HomeMy WebLinkAboutCC TTM 25475 8-22-06 Final COAs CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
PLANNING DIVISION
1. Tentative Tract Map No. 25475 Revision No. 1 will expire with the expiration
of the applicable Development Agreement for Ramsgate and its accompanying
Operating Memorandum(s) of Understanding, 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.
2. Tentative Tract Map No. 25475 Revision No. 1 shall comply with the State of
California Subdivision Map Act and shall comply with all applicable
requirements of the Lake Elsinore Municipal Code, Title 16 unless modified
by approved Conditions of Approval.
3. The applicant shall defend, indemnify, and hold harmless the City, its
officials, officers, employees, and/or agents from any claim, action, or
proceeding against the City, its officials, officers, employees, or agents
concerning the project attached hereto.
4. The City intends to file a Notice of Determination with the Riverside County
Clerk's office within five (5) business days from the approval of this map by
the City Council. The applicant shall forward to the Planning Department
secretary, a check made payable to the Riverside County Clerk, in the amount
of $914.00 to pay for the cost of such filing. This check shall be received by
the secretary no more than 48 hours from the approval by the Council.
5. The applicant shall provide to the Community Development Director within
30 days of approval, a final approved version of the project in digitized
format.
6. The applicant shall comply with the Mitigation Monitoring and Reporting
Program (MMRP) adopted for this project, as printed with Addendum No. 3 to
the Final Supplemental Environmental Impact Report for Ramsgate Specific
Plan No. 89-1, unless superceded by these Conditions.
Page 1 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
7. The applicant shall fund the implementation of the MMRP through every
stage of development. The City shall appoint an environmental monitor who
shall periodically inspect the project site, documents submitted by the
applicant, permits issued, and any other pertinent material, in order to monitor
and report compliance to the City until the completion of the project.
8. This map must comply with the Development Standards and Design
Guidelines approved with the Ramsgate Specific Plan No. 89-1 Fourth
Revision (SP). Construction of the property is subject to all the Conditions of
Approval of the SP unless superceded by these conditions.
a. All lots shall comply with the minimum standards contained in the
residential Development Regulations contained in the SP, including
lot frontage minimums and corner lot requirements.
b. Where the SP is silent, Title 16 and 17 of the Lake Elsinore Municipal
Code shall apply.
9. Construction on the property covered by this map is subject to the terms and
conditions of the Development Agreement and accompanying Operating
Memorandum(s) of Understanding for the Ramsgate Specific Plan.
10. The applicant shall sign and return an "Acknowledgment of Conditions" to the
Community Development Department within 30 days of the tentative map
approval by the City Council.
PRIOR TO FINAL TRACT MAP:
11. The applicant shall comply with the requirements of the Riverside County Fire
Department as specified in the Department transmittal dated March 8, 2006,
attached.
Page 2 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
12. A precise survey with closures for boundaries and all lots shall be provided
per the LEMC.
13. The applicant's engineer shall coordinate the design of Scenic Crest Drive
with development of Tentative Tract Map No. 31370 at the direction of the
City Engineer.
14. The applicant shall identify and design a trail access from Scenic Crest Drive
to the Open Space Wildlife Corridor, that includes dimensions, type of
materials used, and conceptual interpretive signage to be installed.
15. Street names within the subdivision shall be approved by the Community
Development Director or designee prior to final map approval.
16. All of the improvements shall be designed by the developer's Civil Engineer
to the specifications of the City of Lake Elsinore.
17. The applicant shall initiate and complete the formation of a homeowners'
association approved by the City, recorded and in place. All Association
documents shall be reviewed and approved by the City and recorded, such as
the Articles of Incorporation and Covenants, Conditions and Restrictions
(CC&Rs). The HOA shall be responsible for the maintenance of all open
space areas and maintenance easement areas. The HOA shall maintain or
coordinate with an appropriate agency approved by the Community
Development Director, for such maintenance.
a. In the event that the Homeowners' Association fails to meet its
responsibilities with regards to the maintenance of open space areas,
the Lighting, Landscaping and Maintenance District shall
automatically provide such maintenance and assess the HOA for such
service.
Page 3 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
b. CC&Rs shall prohibit on-street storage of boats, motor homes,
trailers, and trucks over one-ton capacity.
C. CC&Rs shall prohibit roof-mounted or front-yard microwave satellite
antennas.
d. The developer shall provide landscaped areas on both sides of any
access roadways within the tract, and the landscaped areas shall be
maintained by the HOA.
18. All lettered lots shall be owned and maintained by the HOA or other entity
approved by the Community Development Director and so noted on the Final
Map.
19. The Final Map shall identify downslopes adjacent to streets as open space lots
maintained by the HOA or as HOA Maintenance Easements. These HOA
Maintenance Easements shall be planted, irrigated and maintained by the
HOA. Where such slopes are within MSHCP Conservation areas, the applicant
shall confer with the Community Development Director or his designee
regarding appropriate methods to re-establish natural vegetation, consistent
with the MSHCP Guidelines.
PRIOR TO GRADING AND BUILDING PERMITS:
20. Thirty days prior to issuance of a grading permit, the applicant shall submit to
the Community Development Department a burrowing owl survey for review
and acceptance by the City.
21. The City's Noise Ordinance shall be met during all site preparation activity.
Construction shall not commence before 7:00 a.m. and shall cease at 5:00
p.m., Monday through Friday. Construction activity shall not take place on
Saturday, Sunday or any legal holidays.
Page 4 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
22. Upon violation by the applicant of the City's Noise Ordinance or Condition of
Approval #4-9 #21, applicant shall cease all construction activities and shall be
permitted to recommence such activities only upon depositing with the City a
$5,000 cash deposit available to be drawn upon by the City to fund any future
law enforcement needs that may be caused by potential project construction
violations and the enforcement of the City's Noise Ordinance and Condition
of Approval #19. The applicant shall replenish the deposit upon notice by the
City that the remaining balance is equal to or less than $1,000.
Revised by the Planning Commission, 8-1-06
23. Prior to the issuance of a building permit, the applicant shall pay the City's
Multiple Species Habitat Conservation Plan Local Development Mitigation
Fee in effect at that time. The current fee for residential development with a
density of less than 8.0 dwelling units per acre is $1,651 per dwelling unit.
24. The Ramsgate SP project area is not within a Redevelopment Agency
designated area.
25. The applicant shall comply with the requirements of the Lake Elsinore Unified
School District under the provisions of SB 50, wherein the owner or developer
shall pay school fees or enter into a mitigation agreement prior to the issuance
of a certificate of compliance by the District.
26. The applicant shall provide connection to public sewer for each lot within the
subdivision. No service laterals shall cross adjacent property lines and shall be
delineated on engineering sewer plans and profiles for submittal to the
Elsinore Valley Municipal Water District (EVMWD).
27. All storm drains are to be maintained in accordance with the cooperative
agreement with the Riverside County Flood Control and Water Conservation
District.
Page 5 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
a. The homeowners' association shall maintain water quality basins,
landscaping, and open space drainage.
28. The developer shall submit plans to the electric utility company to layout the
street lighting system. The cost of street lighting, installation, and energy
charges shall be the responsibility of the developer and/or the Association
until streets are accepted by the City. Said plans shall be approved by the City
and installed in accordance with City Standards.
29. The applicant shall meet all requirements of the providing electric utility
company.
30. The applicant shall meet all requirements of the providing gas utility company.
31. The applicant shall meet all requirements of the providing telephone utility
company.
32. A bond is required guaranteeing the removal of all trailers used during
construction.
33. All signage shall be subject to Planning Division review and approval prior to
installation.
34. Landscape Plans for the tract shall include vegetative screening of retention
basins and both sides of service roads and drainage easements.
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 sixty feet (60') shall be provided. Interim
and permanent erosion control measures are required. The applicant shall bond
Page 6 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
100% for material and labor for one (1) year for erosion control landscaping at
the time the site is rough graded.
PRIOR TO DESIGN REVIEW:
36. All future structural development associated with this map requires separate
Design Review approval.
37. Elevation drawings for Design Review shall include four-sided architectural
features for both the first and second story. The applicant may submit to the
Community Development Director or his designee, for review and approval,
evidence that a particular elevation is hidden from public view and not visible
due to elevation changes. In those instances, to be determined by the
Community Development Director or his designee on a case-by-case basis,
this condition may be waived.
38. Slopes on individual lots that are in excess of three feet in height shall be
installed, landscaped and irrigated by the developer prior to the issuance of a
Certificate of Occupancy.
39. Downslopes adjacent to streets shall be maintained by the HOA.
40. A detailed fencing plan shall be required for review and approval during the
Design Review process.
a. The applicant shall install walls and fencing along the perimeter of the
subdivision in accordance with the approved Design Guidelines for
the Ramsgate Specific Plan.
b. Where views to open space are important, the applicant shall provide
Page 7 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
the appropriate view fencing.
41. A detailed phasing plan shall be required for review and approval during the
Design Review process.
a. Construction phasing plans shall include the location of construction
fencing for each phase.
b. Construction phasing plans shall indicate primary and secondary access
and the location of all utilities for each phase.
c. Construction phasing plans shall be designed to avoid construction traffic
from entering occupied neighborhoods to the greatest extent possible. For
safety purposes construction phasing plans shall also be designed such that
new residents can avoid traveling through construction areas.
42. Primary and secondary access roads for each phase as identified on the map
"Fire Access Table" shall be fully constructed and open to the public prior to
the issuance of the Certificates of Occupancy for each phase of the tract.
ENGINEERING DIVISION
General Requirements:
43. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall
be required if the grading exceeds 50 cubic yards or the existing flow pattern
is substantially modified as determined by the City Engineer. If the grading is
less than 50 cubic yards and a grading plan is not required, a grading permit
shall still be obtained so that a cursory drainage and flow pattern inspection
can be conducted before grading begins.
44. Prior to commencement of grading operations, applicant shall provide to the
Page 8of19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
City a map of all proposed haul routes to be used for movement of export
material. Such routes shall be subject to the review and approval of the City
Engineer.
45. All grading shall be done under the supervision of a geotechnical engineer and
he shall certify all slopes steeper than 2 to 1 for stability and proper erosion
control. All manufactured slopes greater than 30 ft. in height shall be
contoured.
46. This project shall comply with the recommendations of the traffic study
prepared by Urban Crossroads dated October 24, 2005.
47. Provide Tract Phasing Plan for the City Engineer's approval. Bond public
improvements for each Phase as approved by the City Engineer.
48. An Encroachment Permit shall be obtained prior to any work on City right-of-
way.
49. Arrangements for relocation of utility company facilities (power poles, vaults,
etc.) out of the roadway or alley shall be the responsibility of the property
owner or his agent. Overhead utilities shall be undergrounded.
50. 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.
51. Applicant shall obtain any necessary County permits and meet all County
requirements for any work within County right-of-way.
52. The applicant shall install permanent bench marks per Riverside County
Standards and at locations to be determined by City Engineer.
53. Provide fire protection facilities as required in writing by Riverside County
Fire. The fuel
Page 9 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
modification zone shall be maintained by a homeowner's association.
54. Applicant shall pay all applicable development fees, including but not all
inclusive: TUMF, MSHCP, TIF and area drainage fees, subject to the
Development Agreement and Memorandums of Understanding in effect for
the Ramsgate Specific Plan.
55. Ten-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.
56. All drainage facilities in this tract shall be constructed to Riverside County
Flood Control District Standards.
57. All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 1/2" x 11" Mylar) shall be submitted to the Engineering
Division before final inspection of public works improvements will be
scheduled and approved.
58. Up-slope maintenance along right-of-ways shall be maintained by a
homeowner's association.
59. 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 homeowner's association or other entity approved by the
Community Development Director.
60. All waste material, debris, vegetation and other rubbish generated during
cleaning, demolition, clear and grubbing or other phases of the construction
shall be disposed of at appropriate recycling centers. The applicant should
contract with CR&R Inc. for recycling and storage container services, but the
applicant may use the services of another recycling vendor. Another recycling
vendor, other than CR&R Inc., cannot charge the applicant for bin rental or
Page 10 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
solid waste disposal. If the applicant is not using CR&R Inc. for recycling
services and the recycling material is either sold or donated to another vendor,
the applicant shall supply proof of debris disposal at a recycling center,
including verification of tonnage by certified weigh master tickets.
61. Some of the improvements shown on the Map and/or required by these
conditions are located in the County of Riverside and/or private owned. The
developer shall be responsible for obtaining County and/or private permits and
approvals needed to complete the required offsite improvements.
62. On-site drainage shall be conveyed to a public facility, accepted by adjacent
property owners by a letter of drainage acceptance, or conveyed to a drainage
easement.
63. 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.
64. Roof drains shall not be allowed to outlet directly through coring in the street
curb. Roofs should drain to a landscaped area.
65. Applicant shall comply with all NPDES requirements in effect; including the
submittal of an Water Quality Management Plan (WQMP) as required per the
Santa Ana Regional Water Quality Control Board. The requirements of
WQMP may affect the overall layout of the project. Therefore, WQMP
submittal should be during the initial process of the project.
66. Education guidelines and Best Management Practices (BMP) shall be
provided to residents of the development in the use of herbicides, pesticides,
fertilizers as well as other environmental awareness education materials on
good housekeeping practices that contribute to protection of storm water
quality and meet the goals of the BMP in Supplement "A" in the Riverside
County NPDES Drainage Area Management Plan. (Required for lot of one
acre or more)
Page 11 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight 8Lpen space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
67. City of Lake Elsinore has adopted ordinances for storm water management
and discharge control. In accordance with state and federal law, these local
storm water ordinances prohibit the discharge of waste into storm drain
system or local surface waters. This includes non-storm water discharges
containing oil, grease, detergents, trash, or other waste remains. Brochures of
"Storm water Pollution, What You Should Know" describing preventing
measures are available at City Hall.
PLEASE NOTE: The discharge of pollutants into street, gutters, storm drain
system, or waterways -without Regional Water Quality Control Board permit or
waver— is strictly prohibited by local ordinances and state and federal law.
Prior to Approval of final Map, unless other timing is indicated, the
subdivider shall complete the following or have plans submitted and
approved, agreements executed and securities posted:
68. Construct Little Valley Road per County Standard 104A (60'/40'). The
horizontal curvature shall be designed at a minimum speed of 35mph.
69. Construct Marrelli Road per County Standard 104A (60'/40') or as shown in
the map.
70. Construct Scenic Crest Drive per County Standard 104A (60'/40') or as shown
in the map.
71. A portion of Scenic Crest Drive, from A Street to Grassy Meadow Drive,
shall be improved as a trail access to the Open Space Corridor.
72. Improve the west side of Greenwald Avenue by constructing an additional
paved width of 20' per County Standard 102. Adequate transitions shall be
provided. Note: Should the existing structural section is found to be
substandard for a secondary road, the road improvements shall extend the half
Page 12 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
width plus 12 feet, from the centerline of Greenwald Avenue .
73. Construct local streets "A" to "G" per County Standard 106A (60/40) or as
shown in the map.
74. The proposed temporary emergency/secondary access road shall be a
minimum of 28' or as approved by the Fire Department.
75. Applicant shall enter into an agreement with the City for the construction of
public works improvements and shall post the appropriate bonds prior to final
map approval.
76. Applicant shall obtain all necessary off-site easements for off-site grading
from the adjacent property owners prior to final map approval.
77. Provide street lighting and show lighting improvements as part of street
improvement plans as required by the City Engineer.
78. Make an offer of dedication for all public streets and easements required by
these conditions or shown on the Tentative Map. All land so offered shall be
granted to the City free and clear of all liens and encumbrances and without
cost to the city.
79. Applicant shall submit signing and striping plans for the required street
improvements and a traffic control plan showing all traffic control devices for
the tract to be approved prior to final map approval. All signing and striping
and traffic control devices shall be installed prior to final inspection of public
improvements. This includes Street Name Signs, No Parking and Street
Sweeping Signs for streets within the tract.
80. A Calif. Registered Civil Engineer shall prepare street and traffic improvement
plans and specifications. Improvements shall be designed and constructed to
Riverside County Road Department Standards, latest edition, and City Codes
Page 13of19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
(LEMC 12.04 and 16.34). Street improvement plans shall show existing and
future profiles at centerline of street, at top of curb and at centerline of the
alley. The profiles and contours will extend to 50' beyond the property limits.
81. All Public Works improvements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) prior
to final map approval. The improvements shall include street and drainage
improvements, street lighting, and associated traffic improvements related to
the project.
Prior to Issuance of a Grading Permit
82. If the grading is less than 50 cubic yards and a grading plan is not required, a
site plan that shows proposed project improvements and drainage patterns
shall be submitted so that a cursory drainage and flow pattern inspection can
be conducted before grading begins.
83. Submit grading plans with appropriate security, Hydrology and Hydraulic
Reports prepared by a Registered Civil Engineer for approval by the City
Engineer. Developer shall mitigate any flooding and/or erosion downstream
caused by development of the site and/or diversion of drainage.
84. Construction Project access and hauling route shall be submitted and approved
by the City Engineer,
85. Provide soils, geology and seismic report including street design
recommendations. Provide final soils report showing compliance with
recommendations.
86. An Alquist-Priolo study shall be performed on the site to identify any hidden
earthquake faults and/or liquefaction zones present on-site unless a registered
geologist provides verification that the project is exempt.
Page 14 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
87. The applicant shall obtain all necessary off-site easements and/or permits for
off-site grading, improvements, and/or drainage acceptance from the adjacent
property owners prior to grading permit issuance.
88. Applicant to provide erosion control measures as part of their grading plan.
The applicant shall contribute to protection of storm water quality and meet
the goals of the BMP in Supplement "A" in the Riverside County NPDES
Drainage Area Management Plan.
89. Applicant shall provide the city with proof of his having filed a Notice of
Intent with the Regional Water Quality Control Board for the National
Pollutant Discharge Elimination System (NPDES) program with a storm water
pollution prevention plan prior to issuance of grading permits. The applicant
shall provide a SWPPP for post construction, which describes BMP's that will
be implemented for the development including maintenance responsibilities.
The applicant shall submit the SWPPP to the City for review and approval.
Prior to Issuance of Building Permit
90. All Public Works requirements shall be complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) prior
to building permit.
91. Submit a "Will Serve" letter to the City Engineering Division from the
applicable water agency stating that water and sewer arrangements have been
made for this project and specify the technical data for the water service at the
location, such as water pressure and volume etc. Submit this letter prior to
applying for a building permit.
92. Pay all Capital Improvement TIF and Master Drainage Fees and Plan Check
fees (LEMC 16.34).
Page 15of19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
93. Provide a traffic signal warrant analysis for the intersection of Greenwald and
Scenic Crest Drive. If warranted, the developer shall construct a traffic signal
at the intersection of Greenwald and Scenic Crest Drive.
Prior to Occupancy
94. Pay all fees and meet requirements of an encroachment permit issued by the
Engineering Division for construction of off-site public works improvements
(LEMC 12.08, Res.83-78). All fees and requirements for an encroachment
permit shall be fulfilled before Certificate of Occupancy.
95. All compaction reports, grade certifications, monument certifications (with tie
notes delineated on 8 1/2" x I Mylar) shall be submitted to the Engineering
Division before final inspection of off-site improvements will be scheduled
and approved.
96. All public improvements shall be completed in accordance with the approved
plans to the satisfaction of the City Engineer.
97. Water and sewer improvements shall be completed in accordance with Water
District requirements.
share eest shall be based on a eest estimate of the eff-site ,--efA-&
pfevided by the develeper- and appr-eved by the City Engix�
99. The project applicant shall participate in the phased construction of the off-
site intersection improvements as listed in their traffic study through payment
of TIF and TUMF fees, payment of the project's fair share contribution
towards other off-side improvements not included in active fee programs, or
construction of off-site facilities under appropriate fee credit agreements.
Page 16 of 19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
Amended by the Planning Commission, 8-1-06
100. If warranted, the traffic signal at Greenwald and Scenic Crest Drive shall be
operational.
100. TUMF fees shall be paid subject to the Development Agreement and
Memorandums of Understanding in effect for the Ramsgate Specific Plan.
The TUMF fees shall be the effective rate at the time when the Certificate of
Occupancy is obtained.
DEPARTMENT OF ADMINISTRATIVE SERVICES
101. Annex into CFD 2003-1: Prior to approval of the Final Map, Parcel Map,
Site Development Plan, or Special Use Permit (as applicable), the applicant
shall annex into Community Facilities District 2003-1 to offset the annual
negative fiscal impacts of the project on public safety operations and
maintenance issues in the City.
102. Annex into LLMD No. 1: Prior to approval of the Final Map, Parcel
Map, Site Development Plan, or Special Use Permit (as applicable) the
applicant shall annex into Lighting and Landscape Maintenance District No.
1 to offset the annual negative fiscal impacts of the project on public right-
of-way landscaped areas 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.
103. Fire Station Impact Fee and Other Impact Fees: Upon completion
of the Fire Station Impact Study and other impact fee studies, developer
shall pay impact fee.
104. CFD for Park, Parkway, Open Space and Storm Drain Maintenance:
Prior to approval of the Final Map, Parcel Map, Site Development Plan, or
Page 17of19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
Special Use Permit (as applicable), the applicant shall form a Mello-Roos
Community Facilities District to fund the on-going operation and
maintenance of the new parks, parkways, open space and public storm drains
constructed within the development and federal NPDES requirements to
offset the annual negative fiscal impacts of the project.
COMMUNITY SERVICES DEPARTMENT
105. The developer shall pay park fees of$1,600 per unit ($211,200).
106. The developer is required to participate in the "Public Facility" fee program.
107. The developer shall comply with all NPDES storm water requirements.
108 All interior landscape, recreation areas, facilities and/or open space shall be
maintained by the HOA. No park credits shall be given.
109 The HOA shall maintain all all park and common landscape areas.
110. The HOA shall maintain all natural and manufactured slopes.
111. The HOA shall maintain all drainage facilities and structures.
112. The HOA shall maintain all catch basins, collectors, v-ditches or any other
related flood control or storm water control device.
113. The HOA to maintain all exterior walls and landscaping.
114. The developer shall participate in the City-wide LLMD.
115. The developer shall annex into LLMD District 1 for all exterior landscaping
to be maintained by the City.
Page 18of19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06
CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP NO. 25475 REVISION NO. 1
A subdivision of 37.3+ acres into 132 residential lots and eight (8) open space lots,
on APNs 340-240-034. -038, -072 and -075
Final Conditions ofApproval, 8-22-06
116. The developer shall comply with all City ordinances regarding construction
debris removal and recycling, per Section 8.32 of the Lake Elsinore
Municipal Code.
117. The developer shall provide the City with an inventory of all street signs,
street markings, street trees and total square footage of all streets in a digital
format acceptable to the City.
118. Secondary access shall be clearly defined as part of the development.
119. The developer shall meet City curb, gutter and sidewalk requirements.
120. The City's Landscape Architect shall review all landscape and/or irrigation
plans prior to acceptance by the City.
(Riverside County Fire Department Conditions of Approval dated March 8, 2006
attached.)
(End of Conditions)
Page 19of19
Planning Commission Approved City Council Approved
8/1/2006 8/22/06