HomeMy WebLinkAboutPA 2018-95 - Exhibit E CofAApplicant’s Initials: _____ Page 1 of 16
CONDITIONS OF APPROVAL
RESOLUTION: 2020-XX
PROJECT: TTM 36636 and VTTM 35001
PROJECT NAME: Alberhill Ridge
PROJECT LOCATION: APNs: 389-020-062, 064, 389-080-055, 056, 390-
130-026, 028, 390-160-003, 006, 390-190-014, 015,
017, 018, 390-200-008, 010, and 390-210-021
APPROVAL DATE:
EXPIRATION DATE:
GENERAL
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, and Agents from any claim, action, or
proceeding against the City, its Officials, Officers, Employees or Agents to attach, set aside,
void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative
body concerning Vesting Tentative Tract Map No. 35001, located within the Alberhill Specific
Plan Amendment No. 1 (Brighton Specific Plan) on the east side of Lake Street between
Nichols Road and the 1-15 Freeway, project attached hereto.
PLANNING DIVISION
2. Vesting Tentative Tract Map No. 35001 will expire two years from date of approval 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.
3. Vesting Tentative Tract Map No. 35001 shall comply with the State of California Subdivision
Map Act and shall comply with all applicable requirements of the Lake Elsinore Municipal
Code (LEMC), unless modified by approved Conditions of Approval.
4. Development shall comply with those standards and guidelines of the Elements contained in
the Brighton Specific Plan document.
5. Vesting Tentative Tract Map No. 35001 shall comply with the State of California Subdivision
Map Act and applicable requirements contained in the Brighton Specific Plan document and
the Lake Elsinore Municipal Code (LEMC), unless modified by approved Conditions of
Approval.
6. The applicant shall complete and sign an "Acknowledgment of Conditions" and shall return
the executed original to the Community Development Department - Planning Division within
30 days of project approval by the Director of Community Development.
7. The applicant shall participate in the City of Lake Elsinore Citywide Lighting and Landscape
and Street Maintenance District, as appropriate.
8. The applicant shall provide all project-related onsite and offsite improvements as described
in the Brighton Specific Plan document and Vesting Tentative Tract Map No. 35001.
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9. The applicant shall implement those mitigation measures identified in the 1990 Final Brighton
Specific Plan EIR and the 2012 CEQA Addendum No. 4 to the Final Brighton Specific Plan
EIR. Included as attachment "A" to these project Conditions of Approval.
10. The applicant shall comply with all conditions of the Riverside County Fire Department.
Future construction shall meet all Riverside County Fire Department standards for fire
protection and any additional requirements requested by the County Fire Department.
Parks
11. Under the Quimby Act, the project must provide 23.6 acres of park dedication. This Quimby
Act requirement shall be satisfied by compliance with the following provisions and those set
forth in Condition No. 12. In accordance with the Brighton Specific Plan. VTTM 35001
receives credit for 10.5 acres of parkland within the previously constructed 22.4 acre Alberhill
Ranch Community Park across Nichols road to the south within the Murdock Alberhill Ranch
Specific Plan (Tract No. 28214-4).
Consistent with the Brighton Specific Plan, the Developer shall dedicate and improve a 5.4
net acre "turnkey" park within the development prior to the final inspection and occupancy of
the first residential unit within VTTM 35001. In addition, the Developer shall dedicate and
improve Lots DD and SS park prior to issuance of the final inspection and occupancy of the
last residential unit within VTTM 35001 Phase 5.
Prior to park construction, the Developer shall submit park improvement plans for approval
by the City Manager or designee. The park design for parks shall comply with the City's Park
and Recreation Master Plan.
12. As approved by the City Manager or designee, "Turnkey" improvements for the 5.4-acre
neighborhood park shall include the following standard park facility types and amenities:
A. Two (2) Little League Baseball Fields (60-foot baselines and 220-foot foul lines)
a. Four (4) Bleachers
b. Chain-link Fenced back-stops
B. One (1) Restroom Facility.
C. One (1) Flag Pole with internal halyard
D. One (1) Half-Court Basketball court.
E. One (1) Preschool (2-5 years) and Elementary (5-12 years) Age Playground with Shade
cover over entire Children's Play Area.
F. Parking lot with a minimum of 32 spaces.
G. Perimeter Walking Trail with Par Course.
H. Park Monument entry signage per City Identity Standards Guide.
I. Top Soil consisting of imported twelve-inch (12") deep Class A material for all fields with
turf.
J. Amenities:
a. Per City Identity Standards Guide
b. Eight (8) Benches
c. Two (2) Picnic Tables
d. Two (2) BBQs
e. Five (5) Waste Containers
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f. One (1) Hot Ash Container
g. General Park Lighting
h. Drinking fountains
i. Signage
j. Landscaping
k. Decorative Fencing along southern perimeter of park.
l. Lockable Entry Gates into parking lot of Park
m. As-built Plan Drawings on Mylar & Electronic (PDF) formats.
13. The Developer may offer for dedication an additional 38.8-acre linear trail area along Lake
Street. Acceptance of the dedication by the City shall be subject to the Developer providing
an aquascaped streambed. landscaping and trail improvements in accordance with the City’s
Park and Recreation Master Plan and as approved by the City Manager or designee.
14. Prior to the issuance of any residential building permit in the Project, Owner shall pay to City
“Alberhill Park Fee” in an amount equal to $2.00 per square foot of assessable space.
“Assessable space” means all of the square footage within the perimeter of a residential
structure, not including any carport, walkway, garage, overhang, patio, detached accessory
structure or similar area. The amount of square footage within the perimeter of a residential
structure shall be calculated by the City’s building department in accordance with the City’s
standard practice of calculating structural perimeters. The Alberhill Park Fee shall be
deposited by City in the Alberhill Park Fund and used in accordance with the provisions of
that certain Development Agreement By and Between the City of Lake Elsinore and Pacific
Clay Products, Inc. Regarding The Development Known As Alberhill Villages dated as of
February 28, 2017 and recorded as Instrument No. #### in the official land records of
Riverside County.
Prior to Final Tract Map
15. All lots shall comply with minimum standards contained in the Brighton Specific Plan.
16. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
17. Street names within the subdivision shall be approved by the Community Development
Director or Designee.
18. AII of the improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
19. The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
Prior to Design Review Approval
20. AII future structural development associated with this map requires separate Design Review
approval.
21. Design for all drainage basins proposed with Vesting Tentative Tract Map No. 35001 shall be
approved by the City Engineer and Community Development Director or designee. Security
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fencing where required shall be shown. Exposed chain-link fencing is prohibited.
Prior to Building Permit/Grading Permits
22. The applicant shall obtain all necessary State and Federal permits, approvals, or other
entitlements, where applicable, prior to each phase of development of the project.
23. Prior to issuance of building permit, a final Fuel Modification Plan and Program, consistent
with the previously approved Fuel Modification Plan and Program shall be approved by the
Fire Department for future development.
24. Prior to issuance of building permit, the applicant shall submit a letter of verification (will-serve
letter) to the City Engineer, for all required utility services.
25. The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
26. The applicant shall pay applicable fees and obtain proper clearance from the appropriate
School District prior to issuance of building permits.
27. The applicant shall provide connection to public sewer for each lot within any subdivision. No
service laterals shall cross adjacent property lines and shall be delineated on engineering
sewer plans and profiles for submittal to the EVMWD.
28. 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 that front return walls shall be decorative masonry block walls. Front return
wood fences shall not be permitted.
Show that side walls for corner lots shall be decorative masonry block walls.
Show that those materials provided along the front elevations (ie. brick, stone, etc.)
will wrap around the side elevation and be flush with the front return walls.
29. The applicant shall submit plans to the electric utility company for a layout of the street lighting
system. The cost of street lighting, installation as well as energy charges shall be the
responsibility of the developer and/or the association. Said plans shall be approved by the
City and shall be installed in accordance with the City Standards.
30. The applicant shall meet all requirements of the providing electric utility company.
31. The applicant shall meet all requirements of the providing gas utility company.
32. The applicant shall meet all requirements of the providing telephone utility company.
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33. A security bond is required guaranteeing the removal of all trailers used during construction.
34. All signage shall be subject to Planning Division review and approval prior to installation.
35. Any alterations to the topography, ground surface, or any other site preparation activity will
require appropriate grading permits. A Geologic Soils Report with associated
recommendations will be required for grading permit approval, and all grading must meet the
City's Grading Ordinance, subject to the approval of the City Engineer and the Planning
Division. Analysis of impacts of fills and cuts greater than 60 feet shall be provided. Interim
and permanent erosion control measures are required. The applicant shall bond 100% for
material and labor for one year for erosion control landscaping at the time the site is rough
graded.
36. The City's Noise Ordinance shall be met during all site preparation activity. Construction shall
not commence before 7:00AM and cease at 5:00 PM, Monday through Friday. Construction
activity shall not take place on Saturday, Sunday, or any Legal Holidays.
37. 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 (i.e., 7:00A.M. - 5:00 P.M.,
Monday through Friday with no construction activity to occur on Saturdays, Sundays or legal
holidays) and a statement that complaints regarding the operation can be lodged with the
City of Lake Elsinore Code Enforcement Division (951) 674-3124. The sign shall be installed
prior to the issuance of a grading permit.
38. At least 30 days prior to any rough grading related ground disturbance activity, the City will
contact the appropriate Native American Tribe (Tribe) to notify the Tribe of the initiation of
rough grading on the Project site. It is anticipated that the Pechanga Tribe will be the
"appropriate" Tribe due to prior and extensive coordination with the City and project applicant
in determining potentially significant impacts and appropriate mitigation measures due to its
demonstrated cultural affiliation with the project area. The Community Development Director
(Director) or his Designee shall have the authority to designate the Tribe to select a Native
American Tribal Monitor (Monitor) volunteer for the Project site. The designated Monitor will
conduct the Monitor activities at a fee not to exceed $5,000 their sole costs. The Tribe and
Archaeologist shall independently report via email or other writing any and all archaeological
related artifact findings to the Director or his Designee during rough grading of the Project
site. A copy of any findings may be provided to the Developer by the Director or his Designee
provided appropriate non-disclosure agreements have been executed by the Developer. All
monitoring shall be limited to the rough grading being undertaken during each rough grading
phase. The Director shall meet with the Developer and Tribe prior to any rough grading
activities to develop appropriate protocols for the Operations and Archaeological Monitor
activities on each rough grading phase which shall comply will all terms of the Rough Grade
Plan. The Protocols shall address the conduct of Archaeological and Tribal Monitoring and
the disposition of any Archaeological Artifacts or human remains discovered on the Project
Site in accordance with the appropriate laws. The Director or his Designee shall have the
authority to modify, direct and re-direct the appropriate actions for any rough grading activity
on the Project site in regards to any archaeological findings within the rough grading work
areas after consulting with Monitor, Developer and Archaeologist.
39. Throughout construction, as deemed appropriate by the City and the appli cant, fugitive dust
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suppression along Nichols Road and Lake Street to minimize fugitive dust generation shall
be applied. Fugitive dust suppression techniques may include soil watering, application of
soil binders, and/or placement of gravel or other appropriate material to minimize vehicle
generated dust.
40. Open space lots shall be dedicated to the City in accordance with the requirements of the
Brighton Specific Plan and as shown on VTTM 35001. Maintenance of these open space lots
shall be in accordance with the maintenance schedule shown on VTTM 35001 -Sheet 4.
ENGINEERING DIVISION
41. 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.
42. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
43. 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.
44. The developer shall provide a copy of an encroachment permit or any approval documents
from the Riverside County Flood Control District for encroaching, grading, or discharging into
County flood control facilities right of way.
45. AII required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
46. Each final map phase shall be subject to discretionary review and associated conditions of
approval.
47. Prior to issuance of the first building permit, the developer shall create or annex the property
into Lighting and Landscaping Maintenance District No. 1. Developer shall deposit
appropriate, non-refundable funds with the City for the processing of the annexation. An
alternative financing mechanism to fund the annual maintenance costs, including creation of
a Mello-Roos Community Facilities District in lieu of annexing into the existing district will be
considered by the City.
Fees
48. To the extent required by law, the developer shall pay all Engineering Division assessed,
Development Impact Fees and Plan Check and Permit fees (LEMC 16.34). Applicable
Development Impact Fees include: Stephens' Kangaroo Rat Habitat Fee (K-Rat), Traffic
Infrastructure Fee (TIF), and Area Drainage Fee, and Transportation Uniform Mitigation Fee
(TUMF).
49. Applicable Development Impact Fees including "City hall and public works facilities fees and
fire facilities fees as set forth in LEMC 16.74 will be assessed at the effective rate at time of
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payment in full.
50. The developer shall pay applicable MSHCP fees pursuant to that certain Tri-Valley MOU
dated 2/4/04.
STORM WATER MANAGEMENT I POLLUTION PREVENTION I NPDES
Design:
51. A final WQMP shall be prepared, filed, and approved by the City Public Works Department
prior to issuance of a rough grading permit for the development of the subdivision. The final
WQMP will be prepared in accordance with the City of Lake Elsinore 2010 MS4 Permit (R8-
2010-003) and the County of Riverside Drainage Area Management Plan (DAMP) dated July
2011based on the Preliminary Water Quality Management Plan (PWQMP) prepared by KWC
Engineers dated August 2019. 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.E.3,
and XII.E.7).
52. The project shall implement LID practices that treat the 85th percentile storm.
53. Hydromodification / Hydraulic Conditions of Concern - The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of
natural water bodies and drainage systems; conserve natural areas; protect slopes, channels
and minimize significant impacts from urban runoff.
Construction:
54. A Storm Water Pollution Prevention Plan (SWPPP) is required for this project.
55. SWPPP - A copy of the current SWPPP shall be kept at the project site, updated as necessary
and be available for review upon request. Projects that are not subject to coverage under the
General Permit- Construction will prepare and implement an Erosion and Sediment Control
Plan in compliance with the California Building Code and Local Ordinances.
56. Prior to grading or building permit the applicant 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 letter of notification of the issuance
of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction
of the City Engineer.
57. Erosion & Sediment Control - Prior to the issuance of any grading or building permit, 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
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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.
Post Construction:
58. The applicant shall use the Water Quality Management Plan for the Santa Ana Region of
Riverside County guidance document and template for preparation of the final WQMP.
59. WQMP - The Water Quality Management Plan (WQMP) specifically identifying Best
Management Practices (BMPs) that will be used onsite to control identified pollutants of
concern. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan
(DAMP), Model WQMP, and LID Guidance Manual for reference, and the MS4 Permittee's
WQMP template for submittal. This WQMP shall include the following:
Vector issues are addressed in the BMP design, operation and maintenance.
GIS coordinates for all LID and Treatment Control BMP
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 significant adverse impacts on downstream erosion and receiving waters, or
measures are implemented to mitigate significant adverse impacts to downstream
public facilities and water bodies. Design goal to replicate pre-development
hydrologic regime.
60. Operation and Maintenance (O&M) Plan that (1) describes the long-term operation and
maintenance requirements for BMPs identified in the BMP Exhibit; (2) identif ies the entity that
will be responsible for long-term operation and maintenance of the referenced BMPs; and (3)
describes the mechanism for funding the long-term operation and maintenance of the
referenced BMPs. All storm drain inlet facilities shall be appropriately marked "Only Rain in
the Storm Drain" using the City authorized marker to prevent illegal dumping in the drain
system.
61. As required by the City Engineer, detention basin's shall be designed to include a 15-foot
wide access road extending from the entrance to the basin floor. Maintenance road lengths
extending 500-feet or more will require a turn-around at the bottom of the entrance ramp.
TENTATIVE TRACT MAP
62. Provide a copy of the Preliminary Title Report.
63. Show on the Vesting Tentative Tract Map:
Note Tax Assessor's Parcel Numbers on Map
Provide Legend for identification of Utilities.
64. Provide written confirmation that RCFCD will maintain the existing proposed detention basin
on Lot 1060 or remove maintenance statement from tentative map.
65. The location of LID BMPs to be used shall be based on the PWQMP dated 10/08/12 10/16/12
on file with City.
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FINAL TRACT MAP
66. The developer shall submit for plan check review and approval a final map.
67. The Final Tract Map or Parcel Map shall include the phasing boundaries consistent with the
lots of the Tentative Tract. The phasing boundaries or lots shall be processed as separate
tract maps.
68. Revisions to the phasing plan shown on VTTM shall be approved by the City Engineer prior
to issuance of any permits.
69. Prior to City Council approval of the Tract Final Map, the developer shall, in accordance with
Government Code, have constructed all improvements or noted on the title sheet of the map
the improvements to be constructed or have improvement plans submitted and approved,
agreements executed and securities posted.
UTILITIES:
70. 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. All overhead utilities
shall be undergrounded in accordance with Chapter 12.16 of the Lake Elsinore Municipal
Code (LEMC)
71. 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.
72. 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).
73. The developer shall comply with the "Will Serve" letter dated 07/31/12. Developer shall supply
to the City Engineering Division a copy of the "Will Serve" letter from Elsinore Valley Municipal
Water District stating that water and sewer arrangements have been made for this project.
IMPROVEMENTS
Design
74. The development of each Planning Area or Phase shall be subject for specific review and
conditions of approval.
75. Sight distance at all intersections shall comply with CALTRANS Standards.
76. The developer shall install permanent bench marks at the following locations, Lake & Nichols,
Lake & Alberhill Ridge Road, and Alberhill Ridge Road & "B" Street per City of Lake Elsinore
Standards and at locations to be determined by City Engineer.
77. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
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h
locations per Lake Elsinore Standards.
78. The developer shall coordinate with Riverside Transit Authority for location and installation of
bus transit facilities.
79. 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 one of these criteria are exceeded,
drainage facilities shall be provided.
80. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
81. 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.
82. 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.
83. Developer shall maintain the existing detention basin (Lot 1060) until transfer of maintenance
responsibility is accepted by RCFC&WCD.
84. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
85. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
86. AII 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.
87. The Developer and its successors in interest, shall cause a Traffic Study to be prepared and
submitted to the City of Lake Elsinore Public Works Department prior to the issuance of the
201st Building Permit for the Alberhill Ridge project and every 100 Building Permits thereafter
until completion of the project in order to evaluate the actual traffic impacts of the Alberhill
Ridge development and determine consistency with the trigger to construct the Nexus
Improvements as identified in the LLG Traffic Study Report dated, February 29th 2012. Any
identified traffic improvements in the periodic traffic studies shall be constructed within 100
Building Permits or 18 months of the acceptance of the Traffic Study by the City of Lake
Elsinore whichever occurs first.
88. The Traffic Study shall consist of conducting AM and PM peak period traffic counts at the
study intersections identified as being impacted during the phased horizon year analysis
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consistent with original traffic impact analysis (TIA), dated February 29, 2012, and performing
AM and PM peak hour level of service (LOS) analyses, accordingly. The Traffic Study Report
shall consist of a letter report complete with existing traffic volume figures, a LOS summary
table, appendix material presenting the existing traffic counts and LOS calculations, and a
summary of the Nexus and traffic improvements required.
89. The Developer shall construct the northerly half street improvements in Nichols Road (120'
R/W) adjacent to the County of Riverside +/-598-acre property from the easterly project
boundary of VTTM 35001 to the westerly boundary of VTTM 30836 prior to the 800th
residential Building Permit of VTTM 35001.
90. The developer shall construct full width street improvements and dedicate the right of way on
Alberhill Ridge Road, "A" to "H", "J" to "M", "Q", "R", "U" to "Z" as shown on the map and/or
per design guidelines in the Specific Plan. "B" Street shall be constructed and dedicated as
a 90 ft. right-of-way, with a 14ft median, and two (2) 20-foot travel lanes as shown on the
tentative map. Streets "A" and "C" shall be constructed and dedicated as a 54-foot right-of-
way, 40-foot roadway consistent with the tentative map with flared (widened) roadway at the
intersections as approved to the satisfaction of the City Engineer.
91. 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.
92. 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.
93. If existing improvements are to be modified, the existing improvement plans on file shall be
modified accordingly and approved by the City Engineer.
Permitting/Construction
94. 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.
95. 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.
96. 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 necessary to satisfy a condition of approval, the City could assist the developer in the
Eminent Domain acquisition process at developer's cost in accordance with the Subdivision
Map Act.
97. 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
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98. 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.
99. The developer shall submit a written request for acceptance to the City Engineer.
100. As-built plans shall be completed and signed by the City Engineer.
GRADING
Design:
101. 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).
102. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate
existing drainage pattern.
103. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
104. 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.
105. 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.
106. The Developer shall submit a Phase 1 Environmental Assessment Report on the Project area
prior to issuance of a demolition, clearing and grubbing or rough grading permit for review
and approval by the City Engineer.
107. Cut and fill earthwork quantities shall balance on site.
108. The developer shall obtain all necessary off-site easements and/or permits for off-site grading
and/or drainage acceptance from the adjacent property owners.
Permit/Construction:
109. Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
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110. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
111. 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
112. 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)
113. Export sites located within the Lake Elsinore City limits must have an active grading permit.
114. 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.
115. 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.
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.
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. All required public right-of-way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Division for review and
approval prior to issuance of building permit.
120. Prior to issuance of certificates of use and occupancy or building permits for individual tenant
improvements or construction permits for a tank or pipeline, uses shall be identified and, for
specified uses (where the proposed improvements will store, generate or handle hazardous
materials in quantities that will require permitting and inspection once operational), the
developer shall propose plans and measures for chemical management (including, but not
limited to, storage, emergency response, employee training, spill contingencies and disposal)
to the satisfaction of the County/City Building Official(s).
121. The applicable phased Final Map shall be recorded.
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122. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer per the Traffic Impact Analysis.
123. To the extent required by law, the developer shall pay all Capital Improvement, TIF, TUMF
and Master Drainage Fees and Plan Check fees (LEMC 16.34).
PRIOR TO OCCUPANCY
124. Comply with the recommendations of the approved Traffic Study Report.
125. All signing and striping and traffic control devices for the required improvements of this
development shall be installed.
126. 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.
127. To the extent required by law, TUMF Fees shall be paid. The TUMF fees shall be the effective
date at the time of payment in full accordance with the LEMC.
128. 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. All hauling
activity shall comply with the City's Grading Ordinance.
129. 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.
130. All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:
Final Map(s)- GIS Shape files* 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.
GIS Shape files must be in projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
131. Documentation of responsibility for slope maintenance along right-of-ways and open spaces
to be maintained by the City LLMD or CFD shall be applied for prior to occupancy/final.
132. To the extent required by law, Developer shall pay all outstanding applicable processing and
development fees including but not all inclusive: TUMF, MSHCP, TIF, and area drainage prior
to occupancy/final approval.
DEPARTMENT OF ADMINISTRATIVE SERVICES
133. Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services
CFD
Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Special Use
Permit (as applicable), the applicant shall consent to the f ormation of a Community Facilities
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District or annex into the proposed 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. 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. The applicant may propose alternative financing
mechanisms to fund the annual negative fiscal impacts of the project on public safety
operations and maintenance issues in the City in lieu of creating/annexing into a district.
Contact the Administrative Services Director at 951-674-3124.
134. Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2
(Maintenance Services)
Prior to approval of the Final Map, Parcel Map, Residential Design Review, Special Use
Permit or building permit (as applicable), the applicant shall consent to the formation of a
Community Facilities District or annex into the proposed 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. 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. The applicant may
propose alternative financing mechanisms 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 in lieu of creating/annexing into a
district. Contact the Administrative Services Director at 951-674-3124.)
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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: