HomeMy WebLinkAbout09-08-09 CC Item 07CITY OF
LADE [~LSIIYOIZE
DREAM EXTREME,
REPORT TO CITY COUNCIL
TO: HONORABLE MAYOR
AND MEMBERS OF THE CITY COUNCIL
FROM: ROBERT A. BRADY,
CITY MANAGER
DATE: SEPTEMBER 8, 2009
SUBJECT: EXTENSION OF TIME FOR TENTATIVE TRACT MAP NO.
31593
Background
On November 8, 2005, the City Council approved Mitigated Negative Declaration No.
2005-08, and Tentative Tract Map No. 31593. The City Council also adopted
Findings of Consistency for the Multiple Species Habitat Conservation Plan (MSHCP)
at that time.
Discussion
Subdivision A of Section 16.24.160 of the Lake Elsinore Municipal Code authorizes
time extensions for Tract Maps for up to thirty six (36) months. The applicant has
requested a time extension for the aforementioned thirty six (36) months or
November 8, 2010.
As previously identified, on November 8, 2005, the City Council approved Tentative
Tract Map No. 31593 for the subdivision of 227-acres of residentially zoned land into
521 individual lots. It should be noted that through final map preparation, the number
of lots has been reduced by five (5) for a total of 516 single-family residential lots.
In reviewing this extension request, staff analyzed proposed and surrounding
amenities available for the use of future residents of the tract and if additional
amenities were warranted. With the number of proposed single-family residential lots,
staff believes adding a club house facility and amenities to the project site is
appropriate. The applicant agreed with staffs recommendation and has provided an
additional 2.70-acre "neighborhood recreational lot" to include a club house facility
and amenities (i.e. pool, play equipment, etc.). The "neighborhood recreational lot" is
located near the central western portion of the site (Lot A-A, approximately 117,612
square feet). It should be noted that five (5) small pocket parks (approximately
10,000 square feet each) randomly placed throughout the subdivision were
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Extension of Time for
Tentative Tract Map No. 31593
September 8, 2009
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eliminated and the identified "neighborhood recreational lot" has been established in
their place. Also, the project was originally conditioned to provide a Home Owner's
Association (FICA), therefore creating an entity for maintenance and upkeep.
The map was originally scheduled to expire on November 8, 2007, however, the
applicant submitted a request for a map extension in September, 2007. Following the
request, property ownership changed on several occasions (approximately six times)
during the review process. Staff continued to work in good faith with the project
engineer and each new property owner as they assumed ownership. Thus, the map
extension process went well beyond a normal processing time. The City Council has
the ability to approve the extension request dating back to the original expiration date
(November, 2007). Therefore, the extension request would be good for three (3)
years or thirty six (36) months or November 8, 2010.
Recommendation
Adopt a Resolution approving the request for an Extension of Time for Tentative
Tract Map No. 31593 for thirty six (36) months or until November 8, 2010.
Prepared by:
Kirt A. Coury
Project Planner
Reviewed by:
Tom Weinerl~
Acting Director of Community Development
Approved by :
Robert A. Bra
d
City Manager
Attachments:
1. Vicinity Map
2. City Council Resolution No. 2009-
Tentative Tract Map No. 31593
3. Final Conditions of Approval
4. Full Sized Plan - Tentative Tract Map No
approving Extension of Time for
31593
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VICINITY MAP
TENTATIVE TRACT MAP 31593
APN'S 347-250-006, 007, 008,
347-350-003, 004, 005, 008 THRU 010, 013, 015
347-360-006 & 007
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RESOLUTION NO. 2009-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, APPROVING AN
EXTENSION OF TIME FOR TENTATIVE TRACT MAP NO.
31593
WHEREAS, Ron Martin & Associates, filed an application with the City of
Lake Elsinore requesting approval of an extension of time for Tentative Tract Map No.
31593 (the "Extension"); and
WHEREAS, the project site is proposed for the subdivision of
approximately 227-acres of land into 516 single-family residential lots with a Home
Owner's Association park integrated into the project design and associated
improvements; and
WHEREAS, the project site is located east of Interstate 15 and the
Spyglass Specific Plan and immediately south of Wasson Creek; and
WHEREAS, Subdivision A of Section 16.24.160 of the Lake Elsinore
Municipal Code authorizes time extensions for Tract Maps for up to thirty six (36)
months.; and
WHEREAS, pursuant to the California Environmental Quality Act (Cal.
Pub. Res. Code 21000 et seq.: "CEQA") and the State Guidelines for
Implementation of CEQA (14 C.C.R. 15000 et seq.: "CEQA Guidelines"), public
agencies are expressly encouraged to reduce delay and paperwork associated with the
implementation of CEQA by using previously prepared environmental documents when
those previously prepared documents adequately address the potential impacts of the
proposed project (CEQA Guidelines Section 15006); and
WHEREAS, CEQA Guidelines Section 15162 establishes the standard to
be used when determining whether subsequent environmental documentation is
necessary and says that when an environmental document has already been adopted
for a project, no subsequent environmental documentation is needed for subsequent
entitlements which comprise the whole of the action unless substantial changes or new
information are presented by the project; and
WHEREAS, on November 8, 2005, the City Council of the City of Lake
Elsinore, adopted Mitigated Negative Declaration No. 2005-08 in accordance with the
requirements of the CEQA and the CEQA Guidelines; and
WHEREAS, the extension is found to be in conformance with the originally
approved Tentative Tract Map and the extension does not present new information
regarding the potential environmental impacts of development; and
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WHEREAS, the City Council has considered evidence presented by the
Community Development Department and other interested parties at a public meeting
held with respect to this item on September 8, 2009.
NOW, THEREFORE, the City Council of the City of Lake Elsinore,
California, does hereby resolve as follows:
Section 1. The City Council has considered the proposed extension of
time, and has found it acceptable.
Section 2. That in accordance with CEQA and the CEQA Guidelines, the
City Council finds that the extension of time conforms with the originally approved map,
and does not present any new information, circumstances, or changes to the project
that were analyzed under Mitigated Negative Declaration No. 2005-08. The extension
of time does not change density or intensity of use. It simply extends the land use
entitlement for an additional thirty-six (36) months or November 8, 2010, allowing the
applicant more time within which to develop the property in accordance with conditions
of approval. Therefore, it is not necessary to conduct any further environmental review
for the Project.
Section 3. That in accordance with Lake Elsinore Municipal Code Section
16.24, the City Council makes the following findings for the approval of the extension of
time for thirty-six (36) months or November 8, 2010, months for Tentative Tract Map No.
31593:
1. The proposed subdivision, together with the provisions for the design and
improvement, are consistent with the General Plan; Zoning Code; Title 16 of the
Municipal Code relating to Subdivisions; and the State Subdivision Map Act.
The project has been reviewed by the City and the appropriate affected Agencies
and been determined to be consistent with the designated land use planning area,
development and design standards, and all other appropriate requirements
contained in the General Plan, Zoning Code, City Municipal Code, and Subdivision
Map Act.
2. The proposed subdivision is compatible with the objectives, policies, general land
uses and programs specified in the General Plan (Government Code Section
66473.5).
The project has been reviewed by the City and the appropriate affected Agencies
and been determined to be consistent with the designated land use planning area,
development and design standards, and all other appropriate requirements
contained in the General Plan, Zoning Code, City Municipal Code, and Subdivision
Map Act.
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3. The effects this proposed subdivision is likely to have upon the housing needs of the
region, the public service requirements of its residents, and the available fiscal and
environmental resources have been considered and balanced.
The project is consistent with the City's General Plan and Zoning Code, and will
provide housing opportunities consistent with the General Plan land use designation.
In addition, the project has been conditioned to provide necessary public services
and facilities, will pay all appropriate fees, and will not result in any adverse
environmental impact.
4. The design of the subdivision provides to the greatest extent possible, for future
passive or natural heating or cooling opportunities in the subdivision (Government
Code Section 66412.3).
The project will comply with all appropriate conservation requirements of the City
and Uniform Building Code and will not preclude future opportunities for passive
natural heating or cooling opportunities.
Section 4. Based upon the evidence presented, the above findings, and
the attached conditions of approval imposed upon the extension, the City Council
hereby approves an extension of time not to exceed thirty-six (36) months or November
8, 2010, for Tentative Tract Map No. 31593.
Section 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City
Council of the City of Lake Elsinore, California, this 8th day of September, 2009
ROBERT MAGEE
MAYOR
ATTEST:
DEBORA THOMSEN
CITY CLERK
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APPROVED AS TO FORM:
BARBARA LEIBOLD
CITY ATTORNEY
CITY OF LAKE ELSINORE
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF LAKE ELSINORE
I, Debora Thomsen, City Clerk of the City of Lake Elsinore, California, hereby
certify that Resolution No. was adopted by the City Council of the City
of Lake Elsinore, California, at a regular meeting held on the 8th day of September 2009,
and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
DEBORA THOMSEN
CITY CLERK
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CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 31593
MAP EXTENSION
GENERAL
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants from
any claim, action, or proceeding against the City, its Officials, Officers, Employees, or
Agents to attach, set aside, void, or annul an approval of the City, its advisory agencies,
appeal boards, or legislative body concerning implementation and construction of
Tentative Tract Map No. 31593, 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. The City will promptly notify the applicant of any such
claim, action, or proceeding against the City and will cooperate fully with the defense.
TENTATIVE TRACT MAP NO. 31593
2. The Tentative Tract Map Extension will expire in three (3) years or thirty six (36) months
or November 8, 2010, unless within that period of time an appropriate instrument has
been filed and recorded with the County Recorder, or an extension of time is granted by
the City of Lake Elsinore City Council in accordance with the Subdivision Map Act and
the LEMC.
3. The Tentative Tract Map shall comply with the State of California Subdivision Map Act
and shall comply with all applicable requirements of the Lake Elsinore Municipal Code,
Title 16 unless modified by approved Conditions of Approval.
4. Prior to final certificate of occupancy of the Tentative Tract Map, the improvements
specified herein and approved by the Planning Commission and the City Council shall
be installed, or agreements for said improvements, shall be submitted to the City for
approval by the City Engineer, and all other stated conditions shall be complied with. All
uncompleted improvements must be bonded for as part of the agreements.
5. Prior to the recordation of the Final Map for Tract No. 31953 (the "Final Map"), the
applicant shall make an irrevocable offer for fee dedication for local park purposes to
the City of Lake Elsinore for the following described property:
[Legal description to be provided by the applicant prior to Planning Commission
Hearing]
(Hereinafter, the "Park Site")
In exchange for:
[Assessor Parcel Number (APN) 363-020-011]
(Hereinafter, the "Agency Remnant Site")
The form of the property exchange shall be in the nature of a land transfer agreement
between the Redevelopment Agency, the City and Applicant in a form suitable to the
City and as shall be approved by the City Attorney. Said agreement shall provide: (i)
the transfer of the Park Site to the Agency free and clear of money and all other
encumbrances, liens, leases, fees, easements (except routine easements that do not
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CONDITIONS OF APPROVAL
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TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
materially impair the intended use of the land), assessments and unpaid taxes except
those meeting the reasonable approval of the City Manager; (ii) the transfer of the
Agency Remnant Site free and clear of money and all other encumbrances, liens,
leases, fees, easements (except routine easements that do not materially impair the
intended use of the land), assessments and unpaid taxes except those meeting the
reasonable approval of the Applicant; (iii) compliance with applicable laws; and (iv) such
usual and customary provisions as are necessary to accomplish the transfer.
The transfer of fee title to the Park Site shall occur prior to or concurrent with the
recordation of the Final Map. City shall be responsible for complying with CEQA
following submission of the preliminary concept plan for the Park Site.
6. Prior to the recordation of the Final Map, the Applicant shall submit a preliminary
concept plan of the proposed recreation facilities and amenities on the Park Site to the
Director of Community Services for review and approval. Applicant shall also post a
performance bond in the amount of two-million dollars ($2,000,000.00) guaranteeing the
construction of the park as provided herein which shall stay in place until the completion
of the improvements to the Park Site.
7. Prior to the issuance of the first building permit, the Applicant shall submit to the
Director of Community Services, for review and approval, detailed park facilities plans ,
landscape plans, irrigation plans and such other plans as may reasonably be required
for purposes of constructing a 10 usable acres "turn-key" public park.
8. Prior to the issuance of first Certificate of Occupancy for Tract No. 31953, Applicant
shall grade the Park Site to provide a minimum of ten (10) usable and creditable acres
and shall secure the Park Site against erosion and shall stub out sewer, water, gas,
electricity, telephone, storm drain, etc connections to the property line.
9. Prior to issuance of the fiftieth (50t") Certificate of Occupancy, Applicant shall provide of
adequate sewer, water, gas, electricity, telephone, storm drain, within the Park Site as
are necessary to serve the Park Site. In the event permanent facilities are not available,
the applicant shall provide temporary facilities at no cost to the City (Amended at
Planning Commission Meeting of October 18, 2005).
10. Prior to the recordation of the Final Map, the Applicant shall obtain an easement for a
public access road directly connecting the proposed development and the Park Site (the
"Park Easement'). The City and Applicant anticipate that the Park Easement will
connect the proposed development to the Park Site near Parcel No.2 as set forth in
Tract Map No. 32013.
11. Prior to the issuance of the first building permit for Tract No. 31953, Applicant shall
submit a plan and sectional views indicating the grade and width of the Park Site
Access Road measured flow-line to flow-line.
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TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
12. Prior to the issuance of the first Certificate of Occupancy for Tract No. 31953, Applicant
shall construct the Park Site Access Road.
13. Prior to the issuance of the first Certificate of Occupancy for Tract No. 31953, Applicant
shall construct the Park Site improvements and amenities consistent with the
preliminary plan such that the Park Site is in a "turn-key" condition. City shall provide
Applicant with all reasonable and appropriate entry rights onto the Park Site for
purposes of constructing the improvements as provided herein.
14. With respect to park fees paid or to be paid by Applicant, Applicant shall be entitled to a
fee credit (or fee reimbursement for park fees already paid) to the extent of Applicant's
actual on-site construction costs of the park improvements on the Park Site. Applicant
shall also be entitled to reimbursement for park fees actually paid under Tract 32013 or
a fee credit if Applicant continues ownership of Tract 32013. Accordingly, Applicant and
City shall enter into a fee reimbursement agreement reflecting such use of fees and
providing, further, to the extent allowed by law and subject to the discretion of the City
Council, the use of community facilities district bond proceeds for reimbursement of
developer's cost incurred with respect to public capital improvements, including the Park
Site and the Park Site Access Road.
15.The applicant shall comply with all the mitigations contained and identified in the
Mitigated Negative Declaration No. 2005-08.
16. All lots shall comply with minimum standards contained in the LEMC.
17.A precise survey with closures for boundaries and all lots shall be provided per the
LEMC.
18. The applicant shall comply with all conditions of the Riverside County Fire Department.
19.The applicant shall meet all requirements of Elsinore Valley Municipal Water District
(EVMWD).
20.All future structural development associated with this map shall require separate Design
Review approval.
21. Prior to issuance of any grading permit and/or building permit, the applicant shall sign
and complete an "Acknowledgment of Conditions" and shall return the executed original
to the Community Development Department.
22.The applicant shall comply with the following City programs: the City Source Reduction
and Recycling Element and Household Hazardous Waste Element, the County Solid
Waste Management Plan and Integrated Waste Management Plan.
23. Prior to issuance of building permit, the applicant shall submit a letter of verification (will-
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TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
serve letter) to the City Engineer, for all required utility services.
24.The applicant shall pay applicable fees and obtain proper clearance from the Lake
Elsinore Unified School District (LEUSD) prior to issuance of building permits.
25.The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of
each building permit.
26. The applicant shall pay all applicable fees including park fees.
27. The applicant shall meet all requirements of the providing electric utility company.
28. The applicant shall meet all requirements of the providing gas utility company.
29. The applicant shall meet all requirements of the providing telephone utility company.
30.A bond is required guaranteeing the removal of all trailers used during construction.
31.All signage shall be subject to Planning Division review and approval prior to
installation.
32.The City's Noise Ordinance shall be met during all site preparation activity. Construction
shall not commence before 7:00 AM and cease at 5:00 PM, Monday through Friday.
Construction activity shall not take place on Saturday, Sunday, or any Legal Holidays.
33. Prior to issuance of a Building Permit, the applicant shall annex into the appropriate
Landscaping and Lighting Maintenance District (LLMD).
34. Prior to issuance of a Building Permit, the applicant shall annex into the appropriate
Community Facilities District (CFD).
35.The applicant shall provide a neighborhood recreational lot, as depicted on the subject
tentative tract map, to allow for future construction of on-site amenities such as, but not
limited to, a club house facility, pool, play equipment, etc.
ENGINEERING
36.Construct Elsinore Hills Road at full width secondary arterial standard (70'/90') within
project boundaries by first certificate of occupancy.
37. Construct Elsinore Hills Road from the project's south boundary to Camino Del Norte
(proposed CFD links H and G). Two full lanes and shoulders are the minimum
requirement. At intersections, additionally widening will be required for left turn lanes-all
prior to first certificate of occupancy. The roadway shall be designed to secondary
arterial standards. CC September 8, 2009 item No. 7
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CONDITIONS OF APPROVAL
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TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
38. Construct Camino Del Norte to two full lanes and shoulders (proposed CFD link F) prior
to first certificate of occupancy. The roadway shall be designed to be consistent with the
approved General Plan Circulation Element.
39.Improve the intersection of Camino Del Norte and Main Street as determined by the
approved Traffic Study prior to first certificate of occupancy.
40. Install a traffic signal at Main Street and the northbound 1-15 ramps prior to the 100th
certificate of occupancy or as satisfied by the City Engineer pending Caltrans process
(Amended at City Council Meeting of November 8, 2005).
41. Construct Elsinore Hills Road to full width and connect to Tract 25478 prior to first
certificate of occupancy.
42. Join the proposed CFD when it is formalized. If CFD is not formed, the project shall be
eligible for fair share reimbursement from future developments in the area (Amended at
City Council Meeting of November 8, 2005) if the CFD exists.
43.All Public Works requirements shall be complied with as a condition of development as
specified in the Lake Elsinore Municipal Code (LEMC) prior to final map approval.
44. Pay all Capital Improvement and Plan Check fees (LEMC 16.34, Resolution 85-26).
45. Submit a "Will Serve" letter to the City Engineering Division from the applicable water
agency stating that water and sewer arrangements have been made for this project.
Submit this letter prior to final map approval.
46. Construct all public works improvements per approved street plans (LEMC 12.04).
Plans must be approved and signed by the City Engineer prior to final map approval
(LEMC 16.34).
47. Street improvement plans and specifications shall be prepared by a Calif. Registered
Civil Engineer. Improvements shall be designed and constructed to Riverside County
Road Department Standards, latest edition, and City Codes (LEMC 12.04 and 16.34).
48. Street and alley improvement plans and specifications shall be prepared by a Calif.
Registered Civil Engineer. Improvements shall be designed and constructed to
Riverside County Road Department Standards, latest edition, and City Codes (LEMC
12.04 and 16.34).
49.Applicant shall enter into an agreement with the City for the construction of public works
improvements and shall post the appropriate bonds prior to final map approval.
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TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
50.Applicant shall obtain any necessary Caltrans permits and meet all Caltrans
requirements.
51. Desirable design grade for local streets shall not exceed 12%.
52. Interior streets shall be designed with 9% as the desired grade and intersecting streets
shall meet at a maximum grade of 6
53. Pay all fees and meet requirements of encroachment permit issued by the Engineering
Division for construction of public works improvements (LEMC 12.08 and Resolution 83-
78).
54.All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 '/2' x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
55.The applicant shall install permanent bench marks to Riverside County Standards and
at a location to be determined by City Engineer.
56.Applicant shall obtain all necessary off-site easements for off-site grading from the
adjacent property owners prior to final map approval.
57.Arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway or alley shall be the responsibility of the property owner or his agent.
58. Provide fire protection facilities as required in writing by Riverside County Fire.
59. Provide street lighting and show lighting improvements as part of street improvement
plans as required by the City Engineer.
60. Developer shall annex to the City's Street Lighting and landscaping Maintenance
District.
61. Developer shall install blue reflective pavement markers in the street at all fire hydrant
locations.
62. Applicant shall submit a traffic control plan showing all traffic control devices for the tract
to be approved prior to final map approval. All traffic control devices shall be installed
prior to final inspection of public improvements. This includes No Parking and Street
Sweeping Signs for streets within the tract.
63.All improvement plans and tract maps shall be digitized. At Certificate of Occupancy
applicant shall submit tapes and/or discs which are compatible with City's ARC Info/GIS
or developer to pay $300 per sheet for City digitizing.
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TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
64. All utilities except electrical over 12 kv shall be placed underground, as approved by the
serving utility.
65.Apply and obtain a grading permit with appropriate security prior to building permit
issuance. A grading plan signed and stamped by a Calif. Registered Civil Engineer shall
be required if the grading exceeds 50 cubic yards or the existing flow pattern is
substantially modified as determined by the City Engineer. If the grading is less than 50
cubic yards and a grading plan is not required, a grading permit shall still be obtained so
that a cursory drainage and flow pattern inspection can be conducted before grading
begins.
66. Provide soils, geology and seismic report including street design recommendations.
Provide final soils report showing compliance with recommendations.
67.An Alquis-Priolo study shall be performed on the site to identify any hidden earthquake
faults and/or liquefaction zones present on-site.
68. All grading shall be done under the supervision of a geotechnical engineer and he shall
certify all slopes steeper than 2 to 1 for stability and proper erosion control. All
manufactured slopes greater than 30 ft. in height shall be contoured with drainage
improvements installed per City Standards.
69. Prior to commencement of grading operations, applicant to provide to the City with a
map of all proposed haul routes to be used for movement of export material. Such
routes shall be subject to the review and approval of the City Engineer.
70.Applicant to provide to the City a photographic baseline record of the condition of all
proposed public City haul roads. In the event of damage to such roads, applicant shall
pay full cost of restoring public roads to the baseline condition. A bond may be required
to ensure payment of damages to the public right-of-way, subject to the approval of the
City Engineer.
71. Individual lot drainage shall be conveyed to a public facility or accepted by adjacent
property owners by a letter of drainage acceptance or conveyed to a drainage
easement.
72.0n-site drainage facilities located outside of road right-of-way should be contained
within drainage easements shown on the final map. A note should be added to the final
map stating: "Drainage easements shall be kept free of buildings and obstructions".
73.All natural drainage traversing site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer.
74. Submit Hydrology and Hydraulic Reports for review and approval by City Engineer and
the Riverside County Flood Control District prior to approval of final map. Developer
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TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
shall mitigate any flooding and/or erosion caused by development of site and diversion
of drainage.
75.AII drainage facilities in this tract shall be constructed to Riverside County Flood Control
District Standards.
76. Storm drain inlet facilities shall be appropriately stenciled to discourage illegal dumping
in the drain system, the wording and stencil shall be approved by the City Engineer.
77. Roof and yard drains will not be allowed to outlet through cuts in the street curb. Roof
drains should drain to a landscaped area when ever feasible.
78.10 year storm runoff should be contained within the curb and the 100 year storm runoff
should be contained within the street right-of-way. When either of these criteria is
exceeded, drainage facilities should be installed.
79.A drainage acceptance letter will be necessary from the downstream property owners
for conveying the proposed storm water run-off on private property.
80. Developer shall be subject to all Master Planned Drainage fees and will receive credit
for all Master Planned Drainage facilities constructed.
81. Provide Tract Phasing Plan for the City Engineer's approval. Bond public improvements
for each Phase as approved by the City Engineer.
82. Up-slope maintenance along right-of-ways shall be maintained by the city's lighting and
landscaping maintenance assessment district or a homeowner's association.
83.Applicant shall comply with all NPDES requirements in effect; including the submittal of
a Water Quality Management Plan (WQMP) as required per the Santa Ana Regional
Water Quality Control Board.
84. Applicant will be required to install BMP's using the best available technology to mitigate
any urban pollutants from entering the watershed.
85.Applicant shall provide the city with proof of his having filed a Notice of Intent with the
Regional Water Quality Control Board for the National Pollutant Discharge Elimination
System (NPDES) program with a storm water pollution prevention plan prior to issuance
of grading permits. The applicant shall provide a SWPPP for post construction which
describes BMP's that will be implemented.
86.Applicant shall obtain approval from Santa Ana Regional Water Quality Control Board
for their storm water pollution prevention plan including approval of erosion control for
the grading plan prior to issuance of grading permits. The applicant shall provide a
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SWPPP for post construction which describes BMP's that will be implemented for the
development and including maintenance responsibilities.
87.Education guidelines and Best Management Practices (BMP) shall be provided to
residents of the development in the use of herbicides, pesticides, fertilizers as well as
other environmental awareness education materials on good housekeeping practices
that contribute to protection of stormwater quality and met the goals of the BMP in
Supplement "A" in the Riverside County NPDES Drainage Area Management Plan.
88.Applicant shall provide first blush BMP's using the best available technology that will
reduce storm water pollutants from parking areas and driveway aisles.
89.Intersection site distance shall meet the design criteria of the CALTRANS Design
Manual (particular attention should be taken for intersections on the inside of curves). If
site distance can be obstructed, a special limited use easement shall be recorded to
limit the slope, type of landscaping and wall placement.
90.Intersecting streets on the inside radius of a curve will only be considered when
adequate sight distance is verified by a registered civil engineer.
911ocal streets shall have sixty (60) ft. right-of -way with forty (40) ft. curb-to-curb.
Restricted local streets (cul-de-sacs) shall have fifty (50) ft. right-of-way with thirty-six
(36) ft. curb-to-curb and a three (3) ft. utility easement on each side.
92. Restricted local interior double- loaded streets shall not have less than a 50 ft. Right-of-
way with 36 ft. Curb-to-curb and a 3 ft. utility easement on each side of the street.
Single- loaded local streets shall not have less than a 45 ft. right-of-way with a 3 ft. utility
easement and 36 ft. curb-to-curb
93. No residential lot shall front and access shall be restricted on collector streets and so
noted on the final map.
94.All parcels shall have direct access to public right-of-way or be provided with a minimum
30-foot ingress and egress easement to public right-of-way by separate instrument or
through map recordation.
95. Upon demonstration to the City that an adjacent property owner is unable to gain
reasonable access for an adjacent parcel (considering available option along the entire
boundary of the parcel) to Elsinore Hills Road, City shall inform Developer and
Developer agrees to take proactive measures to establish adequate access to
accommodate the adjacent parcel. Alternatively, the City may require that Developer
offer an easement for necessary ingress and egress solely to address the needs of the
adjacent parcel. The conveyance of any easement pursuant to this condition shall not
conflict with designated uses of property including any and all conservation, open space
or mitigation use of property (Amended at City Council Meeting of November 8, 2005).
CC September 8, 2009 Item No. 7
Page 16 of 18
CONDITIONS OF APPROVAL
Page 10 of 11
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
96. The Developer shall provide access to adjacent properties needing access through this
development by public right-of-way or access easement based on a reasonable
accessibility determination to the satisfaction of the City.
97. If right-of-way is abandoned as part of this development, then adjacent property affected
by the abandonment's must still have access to public maintained right-of-way.
98.The final map shall show the abandonment of dedications of public right-of-way or
easements by appropriate certifications on the map.
99. Developer to provide access to property owners and utility agencies to property to the
west of the tract including during construction.
100. If necessary, applicant must submit a conditional letter of map revision (CLOMR) to
FEMA prior to issuance of building permits. A letter of map revision(LOMR) must be
approved from FEMA prior to the 50th certificate of occupancy.
101. Applicant shall record CC & R's for the tract prohibiting on-street storage of boats, motor
homes, trailer, and trucks over one-ton capacity, roof mounted or front yard microwave
satellite antennas. The CC & R's shall be approved by the Community Development
Director prior to recordation of final map.
102. Applicant shall cause to be recorded a CC&R's with recordation of final map which
provides for irrevocable reciprocal parking, circulation, loading and landscape
maintenance easement in favor of all lots subject to the approval of the director of
Community Development & the City Attorney. The CC& R's shall enforce standards of
building maintenance, participation in landscape maintenance, prohibition of outside
vehicle or material storage.
103. Applicant shall provide a homeowner's association with CC & R's for maintenance of
the open space.
104. Developer shall provide an approved open space conservation easement for the tracts
open space with a fuel modification zone for a fire break to be maintained by a
homeowner's association.
105. The large open space lots adjacent to residential lots shall have areas designated as
fuel modification zones for a firebreak to be maintained by a homeowner's association.
106. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way will be owned and maintained by either a home
owner's association or private property owner.
CC September 8, 2009 Item No. 7
City Council Page 17 of 18
CONDITIONS OF APPROVAL
Page 11 of 11
TENTATIVE TRACT MAP NO. 31593 MAP EXTENSION
107. Existing access easements over property must be addressed to the satisfaction of the
easement owners prior to final map approval.
4 08. All waste material, debris, vegetati(DR aRd ether r6ibbish generated during cleaning,
at ; p FG .,+e eGYGIiRg centers. The appr t should eentraet with GR&R Ins fer
recycling ndsteFage nta ^es, but the applicant may use the serviGe
f
another FeGYGliiRg vender. nneth GY r s veRdGF, ether than GR&R Ins., Ganne+
charge the app"GaRt fGF biR rental eF selid waste disposal. if the applicant is net Usmig
anether vender, the appliGaRt shall supply preef of debFis disposal at a reGyGling GeRteF,
6RG161 inn , eFif•Gatie of +e a by certified weigh st+ i + (Amended at City
Council Meeting of November 8, 2005).
109. In accordance with the City's Franchise Agreement for waste disposal & recycling, the
applicant 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.
110. Applicant shall pay all applicable development fees, including but not all inclusive:
TUMF, MSHCP, TIF and area drainage fees.
CC September 8, 2009 Item No. 7
City Council Page 18 of 18
PROJECT:
TRACT 31593
vm TENTATIVE MAP
MT1T LAKE ELSINORE, CALIFORNIA
s/09