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HomeMy WebLinkAboutPA 2021-19 Rome Hill - COAs Final Applicant’s Initials: _____ Page 1 of 15 CONDITIONS OF APPROVAL PROJECT: PA 2021-19 (GPA 2022-01/ZC 2022-02/CUP 2022- 17/CDR 2022-12/VAR-2025-08 PROJECT NAME: Rome Hill Commercial PROJECT LOCATION: APN: 371-150-017 APPROVAL DATE: November 18, 2025 EXPIRATION DATE: November 18, 2027 GENERAL 1. Planning Application No. 2021-19 proposes to develop the existing 6.77-acre vacant site in two (2) phases with two (2) new two-story commercial manufacturing warehouse buildings totaling 92,760 square feet. Each building is proposed to be approximately 46,000 square feet and would include mezzanines, offices, and loading docks. The project includes the following entitlements: a General Plan Amendment (GPA 2022-01) to amend the Land Use Designation of the project site from General Commercial (GC) and High Density Residential (HDR) to Light Industrial (LI); Zone Change (ZC 2022-02) to change the zoning from Commercial Park (C-P) and High Density Residential (R-3) to Commercial Manufacturing (C-M); Conditional Use Permit (CUP 2022-17) to establish outdoor storage; Commercial Design Review (CDR 2022-12) to construct two (2) new commercial manufacturing warehouse buildings; and a Variance (VAR 2025-08) to reduce the required front yard setback from 15 ft. to 6 ft. due to site constraints. The project is located on Grand Avenue and Kathryn Way and includes Assessor Parcel Number 371-150-017. The project will also involve off-site driveway access from the adjacent property (APN: 371-150-001) located within the County of Riverside to provide adequate access to the rear of the property. 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 GPA 2022-01, ZC 2022-02, CUP 2022-17, CDR 2022-12, and VAR 2025-08 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 GPA 2022-01, ZC 2022-02, CUP 2022-17, CDR 2022-12, and VAR 2025- 08or 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 Development Department for inclusion in the case records. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 2 of 15 4. The applicant shall submit a check for $2,968.00 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. Commercial Design Review No. 2022-12 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 LEMC, Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.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. 6. Conditional Use Permit No. 2022-17 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.I, 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. 7. Variance No. 2025-08 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 variance 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 variance approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC), Section 17.415.080.H.1.b. Notwithstanding conditions to the contrary, a variance granted pursuant to LEMC Section 17.415.080 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. 8. The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval. 9. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy. 10. 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. 11. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 3 of 15 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. 12. 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 by the Planning Commission prior to installation. 13. Graffiti shall be removed within 24 hours. 14. 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. 15. 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. 16. 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. 17. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 18. 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. 19. 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. 20. 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. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 4 of 15 Prior to Issuance of Grading Permits/Building Permits 21. Prior to issuance of a Grading, 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. 22. 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. 23. Prior to issuance of a building permit, the applicant shall submit water and sewer plans to the Elsinore Valley Municipal Water District (EVMWD) for review and approval. The applicant shall incorporate all EVMWD required conditions and standards. 24. 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. 25. 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. 26. 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. 27. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans 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. 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. c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty- four inches (24”). d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 5 of 15 e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks. g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. 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. j. 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. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. 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. n. No turf shall be permitted. 28. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with all applicable requirements from the County of Riverside (including but not limited to Transportation, Survey, Flood Control, and Fire) and shall provide evidence of approval(s) to the Director of Community Development or designee. BUILDING DIVISION General Conditions 29. Compliance with Code. The project shall meet all applicable Building Codes in effect at the time, including requirements for the occupancy. 30. 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. 31. 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 Jonathan Oronia in the IT Department at joronia@lake-elsinore.org or (951) 667-4558. 32. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 6 of 15 33. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 34. 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. 35. 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. Prior to Issuance of Grading Permit(s) 36. 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. 37. 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) 38. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Prior to Beginning of Construction 39. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DEPARTMENT General 40. All new submittals for plan check or permit shall be made using the City’s online Citizen Service Portal (CSSP). 41. All engineering plans shall be prepared by a registered Civil Engineer using the City’s standard title block. 42. All required engineering reports shall be prepared by a registered Civil Engineer and Soils Engineer, as applicable. 43. All slopes and landscaping within the public right-of-way shall be maintained by the property owner, owner’s association, firms contracted by the property owner’s association, or another maintenance entity approved by the City Council. 44. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right-of-way shall be owned and maintained by the property owner or property owner’s association. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 7 of 15 45. 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 both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy. 46. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient containment and conveyance of the storm water to a safe and adequate point as approved by the City Engineer. 47. The site will accommodate all construction activity, building activity, vehicles, etc. No staging on public streets, or private property belonging to others shall be conducted without the written permission of the property owner. 48. Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) shall be implemented. FEES 49. Applicant shall pay all applicable permit application and Engineering assessed fees, including, without limitation plan check and construction inspection fees, at the prevalent rate at time of payment in full. 50. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Fees are subject to change. Mitigation and Development Impact Fees include without limitation:  Master Drainage Plan Fee – Due prior to grading permit issuance, whichever is first.  Traffic Infrastructure Fee (TIF) – Due prior to building permit issuance.  Transportation Uniform Mitigation Fee (TUMF) – Due prior to occupancy. LAND DIVISION 51. The applicant shall record a reciprocal access agreement and emergency vehicle access easement between primary site and adjacent parcels. A reciprocal access agreement shall be prepared by a licensed Land Surveyor and shall be recorded prior to building permit issuance. 52. The applicant shall submit to City for review a drainage easement between primary site and access parcels. Easement shall be recorded prior to building permit issuance. 53. Applicant shall dedicate right-of-way per Riverside County Requirements. The draft conditions from the County of Riverside are provided as Attachment 1. The applicant shall contact the County of Riverside for their most current requirements. The applicant shall demonstrate compliance with all applicable requirements from the County of Riverside and provide evidence to the Engineering Department. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 8 of 15 STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 54. A Final Water Quality Management Plan (WQMP) will be required and shall be prepared using the Santa Ana Region of Riverside County’s Guidance Document and approved template and submitted for review and approval to the City. The Final WQMP shall be approved by the City prior to grading plan approval or issuance of any permit for construction. 55. The Final WQMP shall document the following:  Detailed site and project description.  Potential stormwater pollutants.  Post-development drainage characteristics.  Low Impact Development (LID) BMP selection and analysis.  Structural and non-structural source control BMPs.  Treatment Control BMPs.  Site design and drainage plan (BMP Exhibit).  Documentation of how vector issues are addressed in the BMP design, operation and maintenance.  GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment Control BMP locations.  Operations and Maintenance (O&M) Plan and Agreement (using City approved form and/or CC&Rs) as well as documentation of formation of funding district for long term maintenance costs. 56. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. 57. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 58. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained. 59. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Department. 60. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker. 61. The project site shall implement full trash capture methods/devices approved by the Regional Water Quality Control Board. This shall include installation of connector pipe screens on all onsite and offsite catch basins to which the project discharges. Construction 62. 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. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 9 of 15 63. 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 the project site, updated, and be available for review upon request. 64. Erosion & Sediment Control – Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program and state water quality regulations for grading and construction activities. A copy of the plan shall be incorporated into the SWPPP, kept updated as needed to address changing circumstances of the project site, be kept at the project site, and available for review upon request. Post-Construction 65. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include:  Demonstrate that the project has compiled with all non-structural BMPs described in the project’s WQMP.  Provide signed, notarized certification from the Engineer of Work that the structural BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational.  Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC&R.  The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s 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 for water quality facilities by a Registered Civil Engineer. The City format shall be used.  Provide documentation of annexation into a CFD for funding facilities to be maintained by the City.  Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants.  Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 10 of 15 UTILITIES 66. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the applicant, property owner, and/or his agent. Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64). 67. Underground water rights shall be dedicated to the City pursuant to the provisions of LEMC Section 16.52.030, and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. 68. Applicant shall apply for, obtain and submit to the City Engineering Department a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities. Non-Interference Letter (NIL) shall be provided prior to issuance of grading permit. 69. Submit a “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, volume, etc. Will Serve letters shall be provided prior to issuance of grading permit. IMPROVEMENTS 70. The Project will be responsible for the Construction of ultimate street improvements per the Riverside County Requirements. The draft conditions from the County of Riverside are provided as Attachment 1. The applicant shall contact the County of Riverside for their most current requirements. The applicant shall demonstrate compliance with all applicable requirements from the County of Riverside and provide evidence to the Engineering Department 71. Sight distance throughout the project location shall comply with City Standard 125/126 or Caltrans standards. Project shall ensure facilities are installed outside the line of sight of drivers. PRIOR TO GRADING PERMIT 72. A grading plan signed and stamped by a registered Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual. 73. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 74. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 75. 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. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 11 of 15 76. Project design shall meet all grading requirements of LEMC 15.64 Flood Damage Prevention, 15.68 Floodplain Management, and FEMA regulations. 77. A geotechnical investigation shall be performed on the site to identify any hidden earthquake faults, liquefaction and/or subsidence zones present on-site. A certified letter from a registered geologist or geotechnical engineer shall be submitted confirming the absence of this hazard prior to grading permit. The location of faults, active or inactive shall be shown on the plan sets. A certified geotechnical engineer and/or licensed geologist shall verify compliance with geotechnical recommendations and confirm that geotechnical conditions are consistent with finds in the geotechnical investigation. 78. All drainage facilities in this project shall be constructed to City of Lake Elsinore and/or Riverside County Flood Control District Standards. 79. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility. 80. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area to the maximum extent possible. 81. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 82. Applicant shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners. 83. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage. 84. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow or to one or a combination of the following: to a public facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed to a drainage easement as approved by the City Engineer. 85. A final drainage study shall be provided for plan check and approval. 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 and 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm duration shall be analyzed to determine the detention requirements to accomplish the desired results. 86. As applicable, the project shall obtain a conditional letter of map revision (CLOMR) to FEMA prior to the issuance of building permit. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 12 of 15 Permitting/Construction 87. Applicant shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 88. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds require approval and necessary permits from respective Federal and/or State Agencies. 89. No grading shall be performed without first having obtained a Grading Permit. A grading permit does not include the construction of retaining walls or other structures for which a Building Permit is required. 90. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 91. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC 15.72.065). Prior to commencement of grading operations, applicant shall provide to the City a map of all proposed haul routes to be used for movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. 92. All grading shall be done under the supervision of a licensed geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City. 93. Review and approval of the project sediment and erosion control plan shall be completed. As warranted, a copy of the current SWPPP shall be kept at the project site and be available for review upon request. 94. Approval of the project Final Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 95. Applicant shall obtain applicable environmental clearance from the Planning Department and submit applicable clearance document to the Engineering Department. This approval shall specify that the project complies with all required environmental mitigation triggered by the proposed grading activity. 96. All compaction reports, grade certification, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved. PRIOR TO BUILDING PERMIT 97. Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 98. All required public right-of-way dedications and easements prepared by separate instruments shall be recorded prior to the issuance of a building permit. 99. As applicable, the project shall obtain a conditional letter of map revision (CLOMR) from Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 13 of 15 FEMA prior to the issuance of building permit. 100. The applicant shall submit to City for review a reciprocal access agreement and emergency vehicle access easement between project and adjacent parcels. Easement shall be recorded prior to building permit issuance. 101. The applicant shall submit to City for review a drainage easement between project and access parcel. Easement shall be recorded prior to building permit issuance. PRIOR TO OCCUPANCY / FINAL APPROVAL / PROJECT CLOSEOUT 102. As applicable, the project shall obtain a letter of map revision (LOMR) approved by FEMA prior to issuance of occupancy. 103. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 104. Applicant shall provide a digital copy of the recorded Covenants, Conditions, and Restrictions (CC&Rs) to the Engineering Department prior to first occupancy. 105. In the event of the damage to City roads from hauling or other construction related activity, applicant shall pay full cost of restoring public roads to the baseline condition. 106. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval. 107. Applicant shall submit documentation pursuant to City’s Security Release handout. 108. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of paper copy, the 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 digital copy of the “as-built” plans in .tif format. 109. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans. All data must be in projected coordinate system: NAD 83 State Plane California Zone VI U.S. Fleet. All parts and elements of the designed system shall be represented discretely. Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes include material (PVC, RCP, etc.) and slope. CITY OF LAKE ELSINORE FIRE MARSHAL 110. Prior to the issuance of a building permit, the applicant shall provide documentation verifying that the fire lane access that passes through the neighboring parcel(s) are dedicated for public right of way and/or permanent access. 111. 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. 228. 112. Vehicle gates must meet Fire Department standards at the time of building permit Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 14 of 15 application. 113. As of July 1, 2025, the State of California will have required the adoption of updated Local Responsibility Area Fire Hazard Severity maps. While the property in question does not currently sit in a high fire area, when the new maps are implement ed, it will. Be aware that upon implementation of the updated maps, fuel modification plans, a fire protection plan, and 7A construction (per the California Building Code) will be required at the time of plan check. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 114. Prior to issuance of a grading permit, the applicant shall submit an application to the Department of Administrative Services to initiate the annexation process 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. The annexation process shall be completed prior to issuance of the first certificate of occupancy for 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 115. The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring & Reporting Program for the Mitigated Negative Declaration (Environmental Review No. 2025-02; SCH # 2025090173) prepared for the Project. Conditions of Approval PC: October 21, 2025 PA 2021-19 CC: November 18, 2025 Applicant’s Initials: _____ Page 15 of 15 I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the City Council of the City of Lake Elsinore on November 18, 2025. I also acknowledge that all Conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: Page 1 of 6 Attachment 1 RIVERSIDE COUNTY TRANSPORATION DRAFT CONDITIONS TRANS General Transportation Condition With respect to the conditions of approval for the referenced tentative exhibit, the land divider shall provide all street improvements, street improvement plans and/or road dedications set forth herein in accordance with the Riverside County Road Improvement Standards (Ordinance No. 461.11). It is understood that the exhibit correctly shows acceptable centerline elevations, all existing easements, traveled ways, and drainage courses with appropriate Qs, and that their omission or unacceptability may require the exhibit to be resubmitted for further consideration. The County of Riverside applicable ordinances and all conditions of approval are essential parts and a requirement occurring in ONE is as binding as though occurring in all. All questions regarding the true meaning of the conditions shall be referred to the Transportation Department. The Project shall submit a preliminary soils and pavement investigation report addressing the construction requirements within the road right-of- way. A signing and striping plan is required for this project. The Project shall be responsible for any additional paving and/or striping removal caused by the striping plan or as approved by the Director of Transportation. Alterations to natural drainage patterns shall require protecting downstream properties by means approved by the Transportation Department. If the Transportation Department allows the use of streets for drainage purposes, the 10-year discharge shall be contained in the top of curb or asphalt concrete dikes, and the 100-year discharge shall be contained in the street right-of-way. Additional information, standards, ordinances, policies, and design guidelines can be obtained from the Transportation Department Web site: https://rctlma.org/trans/. If you have questions, please call the Plan Check Section at (951) 955-6527. Improvement plans for the required improvements must be prepared and shall be based upon a design profile extending a minimum of 300 feet beyond the limit of construction at a grade and alignment as approved by the Riverside County Transportation Department. Completion of road improvements does not imply acceptance for maintenance by County. Street Improvement Plans shall comply with Ordinance No. 461.11, Riverside County Improvement Plan Check Policies and Guidelines, which can be found online http://rctlma.org/trans. SURVE Y Survey Monumentatio n It shall be the responsibility of the licensed professional legally authorized to practice land surveying work to install street centerline monuments as required by Riverside County Ordinance No. 461.11. If construction centerline differs, provide a tie to existing centerline of right-of-way. Prior to any construction, survey monuments including centerline monuments, tie points, property corners and benchmarks shall be tied out and a pre-construction corner record or record of survey filed with the County Surveyor pursuant to Section 8771 of the Business & Professional Code. In accordance with 6730.2 and 8771 (b) of the Business & Professional Code, survey monuments shall be preserved, and a permanent monument shall be reset at the surface of the new construction. Survey monuments destroyed during construction shall be tied out and reset, and a post-construction corner record filed for those points prior to completion and acceptance of the improvements. All existing survey monumentation in the proposed area of disturbance (on-site or off-site) shall be shown on the project plans. TRANS Coordination with Others Approval of the Street Improvement plans by the Transportation Department will clear this condition. The Project shall comply with recommendations from the following: _Coordinate with City of Lake Elsinore, Engineering Department. SURVE Y Access Restrictions Lot access shall be restricted on Grand Avenue with the exception of two access openings, a 36-FT wide access opening at the project north property line and a 24-FT wide access opening located approximately 48- FT from the project south property line. SURVE Y Right-of-Way Dedication Sufficient public street right-of-way along Grand Avenue on the project side shall be conveyed for public use to provide for a 59-FT half-width right-of-way per Standard No. 93, Ordinance No. 461.11. or as approved by the Director of Transportation. SURVE Y Survey Monumentatio n It shall be the responsibility of the licensed professional legally authorized to practice land surveying work to install street centerline monuments as required by Riverside County Ordinance No. 461.11. If construction centerline differs, provide a tie to existing centerline of right-of-way. Prior to any construction, survey monuments including centerline monuments, tie points, property corners and benchmarks shall be tied out and a pre-construction corner record or record of survey filed with the County Surveyor pursuant to Section 8771 of the Business & Professional Code. In accordance with 6730.2 and 8771 (b) of the Business & Professional Code, survey monuments shall be preserved, and a permanent monument shall be reset at the surface of the new construction. Survey monuments destroyed during construction shall be tied out and reset, and a post-construction corner record filed for those points prior to completion and acceptance of the improvements. All existing survey monumentation in the proposed area of disturbance (on-site or off-site) shall be shown on the project plans. TRANS Landscaping Design Plans Landscaping within public road right of-way shall comply with Transportation Department standards, Ordinance No. 461.11, Comprehensive Landscaping Guidelines & Standards, and Ordinance No. 859 and shall require approval from the Transportation Department. Landscaping plans shall be designed within the streets associated with the development and submitted to the Transportation Department. Landscaping Plans shall be submitted on standard County format (24 in x 36 in). Landscaping plans shall be coordinated with the street improvement plans. or as approved by the Director of Transportation. TRANS Lighting Plan A separate street light plan and/or a separate bridge light plan shall be approved by the Transportation Department. Street and/or bridge lighting plan(s) shall be designed in accordance with County Streetlight Specification Chart found in Specification Section 22 of Ordinance No. 461.11. For projects within SCE boundaries use County of Riverside Ordinance No. 461.11, Standard No. 1000. For projects within Imperial Irrigation District (IID) jurisdiction, the project shall use IID pole standard. TRANS Road Improvements (Plan) Improvements plans for the following roadways shall be submitted for review and approval. EXISTING MAINTAINED Grand Avenue along the project is County-maintained road designated as a Major Highway and shall be widened with AC Pavement to install 8 in curb and gutter to be located 38-FT from centerline, within a 59-FT half- width dedicated right-of-way in accordance with County Standard No. 93, Ordinance No. 461.11. The existing pavement shall be reconstructed; or resurfacing as determined by the Transportation Department. In addition, a 5 FT sidewalk per Standard No. 401 shall be provided. NOTE: 1. Construct the northerly driveway to a 36-FT wide commercial driveway per County Standard 207A at the project north property line, with the north return at 38 FT from the centerline and the south return at 50-FT from the centerline. 2. Widen the AC pavement approaching the northerly driveway to 50 FT half-width pavement for a 12-FT right turn lane within 59 FT half-width dedicated right of way per the County Standard No 93, note 8. 3. Construct the southerly driveway to a 24-FT wide commercial driveway per County Standard 207A along the proposed curb & gutter at 38-FT from the centerline. Provide a stop sign near the driveway and outside of the right of way. 4. Provide sight distance analysis at the proposed driveways per County Standard No 821. 5. Provide pavement transition from project north and south property line to join existing edge of pavement per 50 mph design speed. 6. Existing power pole within the proposed AC pavement shall be relocated outside of the AC pavement. Placement of the power pole shall be 18” from the face of the power pole to the curb face per County Standard No 400 or follow County Standard No 820 when power pole is relocated outside of roadway without curbs. If the existing power pole sizes 34 kV or less the project shall underground the power pole. 7. The applicant shall record a reciprocal access agreement and emergency vehicle access easement between project and adjacent southerly parcels. A reciprocal access agreement shall be prepared by a licensed Land Surveyor and shall be recorded prior to building permit issuance. The Project shall provide/acquire sufficient dedicated public right-of-way, environmental clearances, and signed approval of all street improvement plans for the above improvements. The limits of the improvements shall be consistent with the approved tentative map unless otherwise specified in these conditions. Should the applicant fail to acquire the necessary off- site right of way, the map will be returned for redesign. or as approved by the Director of Transportation. TRANS Utility Plan All electrical power, telephone, communication, street lighting, and cable television lines shall be designed to be placed underground on the Improvement Plans in accordance with Ordinance No. 460 for subdivisions and/or Ordinance No. 461.11 for road improvements. This also applies to all overhead lines 34 kilovolts or below along the project frontage and all offsite overhead lines in each direction of the project site to the nearest offsite pole. The Project shall coordinate with the serving utility companies to complete the final installations. This condition will be cleared after both of the following requirements are met: _ The Street Improvement Plans are approved. _ Transportation Department receives written proof that the Project has filed an application for the relocation of said utilities or said utility companies have initiated their relocation design. TRANS Complete Landscaping Installation Landscaping within public road right-of-way shall comply with Transportation Department standards and Ordinance No. 461.11 and shall require approval by the Transportation Department. Landscaping shall be installed along the streets associated with this development. Landscaping within public road right-of-way shall comply with Transportation Department standards, policies, guidelines, and Ordinance No. 461.11 and shall require the approval from the Transportation Department. or as approved by the Director of Transportation. TRANS Road Improvements (Installation) The following roadways shall be constructed in accordance with approved improvement plans. EXISTING MAINTAINED Grand Avenue along the project is County-maintained road designated as a Major Highway and shall be widened with AC Pavement to install 8 in curb and gutter to be located 38-FT from centerline, within a 59-FT half- width dedicated right-of-way in accordance with County Standard No. 93, Ordinance No. 461.11. The existing pavement shall be reconstructed; or resurfacing as determined by the Transportation Department. In addition, a 5 FT sidewalk per Standard No. 401 shall be provided. NOTE: 1. Construct the northerly driveway to a 36-FT wide commercial driveway per County Standard 207A at the project north property line, with the north return at 38 FT from the centerline and the south return at 50-FT from the centerline. 2. Widen the AC pavement approaching the northerly driveway to 50 FT half-width pavement for a 12-FT right turn lane within 59 FT half-width dedicated right of way per the County Standard No 93, note 8. 3. Construct the southerly driveway to a 24-FT wide commercial driveway per County Standard 207A along the proposed curb & gutter at 38-FT from the centerline. Provide a stop sign near the driveway and outside of the right of way. 4. Provide sight distance analysis at the proposed driveways per County Standard No 821. 5. Provide pavement transition from project north and south property line to join existing edge of pavement per 50 mph design speed. 6. Existing power pole within the proposed AC pavement shall be relocated outside of the AC pavement. Placement of the power pole shall be 18” from the face of the power pole to the curb face per County Standard No 400 or follow County Standard No 820 when power pole is relocated outside of roadway without curbs. If the existing power pole sizes 34 kV or less the project shall underground the power pole. 7. The applicant shall record a reciprocal access agreement and emergency vehicle access easement between project and adjacent southerly parcels. A reciprocal access agreement shall be prepared by a licensed Land Surveyor and shall be recorded prior to building permit issuance. The Project shall provide/acquire sufficient dedicated public right-of-way, environmental clearances, and signed approval of all street improvement plans for the above improvements. The limits of the improvements shall be consistent with the approved tentative map unless otherwise specified in these conditions. Should the applicant fail to acquire the necessary off- site right of way, the map will be returned for redesign. or as approved by the Director of Transportation. TRANS Streetlight Installation Install streetlights along the streets associated with development in accordance with the approved street lighting plan and standards of County Ordinances No. 461.11. Streetlight annexation into L&LMD or similar mechanism as approved by the Transportation Department shall be completed. It shall be the responsibility of the developer to ensure that streetlights are energized along the streets associated with this development where the developer is seeking Building Final Inspection (Occupancy). TRANS Utility Installation Electrical power, telephone, communication, street lighting, and cable television lines shall be installed underground in accordance with Ordinance Nos. 460 and 461.11, or as approved by the Transportation Department. This also applies to all overhead lines 34 kilovolts or below along the project frontage and all offsite overhead lines in each direction of the project site to the nearest offsite pole. A certificate should be obtained from the pertinent utility company and submitted to the Department of Transportation as proof of completion for clearance. In addition, the Project shall ensure that streetlights are energized and operational along the streets of those lots where the Project is seeking Building Final Inspection (Occupancy).