HomeMy WebLinkAboutPA 2019-69 - Final COAs_Signed CONDITIONS OF APPROVAL
PROJECT: PA 2019-69/TTM 37977/CUP 2020-05/CDR 2020-02
PROJECT NAME: Corydon Gateway
PROJECT LOCATION: APN: 370-050-026 and portion of 370-050-030
APPROVAL DATE: January 12, 2021
EFFECTIVE DATE: January 12, 2021
EXPIRATION DATE: January 12, 2023
GENERAL
1. Tentative Tract Map No. 37977 is a subdivision of 6.05 acres to six (6) lots ranging in size
from 0.63 acres to 1.10 acres and one (1) 0.22-acre detention basin. Commercial Design
Review No. 2020-02 and Conditional Use Permit No. 2020-05 include a 2,300-square-foot
(sf) fast food restaurant with a drive-thru (Parcel 1), a 4,088-sf 7-Eleven convenience store
(with the concurrent sale of beer and wine —Type 20 ABC license) and gas station with 16
fueling stations under a 4,285-sf fueling canopy with a maximum throughput of 1.87 million
gallons of gasoline per year (Parcel 2), a 4,333-sf Superstar Car Wash express tunnel car
wash with vacuum bays (Parcel 3), a 5,200-sf tire store (Parcel 4), and 11 flex-tech condos
(Parcels 5 and 6). The project would also involve off-site roadway improvements, including
extending Lemon Street west along the northern boundary of the project site and widening
and improving the portions of Mission Trail and Corydon Street adjacent to the project site
to include project access driveways, sidewalks, and bike lanes. The proposed uses would
be developed over two phases. Development of the convenience store and gas station,
tunnel car wash, fast food restaurant, and detention basin, as well as off-site improvements
and utility infrastructure, would occur during Phase 1. Development of the flex-tech condos
and tire store would occur during Phase 2. The project site is located within the East Lake
Specific Plan, at the northwestern corner of the intersection of Mission Trail and Corydon
Street. (APN 370-050-026 and a portion of 370-050-030).
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 37977, CUP
2020-05, and CDR 2020-02, 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 37977, CUP 2020-
05, and CDR 2020-02 or any of the proceedings, acts or determinations taken, done, or
made prior to the decision, or to determine the reasonableness, legality or validity of any
condition attached thereto. The Applicant's indemnification is intended to include, but not be
limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and
costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and
other costs, liabilities and expenses incurred by Indemnitees in connection with such
proceeding. The City will promptly notify the applicant of any such claim, action, or
proceeding against the City. If the project is challenged in court, the City and the applicant
shall enter into formal defense and indemnity agreement, consistent with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
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Development Department for inclusion in the case records.
4. The applicant shall submit a check for $2,530.25 made payable to the County of Riverside
for the filing of a Notice of Determination. The check shall be submitted to the Planning
Division for processing within 48 hours of the project's approval.
PLANNING DIVISION
5. Tentative Tract Map No. 37977 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. 37977 shall comply with the State of California Subdivision Map
Act, the East Lake Specific Plan (ELSP), and applicable requirements contained in the
LEMC, unless modified by these Conditions of Approval.
7. Conditional Use Permit No. 2020-05 shall lapse and become void two years following the
date on which the conditional use permit became effective, unless one of the following: (1)
prior to the expiration of two years, a building permit related to the conditional use permit 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 conditional use permit approval pursuant to subsections (a), (b), and (c) of
Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of
LEMC Section 17.415.070.1, a conditional use permit granted pursuant to the provisions of
this section shall run with the land and shall continue to be valid upon a change of ownership
of the site or structure, which was the subject of the Conditional Use Permit application.
8. Commercial Design Review No. 2020-02 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.
9. An application for modification, expansion or other change in a Conditional Use Permit shall
be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar
manner as a new application.
10. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts,
at the discretion of the Community Development Director, this Conditional Use Permit may
be referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such
impacts, or may revoke said Conditional Use Permit.
11. The applicant shall provide all project-related on-site and off-site improvements as required by
these Conditions of Approval.
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12. 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.
13. 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.
14. 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.
15. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during
all site preparation and 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.
16. No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site. OR The
applicant shall submit a sign program for review and approval of the Planning Commission
prior to installation. Sign plans submitted to the City for review shall incorporate City
identification signs.
17. In accordance with Section 17.112.090.0. of the LEMC, establishments engaged in the
concurrent sale of motor vehicle fuel with alcoholic beverages shall abide by the following
requirements:
a. No beer or wine shall be displayed within five feet of the cash register or the front door.
b. No advertisement of alcoholic beverages shall be displayed at motor fuel islands.
c. No sale of alcoholic beverages shall be made from a drive-in window.
d. No display or sale of beer or wine shall be made from an ice tub.
e. No beer or wine advertising shall be located on motor fuel islands and no self-illuminated
advertising for beer or wine shall be located on buildings or windows.
f. Employees on duty between the hours of 10:00 p.m. and 2:00 a.m. shall be at least 21
years of age to sell beer and wine.
18. Graffiti shall be removed within 24 hours.
19. The entire site shall be kept free from trash and debris at all times and in no event shall
trash and debris remain for more than 24 hours.
20. No outside overnight storage of inoperable vehicles shall occur at the site.
21. Since the project is proposed to be completed in two (2) phases, unimproved portions of the
property should be maintained and kept in good repair as noted on the phasing plan exhibit.
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22. All roof mounted or ground support air conditioning units or other mechanical equipment
incidental to development shall be architecturally screened or shielded by landscaping so
that they are not visible from neighboring property or public streets. Any roof mounted
central swamp coolers shall also be screened, and the Community Development Director,
prior to issuance of building permit shall approve screening plan.
23. The property address (in numerals at least six inches high) shall be displayed near the
entrance and be easily visible from the front of the subject property and public right-of-way.
24. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors,
materials and design of the project architecture.
25. If any of the conditions of approval set forth herein fail to occur, or if they are, by their 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 right to revoke
or modify all approvals herein granted, deny or further condition issuance of 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.
Prior to Recordation of Final Map(s)
26. All lots shall comply with minimum standards set forth in the Action Sports, Tourism,
Commercial and Recreation Land Use Designation of the East Lake Specific Plan (ELSP).
27. A precise survey with closures for boundaries and all lots shall be provided per the LEMC.
28. All of the project improvements shall be designed by the applicant's Civil Engineer to the
specifications of the City of Lake Elsinore.
29. Prior to recordation of a Final Map, the applicant shall initiate and complete the formation of
a Property Owner's Association (POA)which shall be approved by the City. All Association
documents that address including, but not limited to, reciprocal easements, shall be
submitted for review and approval by City Planning, Engineering and the City Attorney and
upon City approval shall be recorded. Such documents shall include the Articles of
Incorporation for the Association and Covenants, Conditions and Restrictions (CC&Rs).
a. All slopes, landscaping within public right-of-way, all drainage basins, and common
areas including but not limited to parking areas and drive aisles, shall be maintained by
the (POA).
b. Provisions to restrict parking upon other than approved and developed parking spaces
shall be written into the CC&Rs for the project.
Prior to Issuance of Grading Permits/Building Permits
30. The applicant shall pay all applicable City fees, including but not limited to Development
Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the
time of payment.
31. All roof mounted or ground support air conditioning units or other mechanical equipment
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incidental to development shall be architecturally screened or shielded by landscaping so
that they are not visible from neighboring property or public streets. Any roof mounted
central swamp coolers shall also be screened, and the Community Development Director,
prior to issuance of building permit shall approve screening plan.
32. A uniform hardscape and street furniture design including seating benches, trash
receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and
be compatible with the architectural style. Detailed designs shall be submitted for Planning
Division review and approval prior to the issuance of building permits.
33. Prior to issuance of Building Permit, the Applicant shall submit a photometric study to the
Community Development Department for review and approval. The plan shall ensure that
all exterior on-site lighting are shielded and directed on-site so as not to create glare onto
neighboring properties and streets or allow illumination above the horizontal plane of the
fixture.
34. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light
fixtures shall be submitted for review and approval by the Director of Community
Development, or their designee. Light fixtures shall compliment the architectural style of the
buildings onsite.
35. Prior to the issuance of a Building Permit, the color,finish and pattern of all decorative paving
onsite shall be submitted for review and approval by the Director of Community
Development, or their designee.
36. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans (one full
size set along with a PDF copy) shall be submitted along with appropriate fees for review
and approval by the Community Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant
coverage using a drip irrigation method.
b. Mature specimen trees shall be planted on locations visible from public views.
c. All planting areas shall be separated from paved areas with a six inch (6") high and six
inch (6") wide concrete curb. Runoff shall be allowed from paved areas into landscape
areas.
d. Planting within fifteen feet (15') of ingress/egress points shall be no higher than twenty-
four inches (24").
e. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant
to the LEMC and Landscape Design Guidelines.
f. No required tree planting bed shall be less than 5 feet wide.
g. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to
include sidewalks.
h. Any transformers and mechanical or electrical equipment shall be indicated on
landscape plan and screened as part of the landscaping plan.
i. The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City's adopted Landscape Guidelines.
j. All landscape improvements shall be bonded 100% for material and labor for two years
from installation sign-off by the City. Release of the landscaping bond shall be requested
by the applicant at the end of the required two years with approval/acceptance reviewed
by the Landscape Consultant and approved by the Community Development Director or
Designee.
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k. All landscaping and irrigation shall be installed within affected portion of any phase at
the time a Certificate of Occupancy is requested for any building.
I. Final landscape plan must be consistent with approved site plan.
m. Final landscape plans to include planting and irrigation details.
n. Final landscape plans shall include drought tolerant planting consistent with Elsinore
Valley Municipal Water District standards subject to plan check and approval by the
City's landscape plan check consultant.
o. No turf shall be permitted.
37. Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Community Development Director. If it is determined that the landscaping
is not being maintained, the Director of Community Development shall have the authority to
require the property owner to bring the landscaping into conformance with the approved
landscape plan. The continued maintenance of all landscaped areas shall be the
responsibility of the developer or any successors in interest.
38. The proposed location of on-site construction trailers shall be approved by the Community
Development Director or designee. A cash bond of $1,000 shall be required for any
construction trailers placed on the site and used during construction. Bonds will be released
after removal of trailers and restoration of the site to an acceptable state, subject to approval
of the Community Development Director or designee. Such trailer(s)shall be fully on private
property and outside the public right of way.
BUILDING DIVISION
General Conditions
39. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed
when building construction plans are submitted to Building and Safety 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.
40. Compliance with Code. All design components shall comply with applicable provisions of
the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California
Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019
California Green Building Standards, California Title 24 Disabled Access Regulations, and
Lake Elsinore Municipal Code.
41. Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2019 California Green Building Standards.
42. 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.
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43. Street Addressing. Applicant must obtain street addressing for all proposed buildings by
requesting street addressing and submitting a site plan for commercial or multi-family
residential projects or a recorded final map for single-family residential projects. It takes 10
days to issue address and notify other agencies. Please contact Sonia Salazar at
ssalazar@lake-elsinore.org or 951-674-3124 X 286.
44. Clearance from LEUSD. 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.
45. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
46. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
47. 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 County
Environmental Health Department before permit issuance.
48. 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 on the plans
how the operation of exterior lighting and fire alarm systems when a house meter is not
specifically proposed.
At Plan Review Submittal
49. 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
1207, of the 2019 edition of the California Building 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 Grading Permit(s)
50. 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.
51. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to
be removed as part of the project.
Prior to Issuance of Building Permit(s)
52. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp
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of a registered professional with original signature on the plans. Provide C.D. of approved
plans to the Building Division.
Prior to Beginning of Construction
53. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
ENGINEERING DEPARTMENT
General
54. All required soils, geotechnical, hydrology and hydraulic and seismic reports shall be
prepared by a Registered Civil Engineer or other qualified state license holder.
55. Seismic Study for Glen Ivy Fault required.
56. All new submittals for plan check or permit shall be made using the City's online Client Self-
Service Portal (CSSP).
57. 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.
58. For commercial, industrial, office or multi-family projects, all refuse enclosures are required
to provide adequate space for recycling bins... Check with CR & R Environmental Services
to determine the adequate size of enclosure based on the number and size of containers to
be stored in the enclosure.
59. Sight distance into and out of this project location shall comply with City of Lake Elsinore or
CALTRANS Standards.
60. All open space, landscaping, and slopes except for public parks and schools and flood
control district facilities, outside the public right-of-way shall be owned and maintained by
property owner or property owner's association. Documentation of maintenance
responsibility (ex. CR&Rs) shall be recorded prior to occupancy.
61. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is
required prior to commencement of ANY grading activity.
62. Phasing plan, if any, shall be approved by the City Engineer at prior to tentative map
approval. Phases and/or Planning Areas are subject to additional review and conditions of
approval.
63. All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
64. All on-site and off-site public improvements shall be installed prior to occupancy.
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65. All plans (Street, Storm Drain, Improvement, Grading) shall prepared by a Registered Civil
Engineer using the City's standard title block, Design Manual guidance, Lake Elsinore
Municipal Code, California Building Code, Riverside County Flood Control Standards for
drainage, and City Standards unless otherwise noted or approved by City staff.
66. 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
67. Prior to the issuance of a grading permit, it shall be the sole responsibility of the
owner/applicant to obtain any and all proposed or required easements and/or permissions
necessary to perform the grading herein proposed.
68. The developer shall coordinate all grading and improvements with adjacent property owners
to the satisfaction of the City. Any grading or drainage onto adjacent properties shall require
written approval of those property owners affected, with said approval provided to the City
Engineer prior to grading permit.
69. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
70. No grading shall be performed without first having obtained a permit from the City Engineer.
A grading permit does not include the construction of retaining walls or other structures for
which a building permit is required.
71. A Soil/Geotechnical Report is required for any land disturbance
72. Minimum good housekeeping and erosion and sediment control Best Management
Practices (BMPs) as identified by the City shall be implemented by all projects.
73. AutoCAD: To facilitate the transfer to ARC GIS, the following guidelines are provided:
1. The applicant shall submit a digital AutoCAD file (.DWG format) of all Storm Drain
system sheets including all features and attributes.
2. The DWG file shall be properly projected, preferably in NAD 1983 State Plane, California
Zone 406.
3. All of the parts and elements of the designed system shall be represented discretely.
4. If possible, include in the attribute table basic data for each feature, such as diameter
and length, as applicable, and for pipes also include material (PVC, RCP, etc.) and
slope.
FEES
74. The developer shall pay all Engineering Department assessed Development Impact Fees
(DIF), Plan Check and Permit fees and In Lieu/Fair Share fees (LEMC 16.34). Project
applicable DIF are assessed at the prevalent rate at time of payment in full and include:
• Stephens Kangaroo Habitat Fee (K-Rat). Due at grading permit.
c $500 per gross acre.
• Traffic Infrastructure Fee (TIF) primary use. Due at building permit:
c Multi-Family - $959.00 per dwelling unit
c Commercial - $3.84 per square foot of buildings.
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• The project maybe eligible for TIF credit and reimbursement of capacity enhancing road
improvements (excludes sidewalk, landscape, streetlights) constructed on Mission Trail
and Corydon Road.
• Transportation Uniform Mitigation Fee (TUMF) primary use. Due at occupancy:
o Industrial - $ 1.81 per square foot of buildings
o Retail - $ 7.50 per square foot of buildings
o Service- $4.75 per square foot of buildings
o Class A & B Office - $ 2.38 per square foot
• The proposed Flex-Tech Condos are exempt from TUMF as currently designed at less
than 3,000 sf each.
• The project may be eligible for TUMF credit and reimbursement of road improvements
constructed on Corydon Road.
• Master Plan of Drainage Fee: Sedco District, $3,600.00 per gross acre (based on fee
area). Due prior to approval of Tract Map.
75. The developer shall pay fee in-lieu of construction of future City road cross-section median
improvements on Corydon Rd. and Mission Trail. The fee shall be equal to current cost
estimate for improvements (including contingency) plus an additional 15% of the total
construction cost estimate to cover design and administrative costs.
FLOOD PLAIN
76. Project lies within the Floodplain Management area as defined at LEMC 15.68. Meet all
requirements of LEMC 15.68 regarding floodplain management Finish floor elevation of all
buildings shall be a minimum of three (3) feet above the base flood elevation as shown on
the FEMA Flood Insurance Rate Map.
77. No improvement shall be made upon all lands below the 1265 ft. elevation level in the FEMA
mapped Lake Elsinore flood plain southeasterly of the Lake levee (aka back basin) and no
artificial change in the topography in the surface of said lands shall be made (except
terracing and soil conservation measures) without first complying with all applicable local,
State and Federal laws, rules and regulations and USACE Permit No. 88-00215-00-RRS
(Lake Elsinore Management Project) and Section 404 of the Clean Water Act. LEMC
15.68.052
78. Projects proposed in the back basin (elevation below 1260 ft.) that the developer deems
non-jurisdictional shall receive a non-jurisdictional confirmation from the U.S. Army Corps
of Engineers prior to any commencement of work.
79. Developer shall provide FEMA elevation certificates for all buildings (includes trailers and
storage facilities) prior to final approvals. If a LOMR-F has been processed and approved
by FEMA, certification may be in the form of a letter signed and sealed by a licensed civil
engineer.
80. Approval of a letter of map revision (LOMR) or letter of map revision based on fill (LOMR-F)
must be received from FEMA prior to building permit issuance.
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STORM WATER MANAGEMENT/ POLLUTION PREVENTION
Design
81. The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include:
a. General Permit— Construction
b. Deminimus Discharges
c. MS4
82. A Water Quality Management Plan (WQMP) (preliminary and final) shall be prepared using
the Santa Ana Region 8 approved template and guidance and submitted for review and
approval to the City. The Preliminary WQMP shall be approved prior to Planning
Commission hearing;the Final WQMP shall be approved by the City prior to rough or precise
grading plan approval and issuance of ANY permit for construction.
83. The Final WQMP shall be in substantial conformance with the preliminary WQMP approved
prior to entitlement.
84. The Final WQMP shall document the following:
a. Detailed site and project description.
b. Potential stormwater pollutants.
c. Post-development drainage characteristics.
d. Low Impact Development (LID) BMP selection and analysis.
e. Structural and Non-Structural source control BMPs.
f. Treatment Control BMPs
g. Site design and drainage plan (BMP Exhibit).
h. Documentation of how vector issues are addressed in the BMP design, operation
and maintenance.
i. GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
j. 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 erosion and receiving waters, or measures are implemented
to mitigate significant adverse impacts downstream public facilities and water bodies.
Evaluation documentation shall include pre-and post-development hydrograph
volumes, time of concentration and peak discharge velocities, construction of
sediment budgets, and a sediment transport analysis. (Note the facilities may need to
be larger due to flood mitigation for the 10-yr 6- and 24-hour rain events).
k. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R's shall (1)
describe the long-term operation and maintenance requirements for BMPs identified
in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation
and maintenance of the referenced BMPs; (3)describe the mechanism for funding the
long-term operation and maintenance of the referenced BMPs; and (4) provide for
annual certification of water quality facilities by a registered civil engineer. The City
format shall be used. For facilities in the right of way to be maintained by the City, the
project shall annex into a CFD for funding.
I. The grading and/or improvement plan shall include a table listing each stormwater
facility, and the plan sheet where it appears.
85. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design,
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where feasible, to treat the pollutants of concern identified for the project, in the following
manner (from highest to lowest priority): (Section XII.E.2, XII.E3, and XII.E.7).
a. Evaluate site for highest and best use applicability (Exemption for projects that
discharge to the Lake.)
b. Preventative measures (these are mostly non-structural measures, e.g., minimizing
impervious areas, conserving natural areas, minimizing directly connected impervious
areas, etc.)
c. The Project shall in the order presented, infiltrate, harvest and use, evapotranspire
and/or bio-treat the Design Capture Volume (DCV).
d. The Project shall consider a properly engineered and maintained bio-treatment system
only if infiltration, harvesting and use and evapotranspiration cannot be feasibly
implemented at the project site.
e. Any portion of the DCV that is not infiltrated, harvested and used, evapotranspired,
and/or bio-treated shall be treated and discharged in accordance with the
requirements set forth in Section XII.G.
86. Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
87. Project onsite hardscape areas shall be designed and constructed to provide for drainage
into adjacent landscape.
88. Project trash enclosure shall be covered, bermed, designed to divert drainage from adjoining
paved areas and regularly maintained.
89. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the
developer shall obtain certification through the Santa Ana Regional Water Quality Control
Board and provide a copy to the Engineering Division.
90. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm Drain"
using the City authorized marker.
91. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
92. The project shall implement State Water Quality Control Board approved full capture trash
devices. This shall include installation of connector pipe screens on all onsite catch basins
and all offsite catch basins to which the project discharges.
Construction
93. 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.
94. Prior to grading or building permit for construction or demolition and/or weed abatement
activity projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of
the notification of the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at
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the project site, updated, and be available for review upon request.
95. Approval of the project Water Quality Management Plan (WQMP)for post construction shall
be received prior to issuance of a grading permit.
LAND DIVISION-DEDICATION
96. The developer shall submit for plan check review and approval a final Tract Map.
97. The developer shall submit for plan check review and approval a lot line adjustment; the lot
line adjustment shall be recorded prior to building permit issuance.
98. Final Tract Map - Prior to City Council approval of the final Tract Map the developer shall,
in accordance with Government Code, have constructed all improvements or have
improvement plans submitted and approved, agreements executed and securities posted.
99. If applicable, the Final Tract Map shall include the phasing boundaries consistent with the
parcels of the Tentative Tract. The phasing boundaries or parcels shall be processed as
separate tract maps.
100. Legal agreements and financial commitments (LLMD, CFD, etc.) for operation and
maintenance be recorded prior to or concurrent with recordation of a final tract or parcel
map or Certificate of Occupancy if a map is not required.
101. Final Tract Map - Right of way and easement dedications to the City as required in these
COA's shall be made on the Final Tract Map.
a. Dedicate in fee title right of way along Mission Trail adjacent to the project to effect of
half width of 60 feet.
b. Dedicate in fee title right of way along Corydon Road adjacent to the project to effect of
half width of 50 feet.
c. Dedicate public access easement to provide access to all parcels from either Corydon
Road and/or Mission Trail.
102. 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 Department for review and
approval prior to issuance of building permit.
103. Monumentation shall be in accordance with LEMC 16.32 and Subdivision Map Act.
104. Security and inspection fee for monumentation shall be paid and two contiguous monuments
shall be inspected prior to scheduling map approval with City Council.
105. Ownership of slopes along right-of-ways and open spaces shall be identified on the map as
held by the developer.
106. Covenants, Conditions and Restrictions (CC&Rs) shall be submitted to the Engineering
Department for review and approval. Recordation shall be with Final Map or if no map, prior
to Certificate of Occupancy.
107. 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
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Municipal Water District.
UTILITIES
108. Arrangements for relocation of utility company facilities (power poles, vaults, etc.) on site
and/or out on the roadway or alley shall be the responsibility of the property owner or his
agent. Overhead utilities (34.5 KV or lower) shall be undergrounded. All power lines
(temporary or permanent) shall comply with CALTRANS standards for vehicle clearance.
109. The developer 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 (aka SCE NIL). Due prior to Grading Permit.
110. The developer shall submit a copy of the "Will Serve" letter to the City Engineering
Department 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. Due prior to Grading Permit.
IMPROVEMENTS AND DRAINAGE
111. The developer shall implement mitigation measures identified in the Traffic Impact Analysis
dated August 14, 2020, as specified in Section 6 of this Study to the satisfaction of the City
Engineer.
112. Install a root barrier for the dripline of trees installed within 10 feet of any on or off-site
hardscape (sidewalk, driveway, pavement, etc.).
113. An encroachment permit is required for all work to be done in the public right-of-way. Upon
approval of engineered plans, the requirements outlined in these COAs and the permit issue
letter shall be met prior to Encroachment Permit issuance.
114. Developer shall construct improvements to City Standards from the existing property line
back to the proposed property line along the project frontage on Corydon Rd. and Mission
Trail. New improvements to include but not limited to curb & gutter, sidewalks and
commercial driveways.
115. All existing and new storm drain inlet facilities to which the project discharges shall be fitted
with full trash capture devices. The device selected shall be approved by the State of
California and City of Lake Elsinore. Off-site facilities shall be maintained by the City with
maintenance funded through a CFD or other City authorized assessment.
116. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall
be contained within the street right-of-way. When either of these criteria are exceeded,
drainage facilities shall be provided.
117. Project will accept flows, and is adjacent to RCFCD facilities, SEDCO line E.
• Encroachment permit from RCFCD required for discharge to facility.
• RCFCD review/approval of plans if discharging to facility
118. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards. All facilities 36" in diameter or larger shall be submitted to Riverside
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County Flood Control for review, approval, permitting and acceptance for maintenance.
119. 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 facilities.
The drainage system shall be designed to ensure that runoff from a 10-year 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 24-hour storm duration
shall be analyzed to determine the detention basin capacities necessary to accomplish the
desired results.
120. All storm drain inlet facilities shall be appropriately marked "Only Rain Down the Storm
Drain" using the City authorized marker to prevent illegal dumping in the drain system.
121. Provide public street lighting, consistent with City Standards. Street light plans shall be
submitted to the Engineering Department for review and approval.
122. Developer shall submit signing and striping plans for City review and approval. Plans shall
include details showing compliance with sight distance standards and Professional Traffic
Consideration
123. Improvements shall be designed and constructed to City of Lake Elsinore Standards and
City Codes (LEMC 12.04 and 16.34), or as directed or approved by the City Engineer.
124. The developer shall coordinate with Riverside Transit Authority for location and installation
of bus transit facilities. Required bus stop improvements and/or relocation shall be shown
on plans submitted for project grading and development. Improvements are subject to
review and approval by the (RTA). Improvements shall be installed prior to Final Building
Certificate of Occupancy.
125. The installation of permanent bench marks / monuments per City Standards at intersection
of the project entrance and the centerline of Corydon Rd. and adjacent street Mission Trail
shall be shown on the plan.
GRADING PERMIT
126. 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).
127. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
128. 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 law and be approved
by the City Engineer.
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129. 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.
130. The developer shall coordinate all grading and improvements with adjacent property owners
to the satisfaction of the City. Any grading or drainage onto adjacent properties shall require
written approval of those property owners affected, with said approval provided to the City
Engineer.
131. The soil study shall include a seismic investigation of the site to identify any hidden
earthquake faults, liquefaction and/or subsidence zones present on-site and include
recommendations for parameters for seismic design of buildings, and walls. A certified letter
from a registered geologist or geotechnical engineer shall be submitted confirming the
absence of this hazard prior to grading permit.
132. An Alquist Priolo seismic study/investigation shall be performed. The study shall be
submitted to the Engineering Department for plan check. The cost of plan check shall be
paid by the developer.
133. 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 prior to grading
permit issuance.
134. The requirements outlined in these COAs and the permit issue letter shall be met prior to
grading permit issuance.
135. Haul — Import or Export: Prior to issuance of a Grading Permit, developer shall provide the
City for review and approval a plan of all proposed haul routes to be used for movement of
import or export material. Export or Import sites located within the Lake Elsinore City limits
must have an active grading permit. Public Noticing and City Council approval is required
for haul routes of over 5,000 cubic yards. The cost of noticing shall be paid by the developer.
136. Obtain and submit an environmental clearance from City Planning Division to the
Engineering Department. This approval shall specify that the project is in compliance with
any and all required environmental mitigation triggered by the proposed grading activity.
(ex. burrowing owl)
137. Erosion & Sediment Control — Prior to the issuance of any grading or building permit for
construction or demolition, the developer shall submit for review and approval by the City
Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan
submittal to demonstrate compliance with the City's NPDES Program and state water quality
regulations for grading and construction activities. The Erosion and Sediment Control Plan
shall identify how all construction materials, wastes, grading or demolition debris, and
stockpiles of soil, aggregates, soil amendments, etc. shall be property covered, stored and
secured to prevent transport into local drainages or waters by wind, rain, tracking, or
dispersion. The plan shall also describe how the project will ensure that all BMPs will be
maintained during construction of any future right of ways.
138. 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
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and available for review upon request.
CERTIFICATE OF OCCUPANCY/FINAL CLOSEOUT
139. Compaction reports, grade certifications, monument certifications (with tie notes delineated
on 8 '/2 x 11" mylar)shall be submitted to the Engineering Department before final inspection
will be scheduled.
140. 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).
141. Paper copy of plan with any redlines (record drawing) shall be submitted to the Engineering
Department before final inspection will be scheduled.
142. All required public right-of-way dedications, easements, dedications and vacations and
easement agreement(s) for ingress and egress through adjacent property(ies)shall be
recorded with a recorded copy provided to the City prior to final project approval.
143. Developer shall As-built all Engineering Department approved project plan sets. After City
approval of paper copy, developer/developer/owner is responsible for revising the original
mylar plans. Once the original mylars have been approved, the developer shall provide the
City with a USB flash drive of the "as built" plans in .tif format.
144. Prior to acceptance of improvements by the City, the developer shall perform half street
roadway surface improvements, such as slurry seal or overlay as required by the City
Engineer, and shall install any additional traffic signs, striping and pavement markings
determined necessary by the City's Traffic Engineer, after inspection of the final physical
improvement, to insure safe operation of all intersections and segments of streets before
any building can be occupied.
145. Developer shall submit documentation pursuant to City's Security Release handout.
146. All final studies and reports shall be submitted in .tif format electronically or on a USB flash
drive. Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, WQMP,
etc.
147. Provide on compact disc auto cad and GIS Shape files of all final maps and street and storm
drain plans. *ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
CITY OF LAKE ELSINORE FIRE MARSHAL
148. 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.
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149. The applicant or 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 California Fire Code and Fire
Department standards. Fire hydrants shall be spaced in accordance with the California
Fire Code. Based on current standards, the required fire flow is estimated to be 2,000
GPM at 20 PSI for 2-hour duration. Estimated fire flow is based on 22,080 square foot
building area, Type V-B construction, and buildings having a fire sprinkler system per
2019 California Fire Code.
150. Prior to building permit issuance, install the approved water system, approved access roads,
and contact the Fire Department for a verification inspection.
151. City of Lake Elsinore Municipal Code requires new buildings 5,000 square feet in area and
larger to have a fire sprinkler system.
152. Emergency vehicle access roads must meet fire department standards at the time of
building permit application. Current standards require minimum 24-foot wide roads. Roads
must be capable of supporting at least 80,000 pounds.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services
153. Prior to approval of the Final Map, Parcel Map, Design Review, Conditional Use Permit or
building 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 time 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 space and
public storm drains constructed within the development and federal NPDES requirements
to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may
propose alternative financing mechanisms to fund the annual negative fiscal impacts of the
project with respect to Maintenance Services. Applicant shall make a non-refundable
deposit of$15,000 or at the current rate in place at the time of annexation toward the cost
of annexation, formation or other mitigation process, as applicable.
MITIGATION MONITORING AND REPORTING PROGRAM
154. The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring
& Reporting Program for the Mitigated Negative Declaration (Environmental Review No.
2020-04; SCH # 2020100576) prepared for the Project.
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1 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 January 12, 2021. 1 also acknowledge that all
Conditions shall be met as indicated.
Date: January 15, 2021
Applicant's Signature: �y
Print Name: Mark R. ooper, President
Address: 25425 Jefferson Ave. Suite 101
Murrieta, CA 92562
Phone Number: 913.915.6538
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