HomeMy WebLinkAboutPA 2021-38 Final CofA_signed CONDITIONS OF APPROVAL
PROJECT: PA 2021-38/TTM 2021-02/RDR 2021-05
PROJECT NAME: Lakeshore Drive Condos
PROJECT LOCATION: APNs: 379-230-001; 379-230-002
APPROVAL DATE: March 28, 2023
EFFECTIVE DATE: March 28, 2023
EXPIRATION DATE: March 28, 2025
GENERAL
1. Planning Application No. 2021-38 (Tentative Tract Map No. 2021-02 and Residential
Design Review No. 2021-05) proposes Tentative Tract Map No. 38271 to subdivide an
approximately 10.29-acre site into one lot for condominium purposes, in conjunction with
the design and construction of 140 two-story attached condominium residences and
associated improvements within the Attached Residential (AR) and
Commercial/Residential Flex (CRF) land use designations of the Lakeshore Village
Specific Plan. The project site is located on the southwest side of Lakeshore Drive at the
intersection of Lakeshore Drive and Gunnerson Street (APNs: 379-230-001, 379•,230-
002).
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 TTM 20�1-02
and RDR 2021-05, 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 TTM 2021-02 and RDR 2021-
05 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 attar-,hed
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.
4. The applicant shall submit a check for$2,814.00 made payable to the County of Rivegside
for the filing of a Notice of Determination. The check shall be submitted to the Planlning
Division for processing within 48 hours of the project's approval.
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PLANNING DIVISION
5. Tentative Tract Map No. 38271 will expire two years from the 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 Council in accordance with the State of California
Subdivision Map Act and applicable requirements of the Lake Elsinore Municipal Code
(LEMC).
6. Tentative Tract Map No. 38271 shall comply with the State of California Subdivision,Map
Act, and applicable requirements contained in the LEMC, unless modified by these
Conditions of Approval.
7. Residential Design Review No. 2021-05 shall lapse and become void two years following
the date on which the design review became effective, unless one of the following: (1)
prior to the expiration of two years, a building permit related to the design review is issued
and construction commenced and diligently pursued toward completion; or(2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension
of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore
Municipal Code (LEMC) Section 17.415.050.1.1. Notwithstanding conditions to the
contrary, a design review granted pursuant to LEMC Section 17.415.050.1.2 shall run with
the land for this two-year period, subject to any approved extensions, and shall continue
to be valid upon a change of ownership of the site, which was the subject of the design
review application.
8. The applicant shall provide all project-related on-site and off-site improvements as regUired
by these Conditions of Approval.
9. All Conditions of Approval shall be reproduced on page one of building plans prior to'their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy.
10. 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.
11. Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the Municipal Code in a
similar manner as a new application.
12. Six-foot decorative block walls shall be constructed along the project perimeter. If a double
wall condition would result, the developer shall make a good faith effort work with the
adjoining property owners to provide a single wall. Developer shall notify, by mail, all
contiguous property owners at least 30 days prior to the removal of any existing
walls/fences along the project perimeter.
13. For multiple-family development, laundry facilities shall be provided as required by the
Lake Elsinore Municipal Code.
14. For multiple-family development, provide exterior lockable storage space as required by
the California Green Building Code.
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15. If any of the conditions of approval set forth herein fail to occur, or if they are, by Jtheir
terms,to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the rig�t to
revoke or modify all approvals herein granted, deny or further condition issuance f all
future building permits, deny revoke, or further condition all certificates of occupancy
issued under the authority of approvals herein granted; record a notice of violation on the
property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation.
16. The applicant shall plant a tree screen abutting the adjacent detached residential areas
pursuant to Lakeshore Village Specific Plan Section 3.2.3. Location of the required tree
screen planting and irrigation shall be shown and specified on the final landscaping plans.
Prior to Recordation of Final Map(s)
17. All lots shall comply with minimum standards set forth in the Attached Residential (AR)
land use designation of the Lakeshore Village Specific Plan.
18. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
19. Street names within the subdivision shall be reviewed and approved by the Community
Development Director or designee.
20. All of the project improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
21. The applicant shall initiate and complete the formation of a Homeowners 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 Incorporaboo 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 Issuance of Grading Perm its/Buildina Permits
22. 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 enhancemlents
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.
23. Prior to the issuance of a grading permit, the project applicant shall obtain all necessary
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State and Federal permits, approvals, or other entitlements, including obtaining the
necessary authorizations from the regulatory agencies for proposed impact$ 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 Calif mia
Department of Fish and Wildlife, and a Section 401 Water Quality Certification/Waste
Discharge Requirement from the Regional Water Quality Control Board.
24. 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/fence8, 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, st ne,
etc.)will wrap around the side elevation and be flush with the front return walls.
25. 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.
26. 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'xT sign at the entrance to the project site identifying the approved dabs
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 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.
27. Prior to issuance of a model home permit, building plans for the Model Home Complex
shall comply with all American Disabilities Act (ADA) requirements, including provisid,n of
a handicapped-accessible bathroom.
28. Construction phasing shall be implemented in accordance a Phasing Plan, subject to a
review and approval by the Engineering and Building Departments, which av�Dids
construction traffic from entering occupied neighborhoods within the tract.
29. A cash bond in the amount of$1,000 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 j the
Community Development Director or designee.
30. A cash bond in the amount of $1,000 shall be required for any garage conversion of the
model(s). Bonds will be released after removal of all temporary materials and the sile is
adequately restored, subject to the approval of the Community Development Director or
designee.
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31. A cash bond in the amount of$1,000 shall be required for any construction trailers used
during construction. Bonds will be released after removal of trailers,subject to the apprloval
of the Community Development Director or designee.
32. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to
issuance of each building permit.
33. 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.
34. 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.
35. All front yards and side yards on comer 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 submitted to the Community Development Department with
appropriate fees, for review and approval by the Community Development Director or
designee.
• 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 aMd 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 prelvent
excessive watering.
• No front-yard shall be landscaped with grass turf.
• All landscape improvements shall be bonded with a ten percent (10%) Fakhful
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 Xenscape
landscaping. Xeriscape is a method of landscape design that minimizes water use
by:
i. 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-tolerabt" /
climate-appropriate) plants;
ii.Requires an efficient irrigation system that includes:
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1. ET-Based ("Smart irrigation") controller(s) with weather-sensing,
automatic shut-off and seasonal adjustment capabilities;
2. Efficient irrigation water application through use of:
a. 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
b. Rotor-type nozzles for areas greater than ten (10)feet*Vide,
for slopes 3:1 and greater, AND with a minimum irrigiation
efficiency of 0.71.
3. Improvement of soil structure for better water retention; and
4. 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.
BUILDING DIVISION
General Conditions
36. Final Building and Safety Conditions. Final Building and Safety Conditions wil be
addressed when building construction plans are submitted to Building and Safet for
review. These conditions will be based on occupancy, use, the California Building Code
(CBC), and related codes which are enforced at the time of building plan submittal.
37. Compliance with Cow. All design components shall comply with applicable provisions of
the 2022 edition of the California Building, Plumbing and Mechanical Codes: 022
California Electrical Code; California Administrative Code, 2022 California Energy Codes,
2022 California Green Building Standards, California Title 24 Disabled Access
Regulations, and Lake Elsinore Municipal Code.
38. Disabled Access. Applicant shall provide details of all applicable disabled access
provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public right-of-way to all public areas on site,such as clubhouse,
trach enclosure tot lots and picnic areas.
39. Street Addressing. Applicant must obtain street addressing for all proposed building by
requesting street addressing and submitting a site plan for commercial or multi-fa ily
residential projects or a recorded final map for single- family residential projects. It t es
10 days to issue address and notify other agencies. Please contact Sonia Salazar at
ssalazar(cDlake-elsinore.org or 951-674-3124 X 277.
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40. Clearance from LEUSL?. A receipt or clearance letter from the Lake Elsinore School
District shall be submitted to the Building and Safety Department evidencing the payment
or exemption from School Mitigation Fees.
41. Obtain Approvals Prior to Construction.Applicant must obtain all building plans and Permit
approvals prior to commencement of any construction work.
42. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits.
43. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits. Septic systems will need to be approved from Riverside Cbunty
Environmental Health Department before permit issuance.
44. House Electrical Meter. Applicant shall provide a house electrical meter to provide power
for the operation of exterior lighting, irrigation pedestals and fire alarm systems for ,each
building on the site. Developments with single user buildings shall clearly show oh the
plans how the operation of exterior lighting and fire alarm systems when a house meter is
not specifically proposed.
At Plan Review Submittal
45. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4)
complete sets of plans and two (2)sets of supporting calculations for review and approval
including:
a. An electrical plan including load calculations and panel schedule, plumbing
schematic, and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the
Section 5.507, of the 2022 edition of the California Green Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the
building and the truss manufacturer engineer.
Prior to Issuance of Gradina Permit(s)
46. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from
the building plans, shall be submitted to Building and Safety for review and approval.
47. Demolition Permits. A demolition permit shall be obtained if there is an existing strug1ture
to be removed as part of the project. Asbestos report and lead base paint reports''are
required before demo permit will be issued.
Prior to Issuance of Building Permit(s)
48. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate
stamp of a registered professional with original signature on the plans. Provide C.L. of
approved plans to the Building Division.
Prior to Beginnina of Construction
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49. Pre-Construction Meeting. A pre-construction meeting is required with the building
inspector prior to the start of the building construction.
ENGINEERING DEPARTMENT
General
50. All new submittals for plan check or permit shall be made using the City's online Cil;izen
Service Portal (CSSP).
51. All plans (Street, Storm Drain, Grading) shall be prepared by a registered Civil Engi*r
using the City's standard title block.
52. All required soils,geology, seismic, and hydrology and hydraulic reports shall be prepared
by a registered Civil Engineer and Soils Engineer, as applicable.
53. All slopes and landscaping within the public right-of-way shall be maintained by the
property owner,owner's association,firms contracted by the property owner's association,
or another maintenance entity approved by the City Council.
54. All open space and slopes except for public parks and schools and flood control di rict
facilities, outside the public right-of-way shall be owned and maintained by the property
owner or property owner's association.
55. Any portion of a drainage system that conveys runoff from open space shall be installed
within a drainage easement.
56. Water quality facilities that are constructed across lots shall be installed within a dedicated
drainage easement.
57. 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.
58. In accordance with the City's Franchise Agreement for waste disposal & recycling, ithe
applicant shall be required to contract with CR&R, Inc. for removal and disposal of all
waste material, debris, vegetation and other rubbish generated both during cleaning,
demolition, clear and grubbing or all other phases of construction and during occupancy.
59. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient
containment and conveyance of the storm water to a safe and adequate point as approved
by the City Engineer.
60. The site will accommodate all construction activity, building activity, vehicles, etc. No
staging on public streets, or private property belonging to others shall be conducted
without the written permission of the property owner.
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61. Minimum good housekeeping and erosion and sediment control Best Managoment
Practices (BMPs)as identified by the City shall be implemented.
62. Applicant shall install permanent benchmarks to Riverside County Standards alnd at
locations to be determined by the City Engineer.
Fees
63. Applicant shall pay all applicable permit application and Engineering assessed fees,
including without limitation plan check and construction inspection fees, at the prevalent
rate at time of payment in full.
64. Applicant shall pay all applicable Mitigation and Development Impact Fees at the pre alent
rate at time of payment in full. Fees are subject to change. Mitigation and Development
Impact Fees include without limitation:
• Master Plan of Drainage Fee— Due prior to Final Map approval or grading permit
issuance, whichever is first.
• Traffic Infrastructure Fee (TIF)— Due prior to building permit issuance.
• Transportation Uniform Mitigation Fee (TUMF)—Due prior to occupancy.
65. Applicant is responsible for a 9.75% fair share contribution toward signalizatign of
Gunnerson Street and State Route 74 intersection as identified in the Traffic Irnpact
Analysis by EPD Solutions, Inc. dated January 24, 2023. Fair share cost is due priior to
issuance of first occupancy.
Final Tract Map
66. Applicant shall submit for plan check review and approval for final Tract Map.
67. Street names within the subdivision shall be established and approved by the Community
Development Director or Designee.
68. Applicant shall make an offer of dedication for all public streets and easements re fired
by these conditions or shown on the Tentative Map. All land so offered shall be grants d to
the City, free and clear of all liens and encumbrances and without cost to the City.
69. Applicant shall dedicate right-of-way for Lakeshore Drive adjacent to the property for a
total right-of-way of 60 feet from centerline to the project property line. Lakeshore Dave is
classified as an Urban Arterial Highway in the City's General Plan, where full-width ill 120
feet and curb-to-curb width is 96 feet.
70. Underground water rights shall be dedicated to the City pursuant to the provisiols of
Section 16.52.030 in the Lake Elsinore Municipal Code (LEMC), and consistent with the
City's agreement with the Elsinore Valley Municipal Water District.
71. Prior to scheduling City Council approval of the final Tract Map, the applicant shall, in
accordance with Government Code, have constructed all improvements or have
improvement plans submitted and approved, agreements executed, and securities
posted. Securities posted include but are not limited to the off-site improvements.
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72. Monumentation shall be in accordance with LEMC Section 16.32 and Subdivision°Map
Act.
73. Security and inspection fee for monumentation shall be paid and two contiguous
monuments shall be inspected prior to scheduling City Council approval of final maps.
74. Covenants, Conditions and Restrictions (CC&Rs)shall be submitted to the City for review
approval. Recordation shall be with final Tract Map.
Storm Water Management/ Pollution Prevention /NPDES
Design
75. The project is responsible for complying with the Santa Ana Region National Pollutant
Discharge Elimination System (NPDES) Permits as warranted based on the nature of
development and/or activity.
76. A Final Water Quality Management Plan (WQMP)shall be prepared using the Santa Ana
Region 8 approved template and guidance and submitted for review and approval ft)the
City. The Final WQMP shall be approved by the City prior to scheduling City Counlbil for
final map approval, grading plan approval and issuance of any permit for construction,
whichever is first.
77. 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.
• Hydraulic Conditions of Concern (HCOC)—demonstrate that discharge flow rates,
velocities, duration and volume for the post construction condition from a 2-year,
24-hour rainfall event will not cause adverse impacts on downstream erosions 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. If HCOC applies, the project shall implement
measures to limit disturbance of natural water bodies and drainage impacts(from
urban runoff (Note the facilities may need to be larger due to flood mitigatigo for
the 10-year, 6- and 24-hour rain events).
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• Operations and Maintenance (O&M) Plan and Agreement (using City approved
form and/or CC&Rs) as well as documentation of formation of funding district for
long term maintenance costs.
78. Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
79. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
80. Project trash enclosure shall be covered, bermed, and designed to divert drainage'from
adjoining paved areas and regularly maintained.
81. 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 Department.
82. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm Drain"
using the City authorized marker.
83. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
84. The project site shall implement full trash capture methods/devices approved by' the
Regional Water Quality Control Board. This shall include installation of connector pipe
screens on all onsite and offsite catch basins to which the project discharges.
Construction
85, 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.
86. Prior to grading or building permit for construction or demolition and/or weed abate nt
activity, projects subject to coverage under the NPDES General Construction Permit stall
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.
87. Erosion & Sediment Control — 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 wafer
quality regulations for grading and construction activities. A copy of the plan shall be
incorporated into the SWPPP, kept updated as needed to address changing
circumstances of the project site, be kept at the project site, and available for review upon
request.
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Post-Construction
88. Prior to the issuance of a certificate of use and/or occupancy, the applicant !shall
demonstrate compliance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
• Demonstrate that the project has compiled with all non-structural BMPs described
in the project's WQMP.
• Provide signed, notarized certification from the Engineer of Work that the structural
BMPs 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 hall:
(1) describe the long-term operation and maintenance requirements for EMPs
identified in the BMP Exhibit; (2)identify the entity that will be responsible for ong-
term operation and maintenance of the referenced BMPs; (3) describe the
mechanism for funding the long-term operation and maintenance of the refer ced
BMPs; and (4) provide for annual certification for water quality facilities by a
Registered Civil Engineer. The City format shall be used.
• Provide documentation of annexation into a CFD for funding facilities 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 each of the initial occupants.
• Agree to pay for a Special Investigation from the City of Lake Elsinore for al 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 the
Certificate of Occupancy will be considered in lieu of a Special Investigation by the
City.
• Provide the City with a digital .pdf copy of the Final WQMP.
Utilities
89. All arrangements for relocation of utility company facilities (power poles, vaults, etc ) out
of the roadway shall be the responsibility of the applicant, property owner, and/ his
agent. Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Suction
16.64).
90. Underground water rights shall be dedicated to the City pursuant to the provisions of
LEMC Section 16.52.030, and consistent with the City's agreement with the Elsinore
Valley Municipal Water District. Dedication shall be made on final Tract Map.
91. Applicant shall apply for, obtain and submit to the City Engineering Department a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities. Non-Interference Letter (NIL) shall be provided prior
to issuance of Grading Permit.
92. Submit a "Will Serve" letter to the City Engineering Department from the applicable water
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agency stating that water and sewer arrangements have been made for this projeck and
specify the technical data for the water service at the location, such as water pre sure,
volume, etc. Will Serve letters shall be provided prior to issuance of Grading Permit.
Improvements
93. Applicant shall implement traffic mitigation measures identified in the Traffic Impact
Analysis by EPD Solutions, Inc. dated January 24, 2023, as specked in Section 6.
94. Project will be responsible for the following improvements:
• Construction of ultimate half-width street improvements adjacent to the project
frontage on Lakeshore Drive (120-foot right-of-way). Improvements shall in,lude
widened section of new AC pavement and base material, curb and g tter,
sidewalks, parkway landscaping, and streetlights. Lakeshore Drive sh I be
restriped and widening shall include transition paving and striping to match existing
conditions.
• Installation of traffic signals at the intersection of Gunnerson Street/Plloject
Driveway and Lakeshore Drive including modification of signing and striping.,
• Modification of existing and installation of new signing striping for required
improvements, The project shall be responsible for any additional paving and/or
striping removal causing by the striping plan.
• Project shall install crosswalks at the intersection of Gunnerson Street/Project
Driveway and Lakeshore Drive to provide connectivity for pedestrians.
95. Sight distance into and out and throughout the project location shall comply with Cry or
Caltrans standards. Project shall ensure facilities are installed outside the line of sight of
drivers.
96. If existing improvements are to be modified, existing improvement plans on file shoI be
revised accordingly and approved by the City Engineer prior to issuance of a building
permit.
97. Project will be responsible to design and install streetlights on Lakeshore Drive adjacent
to Lakeshore Drive. Streetlight system shall be designed as LS-213 system. Streetlight
plans shall include but are not limited to details such as location, pole and luminaire type,
and pull box design. Streetlight plans may be included as part of the Street Improvement
plan set.
98. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff hall
be contained within the street right-of-way. When either of these criteria are excee ed,
drainage facilities shall be provided.
99. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
100. 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 on-
site drainage facilities; and include a capacity analysis verifying the adequacy of the
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facilities. The drainage system shall be designed to ensure that runoff from a 10�year
storm of 6 hours and 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 24�hour
storm duration shall be analyzed to determine the detention requirements to accorriplish
the desired results.
101. 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 drainlage,
if different from historic flow, shall be conveyed to a public facility.
102. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
103. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
104. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted
with a storm drain filter; all new storm drain inlet facilities constructed by this project shall
include a storm drain filter.
105. A registered Civil Engineer shall prepare the improvement(for public and private), signing
and striping, and traffic signal plans required for this project. Improvements shall be
designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34).
Permitting/Construction
106. An Encroachment Permit shall be obtained prior to any work on City right-of-way. 'The
developer shall submit the permit application, required fees, and executed agreements,
security and other required documentation prior to issuance.
107. An Encroachment Permit from Riverside County shall be obtained prior to any work within
Riverside County right-of-way or connections to Riverside County Flood Control facilities.
Permit shall be obtained prior to issuance of City permits.
108. All compaction reports, grade certification, monument certification (with tie notes
delineated on 8 '/z X 11" Mylar) shall be submitted to the Engineering Department before
final inspection of public works improvements will be scheduled and approved.
Prior to Gradina Permit
109. A grading plan signed and stamped by a registered Civil Engineer shall be submitted fpr
City review and approval for all addition and/or movement of soil (grading) on site. The
plan shall include separate sheets for erosion control, haul route and traffic control. Tl e
grading submittal shall include all supporting documentation and be prepared using City
standard title block, standard drawings and design manual.
110. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
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111. The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that could reduce sight distance.
112. 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 in compliance with Federal, State and Local lavd and
be approved by the City Engineer.
113. A seismic study shall be performed on the site to identify any hidden earthquake foul
ts,
liquefaction and/or subsidence zones present on-site. A certified letter from a regi ere%
geologist or geotechnical engineer shall be submitted confirming the absence of this
hazard prior to grading permit. The location of faults, active or inactive shall be shown on
the plan sets.
114. Applicant shall obtain all necessary off-site easements and/or permits for off-site grading
and the applicant shall accept drainage from the adjacent property owners.
115. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and/or diversion of drainage.
116. All natural drainage traversing the site (historic flow)shall be conveyed through the site in
a manner consistent with the historic flow or to one or a combination of the followings to a
public facility; accepted by adjacent property owners by a letter of drainage acceptance;
or conveyed to a drainage easement as approved by the City Engineer.
PermittinWConstruction
117. Applicant shall execute and submit grading and erosion control agreement, post gralding
security and pay permit fees as a condition of grading permit issuance.
118. Any grading that affects "waters of the United States", wetlands or jurisdictional
streambeds require approval and necessary permits from respective Federal and/or State
Agencies.
119. No grading shall be performed without first having obtained a Grading Permit. A grading
permit does not include the construction of retaining walls or other structures for which a
Building Permit is required.
120. A preconstruction meeting with the City Engineering Inspector(Engineering Department)
is required prior to commencement of any grading activity.
121. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC
15.72.065). Prior to commencement of grading operations, applicant shall provide to'the
City 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.
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122. 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.
123. Review and approval of the project sediment and erosion control plan shall be completed.
As warranted, a copy of the current SWPPP shall be kept at the project site and be
available for review upon request.
124. Approval of the project Final Water Quality Management Plan (WQMP) for post
construction shall be received prior to issuance of a grading permit.
125. Applicant shall obtain applicable environmental clearance from the Planning Department
and submit applicable clearance document to the Engineering Department. This apprroval
shall specify that the project complies with all required environmental mitigation triggered
by the proposed grading activity.
Prior to Building Permit
126. Provide soils, geology and seismic report, including recommendations for parameters for
seismic design of buildings, and walls prior to building permit.
127. All public improvement, traffic signal, signing and striping plans shall be completed and
approved by the City Engineer.
128. Any dedications and easements no identified on the final Tract Map shall be recorded)with
the recorded copy provided to the City prior to issuance of the building permit.
129. The Final Tract Map shall be recorded.
Prior to Occupancy/ Final Approval/ Project Closeout
130. All public improvements shall be constructed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer prior to issuawe of
first occupancy.
131. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape
areas, and drainage facilities shall be provided.
132. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and
Restrictions (CC&Rs)to the Engineering Department prior to first occupancy.
133. In the event of the damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
134. All final studies and reports, final soil report showing compliance with recommendations,
compaction reports, grade certifications, monument certification (with tie notes delineated
on 8 '/Z X 11" Mylar) shall be submitted in .tif format on a USB flash drive or electronically
to the Engineering Department before final inspection will be scheduled.
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135. All required public right-of-way dedications, easements, vacations and eas ment
agreement(s) shall be recorded with a recorded copy provided to the City prior tli first
occupancy.
136. Applicant shall pay all outstanding applicable processing and development fees prior to
occupancy and/or final approval.
137. Applicant shall submit documentation pursuant to City's Security Re/ease handout.
138. Applicant shall submit as-built all Engineering Department approved project plan sets.
After City approval of paper copy, applicant is responsible for revising the original Jnylar
plans. Once the original mylars have been approved, the developer shall provide the City
with a digital copy of the "as-built" plans in .tif format.
139. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans.
All data must be in projected coordinate system: NAD 83 State Plane Califomia Zone VI
U.S. Fleet. All parts and elements of the designed system shall be represented discretely.
Include in the attribute table basic data for each feature, such as diameter and length, as
applicable, and for pipes include material (PVC, RCP, etc.) and slope.
CITY OF LAKE ELSINORE FIRE MARSHAL
140. The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main
St., Lake Elsinore, CA 92530. Phone: (951)671-3124 Ext. 225.
141. If the project is to be constructed in phases, each phase of development must
independently meet all applicable fire department requirements.
142. Hazardous Fire Area: this project is near a Very High Fire Hazard Severity Zone of
Riverside County as shown on a map on file with the Clerk of the Board of Supervisors.
As the State of Califomia revises the High Fire Area maps, this project could be included
in the VHFHSZ. Any building constructed within this zone must comply with the special
construction provisions contained in the Lake Elsinore Municipal Code, Califomia Fire
Code, California Residential Code, and the Califomia Building Code
143. The developer shall provide fire hydrants in accordance with the following.
a. Prior to placing any combustibles on site, provide an approved water source for
firefighting purposes.
b. Prior to building permit issuance, submit plans to the water district for a water
system capable of delivering fire flow as required by the Califomia Fire Code aid
Fire Department standards. Fire hydrants shall be spaced in accordance with
the Califomia Fire Code.
144. Gates must meet Fire Department standards at the time of building permit application.
Current standards require that gates have a Knox rapid entry system, an infrared gate j
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opener, and be set back up to 35 feet allow emergency vehicles to safely stop away
from traffic flow.
145. Fire sprinkler systems: all residential occupancies must have a fire sprinkler system�in
accordance with the California Residential Code, California Fire Code, and local
ordinances. Attached garages must also have a fire sprinkler system.
146. All buildings 5,000 square feet and larger, regardless of occupancy classification, must
have a fire sprinkler system in accordance with Lake Elsinore Municipal Code.
147. Fire Department standards require two points of access and egress for this project. 'Due
to site constraints, two separate and remote points of access and egress are not
feasible. As a mitigation in lieu of secondary access, the developer will provide the 1
following:
a. The entry to the development will have at least 20-foot-wide roads for both entry
and exit. Gates will not reduce the minimum 20-foot-wide clear road width.
b. A Knox Rapid Entry System will open both the entry and exit gates from outside
the development.
c. An infrared gate opening device will open both the entry and exit gates from
outside the development.
d. Emergency vehicles will be able to freely utilize the exit gate to enter the
development in case of an emergency as needed without any obstructions.
e. All plans with information related to these mitigations, including building plans,
landscape plans,fence and wall plans, and site plans must clearly indicate these
mitigations.
(DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD
148. Prior to approval of the Final Map, Residential Design Review, Conditional Use Perot, or
building permit(as applicable),the applicant shall annex into Community Facilities DI;
i trict
No. 2015-1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello-Foos
Community Facilities District to offset the annual negative fiscal impacts of the projeq,'t on
public safety operations and maintenance issues in the City. Alternatively, the appl ant
may propose alternative financing mechanisms to fund the annual negative fiscal imoacts
of the project with respect to Public Safety services.Applicant shall make a non-refun ble
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.
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Service
149. Prior to approval of the Final Map, Design Review, Conditional Use Permit, or buil ing
permit(as applicable), the applicant shall annex into the Community Facilities District No.
2015-2(Maintenance Services)or current Community Facilities District in place at the ime
of annexation 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, street maintenance, open spiace
and public storm drains constructed within the development and federal NPOES
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requirements to offset the annual negative fiscal impacts of the project. Alternative]Y the
applicant may propose alternative financing mechanisms to fund the annual negative tscal
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.
MITIGATION MONITORING AND REPORTING PROGRAM
150. The applicant shall comply with all mitigation measures identified in the Mitigation
Monitoring & Reporting Program for the Mitigated Negative Declaration (MND No. 2003-
03) prepared for the Lakeshore Village Specific Plan.
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 apprdved
by the City Council of the City of Lake Elsinore on March 28, 2023. 1 also acknowledge that all
Conditions shall be met as indicated.
Date: 3 21 -3
Applicant's Signature:
Print Name: t .�tr- G2o lr�tR
Address: 020 ^at Sr. Su ,-r e-
9 Z c 2-4
Phone Number: 3 Z - ?11 2 Z
Applicant's Initials: Page 19 of 19