HomeMy WebLinkAboutItem No. 27 Second Extent of Time TTM No. 37381 and TTM. No. 37382 Wasson Canyon
Page 1 of 3
REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Damaris Abraham, Assistant Community Development Director
Date:June 13, 2023
Subject:Second Extension of Time Request for Tentative Tract Map No. 37381 and
Tentative Tract Map No. 37382 (Wasson Canyon)
Recommendation
1. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A ONE-YEAR EXTENSION OF TIME TO MAY 14, 2024 FOR
TENTATIVE TRACT MAP NO. 37381; and
2. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A ONE-YEAR EXTENSION OF TIME TO MAY 14, 2024 FOR
TENTATIVE TRACT MAP NO. 37382.
Background
On August 14, 2007, the City Council approved Mitigated Negative Declaration (MND) No. 2007-
01, Annexation No. 79, Ramsgate Specific Plan No. 89-1, Revision No. 6 (RSP#6), General Plan
Amendment No. 2007-01, Pre-Annexation Zone Change No. 2007-01, Tentative Tract Map (TTM)
No. 32537, and TTM No. 35422.
TTM 32537 and TTM 35422 were contiguous projects that were proposing a subdivision of 19.5
acres into 73 single-family residential lots and 55.06 acres into 199 single-family residential lots,
respectively. Both TTM 32537 and TTM 35422 expired on August 14, 2016.
On June 14, 2017, the applicant filed two new tentative maps (TTM 37381 and TTM 37382) to
replace the expired tentative maps. Both maps were approved by the City Council on November
14, 2017.
On January 28, 2020, the City Council approved the first extension of time for TTM 37381 and
TTM 37382 extending the expiration date for the maps by two (2) years to November 14, 2021.
2nd EOT for TTM 37381 and TTM 37382
Page 2 of 3
5
2
2
Assembly Bill 1561, which became effective on September 28, 2020, automatically extended the
life of TTM 37381 and TTM 37382 by 18 months to May 14, 2023.
The applicant submitted this second extension of time request for TTM 37381 and TTM 37382 on
March 30, 2023, which stayed the expiration until action by the City Council.
Section 16.24.160 of the Lake Elsinore Municipal Code (LEMC) provides one or more extensions
of time totaling a maximum of 36 months. Pursuant to the Subdivision Map Act, Government Code
Section 66452.6(e), the time at which the map expires may be extended by the legislative body
for a period not exceeding a total of six (6) years. TTM 37381 and 37382 are eligible for extension
of time for additional four (4) years through the City’s Map Extension process allowed by the
Subdivision Map Act and the LEMC. The applicant will have three (3) more years of extensions
available after the approval of this second extension of time request.
Discussion
Tentative Tract Map No. 37381 is a subdivision of 19.54 acres into 73 single-family residential
lots (ranging in size from 6,354 sq. ft. to 35,284 sq. ft.) and five (5) lettered lots for open space
and a water quality/detention basin. The subject site is located southeasterly of Highway 74,
westerly of Rosetta Canyon Drive, on the northern side of Third Street within the Ramsgate
Specific Plan. (APNs: 347-330-001, 002, 065, 347-330-067 through 073).
Tentative Tract Map No. 37382 is a subdivision of 55.06 acres into 199 single-family residential
lots (ranging in size from 4,600 sq. ft. to 17,445 sq. ft.) and 23 lettered lots for a 5.6-acre park,
open space, utility easements, and water quality/detention basins. The subject site is located
southeasterly of Highway 74, westerly of Rosetta Canyon Drive, northeasterly of Cambern
Avenue, on the southern side of Third Street within the Ramsgate Specific Plan. (APNs: 347-330-
022, 023, 066, 347-360-001, 002, 377-100-006, 009, and 010).
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the Extension of Time to ensure the Conditions of Approval are
reflective of the most current City requirements for development and did not recommend revisions
to the Conditions of Approval.
Environmental Determination
Pursuant to CEQA Guidelines Section 15162, staff has determined the proposed project would
not have a significant effect on the environment and no new environmental documentation is
necessary because all potentially significant effects have been adequately analyzed in an earlier
Mitigated Negative Declaration (MND). All potentially significant impacts have been avoided or
mitigated pursuant to the earlier MND and none of the conditions described in Section 15162
exist.
1. MND No. 2007-01 (SCH# 2007041063) was adopted in 2007 for the Ramsgate Specific
Plan, Amendment No. 6 that evaluated environmental impacts that would result from
maximum build-out of the Specific Plan. MND 2007-01 also analyzed the potential impact
2nd EOT for TTM 37381 and TTM 37382
Page 3 of 3
5
2
2
that could result from the development of the previous tentative maps (TTM 32537 and
TTM 35422).
2. The new tentative maps (TTM 37381 and TTM 37382) have the same configuration as the
previously analyzed maps. There is no increase in the density. The lot configuration and
the proposed street layout for the tentative maps have not changed.
3. There are no changes proposed with this application as it only includes an extension of
time request.
4. No substantial changes that require major revisions to the MND exist and no new
information of substantial importance that require revisions to the earlier MND exist.
Public Notice
Notice of the hearing for each extension of time application has been published in the Press-
Enterprise newspaper and mailed to property owners within 300 feet of the subject property. As
of the writing of this report, no written comments concerning this application have been received
by staff.
Fiscal Impact
The time and costs related to processing this extension of time request have been covered by
fees paid for by the applicant. No General Fund budgets have been allocated or used in the
processing of this application. The approval of the Project does not fiscally impact the City’s
General Fund. Mitigation Measures to protect the City fiscally have already been included in the
Conditions of Approval.
Attachments
Attachment 1 - TTM 37381 EOT Resolution
Attachment 2 - TTM 37382 EOT Resolution
Attachment 3 - TTM 37381 Conditions of Approval
Attachment 4 - TTM 37382 Conditions of Approval
Attachment 5 - GIS Exhibits
Attachment 6 - Illustrative Map
Attachment 7 - TTM 37381
Attachment 8 - TTM 37382
Attachment 9 - Public Notice Materials
RESOLUTION NO. 2023-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A ONE-YEAR EXTENSION OF TIME TO MAY 14, 2024
FOR TENTATIVE TRACT MAP NO. 37381
Whereas, Emad Bolous, Ava Karas, LLC, submitted a request for an extension of time for
Tentative Tract Map (TTM) No. 37381 on March 30, 2023;
Whereas, the Lake Elsinore Municipal Code (LEMC) Section 16.24.160 requires that a
land divider wishing to extend the life of a tentative map make a written application to the City
Council (Council) not less than 30 days prior to the expiration of the tentative map requesting an
extension of time on the map; and,
Whereas, on June 13, 2023, at a duly noticed Public Hearing the Council has considered
the recommendation of City staff as well as evidence presented by the Community Development
Department and other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Council has reviewed and analyzed the proposed Project pursuant to the
appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC.
Section 2: The Council finds and determines that and no new environmental
documentation is necessary because all potentially significant effects have been adequately
analyzed in an earlier Mitigated Negative Declaration (MND). All potentially significant impacts
have been avoided or mitigated pursuant to the earlier MND and none of the conditions described
in Section 15162 exist. MND No. 2007-01 (SCH# 2007041063) was adopted in 2007 for the
Ramsgate Specific Plan, Amendment No. 6 that evaluated environmental impacts that would
result from maximum build-out of the Specific Plan. No substantial changes that require major
revisions to the MND exist and no new information of substantial importance that require revisions
to the earlier MND exist.
Section 3: That in accordance with the California Subdivision Map Act (Cal. Gov. Code
Section 66000 et. seq.) and the LEMC Section 16.24.160, the Council makes the following
findings for the approval of an extension of time for TTM 37381:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the
objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
a. TTM 37381 is located within the Ramsgate Specific Plan No. 89-1, Amendment No. 6
(RSP#6). The original Ramsgate Specific Plan and the subsequent amendments were
subject to a consistency finding with the General Plan prior to adoption. TTM 37381 is
located within Planning Area 11 of the RSP#6 and is designated as Medium Low Density
(MLD) (3 to 5 Dwelling Units per Acre (D.U./Ac.)). The density for TTM 37381 is 3.5
D.U/Ac. TTM 37381 is also consistent with all other consistent with the provisions of the
RSP#6 and is therefore found to be consistent with the General Plan.
CC Reso. No. 2023-____
Page 2 of 3
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
c. All recreational amenities have been provided in a manner consistent with the General
Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
a. The overall density and design is consistent and compatible with the adjacent
communities.
3. The effects that this project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
a. The Project is consistent with the City’s General Plan. During the approval of the General
Plan, housing needs, public services and fiscal resources were scrutinized to achieve a
balance within the City.
4. The proposed division of land or type of improvements is not likely to result in any significant
environmental impacts.
a.The Project has been adequately conditioned by all applicable departments and
agencies and will not therefore result in any significant environmental impacts. The
proposed use, together with the conditions applicable thereto, will not be detrimental to
the public health, safety, or welfare or materially injurious to properties or improvements
in the vicinity.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM37381 has been designed in a manner consistent with the General Plan and does
not divide previously established communities.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed division of land.
a. All known easements or request for access have been incorporated into the design of
TTM 37381.
b. The map has been circulated to City departments and outside agencies, and appropriate
Conditions of Approval have been applied to the Project.
Section 4: Based upon the evidence presented, both written and testimonial, and the
above findings, and the Conditions of Approval imposed upon the project, the Council hereby
approves a one-year extension of time for TTM 37381 to May 14, 2024.
Section 5: This Resolution shall take effect immediately upon its adoption.
CC Reso. No. 2023-____
Page 3 of 3
Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into
the book of original Resolutions.
Passed and Adopted on this 13 day of June, 2023.
Natasha Johnson, Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2023-____ was adopted by the City Council of the City of Lake Elsinore, California,
at the regular meeting of June 13, 2023, and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Candice Alvarez, MMC
City Clerk
RESOLUTION NO. 2023 -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING A ONE-YEAR EXTENSION OF TIME TO MAY 14, 2024
FOR TENTATIVE TRACT MAP NO. 37382
Whereas, Emad Bolous, Ava Karas, LLC, submitted a request for an extension of time for
Tentative Tract Map (TTM) No. 37382 on March 30, 2023;
Whereas, the Lake Elsinore Municipal Code (LEMC) Section 16.24.160 requires that a
land divider wishing to extend the life of a tentative map make a written application to the City
Council (Council) not less than 30 days prior to the expiration of the tentative map requesting an
extension of time on the map; and,
Whereas, on June 13, 2023, at a duly noticed Public Hearing the Council has considered
the recommendation of City staff as well as evidence presented by the Community Development
Department and other interested parties with respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Council has reviewed and analyzed the proposed Project pursuant to the
appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC.
Section 2: The Council finds and determines that and no new environmental
documentation is necessary because all potentially significant effects have been adequately
analyzed in an earlier Mitigated Negative Declaration (MND). All potentially significant impacts
have been avoided or mitigated pursuant to the earlier MND and none of the conditions described
in Section 15162 exist. MND No. 2007-01 (SCH# 2007041063) was adopted in 2007 for the
Ramsgate Specific Plan, Amendment No. 6 that evaluated environmental impacts that would
result from maximum build-out of the Specific Plan. No substantial changes that require major
revisions to the MND exist and no new information of substantial importance that require revisions
to the earlier MND exist.
Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the
Council makes the following findings for approval of an extension of time for TTM 37382:
1. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The proposed subdivision is compatible with the
objectives, policies, general land uses and programs specified in the General Plan
(Government Code Section 66473.5).
a. TTM 37382 is located within the Ramsgate Specific Plan No. 89-1, Amendment No. 6
(RSP#6). The original Ramsgate Specific Plan and the subsequent amendments were
subject to a consistency finding with the General Plan prior to adoption. TTM 37382 is
located within Planning Area 11 of the RSP#6 and is designated as Modified Medium
Low Density (MMLD) (3 to 6 Dwelling Units per Acre (D.U./Ac.)). The density for TTM
37382 is 3.6 D.U/Ac. TTM 37382 is also consistent with all other consistent with the
provisions of the RSP#6 and is therefore found to be consistent with the General Plan.
b. All offsite mitigation measures have been identified in a manner consistent with the
General Plan.
CC Reso. No. 2023-____
Page 2 of 3
3
1
4
2
6
c. All recreational amenities have been provided in a manner consistent with the General
Plan.
2. The site of the proposed subdivision of land is physically suitable for the proposed density
of development in accordance with the General Plan.
a. The overall density and design is consistent and compatible with the adjacent
communities.
3. The effects that this project are likely to have upon the housing needs of the region, the
public service requirements of its residents and the available fiscal and environmental
resources have been considered and balanced.
a. The Project is consistent with the City’s General Plan. During the approval of the General
Plan, housing needs, public services and fiscal resources were scrutinized to achieve a
balance within the City.
4. The proposed division of land or type of improvements is not likely to result in any significant
environmental impacts.
a.The Project has been adequately conditioned by all applicable departments and
agencies and will not therefore result in any significant environmental impacts. The
proposed use, together with the conditions applicable thereto, will not be detrimental to
the public health, safety, or welfare or materially injurious to properties or improvements
in the vicinity.
5. The design of the proposed division of land or type of improvements is not likely to cause
serious public health problems.
a. TTM37382 has been designed in a manner consistent with the General Plan and does
not divide previously established communities.
6. The design of the proposed division of land or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within the
proposed division of land.
a. All known easements or request for access have been incorporated into the design of
TTM 37382.
b. The map has been circulated to City departments and outside agencies, and appropriate
Conditions of Approval have been applied to the Project.
Section 4: Based upon the evidence presented, both written and testimonial, and the
above findings, and the Conditions of Approval imposed upon the project, the Council hereby
approves a one-year extension of time for TTM 37382 to May 14, 2024.
Section 5: This Resolution shall take effect immediately upon its adoption.
Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into
the book of original Resolutions.
CC Reso. No. 2023-____
Page 3 of 3
3
1
4
2
6
Passed and Adopted on this 13th day of June, 2023.
Natasha Johnson, Mayor
Attest:
___________________________________
Candice Alvarez, MMC
City Clerk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that
Resolution No. 2023-____ was adopted by the City Council of the City of Lake Elsinore, California,
at the regular meeting of June 13, 2023 and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Candice Alvarez, MMC
City Clerk
Applicant’s Initials: _____ Page 1 of 20
CONDITIONS OF APPROVAL
(New text underlined and deletions in strikethrough)
PROJECT: TTM 37381
PROJECT NAME:Wasson Canyon
PROJECT LOCATION:APNs: 347-330-001, 002, 065, 347-330-067 thru 073
APPROVAL DATE:November 14, 2017
EOT1 APPROVAL DATE:January 28, 2020
EOT2 APPROVAL DATE:June 13, 2023
EXPIRATION DATE:May 14, 2024
GENERAL
1.Tentative Tract Map No. 37381 is a subdivision of 19.54 acres into 73 single-family
residential lots (ranging in size from 6,354 sq. ft. to 35,284 sq. ft.) and five (5) lettered lots
for open space and a water quality/detention basin. The subject site is located southeasterly
of Highway 74, westerly of Rosetta Canyon Drive, on the northern side of Third Street within
the Ramsgate Specific Plan. (APNs: 347-330-001, 002, 065, 347-330-067 through 073).
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of Tentative Tract
Map No. 37381, which action is bought within the time period provided for in California
Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section
21167, including the approval, extension or modification of Tentative Tract Map No. 37381
or any of the proceedings, acts or determinations taken, done, or made prior to the decision,
or to determine the reasonableness, legality or validity of any condition attached thereto.
The Applicant's indemnification is intended to include, but not be limited to, damages, fees
and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation,
including without limitation attorneys' fees, penalties and other costs, liabilities and
expenses incurred by Indemnitees in connection with such proceeding. The City will
promptly notify the applicant of any such claim, action, or proceeding against the City. If the
project is challenged in court, the City and the applicant shall enter into formal defense and
indemnity agreement, consistent with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4.Tentative Tract Map No. 37381 will expire on November 14, 2021 May 14, 2024 unless
within that period of time a Final Map has been filed with the County Recorder, or an
extension of time is granted by the City of Lake Elsinore City Council in accordance with the
State of California Subdivision Map Act and applicable requirements of the Lake Elsinore
Municipal Code.
5.Tentative Tract Map No. 37381 shall comply with the State of California Subdivision Map
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 2 of 20
3
1
4
6
0
Act, the Ramsgate Specific Plan No. 89-1, Revision No. 6 (RSP #6), and applicable
requirements set forth in the Lake Elsinore Municipal Code (LEMC), unless modified by
approved Conditions of Approval.
6. The applicant shall provide all project-related on-site and off-site improvements as required
by these Conditions of Approval.
7. All future development proposals shall be reviewed by the City on a project-by-project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
8. The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF) per Section 16.74 of the LEMC, Transportation Uniform Mitigation Fees
(TUMF) per LEMC Section 16.83, (ii) Area Drainage Fees per LEMC Section 16.72, (iii)
MSHCP Fees per LEMC Section 16.85, (iv) Stephens Kangaroo Habitat Fee (K-Rat) per
Chapter 19.04 of LEMC, (vii) Capital Improvement Impact/Mitigation Fees, and (viii) Plan
Check and Permit fees, at the rate in effect at the time of payment. (Modified per 1/28/2020
CC)
Prior to Recordation of Final Tract Map
9. All lots shall comply with minimum standards set forth in the Ramsgate Specific Plan No.
89-1, Revision No. 6 (RSP #6).
10. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
11. Street names within the subdivision shall be reviewed and approved by the Community
Development Director or designee.
12. All of the project improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
13. The applicant shall meet all the requirements of the Elsinore Valley Municipal Water District
(EVMWD).
14. Prior to recordation of a Final Map, the applicant shall initiate and complete the formation of
a Homeowner’s Association (HOA) which shall be approved by the City. All Association
documents shall be submitted for review and approval by City Planning, Engineering and
the City Attorney and upon City approval shall be recorded. Such documents shall include
the Articles of Incorporation for the Association and Covenants, Conditions and Restrictions
(CC&Rs).
a. At a minimum, all recreation and park areas (except public parks), all natural slopes and
open space, all graded slopes abutting public street rights-of-way which are not part of
residential lots, up slopes from public rights-of-way within private lots and all private
streets, and all drainage basins shall be maintained by the Homeowner’s Association
(HOA).
Prior to Design Review Approval
15. All future structural development associated with this map requires separate Design Review
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 3 of 20
3
1
4
6
0
approval pursuant to the provisions of LEMC Chapter 17.184.
16. The following architectural details shall be provided:
•All front fence returns shall be decorative masonry walls. Wood fences will not be
allowed along the front elevation. Wood, vinyl or steel (wrought iron or aluminum)
gates are allowed in order to allow access to rear yards.
•The applicant shall provide four-sided articulation. Architectural enhancements and
treatments shall be provided on all residential elevations (front, rear and side) visible
from streets and other public views.
•All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall be
allowed.
Prior to Issuance of Grading Permits/Building Permits
17. Prior to the issuance of a grading permit, the project applicant shall obtain all necessary
State and Federal permits, approvals, or other entitlements, including obtaining the
necessary authorizations from the regulatory agencies for proposed impacts to jurisdictional
waters. Authorizations may include a Section 404 Permit from the U.S. Army Corps of
Engineers, a Section 1602 Streambed Alteration Agreement from the California Department
of Fish and Wildlife, and a Section 401 Water Quality Certification/Waste Discharge
Requirement from the Regional Water Quality Control Board.
18. Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan
addressing the following:
•Show that a masonry or decorative block wall will be constructed along the entire tract
boundary.
•Show materials, colors, and heights of rear, side and front walls/fences for proposed
lots.
•Show the location of all wood, vinyl or steel (wrought iron or aluminum) gates placed
within the front return walls.
•Show that side walls for corner lots shall be decorative masonry block walls.
•Show that those materials provided along the front elevations (i.e. brick, stone, etc.)
will wrap around the side elevation and be flush with the front return walls.
19. Signs are not part of this project approval. All signage shall be subject to Planning Division
or Planning Commission review and approval prior to installation.
20. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. 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. Site preparation activity and construction shall not commence before
7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 4 of 20
3
1
4
6
0
and similar interior construction may be conducted on Saturdays and may commence no
earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not
take place on Sunday, or any Legal Holidays. The sign shall identify the name and phone
number of the development manager to address any complaints.
21. Prior to issuance of a building permit, building plans for the Model Home Complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped-accessible bathroom.
22. Construction phasing shall be implemented in accordance with the approved Phasing Plan
which avoids construction traffic from entering occupied neighborhoods within the tract.
23. A cash bond shall be required for the Model Home Complex. This bond is to guarantee
removal of the temporary fencing material, parking lot, etc. that have been placed onsite for
the Model Home Complex. The bond will be released after removal of the materials and the
site is adequately restored, subject to the approval of the Community Development Director
or designee.
24. A cash bond shall be required for any garage conversion of the model(s). Bonds will be
released after removal of all temporary materials and the site is adequately restored, subject
to the approval of the Community Development Director or designee.
25. A cash bond shall be required for any construction trailers used during construction. Bonds
will be released after removal of trailers, subject to the approval of the Community
Development Director or designee.
26. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of each building permit.
27. Prior to the issuance of a building permit, the applicant shall pay the City’s Multiple Species
Habitat Conservation Plan (MSHCP) Local Development Mitigation Fee, at the rate in effect
at the time of payment.
28. Prior to the issuance of a building permit, the applicant shall pay the Stephens' Kangaroo
Rat mitigation fee in accordance with the Stephens' Kangaroo Rat Habitat Conservation
Plan.
29. The project shall connect to water and sewer and meet all requirements of the Elsinore
Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans
to the EVMWD and shall incorporate all district conditions and standards.
30. All mechanical and electrical equipment associated with the residences shall be ground
mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened behind fence returns, subject to the approval
of the Community Development Director, prior to issuance of building permit.
31. All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation systems to provide 100 percent planting coverage using a
combination of drip and conventional irrigation methods. Construction Landscape &
Irrigation drawings shall be prepared, reviewed by the City's Landscape Architect Consultant
and approved by the Community Development Director or designee. A Cost Estimate for
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 5 of 20
3
1
4
6
0
materials and labor shall also be submitted for review and approval. A Landscape Plan
Check fee will be charged prior to final landscape approval based on the Consultant's fee,
inspection, permits and administration fees.
•The applicant shall replace any street trees harmed during construction, in
conformance with the City's Street Tree List, at a maximum of 30 feet apart and at
least 24-inch box in size.
•Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
•The applicant shall ensure a clear line of sight at ingress/egress points by providing
plantings within 15 feet of ingress/egress points whose height does not exceed two (2)
feet and whose canopy does not fall below six feet.
•The landscape plan shall provide for California native drought-tolerant ground cover,
shrubs, and trees. Special attention shall be given to use of Xeriscape or drought
resistant plantings with combination drip irrigation system to prevent excessive
watering.
•No front-yard grass turf landscaping will be installed.
•All landscape improvements shall be bonded with a ten percent (10%) Faithful
Performance Bond of the approved estimated labor and materials cost for all planting.
The bond shall remain in effect for one year from Certificate of Occupancy.
•All landscaping and irrigation shall be installed within an affected portion of any phase
at the time a certificate of occupancy is requested for any building.
•All Model Homes shall be Xeriscaped and signage provided identifying Xeriscape
landscaping. Xeriscape is a method of landscape design that minimizes water use by:
1) Implementing hydrozones;
2) Eliminating high and medium water-use plant material as identified by Water Use
Classifications of Landscape Species (WUCOLS) (such as turf) and incorporates
low to very low water-efficient (“drought-tolerant” / climate-appropriate) plants;
3) Requires an efficient irrigation system that includes:
a. ET-Based (“Smart irrigation”) controller(s) with weather-sensing, automatic
shut-off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
i. Low-volume point-source irrigation (such as drip irrigation and bubblers) for
all shrub planter areas (maximum of 3:1 slope) with a minimum irrigation
efficiency of 0.90 ; and/or
ii. Rotor-type nozzles for areas greater than ten (10) feet wide, for slopes 3:1
and greater, AND with a minimum irrigation efficiency of 0.71.
4) Improvement of soil structure for better water retention; and
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 6 of 20
3
1
4
6
0
5) Application of mulch to hinder evaporation.
•The Final landscape plan shall be consistent with any approved site and/or plot plan.
•The Final landscape plan shall include planting and irrigation details.
•All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
•All landscaping and irrigation shall comply with the water-efficient landscaping
requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape
Requirements), as adopted and any amendments thereto.
ENGINEERING DIVISION
General
32. All slopes and landscaping within public right-of-way shall be maintained by the property
owner or property owner’s association or another maintenance entity approved by the City
Council.
33. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way shall be owned and maintained by property owner
or property owner’s association.
34. All storm drain system pipes with diameter greater than 36” shall be plan checked and
maintained by Riverside County Flood Control District.
35. The developer shall provide a copy of an encroachment permit or any approval documents
from the Riverside County Flood Control District and/or Caltrans for encroaching, grading,
or discharging into County flood control facilities or Caltrans right of way.
36. This project shall comply with the recommendations of the traffic study prepared by Urban
Crossroads dated January 23, 2007.
37. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the
developer shall be required to contract with CR&R Inc. for removal and disposal of all waste
material, debris, vegetation and other rubbish generated during cleaning, demolition, clear
and grubbing or all other phases of construction.
38. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
39. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds,
shall require approval and necessary permits from respective Federal and/or State
agencies.
40. All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 7 of 20
3
1
4
6
0
by a Registered Civil Engineer.
Fees
41. The developer shall pay all, Development Impact Fees, Plan Check and Permit fees (LEMC
16.34) prior to the issuance of a building permit consistent with Condition No. 8. Applicable
Engineering Division assessed Development Impact Fees include: Railroad Canyon Road
Benefit District, Stephens Kangaroo Habitat Fee (K-Rat), Traffic Infrastructure Fee (TIF),
Transportation Uniform Mitigation Fee (TUMF), and Area Drainage Fee. (Modified per
1/28/2020 CC)
42. Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
STORMWATER MANAGEMENT / POLLUTANT PREVENTION / NPDES
Design
43. The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include but
are not limited to:
•General Permit – Construction
•Deminimus Discharges
•MS4
44. A Water Quality Management Plan (WQMP) (preliminary and final) shall be prepared using
the Santa Ana Region 8 approved template and guidance and submitted for review and
approval to the City. The Preliminary WQMP shall be approved by the City prior to Planning
Commission; the Final WQMP shall be approved by the City prior to rough or precise grading
plan approval and issuance of ANY permit for construction.
45. Any portion of the DCV that is not infiltrated, harvested and used, evapotranspired, and/or
biotreated shall be treated and discharged in accordance with the requirements set forth in
Section XII.G.
46. The Final WQMP shall document the following:
•Detailed site and project description.
•Potential stormwater pollutants.
•Post-development drainage characteristics.
•Low Impact Development (LID) BMP selection and analysis.
•Structural and Non-Structural source control BMPs.
•Treatment Control BMPs
•Site design and drainage plan (BMP Exhibit).
•Documentation of how vector issues are addressed in the BMP design, operation and
maintenance.
•GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
•HCOC – demonstrate that discharge flow rates, velocities, duration and volume for the
post construction condition from a 2 year and 10 year, 24 hour rainfall event will not
cause adverse impacts on downstream erosion and receiving waters, or measures are
implemented to mitigate significant adverse impacts downstream public facilities and
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 8 of 20
3
1
4
6
0
water bodies. Evaluation documentation shall include pre-and post-development
hydrograph volumes, time of concentration and peak discharge velocities, construction
of sediment budgets, and a sediment transport analysis.
•Operations and Maintenance Plan and Agreement as well as documentation of
formation of funding district for long term maintenance cost.
47. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design,
where feasible, to treat the pollutants of concern identified for the project, in the following
manner (from highest to lowest priority): (Section XII.E.2, XII.E3, and XII.E.7).
•Preventatives measures (these are mostly non-structural measures, e.g., minimizing
impervious areas, conserving natural areas, minimizing directly connected impervious
areas, etc.)
•The Project shall in the order presented, infiltrate, harvest and use, evapotranspire
and/or bio-treat the Design Capture Volume (DCV).
•The Project shall consider a properly engineered and maintained bio-treatment system
only if infiltration, harvesting and use and evapotranspiration cannot be feasibly
implemented at the project site.
•Any portion of the DCV that is not infiltrated, harvested and used, evapo-transpired,
and/or bio-treated shall be treated and discharged in accordance with the requirements
set forth in Section XII.G.
48. Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
49. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
50. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant
shall obtain certification through the Santa Ana Regional Water Quality Control Board and
provide a copy to the Engineering Division.
51. Source controls shall be provided to include marking all storm drain inlet facilities “Only Rain
in the Storm Drain” using the City authorized marker.
52. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
53. Multi-family and/or high density residential developments shall implement full trash capture
methods/devises approved by the Regional Water Quality Control Boards.
Construction
54. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction Permit) and compliance with the Green Building Code for sediment and
erosion control are required for this project.
55. Prior to grading or building permit for construction or demolition and/or weed abatement
activity projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 9 of 20
3
1
4
6
0
the notification of the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at
the project site, updated, and be available for review upon request.
56. Erosion & Sediment Control – ALL PROJECTS - Prior to the issuance of any grading or
building permit for construction or demolition, the applicant shall submit for review and
approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet
of the grading plan submittal to demonstrate compliance with the City’s NPDES Program
and state water quality regulations for grading and construction activities. The Erosion and
Sediment Control Plan shall identify how all construction materials, wastes, grading or
demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property
covered, stored and secured to prevent transport into local drainages or waters by wind,
rain, tracking, or dispersion. The plan shall also describe how the project will ensure that all
BMPs will be maintained during construction of any future right of ways. A copy of the plan
shall be incorporated into the SWPPP as applicable, kept updated as needed to address
changing circumstances of the project site, be kept at the project site and available for
review upon request.
57. Minimum BMP’s as identified by the City shall be implemented by all projects.
Post-Construction
58. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction, MS4, etc. to
include:
•Demonstrate that the project has complied with all non-structural BMPs described in
the project’s WQMP.
•Provide signed, notarized certification from the engineer of work that the structural
BMP’s identified in the project’s WQMP are installed in conformance with approved
plans and specifications and operational.
•Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&R.
•The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall (1)
describe the long-term operation and maintenance requirements for BMPs identified in
the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation
and maintenance of the referenced BMPs; (3) describe the mechanism for funding the
long-term operation and maintenance of the referenced BMPS; and (4) provide for
annual certification of water quality facilities by a registered civil engineer. The City
format shall be used.
•Provide documentation of annexation into a CFD for funding of facilities to be
maintained by the City.
•Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or
CC&R’s attached) are available for the HOA.
•Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve
(12) months after the issuance of a Certificate of Use and/or Occupancy for the project
to verify compliance with the approved WQMP and O&M Plan. A signed/sealed
certification from the engineer of work dated 12 months after CofO will be considered
in lieu of a Special Investigation by the City.
•Provide the City with a digital .pdf copy of the Final WQMP.
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 10 of 20
3
1
4
6
0
Final Tract or Parcel Map
59. The developer shall submit for plan check review and approval a final map.
60. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
61. Prior to City Council approval of the final Tract Map the developer shall, in accordance with
Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted
62. The Final Tract Map or Parcel Map shall include the phasing boundaries consistent with the
parcels of the Tentative Tract or Parcel Map. The phasing boundaries or parcels shall be
processed as separate tract maps.
Utilities
63. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the property owner or his agent.
64. All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake
Elsinore Municipal Code (LEMC).
65. 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.
66. The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
67. The developer shall submit a copy of the "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.
IMPROVEMENTS
Design
68. The development of each Planning Area or Phase shall be subject for specific review and
conditions of approval.
69. Sight distance into and out of the project location shall comply with CALTRANS Standards.
70. The developer shall install permanent bench marks per City of Lake Elsinore Standards and
at locations to be determined by City Engineer.
71. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 11 of 20
3
1
4
6
0
72. The developer shall coordinate with Riverside Transit Authority for location and installation
of bus transit facilities.
73. 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 are exceeded,
drainage facilities shall be provided.
74. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
75. A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and onsite
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-yr storm of 6 hours
or 24 hours duration under developed condition is equal or less than the runoff under
existing conditions of the same storm frequency. Both 6 hour and 24hour storm duration
shall be analyzed to determine the detention basin capacities necessary to accomplish the
desired results.
76. All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer. All off-site drainage, if
different from historic flow, shall be conveyed to a public facility, accepted by adjacent
property owners by a letter of drainage acceptance, or conveyed to a drainage easement.
77. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
78. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
79. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
80. Construct streets A and B per City Standard 108 (60’/40’).
81. Construct Sassy Lane per Riverside County Standard 106A Modified (50’/36’).
82. Construct ac pavement to City Standard Local Street Section 108, 1/2 width +12’, on Third
Street, from Conard Avenue to Cambern Avenue.
83. Provide street lighting and show lighting improvements as part of street improvement plans.
Coordinate with Engineering Department for selection of the LS-2 or LS-3 and design
standards and requirements.
84. The developer shall implement mitigation measures identified in the Traffic Analysis dated
January 23, 2007, as specified in this Study to the satisfaction of the City Engineer.
85. Street improvement plans shall be prepared by a Registered Civil Engineer and the plans
shall include curb and gutter, sidewalk, ac pavement, street lighting, median, trail, and
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 12 of 20
3
1
4
6
0
drainage improvements.
86. The developer shall provide signing and striping plans for the required improvements of this
project. The plans shall also incorporate traffic calming measures on local streets.
87. This project shall provide trail and roadway connections to adjacent developments unless
otherwise deemed unfeasible as concurred by the city. The trail cross section shall be per
County standards unless otherwise approved by the City Engineer.
88. If existing improvements are to be modified, the existing improvement plans on file shall be
modified accordingly and approved by the City Engineer prior to issuance of building
permit.
Permitting/Construction
89. An Encroachment Permit shall be obtained prior to any work on City and/or State right-of-
way. The developer shall submit the permit application, required fees and executed
agreements, security and other required documentation prior to issuance.
90. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½" x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
91. The developer shall be responsible for acquiring right-of-ways in which the developer or the
City has no legal title or interest. If the developer is unsuccessful in acquiring such right-of-
ways, the City could assist the developer in the Eminent Domain process at developer’s
cost.
92. All streets shall be constructed per Lake Elsinore City Standards and/or applicable specific
plan. Any deviation from City standards shall be approved by the City Engineer.
Acceptance of Improvements
93. Pay all fair-share contribution for the cost of offsite improvements as identified in this
project’s Traffic Study, dated January 23, 2007. The fair-share cost shall be based on a cost
estimate of the offsite improvements provided by the developer and approved by the City
Engineer.
94. A portion of the required improvements for this development may be covered under the
Traffic Impact Fee (TIF) or Area Drainage Fee program. Request for reimbursement or
credits shall be approved by the City Engineer and based on allowable costs in the fee
program and availability of funds.
95. The developer shall submit a written request for acceptance to the City Engineer.
96. As-built plans shall be completed and signed by the City Engineer.
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 13 of 20
3
1
4
6
0
GRADING
Design
97. Provide written approval of construction activity from the U.S. Department of Fish and Game
and U.S. Army Corp of Engineers.
98. A grading plan signed and stamped by a California Registered Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading) on
the site. The plan shall include separate sheets for erosion control, haul route and traffic
control. The grading submittal shall include all supporting documentation and be prepared
using City standard title block, standard drawings and design manual (available at
www.lake-elsinore.org).
99. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
100. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
101. If the grading plan identifies alterations in the existing drainage patterns as they exit the site,
a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required
prior to issuance of grading permits. All grading that modifies the existing flow patterns
and/or topography shall be approved by the City Engineer.
102. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and/or subsidence zones present on-site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this hazard.
103. Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent
property owners prior to final map approval.
104. The applicant shall accept drainage from the adjacent property owners.
Permit/Construction:
105. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
106. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
107. Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste
Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board
for the National Pollutant Discharge Elimination System (NPDES) program
108. Prior to commencement of grading operations, developer is to provide to the City with a map
of all proposed haul routes to be used for movement of export material. All such routes shall
be subject to the review and approval of the City Engineer. Haul route shall be submitted
prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall be approved by
City Council. (LEMC 15.72.065)
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 14 of 20
3
1
4
6
0
109. Export sites located within the Lake Elsinore City limits must have an active grading permit.
110. Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring
public roads to the baseline condition. A bond may be required to ensure payment of
damages to the public right-of-way, subject to the approval of the City Engineer.
111. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper
than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the
City.
112. A copy of the current SWPPP shall be kept at the project site and be available for review
upon request.
113. Approval of the project Water Quality Management Plan (WQMP) for post construction shall
be received prior to issuance of a grading permit.
114. Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
115. Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development agreement,
Stephens Kangaroo Rat Habitat.
PRIOR TO ISSUANCE OF BUILDING PERMIT
116. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
117. The Parcel or Final Tract Map shall be recorded.
118. All street improvement plans and signing and striping plans shall be completed and
approved by the City Engineer per the Traffic Impact Analysis dated January 23, 2007.
119. The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
PRIOR TO OCCUPANCY
120. All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
121. All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
122. Pay all fair-share contribution for the cost of offsite improvements as identified in this
project’s Traffic Study, dated January 23, 2007. The fair-share cost shall be based on a cost
estimate of the offsite improvements provided by the developer and approved by the City
Engineer.
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 15 of 20
3
1
4
6
0
123. All water and sewer improvements shall be completed in accordance with Water District
requirements.
124. As-built plans for all approved plan sets shall be submitted for review and approval by the
City. The developer/developer/owner is responsible for revising the original mylar plans.
125. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
126. All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
127. All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:
•Final Map(s) - GIS Shape files*, AutoCad file and .tif of recorded map.
•Improvement Plans – GIS Shape files*, and .tif of approved as built mylar.
•Grading Plans - .tif of approved as built mylar.
o *GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
128. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall
be submitted in .tif format on CD to the Engineering Division before final inspection will be
scheduled.
129. Documentation of responsibility for slope maintenance along right-of-ways and open spaces
to be maintained by the HOA or other entity shall be provided in a recordable format and
recorded prior to occupancy/final.
130. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a
certificate of occupancy, developer shall:
•Demonstrate that all structural BMPs have been constructed, installed and are
functioning in conformance with approved plans and specifications and the WQMP;
•Demonstrate that they are prepared to implement all non-structural BMPs included in
the conditions of approval or building/grading permit conditions;
•Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners/occupants.
131. The property owner (aka Legally Responsible Party) shall execute and cause to be recorded
a “Covenant and Agreement” in the form provided by the City to inform future property
owners of the requirement to implement the approved final project-specific WQMP.
132. Developer shall pay all applicable citywide development impact fees in effect at the time of
issuance of building permits, including fees due pursuant to LEMC Section 16.72
(Drainage), Section 16.74 (TIF, DIF, Fire), Section 16.83 (TUMF), and Section 16.85
(MSHCP), and Stephens Kangaroo Rat Habitat. (Modified per 10/17/2017 PC)
COMMUNITY SERVICES DEPARTMENT
133. The developer shall pay Quimby and park Development Impact Fees (DIF), at the rate in
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 16 of 20
3
1
4
6
0
effect at the time of payment.
134. The developer is required to participate in the Public Facility fee program
135. All interior landscape, recreation areas, facilities and/or open space shall be maintained by
the HOA. No park credits shall be given.
136. The HOA shall maintain all park and common landscape areas
CITY OF LAKE ELSINORE FIRE MARSHAL
General Conditions
137.Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility of
the recipient of Fire Department conditions to forward them to all interested parties. The
permit number is required on all correspondence. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Fire Protection Planning Division at 130
S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. The following fire
department conditions shall be implemented in accordance with the Lake Elsinore Municipal
Code and the adopted codes at the time of project building plan submittal, these conditions
are in addition to the adopted code requirements.
138.Blue Dot Reflectors - Blue retro-reflective pavement markers shall be mounted on private
streets, public streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire Dept.
139.Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,500 GPM for 2 hours
duration at 20 PSI residual operating pressure, which must be available before any
combustible material is placed on the job site. Average spacing between hydrants 500’ and
250’ maximum distance from any point on the street or road frontage to hydrant. Standard
Fire hydrants shall be installed (6”x4”x2-1/2”).
140.Standard Fire Hydrants - Standard fire hydrants (6” x 4” x 2-2 1/2”), shall be located not
less than 25 feet or more than 250 feet from any portion of the building as measures along
approved vehicular travel ways. The required fire flow shall be available from any adjacent
hydrant(s) in the system.
141.Fuel Modification Plan - Fuel modification plans shall be provided to the Lake Elsinore Fire
Protection Planning office. Plans shall include fuels modeling and comprehensive details
with regard to the vegetation management plan. The fuels modification zone shall be not
less than 100’ from all structures and may be required to be increased.
142.Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways shall
conform to the City of Lake Elsinore approved roadway standards but in no case shall the
minimum fire department vehicular access be less the following provisions:
1. Twenty-four feet (24’) clear width. Where parking is to be provided, each parking
side shall be provided with eight (8’) additional feet on each side of the fire
department access.
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 17 of 20
3
1
4
6
0
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than 500
feet. [Ord. 529 § 3.2(F), 1973].
3. The required all weather vehicular access shall be able to support no less than
65,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning Radius shall be 24’ inside and 45’ outside for all access roads.
143.Secondary Access - In the interest of Public Safety, this project shall provide an Alternate
or Secondary Access. Said access shall be constructed in accordance to the City of Lake
Elsinore Engineering Department standards to accommodate full fire response and
community evacuation.
144.Automatic / Manual Gates- Gate entrances shall be at least two feet wider than the width
of the traffic lane(s) serving that gate and no less than 20 feet wide. 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 without obstructing traffic on the road. Where a one-way
road with a single traffic lane provides access to a gate entrance, a 40 foot turning radius
shall be used. Gate access shall be equipped with a rapid entry system. Plans shall be
submitted to the Fire Department for approval prior to installation. Automatic/manual gate
pins shall be rated with shear pin force, not to exceed 30 foot pounds. Automatic gates shall
be equipped with emergency backup power. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system. Contact the Fire Planning Office for
current plan check fees.
145.Separation of Occupancy- A fire barrier wall for the separation of occupancies is required
per the California Building Code. Fire walls, fire barriers, fire partitions, smoke barriers, and
smoke partitions or any other wall required to have protected openings or penetrations shall
be effectively and permanently identified with signs or stenciling. Such identification shall
be located in accessible concealed floor, floor ceiling or attic spaces repeated at intervals
not exceeding 30 feet along the wall, and include lettering not less than 0.5 inch in height,
incorporating the suggested wording “FIRE AND/OR SMOKE BARRIER-PROTECT ALL
OPENINGS,” or other wording.
Prior to Building Permit Issuance
146.Plan Check Fee- Building plan check fees shall be made payable to the “City of Lake
Elsinore”, and shall be submitted to the Fire Department at the time of plan submittal.
147.Water System Plans - Applicant and/or developer shall separately submit 2 sets of water
system plans to the Fire Department for review. Plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will
be signed by the Fire Department after review and approval. Two (2) copies of the signed
and approved water plans shall be returned to the Fire Department before release of a
building permit.
148.Prior to Building Construction Verification - This project shall be inspected and approved
by the Fire Marshal or designee prior to bringing combustible materials on site. During such
inspection all permanent road signs shall be in place, all hydrants shall on operating and
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 18 of 20
3
1
4
6
0
approved for use by the water purveyor, and all permanent road surfaces shall be completed
including primary and secondary access circulation.
Prior to Building Final Inspection
149.Residential Fire Sprinkler Systems for Single family and two-family 13D - Install a
complete fire sprinkler system designed in accordance with California Residential Code,
California Fire Code and adopted standards. A C-16 licensed contractor must submit plans,
along with the current fee, to the Fire Department for review and approval prior to installation.
150.Designated Fire Lanes - The applicant shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting and/ or
signs.
151.Display Boards- Display Boards will be as follows: Each complex shall have an
illumi9nated diagrammatic representation of the actual layout which shows name of
complex, all streets, building designators, unit members, and fire hydrant locations within
dimension and located next to roadway access.
152.Multi-family Residential Knox Rapid Entry box- A rapid entry Knox Box shall be installed
on the outside of the building. Key(s) shall have durable and legible tags affixed for
identification of the correlating common space/electrical rooms. Special forms are available
from this office for ordering the Knox box. If the building/facility is protected with a fire alarm
or burglar alarm system, it is recommended that the lock box be “tamper” monitored.
153.Fire Extinguishers (Multi-Family)- Minimum installation of portable fire extinguishers
complying with Section 906 of the 2013 California Fire Code with a minimum rating of 2A-
10BC and signage. Fire Extinguishers located in public areas shall be in recessed cabinets
mounted 48” to center above floor level with maximum 4” projection from the wall. Contact
Fire Department for proper placement of equipment prior to installation.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
154. Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Conditional
Use Permit (as applicable), the applicant shall annex into Community Facilities District No.
2015-1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello-Roos Community
Facilities District to offset the annual negative fiscal impacts of the project on public safety
operations and maintenance issues in the City. Alternatively, the applicant may propose
alternative financing mechanisms to fund the annual negative fiscal impacts of the project
with respect to Public Safety services. Applicant shall make a non-refundable deposit of
$15,000, or at the current rate in place at the time of annexation toward the cost of
annexation, formation or other mitigation process, as applicable. (Modified per 1/28/2020
CC)
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
155. Prior to approval of the Final Map, Parcel Map, Residential Design Review, Conditional Use
Permit or building permit (as applicable), the applicant shall annex into the Community
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 19 of 20
3
1
4
6
0
Facilities District No. 2015-2 (Maintenance Services) to fund the on-going operation and
maintenance of the public right-of-way landscaped areas and neighborhood parks to be
maintained by the City and for street lights in the public right-of-way for which the City will
pay for electricity and a maintenance fee to Southern California Edison, including parkways,
open space and public storm drains constructed within the development and federal NPDES
requirements to offset the annual negative fiscal impacts of the project. Alternatively, the
applicant may propose alternative financing mechanisms to fund the annual negative fiscal
impacts of the project with respect to Maintenance Services. Applicant shall make a non-
refundable deposit of $15,000, or at the current rate in place at the time of annexation toward
the cost of annexation, formation or other mitigation process, as applicable. (Modified per
1/28/2020 CC)
MITIGATION MONITORING AND REPORTING PROGRAM
156. The applicant shall comply with the Mitigation Monitoring & Reporting Program (MMRP) for
Mitigated Negative Declaration No. 2007-01 for Ramsgate Specific Plan No. 89-1, Revision
No. 6, which was adopted for this project.
TTM 37381
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 20 of 20
3
1
4
6
0
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the City Council of the City of Lake Elsinore on _______________. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
Applicant’s Initials: _____ Page 1 of 19
CONDITIONS OF APPROVAL
(New text underlined and deletions in strikethrough)
PROJECT: TTM 37382
PROJECT NAME:Wasson Canyon
PROJECT LOCATION:APNs: 347-330-022, 023, 066, 347-360-001, 002,
377-100-006, 009, and 010
APPROVAL DATE:November 14, 2017
EOT1 APPROVAL DATE:January 28, 2020
EOT2 APPROVAL DATE:June 13, 2023
EXPIRATION DATE:May 14, 2024
GENERAL
1.Tentative Tract Map No. 37382 is a subdivision of 55.06 acres into 199 single-family
residential lots (ranging in size from 4,600 sq. ft. to 17,445 sq. ft.) and 23 lettered lots for a
5.6-acre park, open space, utility easements, and water quality/detention basins. The
project site is located southeasterly of Highway 74, westerly of Rosetta Canyon Drive,
northeasterly of Cambern Avenue, on the southern side of Third Street within the Ramsgate
Specific Plan. (APNs: 347-330-022, 023, 066, 347-360-001, 002, 377-100-006, 009, and
010).
2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of Tentative Tract
Map No. 37382, which action is bought within the time period provided for in California
Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section
21167, including the approval, extension or modification of Tentative Tract Map No. 37382
or any of the proceedings, acts or determinations taken, done, or made prior to the decision,
or to determine the reasonableness, legality or validity of any condition attached thereto.
The Applicant's indemnification is intended to include, but not be limited to, damages, fees
and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation,
including without limitation attorneys' fees, penalties and other costs, liabilities and
expenses incurred by Indemnitees in connection with such proceeding. The City will
promptly notify the applicant of any such claim, action, or proceeding against the City. If the
project is challenged in court, the City and the applicant shall enter into formal defense and
indemnity agreement, consistent with this condition.
3.Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4.Tentative Tract Map No. 37382 will expire November 14, 2021 May 14, 2024 unless within
that period of time a Final Map has been filed with the County Recorder, or an extension of
time is granted by the City of Lake Elsinore City Council in accordance with the State of
California Subdivision Map Act and applicable requirements of the Lake Elsinore Municipal
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 2 of 19
3
1
4
6
1
Code.
5.Tentative Tract Map No. 37382 shall comply with the State of California Subdivision Map
Act, the Ramsgate Specific Plan No. 89-1, Revision No. 6 (RSP #6), and applicable
requirements set forth in the Lake Elsinore Municipal Code (LEMC), unless modified by
approved Conditions of Approval.
6.The applicant shall provide all project-related on-site and off-site improvements as required
by these Conditions of Approval.
7.All future development proposals shall be reviewed by the City on a project by project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
8.The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF) per Section 16.74 of the LEMC, Transportation Uniform Mitigation Fees
(TUMF) per LEMC Section 16.83, (ii) Area Drainage Fees per LEMC Section 16.72, (iii)
MSHCP Fees per LEMC Section 16.85, (iv) Stephens Kangaroo Habitat Fee (K-Rat) per
Chapter 19.04 of LEMC, (vii) Capital Improvement Impact/Mitigation Fees, and (viii) Plan
Check and Permit fees, at the rate in effect at the time of payment . (Modified per 1/28/2020
CC)
Prior to Recordation of Final Tract Map
9.All lots shall comply with minimum standards set forth in the Ramsgate Specific Plan No.
89-1, Revision No. 6 (RSP #6).
10.A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
11.Street names within the subdivision shall be reviewed and approved by the Community
Development Director or designee.
12.All of the project improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
13.The applicant shall meet all the requirements of the Elsinore Valley Municipal Water District
(EVMWD).
14.Prior to recordation of a Final Map, the applicant shall initiate and complete the formation of
a Homeowner’s Association (HOA) which shall be approved by the City. All Association
documents shall be submitted for review and approval by City Planning, Engineering and
the City Attorney and upon City approval shall be recorded. Such documents shall include
the Articles of Incorporation for the Association and Covenants, Conditions and Restrictions
(CC&Rs).
a. At a minimum, all recreation and park areas (except public parks), all natural slopes and
open space, all graded slopes abutting public street rights-of-way which are not part of
residential lots, up slopes from public rights-of-way within private lots and all private
streets, and all drainage basins shall be maintained by the Homeowner’s Association
(HOA).
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 3 of 19
3
1
4
6
1
Prior to Design Review Approval
15.All future structural development associated with this map requires separate Design Review
approval pursuant to the provisions of LEMC Chapter 17.184.
16.The following architectural details shall be provided:
•All front fence returns shall be decorative masonry walls. Wood fences will not be
allowed along the front elevation. Wood, vinyl or steel (wrought iron or aluminum)
gates are allowed in order to allow access to rear yards.
•The applicant shall provide four-sided articulation. Architectural enhancements and
treatments shall be provided on all residential elevations (front, rear and side) visible
from streets and other public views.
•All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall be
allowed.
Prior to Issuance of Grading Permits/Building Permits
17.Prior to the issuance of a grading permit, the project applicant shall obtain all necessary
State and Federal permits, approvals, or other entitlements, including obtaining the
necessary authorizations from the regulatory agencies for proposed impacts to jurisdictional
waters. Authorizations may include a Section 404 Permit from the U.S. Army Corps of
Engineers, a Section 1602 Streambed Alteration Agreement from the California Department
of Fish and Wildlife, and a Section 401 Water Quality Certification/Waste Discharge
Requirement from the Regional Water Quality Control Board.
18.Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan
addressing the following:
•Show that a masonry or decorative block wall will be constructed along the entire tract
boundary.
•Show materials, colors, and heights of rear, side and front walls/fences for proposed
lots.
•Show the location of all wood, vinyl or steel (wrought iron or aluminum) gates placed
within the front return walls.
•Show that side walls for corner lots shall be decorative masonry block walls.
•Show that those materials provided along the front elevations (i.e. brick, stone, etc.)
will wrap around the side elevation and be flush with the front return walls.
19.Signs are not part of this project approval. All signage shall be subject to Planning Division
or Planning Commission review and approval prior to installation.
20.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and construction activity. The applicant shall place a weatherproof 3’ X
3’ sign at the entrance to the project site identifying the approved days and hours of
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 4 of 19
3
1
4
6
1
construction activity. Site preparation activity and construction shall not commence before
7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work
and similar interior construction may be conducted on Saturdays and may commence no
earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not
take place on Sunday, or any Legal Holidays. The sign shall identify the name and phone
number of the development manager to address any complaints.
21.Prior to issuance of a building permit, building plans for the Model Home Complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped-accessible bathroom.
22.Construction phasing shall be implemented in accordance with the approved Phasing Plan
which avoids construction traffic from entering occupied neighborhoods within the tract.
23.A cash bond shall be required for the Model Home Complex. This bond is to guarantee
removal of the temporary fencing material, parking lot, etc. that have been placed onsite for
the Model Home Complex. The bond will be released after removal of the materials and the
site is adequately restored, subject to the approval of the Community Development Director
or designee.
24.A cash bond shall be required for any garage conversion of the model(s). Bonds will be
released after removal of all temporary materials and the site is adequately restored, subject
to the approval of the Community Development Director or designee.
25.A cash bond shall be required for any construction trailers used during construction. Bonds
will be released after removal of trailers, subject to the approval of the Community
Development Director or designee.
26.The applicant shall meet all requirements of the providing electric utility company The
applicant shall satisfy easement concerns as noted in the Southern California Edison
correspondence dated March 22, 2007.
27.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of each building permit.
28.Prior to the issuance of a building permit, the applicant shall pay the City’s Multiple Species
Habitat Conservation Plan (MSHCP) Local Development Mitigation Fee, at the rate in effect
at the time of payment.
29.Prior to the issuance of a building permit, the applicant shall pay the Stephens' Kangaroo
Rat mitigation fee in accordance with the Stephens' Kangaroo Rat Habitat Conservation
Plan.
30.The project shall connect to water and sewer and meet all requirements of the Elsinore
Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans
to the EVMWD and shall incorporate all district conditions and standards.
31.All mechanical and electrical equipment associated with the residences shall be ground
mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened behind fence returns, subject to the approval
of the Community Development Director, prior to issuance of building permit.
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 5 of 19
3
1
4
6
1
32.All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation systems to provide 100 percent planting coverage using a
combination of drip and conventional irrigation methods. Construction Landscape &
Irrigation drawings shall be prepared, reviewed by the City's Landscape Architect Consultant
and approved by the Community Development Director or designee. A Cost Estimate for
materials and labor shall also be submitted for review and approval. A Landscape Plan
Check fee will be charged prior to final landscape approval based on the Consultant's fee,
inspection, permits and administration fees.
•The applicant shall replace any street trees harmed during construction, in
conformance with the City's Street Tree List, at a maximum of 30 feet apart and at
least 24-inch box in size.
•Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
•The applicant shall ensure a clear line of sight at ingress/egress points by providing
plantings within 15 feet of ingress/egress points whose height does not exceed two (2)
feet and whose canopy does not fall below six feet.
•The landscape plan shall provide for California native drought-tolerant ground cover,
shrubs, and trees. Special attention shall be given to use of Xeriscape or drought
resistant plantings with combination drip irrigation system to prevent excessive
watering.
•No front-yard grass turf landscaping will be installed.
•All landscape improvements shall be bonded with a ten percent (10%) Faithful
Performance Bond of the approved estimated labor and materials cost for all planting.
The bond shall remain in effect for one year from Certificate of Occupancy.
•All landscaping and irrigation shall be installed within an affected portion of any phase
at the time a certificate of occupancy is requested for any building.
•All Model Homes shall be Xeriscaped and signage provided identifying Xeriscape
landscaping. Xeriscape is a method of landscape design that minimizes water use by:
1) Implementing hydrozones;
2) Eliminating high and medium water-use plant material as identified by Water Use
Classifications of Landscape Species (WUCOLS) (such as turf) and incorporates
low to very low water-efficient (“drought-tolerant” / climate-appropriate) plants;
3) Requires an efficient irrigation system that includes:
a. ET-Based (“Smart irrigation”) controller(s) with weather-sensing, automatic
shut-off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
i. Low-volume point-source irrigation (such as drip irrigation and bubblers) for
all shrub planter areas (maximum of 3:1 slope) with a minimum irrigation
efficiency of 0.90 ; and/or
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 6 of 19
3
1
4
6
1
ii. Rotor-type nozzles for areas greater than ten (10) feet wide, for slopes 3:1
and greater, AND with a minimum irrigation efficiency of 0.71.
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation.
•The Final landscape plan shall be consistent with any approved site and/or plot plan.
•The Final landscape plan shall include planting and irrigation details.
•All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
•All landscaping and irrigation shall comply with the water-efficient landscaping
requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape
Requirements), as adopted and any amendments thereto.
ENGINEERING DIVISION
General
33.All slopes and landscaping within public right-of-way shall be maintained by the property
owner or property owner’s association or another maintenance entity approved by the City
Council.
34.All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way shall be owned and maintained by property owner
or property owner’s association.
35.All storm drain system pipes with diameter greater than 36” shall be plan checked and
maintained by Riverside County Flood Control District.
36.The developer shall provide a copy of an encroachment permit or any approval documents
from the Riverside County Flood Control District and/or Caltrans for encroaching, grading,
or discharging into County flood control facilities or Caltrans right of way.
37.This project shall comply with the recommendations of the traffic study prepared by Urban
Crossroads dated January 23, 2007.
38.In accordance with the City’s Franchise Agreement for waste disposal & recycling, the
developer shall be required to contract with CR&R Inc. for removal and disposal of all waste
material, debris, vegetation and other rubbish generated during cleaning, demolition, clear
and grubbing or all other phases of construction.
39.Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 7 of 19
3
1
4
6
1
40.Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds,
shall require approval and necessary permits from respective Federal and/or State
agencies.
41.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
FEES
42.The developer shall pay all Engineering Division assessed, Development Impact Fees, Plan
Check and Permit fees (LEMC 16.34) prior to the issuance of a building permit consistent
with Condition No. 8. Applicable Engineering Division assessed Development Impact Fees
include: Railroad Canyon Road Benefit District, Stephens Kangaroo Habitat Fee (K-Rat),
Traffic Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Area
Drainage Fee. (Modified per 1/28/2020 CC)
43.Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
STORMWATER MANAGEMENT / POLLUTANT PREVENTION / NPDES
Design
44.The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include but
are not limited to:
•General Permit – Construction
•Deminimus Discharges
•MS4
45.A Water Quality Management Plan (WQMP) (preliminary and final) shall be prepared using
the Santa Ana Region 8 approved template and guidance and submitted for review and
approval to the City. The Preliminary WQMP shall be approved by the City prior to Planning
Commission; the Final WQMP shall be approved by the City prior to rough or precise grading
plan approval and issuance of ANY permit for construction.
46.Any portion of the DCV that is not infiltrated, harvested and used, evapotranspired, and/or
biotreated shall be treated and discharged in accordance with the requirements set forth in
Section XII.G.
47.The Final WQMP shall document the following:
•Detailed site and project description.
•Potential stormwater pollutants.
•Post-development drainage characteristics.
•Low Impact Development (LID) BMP selection and analysis.
•Structural and Non-Structural source control BMPs.
•Treatment Control BMPs
•Site design and drainage plan (BMP Exhibit).
•Documentation of how vector issues are addressed in the BMP design, operation and
maintenance.
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 8 of 19
3
1
4
6
1
•GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
•HCOC – demonstrate that discharge flow rates, velocities, duration and volume for the
post construction condition from a 2 year and 10 year, 24 hour rainfall event will not
cause adverse impacts on downstream erosion and receiving waters, or measures are
implemented to mitigate significant adverse impacts downstream public facilities and
water bodies. Evaluation documentation shall include pre-and post-development
hydrograph volumes, time of concentration and peak discharge velocities, construction
of sediment budgets, and a sediment transport analysis.
•Operations and Maintenance Plan and Agreement as well as documentation of
formation of funding district for long term maintenance cost.
48.The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design,
where feasible, to treat the pollutants of concern identified for the project, in the following
manner (from highest to lowest priority): (Section XII.E.2, XII.E3, and XII.E.7).
•Preventatives measures (these are mostly non-structural measures, e.g., minimizing
impervious areas, conserving natural areas, minimizing directly connected impervious
areas, etc.)
•The Project shall in the order presented, infiltrate, harvest and use, evapotranspire
and/or bio-treat the Design Capture Volume (DCV).
•The Project shall consider a properly engineered and maintained bio-treatment system
only if infiltration, harvesting and use and evapotranspiration cannot be feasibly
implemented at the project site.
•Any portion of the DCV that is not infiltrated, harvested and used, evapo-transpired,
and/or bio-treated shall be treated and discharged in accordance with the
requirements set forth in Section XII.G.
49.Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
50.Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
51.If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant
shall obtain certification through the Santa Ana Regional Water Quality Control Board and
provide a copy to the Engineering Division.
52.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker.
53.The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
54.Multi-family and/or high density residential developments shall implement full trash capture
methods/devises approved by the Regional Water Quality Control Boards.
Construction
55.A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction Permit) and compliance with the Green Building Code for sediment and
erosion control are required for this project.
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 9 of 19
3
1
4
6
1
56.Prior to grading or building permit for construction or demolition and/or weed abatement
activity projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of
the notification of the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at
the project site, updated, and be available for review upon request.
57.Erosion & Sediment Control – ALL PROJECTS - Prior to the issuance of any grading or
building permit for construction or demolition, the applicant shall submit for review and
approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet
of the grading plan submittal to demonstrate compliance with the City’s NPDES Program
and state water quality regulations for grading and construction activities. The Erosion and
Sediment Control Plan shall identify how all construction materials, wastes, grading or
demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property
covered, stored and secured to prevent transport into local drainages or waters by wind,
rain, tracking, or dispersion. The plan shall also describe how the project will ensure that all
BMPs will be maintained during construction of any future right of ways. A copy of the plan
shall be incorporated into the SWPPP as applicable, kept updated as needed to address
changing circumstances of the project site, be kept at the project site and available for
review upon request.
58.Minimum BMP’s as identified by the City shall be implemented by all projects.
Post-Construction
59.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction, MS4, etc. to
include:
•Demonstrate that the project has complied with all non-structural BMPs described in
the project’s WQMP.
•Provide signed, notarized certification from the engineer of work that the structural
BMP’s identified in the project’s WQMP are installed in conformance with approved
plans and specifications and operational.
•The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall (1)
describe the long-term operation and maintenance requirements for BMPs identified in
the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation
and maintenance of the referenced BMPs; (3) describe the mechanism for funding the
long-term operation and maintenance of the referenced BMPS; and (4) provide for
annual certification of water quality facilities by a registered civil engineer. The City
format shall be used.
•Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&R.
•Provide documentation of annexation into a CFD for funding of facilities to be
maintained by the City.
•Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or
CC&R’s attached) are available for the HOA.
•Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve
(12) months after the issuance of a Certificate of Use and/or Occupancy for the project
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 10 of 19
3
1
4
6
1
to verify compliance with the approved WQMP and O&M Plan. A signed/sealed
certification from the engineer of work dated 12 months after CofO will be considered
in lieu of a Special Investigation by the City.
•Provide the City with a digital .pdf copy of the Final WQMP.
FINAL TRACT OR PARCEL MAP
60.The developer shall submit for plan check review and approval a final map.
61.Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any permits.
62.Prior to City Council approval of the final Tract Map the developer shall, in accordance with
Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted.
63.The Final Tract Map or Parcel Map shall include the phasing boundaries consistent with the
parcels of the Tentative Tract or Parcel Map. The phasing boundaries or parcels shall be
processed as separate tract maps.
UTILITIES
64.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the property owner or his agent.
65.All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake
Elsinore Municipal Code (LEMC)
66.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.
67.The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
68.The developer shall submit a copy of the "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.
IMPROVEMENTS
Design
69.The development of each Planning Area or Phase shall be subject for specific review and
conditions of approval.
70.Sight distance into and out of the project location shall comply with CALTRANS Standards.
71.The developer shall install permanent bench marks per City of Lake Elsinore Standards and
at locations to be determined by City Engineer.
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 11 of 19
3
1
4
6
1
72.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
73.The developer shall coordinate with Riverside Transit Authority for location and installation
of bus transit facilities.
74.10-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 are exceeded,
drainage facilities shall be provided.
75.All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
76.A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and onsite
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-yr storm of 6 hours
or 24 hours duration under developed condition is equal or less than the runoff under
existing conditions of the same storm frequency. Both 6 hour and 24hour storm duration
shall be analyzed to determine the detention basin capacities necessary to accomplish the
desired results.
77.All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer. All off-site drainage, if
different from historic flow, shall be conveyed to a public facility, accepted by adjacent
property owners by a letter of drainage acceptance, or conveyed to a drainage easement.
78.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
79.The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
80.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
81.Construct streets D, E, F, G, H, I, and K per City Standard 108 (60’/40’).
82.Construct streets J and N per Riverside County Standard 106A Modified (50’/36’).
83.Construct ac pavement to City Standard Local Street Section 108, 1/2 width +12’, on Third
Street, from Conard Avenue to Cambern Avenue.
84.Construct half-width + 19’ improvements on the east side of Cambern Avenue, from Third
Street, along the project frontage, to the project boundary per City Secondary Highway
Standard 104 (90’/70’).
85.Provide street lighting and show lighting improvements as part of street improvement plans.
Coordinate with Engineering Department for selection of the LS-2 or LS-3 and design
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 12 of 19
3
1
4
6
1
standards and requirements.
86.The developer shall implement mitigation measures identified in the Traffic Analysis dated
January 23, 2007, as specified in this Study to the satisfaction of the City Engineer.
87.Street improvement plans shall be prepared by a Registered Civil Engineer and the plans
shall include curb and gutter, sidewalk, ac pavement, street lighting, median, trail, and
drainage improvements.
88.The developer shall provide signing and striping plans for the required improvements of this
project. The plans shall also incorporate traffic calming measures on local streets.
89.This project shall provide trail and roadway connections to adjacent developments unless
otherwise deemed unfeasible as concurred by the city. The trail cross section shall be per
County standards unless otherwise approved by the City Engineer.
90.If existing improvements are to be modified, the existing improvement plans on file shall be
modified accordingly and approved by the City Engineer prior to issuance of building
permit.
Permitting/Construction
91.An Encroachment Permit shall be obtained prior to any work on City and/or State right-of-
way. The developer shall submit the permit application, required fees and executed
agreements, security and other required documentation prior to issuance.
92.All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½" x 11" Mylar) shall be submitted to the Engineering Division before final
inspection of public works improvements will be scheduled and approved.
93.The developer shall be responsible for acquiring right-of-ways in which the developer or the
City has no legal title or interest. If the developer is unsuccessful in acquiring such right-of-
ways, the City could assist the developer in the Eminent Domain process at developer’s
cost.
94.All streets shall be constructed per Lake Elsinore City Standards and/or applicable specific
plan. Any deviation from City standards shall be approved by the City Engineer.
Acceptance of Improvements
95.Pay all fair-share contribution for the cost of offsite improvements as identified in this
project’s Traffic Study, dated January 23, 2007. The fair-share cost shall be based on a cost
estimate of the offsite improvements provided by the developer and approved by the City
Engineer.
96.A portion of the required improvements for this development may be covered under the
Traffic Impact Fee (TIF) or Area Drainage Fee program. Request for reimbursement or
credits shall be approved by the City Engineer and based on allowable costs in the fee
program and availability of funds.
97.The developer shall submit a written request for acceptance to the City Engineer.
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 13 of 19
3
1
4
6
1
98.As-built plans shall be completed and signed by the City Engineer.
GRADING
Design
99.Provide written approval of construction activity from the U.S. Department of Fish and Game
and U.S. Army Corp of Engineers.
100.A grading plan signed and stamped by a California Registered Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading) on
the site. The plan shall include separate sheets for erosion control, haul route and traffic
control. The grading submittal shall include all supporting documentation and be prepared
using City standard title block, standard drawings and design manual (available at
www.lake-elsinore.org).
101.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
102.The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
103.If the grading plan identifies alterations in the existing drainage patterns as they exit the site,
a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required
prior to issuance of grading permits. All grading that modifies the existing flow patterns
and/or topography shall be approved by the City Engineer.
104.A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and/or subsidence zones present on-site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this hazard.
105.Applicant shall obtain all necessary off-site easements for off-site grading from the adjacent
property owners prior to final map approval.
106.The applicant shall accept drainage from the adjacent property owners.
Permit/Construction:
107.Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
108.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
109.Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste
Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board
for the National Pollutant Discharge Elimination System (NPDES) program
110.Prior to commencement of grading operations, developer is to provide to the City with a map
of all proposed haul routes to be used for movement of export material. All such routes shall
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 14 of 19
3
1
4
6
1
be subject to the review and approval of the City Engineer. Haul route shall be submitted
prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall be approved by
City Council. (LEMC 15.72.065)
111.Export sites located within the Lake Elsinore City limits must have an active grading permit.
112.Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring
public roads to the baseline condition. A bond may be required to ensure payment of
damages to the public right-of-way, subject to the approval of the City Engineer.
113.All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper
than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the
City.
114.A copy of the current SWPPP shall be kept at the project site and be available for review
upon request.
115.Approval of the project Water Quality Management Plan (WQMP) for post construction shall
be received prior to issuance of a grading permit.
116.Submit an approved environmental clearance document to the Engineering Division. This
approval shall identify and clear all proposed grading activity anticipated for this project.
117.Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development agreement,
Stephens Kangaroo Rat Habitat.
PRIOR TO ISSUANCE OF BUILDING PERMIT
118.Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
119.The Parcel or Final Tract Map shall be recorded.
120.All street improvement plans and signing and striping plans shall be completed and
approved by the City Engineer per the Traffic Impact Analysis dated January 23, 2007.
121.The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan
Check fees (LEMC 16.34).
PRIOR TO OCCUPANCY
122.All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
123.All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
124.Pay all fair-share contribution for the cost of offsite improvements as identified in this
project’s Traffic Study, dated January 23, 2007. The fair-share cost shall be based on a cost
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 15 of 19
3
1
4
6
1
estimate of the offsite improvements provided by the developer and approved by the City
Engineer.
125.All water and sewer improvements shall be completed in accordance with Water District
requirements.
126.As-built plans for all approved plan sets shall be submitted for review and approval by the
City. The developer/developer/owner is responsible for revising the original mylar plans.
127.In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
128.All final studies and reports, grade certifications, monument certifications (with tie notes
delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc.
129.All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:
•Final Map(s) - GIS Shape files*, AutoCad file and .tif of recorded map.
•Improvement Plans – GIS Shape files*, and .tif of approved as built mylar.
•Grading Plans - .tif of approved as built mylar.
o *GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
130.Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall
be submitted in .tif format on CD to the Engineering Division before final inspection will be
scheduled.
131.Documentation of responsibility for slope maintenance along right-of-ways and open spaces
to be maintained by the HOA or other entity shall be provided in a recordable format and
recorded prior to occupancy/final.
132.Prior to grading or building permit close-out and/or the issuance of a certificate of use or a
certificate of occupancy, developer shall:
•
•Demonstrate that all structural BMPs have been constructed, installed and are
functioning in conformance with approved plans and specifications and the WQMP;
•Demonstrate that they are prepared to implement all non-structural BMPs included in
the conditions of approval or building/grading permit conditions;
•Demonstrate that an adequate number of copies of the approved project specific
WQMP are available for the future owners/occupants.
133.The property owner (aka Legally Responsible Party) shall execute and cause to be recorded
a “Covenant and Agreement” in the form provided by the City to inform future property
owners of the requirement to implement the approved final project-specific WQMP.
134.Developer shall pay all applicable citywide development impact fees in effect at the time of
issuance of building permits, including fees due pursuant to LEMC Section 16.72
(Drainage), Section 16.74 (TIF, DIF, Fire), Section 16.83 (TUMF), and Section 16.85
(MSHCP), and Stephens Kangaroo Rat Habitat. (Modified per 10/17/2017 PC)
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 16 of 19
3
1
4
6
1
COMMUNITY SERVICES DEPARTMENT
135.The developer shall pay Quimby and park Development Impact Fees (DIF), at the rate in
effect at the time of payment.
136.The developer is required to participate in the Public Facility fee program.
137.All interior landscape, recreation areas, facilities and/or open space shall be maintained by
the HOA. No park credits shall be given.
138.The HOA shall maintain all park and common landscape areas.
CITY OF LAKE ELSINORE FIRE MARSHAL
General Conditions
139.Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility of
the recipient of Fire Department conditions to forward them to all interested parties. The
permit number is required on all correspondence. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Fire Protection Planning Division at 130
S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. The following fire
department conditions shall be implemented in accordance with the Lake Elsinore Municipal
Code and the adopted codes at the time of project building plan submittal, these conditions
are in addition to the adopted code requirements.
140.Blue Dot Reflectors - Blue retro-reflective pavement markers shall be mounted on private
streets, public streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire Dept.
141.Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,500 GPM for 2 hours
duration at 20-PSI residual operating pressure, which must be available before any
combustible material is placed on the job site. Average spacing between hydrants 500’ and
250’ maximum distance from any point on the street or road frontage to hydrant. Standard
Fire hydrants shall be installed (6”x4”x2-1/2”).
142.Standard Fire Hydrants - Standard fire hydrants (6” x 4” x 2-2 1/2”), shall be located not
less than 25 feet or more than 250 feet from any portion of the building as measures along
approved vehicular travel ways. The required fire flow shall be available from any adjacent
hydrant(s) in the system.
143.Fuel Modification Plan - Fuel modification plans shall be provided to the Lake Elsinore Fire
Protection Planning office. Plans shall include fuels modeling and comprehensive details
with regard to the vegetation management plan. The fuels modification zone shall be not
less than 100’ from all structures and may be required to be increased.
144.Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways shall
conform to the City of Lake Elsinore approved roadway standards but in no case shall the
minimum fire department vehicular access be less the following provisions:
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 17 of 19
3
1
4
6
1
1. Twenty-four feet (24’) clear width. Where parking is to be provided, each parking
side shall be provided with eight (8’) additional feet on each side of the fire
department access.
2. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than 500
feet. [Ord. 529 § 3.2(F), 1973].
3. The required all weather vehicular access shall be able to support no less than
65,000 lbs. over 2 axles.
4. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
5. Turning Radius shall be 24’ inside and 45’ outside for all access roads.
145.Secondary Access - In the interest of Public Safety, this project shall provide an Alternate
or Secondary Access. Said access shall be constructed in accordance to the City of Lake
Elsinore Engineering Department standards to accommodate full fire response and
community evacuation.
146.Automatic / Manual Gates - Gate entrances shall be at least two feet wider than the width
of the traffic lane(s) serving that gate and no less than 20 feet wide. 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 without obstructing traffic on the road. Where a one-way
road with a single traffic lane provides access to a gate entrance, a 40 foot turning radius
shall be used. Gate access shall be equipped with a rapid entry system. Plans shall be
submitted to the Fire Department for approval prior to installation. Automatic/manual gate
pins shall be rated with shear pin force, not to exceed 30 foot pounds. Automatic gates shall
be equipped with emergency backup power. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system. Contact the Fire Planning Office for
current plan check fees.
Prior to Building Permit Issuance
147.Plan Check Fee - Building plan check fees shall be made payable to the “City of Lake
Elsinore”, and shall be submitted to the Fire Department at the time of plan submittal.
148.Water System Plans - Applicant and/or developer shall separately submit 2 sets of water
system plans to the Fire Department for review. Plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will
be signed by the Fire Department after review and approval. Two (2) copies of the signed
and approved water plans shall be returned to the Fire Department before release of a
building permit.
149.Prior to Building Construction Verification - This project shall be inspected and approved
by the Fire Marshal or designee prior to bringing combustible materials on site. During such
inspection all permanent road signs shall be in place, all hydrants shall on operating and
approved for use by the water purveyor, and all permanent road surfaces shall be completed
including primary and secondary access circulation.
Prior to Building Final Inspection
150.Residential Fire Sprinkler Systems for Single family and two-family 13D - Install a
complete fire sprinkler system designed in accordance with California Residential Code,
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 18 of 19
3
1
4
6
1
California Fire Code and adopted standards. A C-16 licensed contractor must submit plans,
along with the current fee, to the Fire Department for review and approval prior to installation.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
151.Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Conditional
Use Permit (as applicable), the applicant shall annex into Community Facilities District No.
2015-1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello-Roos Community
Facilities District to offset the annual negative fiscal impacts of the project on public safety
operations and maintenance issues in the City. Alternatively, the applicant may propose
alternative financing mechanisms to fund the annual negative fiscal impacts of the project
with respect to Public Safety services. Applicant shall make a non-refundable deposit of
$15,000, or at the current rate in place at the time of annexation toward the cost of
annexation, formation or other mitigation process, as applicable. (Modified per 1/28/2020
CC)
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
152.Prior to approval of the Final Map, Parcel Map, Residential Design Review, Conditional Use
Permit or building permit (as applicable), the applicant shall annex into the Community
Facilities District No. 2015-2 (Maintenance Services) to fund the on-going operation and
maintenance of the public right-of-way landscaped areas and neighborhood parks to be
maintained by the City and for street lights in the public right-of-way for which the City will
pay for electricity and a maintenance fee to Southern California Edison, including parkways,
open space and public storm drains constructed within the development and federal NPDES
requirements to offset the annual negative fiscal impacts of the project. Alternatively, the
applicant may propose alternative financing mechanisms to fund the annual negative fiscal
impacts of the project with respect to Maintenance Services. Applicant shall make a non-
refundable deposit of $15,000, or at the current rate in place at the time of annexation toward
the cost of annexation, formation or other mitigation process, as applicable. (Modified per
1/28/2020 CC)
MITIGATION MONITORING AND REPORTING PROGRAM
153.The applicant shall comply with the Mitigation Monitoring & Reporting Program (MMRP) for
Mitigated Negative Declaration No. 2007-01 for Ramsgate Specific Plan No. 89-1, Revision
No. 6, which was adopted for this project.
TTM 37382
Conditions of Approval City Council: June 13, 2023 (2nd EOT)
Applicant’s Initials: _____ Page 19 of 19
3
1
4
6
1
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the City Council of the City of Lake Elsinore on _______________. I also acknowledge that all
Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number: