HomeMy WebLinkAboutPA 2016-38 Conditions of Approval Final Signed CONDITIONS OF APPROVAL
RESOLUTIONS: 2016-135, 2016-136, 2016-137, 2016-138 and
2016-139
PROJECT NUMBER: PA 2016-38 (TPM 37253, CDR 2016-07, and RDR 2016-
22)
PROJECT NAME: Artisan Alley
PROJECT LOCATION: Assessor's Parcel Numbers (APNs) 365-280-022 and 373-
210-041 I
APPROVAL DATE: December 13, 2016
EXPIRATION DATE: December 13, 2018
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GENERAL CONDITIONS
1. ~Planning Application 2016-38 (TPM 37253, CDR 201,6-07 and RDR 2016-22) consists
of the subdivision of two (2) lots into four (4) lots and the reconfiguration of the adjacent
right of way and the development of 95,000 square feet of commercial space distributed
between eight buildings and one (1) residential unit referred to as the "project". The
project site is located on 11.27 acres generally located at the northeast corner of
Diamond Drive and Malaga Road. The site contains two parcels, identified as Assessor's
Parcel Numbers (APNs) 365-280-022 and 373-210-041.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees,-Agents, and Consultants agents
(collectively referred to individually and collectively as "Indemnities") from any claim,
action, or proceeding to attack, set aside, void, or annul an approval by Indemnitees
concerning approval of the project, or any of the proceedings, acts or determinations
taken, done, or made prior to the decision, or to determine the reasonableness, legality
or validity of any condition attached thereto. The Applicant's indemnification is intended
to include, but not be limited to, damages, fees and/or costs awarded against or incurred
by Indemnities and costs of suit, claim or litigation, including without limitation attorneys'
fees, penalties and other costs, liabilities and expenses incurred by Indemnities in
connection with such proceeding. The City will promptly notify the applicant of any such i
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, I
consistent with this condition.
J. Within 30 days of project approval, the applicant shall sign and return th a final
Conditions of Approval to the Community Development Department for inclusion in the
case records.
4. Permittee shall require that all qualifying contractors and subcontractors exercise their
option to obtain a Board of Equalization sub-permit for the jobsite and allocate all eligible
sales and use tax payments to the City of Lake Elsinore. Prior to commencement of any
construction activity on-site the developer will require that the contractor or subcontractor
provide the City of Lake Elsinore with either a copy of their Board of Equalization
account number and sub-permit, or a statement that the sales & use tax does not apply
�,-to. their portion of the project. To accomplish this;: Permittee shall either cause::its
construction contractor to treat the project in accordance with California Regulation 1521
(b)(2)(B), California Regulation 1521 (c)(13)(B), and California Regulation 1826(b) for
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Applicants Initial1—
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sales and use tax purposes or form a 'Buying Company:" as defined in the State of I
California Board of Equalization Regulation 1699(h). Permittee can adopt an alternative
methodology to accomplish this goal if such methodology is approved by the City of
Lake Elsinore City Manager, or designee prior to issuance of building permits.
Permittee shall direct use taxes,on;�ut-of-Gity- taxable purchased construction related
items to the City of Lake Elsinore, consistent with state sales and use tax law. Permitee F
shall use its best efforts, consistent with state law, to source taxable purchases from j
price competition construction retail vendors within the City of Lake Elsinore to further
source sales to the City.
PLANNING DIVISION
5. Tentative Parcel Map No. 37253 will expire two years from date of approval unless within
that period of time a Final Map has been filed with the County Recorder, or an extension of
time is granted by the City of Lake Elsinore City Council in accordance with the State of
California Subdivision Map Act and applicable requirements of the Lake Elsinore Municipal
Code.
6. Tentative Parcel Map No. 37253 shall comply with the State of California Subdivision Map
,....Act and applicable requirements contained in the Lake Elsinore Municipal Code (LEMC),
unless modified by approved Conditions of Approval.
7. Commercial Design Review No. 2016-07 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 (B) and (C)
of Lake Elsinore Municipal Code (LEMC) Section 17.184.120. Notwithstanding
conditions to the contrary, a design review granted pursuant to LEMC Chapter 17.184
shall run with the land for this two-year period, subject to any approved extensions, and j
shall continue to be valid upon a change of ownership of the site which was the subject
of the design review application.
8. Residential Design Review No. 2016-22 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 (B) and (C)
of Lake Elsinore Municipal Code (LEMC) Section 17.184.120. Notwithstanding r
conditions to the contrary, a design review granted pursuant to LEMC Chapter 17.184
shall run with the land for this two-year period, subject to any approved extensions, and
shall continue to be valid upon a change of ownership of the site which was the subject
of the design review application. ,
9. 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
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Department. All Conditions of Approval shall be met prior to the issuance of a Certificate
of Occupancy and release of utilities.
10. All site improvements shall be constructed as indicated on the approved building plans,
as modified by these conditions of approval.
11. Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to
the approved plans shall be reviewed according to the provisions of the Municipal Code
in a similar manner as a new application. Grading plan revisions shall be reviewed by
the City Engineer.
12. 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.
13. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed to
ensure that all exterior on-site lighting shall be shielded and directed on-site so as not to
create glare onto neighboring property and streets or allow illumination above the
horizontal plane of the fixture.
14. 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.
15. The applicant shall construct trash enclosure(s) with a decorative roof to match the
colors, materials and design of the project architecture.
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16. A uniform hardscape and street furniture design including seating benches, trash
receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized
and be compatible with the architectural style Detailed designs shall be submitted for
Planning Division review and approval prior to the issuance of building permits. j
17. Three (3) sets of the Final Landscaping / Irrigation Detail Plans shall be submitted to the
p weye
Community eve o epa p aees, revie i y s
Landscape Architect Consultant and approved by the Community Development Director
or designee, prior to issuance of a building permit.
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 allwed 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.
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.
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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. r
k) Final landscape plan must be consistent with approved site plan. f
1) 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.
18. Landscaping installed for the project shall be continuously maintained to the reasonable r
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.
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19. 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 I
from the Community Development Department for any sign(s) installed at the project
site. OR The applicant shall submit a sign program for review and approval of the
Planning Commission prior to installation.
20. The project shall connect to sewer and meet all requirements of the Elsinore Valley j
Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to
the EVMWD and shall incorporate all district conditions and standards. r
21. Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and
construction activity. The applicant shall place a weatherproof 3' x 3' sign at the
entrance to the project site identifying the approved days and hours of construction
activity 7:00 a.m. — 5:00 p.m., Monday through Friday. Only finish work and similar
interior construction may be conducted on Saturdays and may commence no earlier
than 8:00 a.m. and shall cease no later than 4:00 p.m. with no construction activity to
occur on Sundays or legal holidays. The sign shall identify the name and phone number
of the development manager to address any complaints.
22. The proposed location ,of on-site construction trailers shall be approved by the
Comm unity,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.
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23. Graffiti shall be removed within 24 hours.
24. 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.
25. Install, operate and maintain full capture systems for all storm drains that captures runoff
from the facility or site.
26. 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.
27. Applicant shall submit to the City's acting Police Chief a Security Plan prepared to the
Chief's satisfaction.
28. An unsubordinated restricted covenant providing reciprocal access and parking,
approved by the Community Development Department and in a form satisfactory to the
City Attorney, shall be recorded with the Office of the Riverside County Recorder-A copy
of the recorded covenant shall then be submitted to the Community Development
Department In addition, provisions shall be made in the covenant to guarantee that the
entire complex shall be managed and maintained as one (1) integral parcel for
purposes of parking, vehicular circulation, signage, maintenance, land usage and
architectural control, and that the covenant shall be referenced in all deeds transferring
all or any part of the interest in the property.
BUILDING AND SAFETY
GENERAL CONDITIONS
29. Final Building and Safety Conditions will be addressed when building construction plans
are submitted to Building and Safety for review. These conditions will be based on
occupancy, use, the California Building Code (CBC), and related codes which are
enforced at the time of building plan submittal.
30. All design components shall comply with applicable provisions of the 2013 edition of the
California Building, Plumbing and Mechanical Codes: 2013 California Electrical Code;
California Administrative Code, 2013 California Energy Codes, 2013 California Green
Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore
..Municipal Code.
31. The application shall provide 10% voluntary green measures on the project, as
stipulated by the 2013 California Green Building Standards.
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32. Applicant shall provide details of all applicable disabled access provisions and building
setbacks on plans to include: j
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 club
house, trach enclosure tot lots and picnic areas.
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33. 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. '
34. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to
the Building and Safety Department to ensure the payment or exemption from School
Mitigation Fees.
35. Applicant must obtain all building plans and permit approvals prior to commencement of
any construction work.
36. -Trash enclosures, patio covers, light standards, and any block walls will require separate
approvals and permits.
37. On-site sewer and water plans will require separate approvals and permits.
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38. Applicant shall provide a house electrical meter to provide power for the operation �of j
exterior lighting, irrigation pedestals and fire alarm systems for each building on the site.
Developments with single user buildings shall clearly show on the plans how the
operation of exterior lighting and fire alarm systems when a house meter is not
specifically proposed.
AT PLAN REVIEW SUBMITTAL
39. Applicant must submit to Building and Safety four (4) complete sets of plans and two
(2) sets of supporting calculations for review and approval including:
a) An electrical plan including load calculations and panel schedule, plumbing
schematic, and mechanical plan applicable to scope of work.
b) A Sound Transmission Control Study in accordance with the provisions of the
Section 1207, of the 2013 edition of the California Building Code.
c) A precise grading plan to verify accessibility for the persons with disabilities.
d) Truss calculations that have been stamped by the engineer of record of the
building and the truss manufacturer engineer.
PRIOR TO ISSUANCE OF GRADING PERMIT(S)
40. Onsite water and sewer plans, submitted separately from the building plans, shall be
submitted to Building and Safety for review and approval.
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41. A demolition permit shall be obtained if there is an existing structure to be removed as
part of the project.
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PRIOR TO ISSUANCE OF BUILDING PERMIT(S)
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42. Applicant shall provide appropriate stamp of a registered professional with original
signature on the plans.
43. A.,pre-construction meeting is required with the building inspector prior to the start of the
building construction. I
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ENGINEERING DIVISION C
GENERAL
44. All slopes and landscaping within public right-of-way shall be maintained by the property
owner or property owner's association or another maintenance entity approved by the
,,.,City Council
45. 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 property
owner or property owner's association.
46. In accordance with the City's Franchise Agreement for waste disposal & recycling, the
developer shall be required to contract with CR&R Inc. for removal and disposal of all
waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or all other phases of construction.
47. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
ny gra ing a a ec s wa ers o e United a es , wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal
and/or State agencies.
49. The developer shall provide a copy of an encroachment permit or any approval
documents from the Riverside County Flood Control District and/or Caltrans for
encroaching, grading, or discharging into County flood control facilities or Caltrans right
of way.
50. All required soils, geology, hydrology and hydraulic, and seismic reports shall be
a prepared bTa�Registered Civil Engineer:
FEES
51. The developer shall pay all development fees, including but not all inclusive: TUMF, TIF,
Stephens Kangaroo Rat Habitat, Railroad Canyon Benefit District and Area Drainage
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Fees.
52. The developer shall pay all Engineering Division assessed, Development Impact Fees,
Plan Check and Permit fees (LEMC 16.34). Applicable Development Impact Fees
include: Railroad Canyon Road Benefit District, Stephens Kangaroo Habitat Fee (K-Rat),
Traffic Infrastructure Fee (TIF),-Transportation Uniform Mitigation Fee (TUMF), and Area
Drainage.Fee.
53. Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
FLOOD PLAIN
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54. A portion of the project lies within a FEMA mapped special flood hazard zone and within F
the Floodplain Management area as defined at LEMC 15.68. The project design shall
mitigate the potential impact.
55. Meet all requirements of LEMC 15.68 regarding floodplain management. Finish floor
elevation of all existing non-permitted (buildings put in place subsequent to the original
CUP) and future buildings shall be a minimum of 1267 ft. Any fill placed in the 100-year
flood plain for the purposes of elevating the building floor out of the flood plain shall
require a CLOMR/CLOMR-FTand LOMR/LOMR-F to be.processed with FEMA.
56. Meet all requirements of LEMC 15.64 regarding flood hazard regulations to include
elevation of the lowest floor a minimum of 2 feet above the base flood elevation in FEMA
mapped special flood hazard areas (100year).
STORM WATER MANAGEMENT/ POLLUTION PREVENTION / NPDES
Design:
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57. The project is responsible for complying with the Santa Ana Region NPDES Permits as
warranted based on the nature of development and/or activity. These Permits include:
• General Permit-Construction
• Deminimus Discharges
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58. The project shall complete and submit for review and approval to the Engineering
Division BOTH a preliminary and final WQMP, incorporating,the LID Principles and
Stormwater BMPs.
59. The preliminary WQMP shall be approved prior to scheduling for Planning
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Commission; the final WQMP shall be approved prior to issuance of any grading
or building permit.
60. The applicant shall use the Water Quality Management Plan for the Santa Ana Region;of
Riverside County guidance document and template for WQMP preparation.
61. WQMP The Water Quality Management Plan (WQMP) specifically identifying Best
Management Practices (BMPs) that will be used onsite to control identified pollutants of
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concern. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan
(DAMP), Model WQMP, and LID Guidance Manual for reference, and the MS4
Permittee's WQMP template for submittal. This WQMP shall include the following:
Detailed site and project description
Potential stormwater pollutants
Post-development drain•age•characteristics
Low Impact Development (LID) BMP selection and analysis
Structural and Non-Structural source control BMPs
Site design and drainage plan (BMP Exhibit)
Vector issues are addressed in the BMP design, operation and
maintenance.
GIS coordinates for tall L[D,and°Treatment Control BMPs
HCOC - demonstrate that discharge flow rates, velocities, duration and
volume for the post construction condition from a 2 year and 10 year 24
hour rainfall event will not cause significant adverse impacts on
downstream erosion and receiving waters, or measures are implemented
to mitigate significant adverse impacts to downstream public facilities and
water bodies. Design goal to replicate pre-development hydrologic
regime.
62. The"2010 SAR MS4 Permit requires`•implementation of LID Principles and LID Site
Design, where feasible, to treat the pollutants of concern identified for the project, in the
following manner (from highest to lowest priority) : (Section XII.E.2, XII.E.3,and XII.E.7)
The site meets the highest and best use criteria for discharges to-Lake
Elsinore.
• Preventative measures (these are mostly non-structural measures, e.g.,
preservation of natural features to a level consistent with the MEP
standard; minimization of Urban Runoff through clustering, reducing
impervious areas, etc.)
The Project shall provide for treatment of pollutants of concern the 85`h
percentile storm event prior to release to the MS4 in accordance with the
requirements set forth in Section XII.G.
63 Parking lot landscaping shall be designed to with concave landscape grading and f
provide for treatment, retention or infiltration of runoff.
64. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape and permeable surfaces in low traffic roads and parking lots.
65. Trash enclosures shall be bermed and covered.
66. Water Quality Facilities that service more than one parcel shall be placed in an
easement to provide for maintenance and prevent obstruction.
'67. Hydromodification / Hydraulic Conditions of Concern —The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance
of natural water bodies and drainage systems; conserve natural areas; protect slopes,
channels and minimize significant impacts from urban runoff.
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68. CEQA — 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 Division.
69. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
Construction:
70. A Stormwater Pollution Prevention Plan (SWPPP) is required for this project. A copy of
the current SWPPP shall be kept at the project site and be available for review upon
request.
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71. Erosion & Sediment Control - Prior to the issuance of any grading or building
permit, 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, California Building Code, and
state water quality regulations for grading and construction activities. The Erosion and j
Sediment Control Plan shall identify how all construction materials, wastes, grading or
-demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be
property covered, stored and secured to prevent transport into local drainages or waters
by wind, rain, tracking, or dispersion. The plan shall also describe how the project will
ensure that all BMPs will be maintained during construction of any future right of ways.
Post Construction:
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72. Recorded Operation and Maintenance (O&M) Plan that (1) describes the long-term
operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2)
identifies the entity that will be responsible for long-term operation and maintenance of
the referenced BMPs; (3) describes the mechanism for funding the long-term operation
and maintenance of the referenced BMPs, and (4) provides for annual certification of
water quality facilities by a registered civil engineer and/or the City fora fee if the service
is available.
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73. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm I
Drain" using the City authorized marker to prevent illegal dumping in the drain system.
74. 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:
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Demonstrate that all structural Best Management Practices (BMP's)
described in the BMP Exhibit from the project's approved WQMP have
been implemented, constructed and installed in conformance with
r approved plans and specifications.
• Demonstrate that the project has complied with all non-structural BMPs
described in the project's WQMP.
• Provide signed, notarized certification from the engineer of work that the
structural BMP's identified in the project's WQMP are installed and
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operational.
• Submit a copy of the fully executed, recorded Operations and
Maintenance (O&M) Plan for all structural BMPs.
Demonstrate that copies of the project's approved WQMP (with recorded
O&M Plan attached) are available for each of the initial occupants
(commercial/industrial) or Owner's Association as appropriate.
• 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 C of O will be considered in lieu of a Special
Investigation:.by the City. G
• Provide a recorded copy of one of the following: l
1. CC&R's (they must include the approved WQMP and O&M
Plan) for the project's Owners Association.
2. A water quality implementation agreement with the
approved WQMP and O&M Plan attached; or
3. The final approved Water Quality Management Plan and
Operations and Maintenance Plan.
75. Chemical management - Prior to the issuance of building permits for any tank or
pipeline, the uses of said tank or pipeline shall be identified and the applicant shall
submit a Chemical Management Plan in addition to a WQMP with all appropriate
measures for chemical management (including, but not limited to, storage, emergency
response, employee training, spill contingencies and disposal).
FINAL PARCEL MAP
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76. The developer shall submit for plan check review and approval a final reap.
77. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any
permits.
8- Prior o i y ounce approva o the aP-rceIMap—, t>f a eve oper s a , in accor ance wi h
Government Code, have constructed all improvements or noted on the title sheet of the I
map the improvements to be constructed or have improvement plans submitted and
approved, agreements executed and securities posted.
79. The Final Parcel Map shall include the phasing boundaries consistent with the parcels of
the Tentative Parcel Map. The phasing boundaries or parcels shall be processed as
separate tract maps. r
UTILITIES:
80. All arrangements for relocation of utility company facilities{power poles, vaults, etc.) out
of the roadway shall be the responsibility of the property owner or his agent.
81. All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the i
Lake Elsinore Municipal Code (LEMC)
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82. Underground water rights shall be dedicated to the City pursuant to the provisions of
Section 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore
Valley Municipal Water District.
'83. The developer shall apply for, obtain and submit to the City Engineering Division a letter
from Southern California Edison (SCE) indicating that the construction activity will not
interfere with existing SCE facilities (aka SCE NIL).
84. The developer shall submit a copy of the "Will Serve" letter to the City Engineering
Division from the applicable water agency stating that water and sewer arrangements
have been made for this project and specify the technical data for the water service at
.,.,the location, such as water pressure and volume etc.
IMPROVEMENTS I,
Design
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85. The development of each Planning Area or Phase shall be subject for specific review
and conditions of approval. l
86. Sight distance into and out of the project location shall comply with CALTRANS
Standards.
87. The developer shall install permanent bench marks per City of Lake Elsinore Standards i
and at locations to be determined by City Engineer.
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88. The developer shall install blue dot markers in the roadway at a right angle to Fire
Hydrant locations per Lake Elsinore Standards.
89. The developer shall coordinate with Riverside Transit Authority for location and
installation of bus transit facilities.
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90 10 year storm runoff shall be contained within the curb and the 100 year storm runoff
shall be contained within the street right-of-way. When either of these criteria are r
exceeded, drainage facilities shall be provided. I
91. All drainage facilities in this project shall be constructed to Riverside County Flood
Control District Standards.
92. A drainage stud shall be provided. The stud shall identify
g y p y y the following.. Identify storm
water runoff from and upstream of the site; show existing and proposed off-site and
onsite 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-yr storm
of 6 hours or 24 hours duration under developed condition is equal or less than the
-runoff under existing conditions of the same storm frequency. Both 6 hour and 24hour
storm duration shall be analyzed to determine the detention basin capacities necessary
to accomplish the desired results.
93. 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
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drainage, if different from historic flow, shall be conveyed to a public facility.
94. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
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--95. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
96. All Public Works requirements shall be complied with as a condition of development as
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specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works
Standard Plans.
97. The owner shall dedicate in fee title to the City right-of-way along Diamond Drive N
adjacent to the property frontage for a total right-of-way that is equivalent to the City
Council approved alignment of Diamond Drive.
98. The developer shall construct half width street improvements on Diamond Drive such
that the ultimate right-of-way width conforms to General Plan and Diamond Specific Plan I!
right-of-way cross sections. The cross section of roadway improvements with a raised
median (if applicable and if applicable, developer shall pay cash-in-lieu of construction of
Y2 the raised median), parkway, street lights shall be consistent with the City Council
approved alignment of Diamond Drive.
99. Pursuant to the Diamond Specific Plan EIR the developer shall conduct and the City
Engineer shall review and approve a Traffic Impact Analysis to assign the attributable
fair-share costs and improvements required by the construction of the Proiect. (Modified
by the Planning Commission on 12/6/16)
100. A four leg traffic signal at the intersection of Diamond Drive and Pete Lehr Drive shall be
constructed The traffic signal shall be installed and operational prior to the issuance-of
the final occupancy. Cost of the traffic signal shall be borne by all adjacent projects
which will benefit from the signal at a proportionate cost as indicated in the protect
specific Traffic Impact Analysis approved by the City Engineer or their designee.
(Modified by the City Council on 12/13/16)
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101. Street improvement plans shall be prepared by a Registered Civil Engineer and the
plans shall include curb and gutter, sidewalk, ac pavement, street lighting, median, trail,
and drainage improvements.
102. The developer shall provide signing and striping plans for the required improvements of
this project. The plans shall also incorporate traffic calming measures.
103. If existing improvements are to be modified, the existing improvement plans on file shall
be modified accordingly and approved by the City Engineer prior to issuance of
building permit.
Permitting/Construction
104. An Encroachment Permit shall be obtained prior to any work on City and/or State right-
of-way. The developer shall submit the permit application, required fees and executed i
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agreements, security and other required documentation prior to issuance.
105. All compaction reports, grade certifications, monument certifications (with tie notes
delineated on 8 W x 11" Mylar) shall be submitted to the Engineering Division before
final inspection of public works improvements will be scheduled and approved.
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106. All streets shall be constructed per Lake Elsinore City Standards and/or applicable
specific plan.
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Acceptance of Improvements
07. .., The developer shall.submit a written request for acceptance to the City Engineer.
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108. As-built plans shall be completed and signed by the City Engineer.
GRADING
Design:
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109. A grading plan signed and stamped by a California Registered Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading)
on the site. The plan shall include separate sheets for erosion control, haul route and
traffic control. The grading submittal shall include all supporting documentation and be
prepared using City standard title block, standard drawings and design manual
(available at www.lake-elsinore.org).
110. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
111. The grading plan shall show that no structures, landscaping, or equipment are located
near the project entrances that could reduce sight distance.
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112. If the grading plan identifies alterations in the existing drainage patterns as they exit the
site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be
require prior o issuance o gra Ing perms s. grad mg a modifies a exls Ing ow
patterns and/or topography shall be approved by the City Engineer.
113. A seisrniG study shall be peFfGFmed en the site to ideRtify any hiddeR earthquake faults,
liquefaGtien and/ar subsideRGe zenes present en site. A GeFtified letter from a FeOister
hazard. (Removed by the Planning Commission on 12/6/16).
114. The developer 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.
Perm it/Construction: '
115. Developer shall execute and submit grading and erosion control agreement, post
grading security and pay permit fees as a condition of grading permit issuance.
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116. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is
required prior to commencement of ANY grading activity.
117. Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste
Discharge Identification (WDID) letter issued by the Regional Water Quality Control
Board for the National Pollutant Discharge Elimination System (NPDES) program
118. Prior to commencement of grading operations, developer is to provide to the City with 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. Hauling in excess of 5,000 cy shall
..:be approved by City Council. (LEMC 15.72.065)
119. Export sites located within the Lake Elsinore City limits must have an active grading I
permit. 4
120. Applicant to provide to the City a video 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
of damages to the public right-of-way, sub ect to the approval of the City
payment 9 p 1 pp Y
.,Engineer.
121. All grading shall be done under the supervision of a geotechnical engineer. Slopes
.steeper than 2 to 1 shall be evaluated for stability and proper erosion control and
approved by the City.
122. Review of the project Storm Water Pollution Prevention Plan (SWPPP) and sediment
and erosion control plan shall be completed. A copy of the current SWPPP shall be kept
at the project site and be available for review upon request.
123. Approval of the project Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
124. Submit an approved environmental clearance document to the Engineering Division.
This approval shall identify and clear all proposed grading activity anticipated for this
project.
125. Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development
agreement, Stephens Kangaroo Rat Habitat.
PRIOR TO ISSUANCE OF BUILDING PERMIT r
126. Provide final soils, geology and seismic report, including recommendations for
—parameters for seismic design-of buildings, and walls prior to building,-permit.
127. Approval of a letter of map revision (LOMR) or letter of map revision based on fill
(LOMR-F) must be received from FEMA.
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128. A Traffic Analysis shall be submitted and approved.
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129. All required public right-of-way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Division for review and
approval prior to issuance of building permit.
130. The Final Parcel or Final Tract Map shall be recorded.
131. All street improvement plans, traffic signal plans, signing and striping plans shall be I
completed and approved by the City Engineer.
132. The developer shall pay all Capital Improvement TIF and Master Drainage Fees and I!
...., Plan Check fees (LEMC 16.34). f
Prior to Occupancy
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133. The traffic signals referenced in Condition of Approval No. 100 shall be installed to the f
satisfaction of the City Engineer.
134. All signing and striping and traffic control devices onsite and on Malaga and Diamond
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Drive shall be installed.
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135. °Afl public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
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136. The fair share cost of future improvements as a condition of this development shall be I
paid.
137. In the event of damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
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138. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape i
areas, and drainage facilities shall be provided in a recordable format and recorded prior
to occupancy/final.
_ 139. As-built plans for all approved plan sets shall be submitted for review and approval b
the City. The developer/developer/owner is responsible for revising the original mylar
plans. r
140. All final studies and reports, grade certifications, monument certifications (with tie notes i.
delineated on 8 % x 11" mylar) shall be submitted in .tif format on a CD/DVD. Studies
and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP,
etc.
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141. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certifications (with tie notes delineated on 8 Y2 x 11" mylar) shall
-be submitted in .tif format on CD to the Engineering Division before final inspection will
be scheduled.
142. All plan sets and recorded maps_shall be digitized and provided on CD/DVD as follows:
• Final Map(s) - GIS Shape files* and .tif of recorded map.
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Improvement Plans — GIS Shape files*, AutoCad file, and .tif of approved
• as built mylar.
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• Grading Plans—AutoCad file and .tif of approved as built mylar.
*GIS Shape files must be in projected Coordinate System: NAD
83 State Plane California Zone VI U.S. Fleet.
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143. Developer shall provide FEMA elevation certificates for all buildings (includes trailers
and storage facilities) prior to final approvals. If a LOMR-F has been processed and j
approved by FEMA, the letter of determination and certification may be in the form of a it
letter signed and sealed by a licensed civil engineer.
.,144. All.required public right-of-way dedications, easements, dedications and vacations and
easement agreement(s) not processed on the final map for ingress and egress through
adjacent property(ies)shall be recorded with a recorded copy provided to the City prior to `
building permit issuance.
145. The developer shall pay fee in-lieu of construction of future median improvements on
Diamond Drive and Mission Trail. The fee shall be equal to current cost estimate for
improvements (including contingency) plus an additional 15% of the total construction
cost estimate to cover design and administrative costs. The cost estimate shall be
approved by City staff.
146. Water and sewer improvements shall be completed in accordance with Water District
Requirements.
147. Prior to grading or building permit close-out and/or the issuance of a certificate of use or
a certificate of occupancy, developer shall:
• Demonstrate that all structural BMPs have been constructed, installed
and are functioning in conformance with approved plans and
specifications and the WQMP; i
• Demonstrate that they are prepared to implement all non-structural BMPs
included in the conditions of approval or building/grading permit
conditions; .
• Demonstrate that an adequate number of copies of the approved project
specific WQMP are available for the future owners/occupants; and
• The developer shall provide all education guidelines for Water Quality
Management Practices to the tenants, operators and owners of the
businesses of the development, regarding the environmental awareness
on good housekeeping practices that confribute to protection of storm
water quality and meet the goals of the approved WQMP in the Riverside
County NPDES Drainage Area Management Plan. Contact the City
NPDES Coordinator for handout/guideline information.
148. The property owner (aka Legally Responsible Party)shall execute and cause to be
recorded a "Coveriant-and Agreement" in the form provided-by-the-City to inform future
property owners of the requirement to implement the approved final project-specific
WQMP.
149. Developer shall pay all outstanding applicable processing and development fees
including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and
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area drainage prior to occupancy/final approval. The TUMF fees shall be the effective
rate at the time of payment in full in accordance with the LEMC.
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CITY OF LAKE ELSINORE FIRE MARSHAL !
GENERAL CONDITIONS
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150. Riverside County Fire Department Lake Elsinore Office of the Fire Marshal - It is
the responsibility of the recipient of these Fire Department conditions to forward them to
all interested parties. The permit number (as it is noted above) is required on all
correspondence.
Questions should be directed to the Riverside County Fire Department, Lake Elsinore
Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951)
671-3124 Ext. 225. The following fire department conditions shall be implemented in
accordance with the Lake Elsinore Municipal Code and the adopted codes at the time of
project building plan submittal, these conditions are in addition to the adopted code
requirements.
151. Blue Dot Reflectors- Blue retro-reflective pavement markers shall be mounted on
private streets, public.streets,,and driveways to indicate location.of.fire.hydrants. Prior to
installation, placement of markers must be approved by the Riverside County Fire Dept.
152. Minimum Hydrant Fire Flow- Minimum required fire flow shall be 21000 GPM for 2
hours duration at 20 PSI residual operating pressure, which must be available before i
any combustible material is placed on the job site. Average spacing between hydrants
400' and 225' maximum distance from any point on the street or road frontage to j
hydrant.
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153. Minimum Access Standards- The following access requirements are-required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions:
• Twenty-four feet (24') clear width. Where parking is to be provided, each
p a r k i r ig-side-shall-b e-provided-with-eight-(8'y ad d i t io n-a l-Fee t-o n-each-s i d
of the fire department access. Buildings exceeding 30' in height shall be
provided 30' access roads adjacent to the protected building.
• Access roads that contain a center median between opposing lanes of a
divided access-road shall be not less than 2& in,widl,,h,eac-h-,direction.
• The required all weather vehicular access shall be able to support no less
than 75,000 lbs. over 2 axles.
Roadway gradient shall not exceed 15% on any access road, driveways, r
and perimeter roads.
• Turning Radius shall be 24' inside and 48' outside for all access roads.
154. Secondary Access- In the interest of Public Safety, this project shall provide an
Alternate or Secondary Access. Said access shall be constructed in accordance to the
City of Lake Elsinore Engineering Department standards to accommodate full fire
response and community evacuation:
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"Hppicantslnitiais: " Page 18 of 21
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155. Automatic / Manual Gates- Gate entrances shall be at least two feet wider than the
width of the traffic lane (s) serving that gate and no less than 24 feet wide. Any gate
providing access from a road to a driveway shall be located at least 35 feet from the
roadway and shall open to allow vehicle to stop without obstructing traffic on the road.
Where a one-way road with a single traffic lane provides access to a gate entrance, a 40
foot turning radius shall be used. Gate access shall be equipped with a rapid entry
system. Plans shall be submitted to the Fire Department for approval prior to installation. l
Automatic/manual gate pins shall be rated with shear pin force, not to exceed 30 foot
pounds. Automatic gates shall be equipped with emergency backup power. Gates
activated by the rapid entry system shall remain open until closed by the rapid entry
system. Contact the Fire Planning office for current plan check fees.
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156. Separation of Occupancy- A fire barrier wall for the separation of occupancies is
required per the California Building Code. Fire walls, fire barriers, fire partitions, smoke f
barriers, and smoke partitions or any other wall required to have protected openings or f
penetrations shall be effectively and permanently identified with signs or stenciling. Such
identification shall be located in accessible concealed floor, floor ceiling or attic spaces
repeated at intervals not exceeding 30 feet along the wall, and include lettering not less
than .5 inch in height, incorporating the suggested wording "FIRE AND/OR SMOKE
BARRIER—PROTECT ALL OPENINGS," or other wording.
PRIOR TO BUILDING PERMIT ISSUANCE
157. Plan Check Fee- Building plan check fees shall be made payable to the "City of Lake
Elsinore", and shall be submitted to the Fire Department at the time of plan submittal. f
158. Water System Plans- Applicant and/or developer shall submit 2 sets of water system
plans to the Fire Department for review. The plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approval. Mylars
will be signed by the Fire Department after review and approval Two (2) copies of the
signed and approved water plans shall be returned to the Fire Department before
release of a building permit.
159. Prior to Building Construction Verification- This project shall be inspected and
approved by the Fire Marshal or designee prior to bringing combustible materials on site.
During said inspection all permanent road signs shall be in place, all hydrants shall on
operating and approved for use by the water purveyor, and all permanent road surfaces
shall be completed including primary and secondary access circulation.
PRIOR TO BUILDING FINAL INSPECTION
160. Fire Sprinkler System 13 Install a complete fire sprinkler system designed in
accordance with California Building Code, California Fire Code and adopted standards.
Sprinkler systems with pipe sizes larger than 4 inches in diameter will require the
Engineer or Architect of Record certification with details and calculations with "wet
signature" that the building structural system is designed to support the seismic and
gravity loads for the support of the additional weight of the sprinkler system. The PIV
and FDC shall be located to the front of the building in an approved location,
unobstructed and within 50 feet of an approved road or driveway, within 200 feet of a
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hydrant. A C-16 licensed contractor must submit plans, along with the current fee, to the
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Fire Department for review and approval prior to installation.
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161. Sprinkler System Monitoring- Install an alarm monitoring system for fire sprinkler
system(s) with 20 or more heads. Valve monitoring, water-flow alarm and trouble
signals shall be automatically transmitted to an approved central station, remote station
or proprietary monitoring station in accordance with California Building Code, California
Fire Code and adopted standards. An approved audible sprinkler flow alarm shall be
provided on the exterior in an approved location. The location of the Fire Alarm Control
Unit shall be located in an environmentally controlled location in accordance with 10.14
(NFPA 72). A C-10 licensed contractor must submit plans designed in accordance with
adopted standards, along with the current fee, to the Fire Department for review and 4
approval prior to installation.
162. Designated Fire Lanes- The applicant shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane painting
and/ or signs.
163. Knox Rapid Entry Box-A rapid entry Knox Box shall be installed on the outside of the
building. Key(s) shall have durable and legible tags affixed for identification of the
-.correlating tenant space. Special forms are available from this office for ordering the
Knox Box. If the building/facility is protected with a fire alarm or burglar alarm system, it I'
is recommended that the lock box be "tamper" monitoring.
164. Fire Extinguishers - Minimum Install portable fire extinguishers complying with Section
906 of the 2013 California Fire Code with a minimum rating of 2A-10BC and signage.
Fire Extinguishers located in public areas shall be in recessed cabinets mounted 48"
(inches) to center above floor level with maximum 4 projection from the wall. Contact
Fire Dept. for proper placement of equipment prior to installation.
165. Hood/Duct Suppression System- A UL 300 hood/duct fire extinguishing system must
be installed over the cooking Equipment as required by the California Fire Code, j
California Mechanical Code and adopted standards. The extinguishing system must
automatically shut-down gas and /or electricity to all cooking appliances upon activation.
A-C=-16-I'rcensed contractor-mast-submit-plans,along-with-th-e-currant-fL-e tto-the--Fir
Department for review and approval prior to installation. Alarm system supervision is
only required if the building has an existing fire alarm system.
If any of the conditions are unclear, difficult to understand, or you would like to
setup a meeting please feel free to contact me at (951) 674-3124 Ext. 225 so that l
can better assist you in the approval of this project.
DEPARTMENT OF ADMINISTRATIVE SERVICES r
166. Prior to the,issuance of the first building permit, the applicant shall consent.-to the
formation of Community, Facilities District or annex into the proposed Community
Facilities District No. 2015-2 (Maintenance Services) 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
"Applicants'Initials: Page 20 of 21
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parkways, open space and public storm drains constructed within the development and
federal NPDES requirements to offset the annual negative fiscal impacts of the project.
Applicant shall, make a ten thousand dollar ($10,000) non-refundable deposit to cover
the cost of the formation or annexation process, as applicable. The applicant may
propose alternative financing mechanisms 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, open space and public storm drains constructed within the development and I'
federal NPDES requirements to offset the annual negative fiscal impacts of the project in !'
lieu of creating/annexing into a district.
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MITIGATION MONITORING AND REPORTING PROGRAM
167. The applicant shall comply with the following mitigation measures, which are set forth in.
the Mitigation Monitoring & Reporting Program (MMRP) for the Diamond Specific Plan
EIR (SCH#2009031084) and the second addendum, which was adopted for this project.
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above II
named project and do hereby agree to accept and abide by all Conditions of Approval as
approved by the City of Lake Elsinore City Council on December 13, 2016. 1 also acknowledge
that all Conditions shall be met as Indicated.
Date:
Applicant's Signature:
Print Name:
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Phone Number: -
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'Applicants Initials Page 21 of 21