special
Use Permit (as applicable), the applicant shall annex into the Mello-Roos
Community Facilities District 2006-5 to fund the on-going operation and
maintenance of the new parks, parkways, open space and public storm drains
constructed within the development and federal NPDES requirements to offset the
annual negative fiscal impacts of the project. Applicant shall make a four thousand
two hundred dollar ($4,200) non-refundable deposit to cover the cost of the
annexation process. Contact Dennis Anderson, Harris & Associates at (949) 655-
3900 x334 or danderson@harris-assoc.com.
Planning Cbmmission Approved
March 20, 2007
City Cbuncil Approved
June 12,2007
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2006-08, TENTATIVE PARCEL MAP NO.
34591, AND RESIDENTIAL DESIGN REVIEW NO. 2006-02 FOR LAKE
ELSINORE CONDOMINIUMS
103. Prior to approval of the Final Map, Parcel Map, Site Development Plan, or Special
Use Permit (as applicable), the applicant shall annex 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 and neighborhood parks to be
maintained by the City and for street lights in the public right-of-way for which the
City will pay for electricity and a maintenance fee to Southern California Edison.
Applicant shall make a four thousand seven hundred dollar ($4,700) non-
refundable deposit to cover the cost of the annexation process. Contact Dennis
Anderson, Harris & Associates at (949) 655-3900 x334 or danderson@harris-
assoc. com.
104. Prior to the issuance of any building permit for the Project, 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 residential 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.
RIVERSIDE COUNTY FIRE DEPARTMENT
105. The applicant shall comply with all requirements of the Riverside County Fire
Department. Fire protection measures shall be provided in accordance with
Riverside County ordinances and/or recognized fire protection standards.
Planning Commission Approved
March 20, 2007
City Council Approved
June 12, 2007