PC15-226RESOLUTION NO. PC 15-226
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA RECOMMENDING APPROVAL OF A
TENTATIVE TRACT MAP NO. 36658 (PLANNING APPLICATION 2013-
208 TR) FOR THE SUBDIVISION OF 240.3 ACRES INTO 756 SINGLE
FAMILY RESIDENTIAL LOTS AND 111 LOTS FOR PARK,
LANDSCAPE, MONUMENTATION, DRAINAGE, AND STORM DRAIN
PURPOSES LOCATED SOUTH OF MCLAUGHLIN ROAD, WEST OF
BYERS ROAD, AND NORTH OF CHAMBERS ROAD
Whereas, on October 11, 2013, the applicant, Cimarron Ridge, LLC, filed a
formal application with the City of Menifee for the subdivision of 240.3 acres into 782
single family residential lots located south of McLaughlin Road, west of Byers Road, and
north of Chambers Road, within the City of Menifee; and
Whereas, on August 12, 2015, the Planning Commission of the City of Menifee
held a duly noticed public hearing on the Project, considered all public testimony as well
as all materials in the staff report and accompanying documents for Tentative Tract Map
No. 36658, which hearing was publicly noticed on July 31, 2015 by a publication in The
Press Enterprise (a newspaper of general circulation), an agenda posting, and notice to
property owners within 300 feet of the Project boundaries, and to persons requesting
public notice; and,
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves
as follows:
Section 1. With regard to Tentative Tract Map No. 36658 (TR 2013-208), the Planning
Commission hereby makes the following findings:
1. Consistency with the General Plan. The Tentative Tract Map is consistent with
the General Plan Land Use Map and applicable General Plan objectives,
policies, and programs.
The General Plan land use designation for the subject parcel is 2.1-5 Dwelling
Units/Acre Residential (2.1-5R). This designation is intended for single-family
detached residences at a density between 2 to 5 dwelling units per acre.
Properties to the north are designated Public Utility Corridor (PUC) and
Economic Development Corridor (EDC). Properties to the east are designated
2.1 to 5 Dwelling Units per Acre Residential (2.1-5R) and 5.1 to 8 Dwelling Units
per Acre Residential (5.1-8R). Properties to the south are designated as 2.1 to 5
Dwelling Units per Acre Residential (2.1-5R). Properties to the west are within
the City of Perris.
The project proposes to subdivide and develop 756 single family residences on
240.3 acres for a density of 3.1 dwelling units per acre. Therefore, the proposed
Tentative Tract Map is consistent with the General Plan land use designation of
2.1-5 R.
The associated General Plan Amendment 2014-016 application pursuant to
Resolution PC 15-224 proposes to amend the land use designation on the
project site from 2.1-5R to Specific Plan (SP) to reflect the proposed Cimarron
Ridge Specific Plan (Specific Plan 2013-247) and its land use designations
pursuant to Resolution PC 15-223. The proposed Tentative Tract Map is
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
consistent with the proposed Cimarron Ridge Specific Plan and its land use
designations.
The associated General Plan Amendment 2014-016 application pursuant to
Resolution PC 15-224 also proposes a technical correction to rectify mapping
errors which resulted in inaccurate depictions of the alignment of Goetz Road.
In addition, the Tentative Tract Map is consistent with the following General Plan
goals and policies in particular:
Goal LU-1 Land uses and building types that result in a community
where residents at all stages of life, employers, workers, and
visitors have a diversity of options of where they can live,
work, shop, and recreate within Menifee.
LU-1.1 Concentrate growth in strategic locations to help preserve
rural areas, create place and identity, provide infrastructure
efficiently, and foster the use of transit options.
LU-1.2 Provide a spectrum of housing types and price ranges that
match the jobs in the City and make it possible for people to
live and work in Menifee and maintain a high quality of life.
LU-1.5 Support development and land use patterns, where
appropriate, that reduce reliance on the automobile and
capitalize on multimodal transportation opportunities.
LU-1.6 Coordinate land use, infrastructure, and transportation
planning and analysis with regional, county, and other local
agencies to further regional and subregional goals for jobs -
housing balance.
LU-1.7 Ensure neighborhood amenities and public facilities (natural
open space areas, parks, libraries, schools, trails, etc.) are
distributed equitably throughout the City.
LU-1.8 Ensure new development is carefully designed to avoid or
incorporate natural features, including washes, creeks, and
hillsides.
LU-1.9 Allow for flexible development standards provided that the
potential benefits and merit of projects can be balanced with
potential impacts.
LU-1.10 Buffer sensitive land uses, such as residences, schools, care
facilities, and recreation areas from major air pollutant
emission sources, including freeways, manufacturing,
hazardous materials storage, and similar uses.
HE-1.1: Specific Plans. Support residential growth and infill in
specific plan areas and along corridors where
comprehensive neighborhood planning is completed and
adequate infrastructure is planned.
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
HE-1.2: Housing Design. Require excellence in housing design with
materials and colors, building treatments, landscaping, open
space, parking, and environmentally sensitive design
practices.
HE-1.3: Housing Diversity. Provide development standards and
incentives to facilitate a range of housing, such as single
family, apartments, senior housing, and other housing types
in rural, suburban, and urban settings.
HE-2.4 Parks and Recreation. Enhance neighborhood livability and
sustainability by providing parks and open spaces, planting
trees, greening parkways, and maintaining a continuous
pattern of paths that encourage an active, healthy lifestyle.
HE-2.5 Public Facilities and Infrastructure. Provide quality
community facilities, infrastructure, traffic management,
public safety, and other services to promote and improve the
livability, safety, and vitality of residential neighborhoods.
Goal C-1: A roadway network that meets the circulation needs of all
residents, employees, and visitors to the City of Menifee.
C-1.1 Require roadways to:
• Comply with federal, state and local design and safety
standards.
• Meet the needs of multiple transportation modes and
users.
• Be compatible with the streetscape and surrounding land
uses.
• Be maintained in accordance with best practices.
C-1.4 Promote development of local street patterns that unify
neighborhoods and work with neighboring jurisdictions to
provide compatible roadway linkages at the City limits.
Goal C-2: A bikeway and community pedestrian network that facilitates
and encourages nonmotorized travel throughout the City of
Menifee.
C-2.1 Require on- and off-street pathways to:
• Comply with federal, state and local design and safety
standards.
• Meet the needs of multiple types of users (families,
commuters, recreational beginners, exercise experts) and
meet ADA standards and guidelines.
• Be compatible with the streetscape and surrounding land
uses.
• Be maintained in accordance with best practices.
C-2.2 Provide off-street multipurpose trails and on -street bike lanes
as our primary paths of citywide travel, and explore the
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
shared use of low speed roadways for connectivity wherever
it is safe -to do so.
C-2.3 Require walkways that promote safe and convenient travel
between residential areas, businesses, schools, parks,
recreation areas, transit facilities, and other key destination
points.
C-2.4 Explore opportunities to expand the pedestrian and bicycle
networks; this includes consideration of utility easements,
drainage corridors, road rights -of -way and other potential
options.
GoalOSC-1:A comprehensive system of high quality parks and
recreation programs that meets the diverse needs of the
community.
OSC-1.1 Provide parks and recreational programs to meet the varied
needs of community residents, including children, youth,
adults, seniors, and persons with disabilities, and make
these facilities and services easily accessible and affordable
to all users.
OSC-1.2: Require a minimum of five acres of public open space to be
provided for every 1,000 City residents.
OSC-1.3: Locate and distribute parks and recreational facilities
throughout the community so that most residents are within
walking distance (one-half mile) of a public open space.
OSC-1.4: Enhance the natural environment and viewsheds through
park design and site selection while preserving sensitive
biological, cultural and historic resources.
OSC-2.1: Develop recreational trails for hiking, biking, and equestrian
use throughout the City, making them, to the extent feasible,
accessible to people of different neighborhoods, ages, and
abilities.
OSC-4.1: Apply energy efficiency and conservation practices in land
use,' transportation demand management, and subdivision
and building design.
OSC-5.4: Establish clear and responsible policies and best practices to
identify, evaluate, and protect previously unknown
archaeological, historic, and cultural resources, following
applicable CEQA and NEPA procedures and in consultation
with the appropriate Native American tribes who have
ancestral lands within the City.
OSC-5.6: Develop clear policies regarding the preservation and
avoidance of cultural resources located within the City, in
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
consultation with the appropriate Native American tribes who
have ancestral lands within the City.
OSC-7.2: Encourage water conservation as a means of preserving
water resources.
OSC-7.5: Utilize a wastewater collection, treatment, and disposal
system that adequately serves the existing and long-term
needs of the community.
Goal OSC-8: Protected biological resources, especially sensitive and
special status wildlife species and their natural habitats.
OSC-8.1: Work to implement the Western Riverside County Multiple
Species Habitat Conservation Plan in coordination with the
Regional Conservation Authority.
OSC-8.8: Implement and follow MSHCP goals and policies when
making discretionary actions pursuant to Section 13 of the
Implementing Agreement.
Goal OSC-9: Reduced impacts to air quality at the local level by minimizing
pollution and particulate matter.
OSC-9.1: Meet state and federal clean air standards by minimizing
particulate matter emissions from construction activities.
OSC-9.3: Comply with regional, state, and federal standards and
programs for control of all airborne pollutants and noxious
odors, regardless of source.
OSC-9.5: Comply with the mandatory requirements of Title 24 Part 11
of the California Building Standards Code (CALGreen) and
Title 24 Part 6 Building and Energy Efficiency Standards.
Goal OSC-10: An environmentally aware community that is responsive to
changing climate conditions and actively seeks to reduce
local greenhouse gas emissions.
OSC-10.4: Consider impacts to climate change as a factor in evaluation
of policies, strategies, and projects.
Goal CD-1: A unified and attractive community identity that complements
the character of the City's distinctive communities.
CD-1.3 Strengthen the identity of individual
neighborhoods/communities with entry monuments, flags,
street signs, and/or special tree streets, landscaping, and
lighting.
Goal CD-3: Projects, developments, and public spaces that visually
enhance the character of the community and are
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
appropriately buffered from dissimilar land uses so that
differences in type and intensity do not conflict.
CD-3.3 Minimize visual impacts of public and private facilities and
support structures through sensitive site design and
construction. This includes, but is not limited to: appropriate
placement of facilities; undergrounding, where possible; and
aesthetic design (e.g., cell tower stealthing).
CD-3.8 Design retention/detention basins to be visually attractive
and well integrated with any associated project and with
adjacent land uses.
CD-3.9 Utilize Crime Prevention through Environmental Design
(CPTED) techniques and defensible space design concepts
to enhance community safety.
CD-3.10 Employ design strategies and building materials that evoke a
sense of quality and permanence.
CD-3.12 Utilize differing but complementary forms of architectural
styles and designs that incorporate representative
characteristics of a given area.
CD-3.13 Utilize architectural design features (e.g., windows, columns,
offset roof planes, etc.) to vertically and horizontally
articulate elevations in the front and rear of residential
buildings.
CD-3.14 Provide variations in color, texture, materials, articulation,
and architectural treatments. Avoid long expanses of blank,
monotonous walls or fences.
Goal CD-6: Attractive landscaping, lighting, and signage that conveys a
positive image of the community.
CD-6.1 Recognize the importance of street trees in the aesthetic
appeal of residential neighborhoods and require the planting
of street trees throughout the City.
Goal S-1: A community that is minimally impacted by seismic shaking
and earthquake -induced or other geologic hazards.
S-1.1 Require all new habitable buildings and structures to be
designed and built to be seismically resistant in accordance
with the most recent California Building Code adopted by the
City.
Goal S-2: A community that has used engineering solutions to reduce
or eliminate the potential for injury, loss of life, property
damage, and economic and social disruption caused by
geologic hazards such as slope instability, compressible,
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
collapsible, expansive or corrosive soils; and subsidence
due to groundwater withdrawal.
S-2.1 Require all new developments to mitigate the geologic
hazards that have the potential to impact habitable
structures and other improvements.
S-2.3 Minimize grading and modifications to the natural
topography to prevent the potential for man -induced slope
failures.
Goal N-1: Noise -sensitive land uses are protected from excessive
noise and vibration exposure.
N-1.1 Assess the compatibility of proposed land uses with the
noise environment when preparing, revising, or reviewing
development project applications.
N-1.2 Require new projects to comply with the noise standards of
local, regional, and state building code regulations, including
but not limited to the City's Municipal Code, Title 24 of the
California Code of Regulations, the California Green Building
Code, and subdivision and development codes.
N-1.3 Require noise abatement measures to enforce compliance
with any applicable regulatory mechanisms, including
building codes and subdivision and zoning regulations, and
ensure that the recommended mitigation measures are
implemented.
N-1.8 Locate new development in areas where noise levels are
appropriate for the proposed uses. Consider federal, state,
and City noise standards and guidelines as a part of new
development review.
N-1.14 Minimize vibration impacts on people and businesses near
light and heavy rail lines or other sources of ground -borne
vibration through the use of setbacks and/or structural
design features that reduce vibration to levels at or below the
guidelines of the Federal Transit Administration. Require
new development within 100 feet of rail lines to demonstrate,
prior to project approval, that vibration experienced by
residents and vibration -sensitive uses would not exceed
these guidelines.
N-1.15 Employ noise mitigation practices and materials, as
necessary, when designing future streets and highways, and
when improvements occur along existing road segments.
Mitigation measures should emphasize the establishment of
natural buffers or setbacks between the arterial roadways
and adjoining noise -sensitive areas.
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
The City of Menifee has two (2) active conservation plans within the City's
boundary, the Western Riverside County MSHCP, and the Stephens' Kangaroo
Rat Habitat Conservation Plan (SKR-HCP). The subject site is within the
jurisdiction of the SKR-HCP and the Western Riverside County MSHCP. The
project site is located inside the Stephen's Kangaroo Rat (Dipodomys stephensi)
(SKR) Fee Area. The proposed project is located within the boundaries of the
Western Riverside County Multiple Species Habitat Conservation Plan; however,
the project is not located with a Criteria Cell or Cell Group. The project will be
subject to the payment of fees for a residential project consistent with the
Riverside County Ordinance 810.2 as adopted by the City of Menifee. Therefore,
the project will not conflict with the provisions of the adopted HCP, Natural
Conservation Community Plan, or other approved local, regional, or State
conservation plan and the impact is considered less than significant.
2. Consistency with the Zoning Code.
The project proposes to change the zoning classification of the project site from a
mix of One -Family Dwellings (R-1), One -Family Dwellings 10,000 square foot
minimum (R-1-10,000), and Open Area Combining Zone (R-5) to Specific Plan
(SP with the associated Change of Zone 2014-017 application pursuant to
Resolution PC 15-225. The SP zone would reflect the proposed Cimarron Ridge
Specific Plan (Specific Plan 2013-247) pursuant to Resolution PC 15-223 to
primarily allow for the development of detached single family dwellings, parks,
and basins as proposed by the Tentative Tract Map.
The project is surrounded to the north by properties zoned Rural Residential (R-
R), to the south properties zoned Controlled Development Areas (W-2), to the
east properties zoned One -Family Dwellings 10,000 square foot minimum (R-1-
10,000), One -Family Dwellings (R-1), and Residential Incentive (R-6), and to the
west properties within the City of Perris zoned R-20,000, R-6,000, and Open
Space.
The zoning code requires that projects be consistent with the General Plan and
no discretionary permits can be issued if requested projects are not consistent
with the General Plan. The current mix of One -Family Dwellings (R-1), One -
Family Dwellings 10,000 square foot minimum (R-1-10,000), and Open Area
Combining Zone (R-5) does not allow for the size of lots proposed by the
Tentative Tract Map. Therefore, the proposed zone change and Specific Plan
would be necessary to potentially approve the Tentative Tract Map to develop
the property.
3. Consistency with Ordinance 460 Regulating the Division of Land.
The subdivision is a Schedule A subdivision of 240.3 gross acres into 756 single
family residential parcels and 111 parcels for park, landscape, monumentation,
drainage, and storm drain purposes. A Schedule A tentative tract map is defined
by Ordinance 460 as any division of land into five (5) or more parcels with any
parcel less than 18,000 square feet in net area. The subdivision has been
reviewed and conditioned for consistency with the requirements for streets,
domestic water, fire protection, sewage disposal, fences, and electrical
communication facilities. The subdivision is consistent with the Schedule A map
requirements of Ordinance 460.
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
4. Surrounding Uses. Approval of the application will not create conditions
materially detrimental to the public health, safety and general welfare or injurious
to or incompatible with other properties or land uses in the project vicinity.
Existing uses to the north and east include single family residential, to the south
and west is vacant land.
The proposed project would allow for the development of single family dwellings
similar to existing development to the east and west within the City of Perris. The
project is compatible with the surrounding land uses, general plan land use
designations and zoning classifications. The project incorporates quality design
and landscaping which will enhance the area.
Environmental impacts resulting from the project have been analyzed in an
Environmental Impact Report which determined impacts including, but not limited
to biological resources, cultural resources, and noise would all be less than
significant. However, the Environmental Impact Report did determine that
potentially significant impacts to air quality and traffic could occur. Mitigation
measures were included to reduce the impacts to air quality and traffic as
feasible, but potentially significant impacts may still occur and a Statement of
Overriding Considerations is included for the Environmental Impact Report and
this project as pursuant to Resolution PC 15-222. Despite these potentially
significant impacts to air quality and traffic, the project is not anticipated to create
conditions materially detrimental to the public health, safety and general welfare
or injurious to or incompatible with other properties or land uses in the project
vicinity.
5. Compliance with CEQA. Processing and approval of the permit application are in
compliance with the requirements of the California Environmental Quality Act.
An Environmental Impact Report ("EIR") has been completed for the project and
recommended for certification by the City Council pursuant to Resolution PC 15-
222. The Tentative Tract Map at issue is consistent with the EIR, which the
Planning Commission has considered as part of its proceedings.
Section 2. The Planning Commission of the City of Menifee recommends that the City
Council approve Tentative Tract Map No. 36658 (TR 2013-208) subject to the
Conditions of Approval Exhibit "1" to this Resolution with the provision that the Tentative
Tract Map be revised so no residential lots are less than 6,000 square feet and with
additional clarification to traffic analysis and improvements.
Resolution No PC 15-226
TR36658/ Planning Case 2013-208 TR
August 12, 2015
PASSED, APPROVED AND ADOPTED this the 12th day of August, 2015.
Chris Thomas, Chairman
Attest:
nifer Allen, Deputy City Clerk
Approved as to form:
Ajit Thind, Assistant City Clerk
ENIFE[�'�
Scott A. Mann
Mayor
John V. Denver
Mayor Pro Tem
Greg August
Councilmember
Matthew Liesemeyer
Councilmember
Vacant
Councilmember
District 3
29714 Haun Road
Menifee, CA 92586
Phone 951.672.6777
Fax 951•679.3843
vww.cityofinenifee.us
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Jennifer Allen, Planning Commission Secretary of the City
of Menifee, do hereby certify that the foregoing Resolution
No. PC 15-226 was duly adopted by the Planning
Commission of the City of Menifee at a meeting thereof held
on the 121h day of August, 2015 by the following vote:
Ayes:
Doty, Karwin, Phillips, Sobek, Thomas
Noes:
None
Absent:
None
Abstain:
None
G�
J fifer Allen, Deputy City Clerk
EXHIBIT 91"
Conditions of Approval for
Tentative Tract Map No. 36658
(City of Menifee Planninq Application -
Tentative Tract Map No. 2013-208)
for a Residential Subdivision of 240.3 gross acres
into 756 Sinqle Family Residential Lots
Section I: Conditions applicable to All Departments
Section II: Planning Conditions of Approval
Section III: Engineering/Grading/Transportation
Conditions of Approval
Section IV: Riverside County Fire Department
Conditions of Approval
Section V: Riverside County Environmental Health
Conditions of Approval
Section VI: Riverside County Environmental Programs
Department Conditions of Approval
Section VII: Community Services Conditions of Approval
Section I:
Conditions Applicable to all
Departments
General Conditions
1. Definitions. The words identified in the following list that appear in all capitals
in the attached conditions of Tentative Tract Map No. 36658 (Planning Case
No. 2013-208 TR) shall be henceforth defined as follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all
mean the Permittee of this project.
TENTATIVE MAP = Tentative Tract Map No. 2013-208 (36658), Exhibit A
sheets 1-4, dated July 6, 2015.
MAP PHASING = Tentative Tract Map No. 36658, Exhibit P, dated July 6,
2015.
GATED ENTRANCE CONCEPTUAL = Tentative Tract Map No. 36658,
Exhibit E, dated July 6, 2015.
APPROVED EXHIBIT L = Tentative Tract Map No. 36658, Exhibit L,
Conceptual Landscape Plan, dated June 9, 2015.
MAINTENANCE PLAN = Tentative Tract Map No. 36658, Exhibit M,
Conceptual Maintenance Plan, dated July 6, 2015.
FINAL MAP = Final Map for the TENTATIVE MAP whether recorded in whole
or in phases.
SPECIFIC PLAN = Specific Plan No. 2013-247 (Cimarron Ridge Specific
Plan)
EIR = Environmental Impact Report for Cimarron Ridge Specific Plan, State
Clearinghouse Number 2014051029.
2. Project Description. Tentative Tract Map No. 36658 (Planning Case No.
2013-208) is a Schedule A subdivision of 240.3 gross acres into 756 single-
family residential lots and 111 lots for park, landscape, monumentation,
drainage, and storm drain purposes, including one 10.0 acre park, one 0.64
acre park, and one 0.195 acre park. Single-family residential lots will have a
minimum lot size ranging from 5,000 square feet, 5,500 square feet, 6,500
square feet, and 10,000 square feet.
Single family residential lots consist of 470 lots with a minimum lot size of 5,000
square feet and an average lot size of 6,762 square feet (Planning Areas 1A, 3,
4A, and 5A), 96 lots with a minimum lot size of 5,500 square feet and an
average lot size of 7,471 square feet (Planning Area 6), 74 lots with a minimum
lot size of 6,500 square feet and an average lot size of 9,152 square feet
(Planning Area 7A), and 116 lots with a minimum lot size of 10,000 square feet
and an average lot size of 10,650 square feet (Planning Area 2).
116 lots within Phase -2 of the Tentative Tract Map (Planning Area 2 of the
Specific Plan) are proposed to be located within a gated area. Gates would be
3
located at the entrance to this area at Thornton Avenue and `WW' Street as
shown on the tentative map. Both entrances would provide a turnaround that
would as entrances for both residents and visitors. Streets within this area
would be private and maintained by an HOA.
Open space lots consist of a 10.0 acre lot for an active park (Planning Area
5B), a 0.708 acre lot for a pocket park (Planning Area 413), a 0.195 acre park
for a pocket park (Planning Area 1 B), a 2.7 acre lot for natural open space/fuel
modification (Planning Area 713), 4 lots totaling 10.729 acres for detention
basins, and 103 other open space lots for expanded parkway landscaping,
monumentation, water quality, and other drainage totaling 18.53 acres.
The Tentative Tract Map is proposed to be recorded in seven (7) phases,
generally following the phasing of the Specific Plan. Development may occur
out of order, but development is anticipated to occur in order based on required
infrastructure and road improvements. Based on this the Specific Plan is
anticipated to start at the southeast corner at Valley Boulevard and Thornton
Avenue (Planning Areas 1A and 1 B), move west and north (Planning Areas 2,
3, 4A, and 4B) up to Goetz Road, continue on the east side of Valley Boulevard
(Planning Areas 5A, 5B, and 6) and concluding on the west side of Valley
Boulevard and north side of Goetz Boulevard (Planning Areas 7A and 7B).
3. Indemnification. Applicant/developer shall indemnify, defend, and hold
harmless the City of Menifee and its elected city council, appointed boards,
commissions, committees, officials, employees, volunteers, contractors,
consultants, and agents from and against any and all claims, liabilities, losses,
fines, penalties, and expenses, including without limitation litigation expenses
and attorney's fees, arising out of either the City's approval of the Project or
actions related to the Property or the acts, omissions, or operations of the
applicant/developer and its directors, officers, members, partners, employees,
agents, contractors, and subcontractors of each person or entity comprising the
applicant/developer with respect to the ownership, planning, design,
construction, and maintenance of the Project and the Property for which the
Project is being approved. In addition to the above, within 15 days of this
approval, the developer/applicant shall enter into an indemnification agreement
with the City. The indemnification agreement shall be substantially the same
as the form agreement currently on file with the City.
4. Ninety (90) Days to Protest. The land divider has ninety (90) days from the
date of approval of these conditions to protest, in accordance with the
procedures set forth in Government Code Section 66020, the imposition of any
and all fees, dedications, reservations and/or other exactions imposed on this
project as a result of the approval or conditional approval of this project.
5. Newly Incorporated City. The City of Menifee is a new City incorporated on
October 1, 2008; the City is studying and adopting its own ordinances,
regulations, procedures, processing and development impact fee structure. In
the future the City of Menifee will identify and put in place various processing
fees to cover the reasonable cost of the services provided. The City also will
identify and fund mitigation measure under CEQA through development impact
fees. The developer understands and agrees to pay such fees.
rd
Such fees may include but are not limited to processing fees for the costs of
providing planning services when development entitlement applications are
submitted, which fees are designed to cover the full cost of such services, and
development impact fees to mitigate the impact of the development proposed
on public improvements. To the extent that Menifee may develop future
financing districts to cover the costs of maintenance of improvements
constructed by development, Developer agrees to petition for formation of,
annexation to or inclusion in any such financing district and to pay the cost of
such formation, annexation or inclusion.
6. Mitigation Monitoring Plan. The developer shall comply with the mitigation
monitoring plan (attached) per the associated Environmental Impact Report
(EIR).
7. Expiration Date. Unless superseded by the provisions of a Development
Agreement, the conditionally approved TENTATIVE MAP shall expire three (3)
years after the City Council's original approval date, unless extended as
provided by Ordinance No. 460, or Subdivision Map Act. Action on a minor
change and/or revised map request shall not extend the time limits of the
originally approved TENTATIVE MAP.
5
Section II:
Planning
Conditions of Approval
General Conditions
8. Map Act Compliance. This land division shall comply with the State of
California Subdivision Map Act and to all requirements of Ordinance No. 460,
Schedule A, unless modified by the conditions listed herein.
9. No Offsite Subdivision Signage. No offsite subdivision signs advertising this
land division/development are permitted, other than those allowed under
Ordinance No. 679.4. Violation of this condition of approval may result in no
further permits of any type being issued for this subdivision until the
unpermitted signage is removed.
10. Design Standards. The tentative tract map is within the Cimarron Ridge
Specific Plan. Accordingly, this project is subject to the development standards
contained in the Specific Plan.
11. Design Guidelines. The land divider shall comply with the Countywide Design
Standards and Guidelines and the design guidelines of the Cimarron Ridge
Specific Plan. If standards between the two differ, the Specific Plan Design
Guidelines shall take precedence.
12. Minor Plot Plans Required. For each of the below listed items, a minor plot
plan application shall be submitted and approved by the Community
Development Department pursuant to Section 18.30.a. (1) of County Ordinance
No. 348 (Plot Plans not subject to the California Environmental Quality Act and
not subject to review by any governmental agency other than the Community
Development Department) along with the current fee.
1) Final Site Development Plan for each phase of development.
2) Model Home Complex Plan shall be filed and approved for each phase if
models change between phases. A final site of development plot plan
must be approved prior to approval, or concurrent with a Model Home
Complex Plan.
3) Landscaping Plan for typical front yard/slopes/open space/parks. These
three plans may be applied for separately for the whole tract or for
phases.
4) Landscaping plans fully within the road right-of-way shall be submitted to
the Engineering Department only.
5) Each phase shall have a separate wall and fencing plan.
6) Entry monument plan.
NOTE: The requirements of the above plot plans may be accomplished as one,
or, any combination of multiple plot plans required by these conditions of
approval. However, each requirement shall be cleared individually with the
applicable plot plan condition of approval in the prior to Building Permit
issuance conditions.
7
13. Paseo/Park Improvement Notification. Adequate notification shall be
provided to any home builder or any other buyer of individual phases of the
TENTATIVE MAP that certain paseo and/or parks are required to be
constructed or improved with the construction of each phase per the conditions
of this project.
14. Entry Medians. Entry medians shall be adequately landscaped or be paved
consistent with enhanced community theme paving, walls, fencing and other
features. Entry medians shall not be left bare with exposed dirt.
15. Reclaimed Water. The permittee shall install purple pipes and connect to a
reclaimed water supply for landscape watering purposes when secondary or
reclaimed water is made available to the site as required by Eastern Municipal
Water District, unless otherwise deemed appropriate by EMWD based on long-
term infrastructure planning by EMWD.
16. Air Quality Rules for Construction Activities. The applicant shall adhere to
the Best Available Control Measures (BACMs). SCAQMD Rules that are
currently applicable during construction activity for the project include but are
not limited to: Rule 1113 (Architectural Coatings); Rule 431.2 (Low Sulfur Fuel);
Rule 403 (Fugitive Dust); and Rule 1186 / 1186.1 (Street Sweepers). The
specific Rule 403 regulatory requirements that are applicable to the project are
as follows:
• All clearing, grading, earth -moving, or excavation activities shall cease
when winds exceed 25 mph per SCAQMD guidelines in order to limit
fugitive dust emissions.
• The contractor shall ensure that all disturbed unpaved roads and
disturbed areas within the project are watered at least three times daily
during dry weather. Watering, with complete coverage of disturbed
areas, shall occur at least three times a day, preferably in the
midmorning, afternoon, and after work is done for the day.
Implementation of this measure is estimated to reduce PM,o and PM2.5
fugitive dust emissions by approximately 61 %.
• The contractor shall ensure that traffic speeds on unpaved roads and
project site areas are reduced to 15 miles per hour or less to reduce PM,o
and PM2.5 fugitive dust haul road emissions by approximately 44%.
• The construction contractor's construction specification package shall use
construction equipment that have Tier 4 final engines, level 3 diesel
particulate filters (DPF), with oxidation catalyst that have a 20% reduction
in emissions. (per EIR mitigation measures)
17. SCAQMD Rule 402. The project will comply with existing SCAQMD Rule 402
which prohibits a person from discharging any source quantities of air
contaminants or other material which cause injury, nuisance, or annoyance to
any considerable number of persons or to the public.
18. Recycling Program. Currently Waste Management — City of Menifee provides
a recycling program and recycle bins to all residents. The developer shall
coordinate with Waste Management to ensure residents are provided
information on obtaining recycling bins and are educated regarding the
benefits, through handouts and signage throughout the community.
19. Noise Control Mitigation for Construction. Onsite and Offsite Project
construction activities, including deliveries, shall be limited to the hours of 6:00
a.m. to 6:00 p.m. during the months of June through September and between
the hours of 7:00 a.m. and 6:00 p.m. during the months of October through
May.
During all Project site excavation and grading both on -site and offsite,
construction contractors shall equip all construction equipment, fixed or mobile,
with properly operating and maintained mufflers, consistent with manufacturer
standards. The contractor shall place all stationary construction equipment so
that emitted noise is directed away from the noise sensitive receptors nearest
any project related activities.
The State of California defines sensitive receptors as those land uses that
require serenity or are otherwise adversely affected by noise events or
conditions. Schools, libraries, churches, hospitals, and residential uses make
up the majority of these areas. Numerous single-family detached residential
dwelling units are located near or adjacent to the project site.
The contractor shall locate equipment staging in areas that will create the
greatest distance between construction -related noise/vibration sources and
sensitive receptors nearest any Project related activities during all Project
construction.
During construction of both onsite and offsite activities, the developer shall
require that all contractors turn off all construction equipment and delivery
vehicles when not in use and prohibit idling in excess of five (5) minutes.
For the duration of construction activities both onsite and offsite activities, the
construction manager shall serve as the contact person should noise levels
become disruptive to local residents. A sign shall be posted at the Project site
with the contact phone number.
To reduce impacts from construction noise to off -site sensitive receptors, prior
to construction within 400-feet of a sensitive receptor, a temporary 12 foot high
noise barrier with a STC Rating of 15 dBA or greater shall be in place during
construction. Plans showing the location of and STC Rating of the temporary
noise barrier shall be submitted to the Community Development Director for
review prior to the commencement of any Project -related construction within
400-feet of a sensitive receptor. The Community Development Director shall
review the location and STC rating of the noise barriers to confirm that the
barriers will attenuate construction -related noise to the levels to 65 dBA or less.
As an alternative to the herein described temporary noise barrier, the Project
applicant may prepare and submit to the Community Development Director a
Construction Noise Reduction Plan with supporting analysis that identifies
alternative construction noise reduction strategies that achieve 65 dBA at the
nearest sensitive receptor. If after review of the Noise Reduction Plan, the
Community Development Director determines that the alternative noise
E
reduction strategies proposed by said plan achieve the desired noise reduction,
such strategies may be used in place of the temporary barrier described above.
Throughout construction, the contractor shall ensure all construction equipment
is equipped with included noise attenuating devices and are properly
maintained. This mitigation measure shall be periodically monitored by the
Director of Community Development, or designee during routine inspections.
Idling equipment must be turned off when not in use. This mitigation measure
may be periodically monitored by the Director of Community Development, or
designee during routine inspections.
Equipment must be maintained so that vehicles and their loads are secured
from rattling and banging. This mitigation measure may be periodically
monitored by the Director of Community Development, or designee during
routine inspections.
20. Geotechnical Report. The developer shall comply with the recommendations
of the Geotechnical Report. The Geotechnical Report submitted for this project
(TR 2013-208), was prepared by Leighton and Associates, Inc. and is entitled:
"Geotechnical Review/Update Cimarron Ridge Project Tract 36658, 36658-1
through -6 Located Southwest of McLaughlin Road and Byers Road City of
Menifee, Riverside County, California" dated January 15, 2014.
The Geotechnical Report concluded:
1) There are no known active faults crossing the site.
2) This site is not within a fault rupture hazard zone.
3) The liquefaction potential does not constitute a significant risk to site
development.
4) The potential for subsidence is considered low.
5) Strong ground shaking may occur at this site due to local
earthquake activities.
6) In general, the compacted fill materials vary in composition
(silty/clayey sand to sandy/clayey silt), and generally appear to
possess at least 90 percent relative compaction per ASTM D-1557.
The graded pads are underlain by a compacted fill layer varying in
depth from approximately 3 to 30 feet. Where tested, the compacted
fill possess very low to medium expansion potential per ASTM
D4829.
7) It appears that older alluvium left -in -place possess slight collapse
potential <2%). If older alluvium is to be exposed at finish pad
grades due to new grading plans, such alluvium should be removed
and replaced with compacted fill to a depth of 5 feet.
8) Oversize rock may be encountered in both existing fills and future
bedrock excavations. Due to planned lowering of site pad grades
and realignment of streets/pads, a deeper overexcavation may be
required to remove oversize rock within 10 feet below pads.
9) Groundwater was not encountered to a total depth of 25 feet below
existing ground surface and is not anticipated to be a constraint
during future site grading and underground utility construction.
10
The Geotechnical Report recommended:
1) Geologic structure should be further evaluated based on future
grading plans and during actual site earthwork to assess bedrock
structure relative to actual slope designs.
2) The potential for flooding should be evaluated by the design Civil
Engineer.
3) Existing structures, vegetation and any miscellaneous debris should
be removed from the areas of proposed grading.
4) All vegetation, roots and debris should be cleared and disposed of
offsite. Due to observed dry surface conditions, removal and
compaction of at least the upper 1 foot should be implemented
throughout all of the planned fill areas or building pads. After
completion of the above recommended removal, the exposed
subgrade should be should be scarified to a minimum depth of 8-
inches, moisture conditioned and recompacted to 90 percent of the
ASTM D 1557.
5) If oversize rock is encountered within the upper 10 feet of planned
building pad, the upper ten feet should be removed, cleared of
oversize rock and replaced with properly compacted and moisture
conditioned fill
6) In order to mitigate the impact of underlying cut/fill transition
conditions, we recommend overexcavation of the cut portion of
transition lots. Overexcavation should extend to a minimum depth of
3 feet below the bottom of the proposed footings or one-half of the
maximum fill thickness on the lot, whichever is deeper. A maximum
overexcavation depth of 10 feet is recommended. This
overexcavation does not include scarification or preprocessing prior
to placement of fill. Overexcavation can encompass the entire lot or
extend laterally beyond the building limits a horizontal distance
equal to the depth of overexcavation or to a minimum distance of 5
feet, whichever is greater. Overexcavation bottoms should be
sloped as needed to prevent the accumulation of subsurface water.
The Geotechnical Report satisfies the requirement for a
geologic/geotechnical for Planning/CEQA purposes. The Geotechnical
Report is hereby accepted for Planning purposes. Engineering and other
Uniform Building Code parameters where not included as a part of this
review or approval. This approval is not intended and should not be
misconstrued as approval for grading permit. Engineering and other
building code parameters should be reviewed and additional comments
and/or conditions may be imposed by the City upon application for grading
and/or building permits.
FEES
21. Subsequent Review Fees. Any subsequent submittals required by these
conditions of approval, including but not limited to grading plan, building plan or
mitigation monitoring review, shall be reviewed on an hourly basis (research
fee), or other such review fee as may be in effect at the time of submittal, as
11
required by Resolution No. 13-320 (Cost of Services Fee Study), or any
successor thereto. Each submittal shall be accompanied with a letter clearly
indicating which condition or conditions the submittal is intended to comply
with.
ARCHEOLOGY/PALEONTOLOGY
22. Human Remains. If human remains are encountered, State Health and Safety
Code Section 7050.5 states that no further disturbance shall occur until the
Riverside County Coroner has made the necessary findings as to origin.
Further, pursuant to Public Resource Code Section 5097.98(b) remains shall
be left in place and free from disturbance until a final decision as to the
treatment and disposition has been made. If the Riverside County Coroner
determines the remains to be Native American, the Native American Heritage
Commission shall be contacted within the period specified by law (24 hours).
Subsequently, the Native American Heritage Commission shall identify the
"most likely descendant." The most likely descendant shall then make
recommendations and engage in consultation concerning the treatment of the
remains as provided in Public Resources Code Section 5097.98. Human
remains from other ethnic/cultural groups with recognized historical
associations to the project area shall also be subject to consultation between
appropriate representatives from that group and the Community Development
Director.
It is understood by all parties that unless otherwise required by law, the site of
any reburial of Native American human remains or associated grave goods
cultural artifacts shall not be disclosed and shall not be governed by public
disclosure requirements of the California Public Records Act. The Coroner,
pursuant to the specific exemption set forth in California Government Code
6254 (r)., parties, and Lead Agencies, will be asked to withhold public
disclosure information related to such reburial, pursuant to the specific
exemption set forth in California Government Code 6254(r).
23.Inadvertent Archeological Find. If during ground disturbance activities,
unique cultural resources are discovered that were not assessed by the
archaeological report(s) and/or environmental assessment conducted prior to
project approval, the following procedures shall be followed. Unique cultural
resources are defined, for this condition only, as being multiple artifacts in
close association with each other, but may include fewer artifacts if the area of
the find is determined to be of significance due to its sacred or cultural
importance as determined in consultation with the Native American Tribe(s).
i. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
developer, the archaeologist, the tribal representative(s) and the
Community Development Director to discuss the significance of the find.
ii. At the meeting, the significance of the discoveries shall be discussed and
after consultation with the tribal representatives) and the archaeologist, a
decision shall be made, with the concurrence of the Community
Development Director, as to the appropriate mitigation (documentation,
recovery, avoidance, etc.) for the cultural resources.
12
iii. Grading of further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to the
appropriate mitigation.
iv. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Treatment and Monitoring
Agreements entered into with the appropriate tribes. This may include
avoidance of the cultural resources through project design, in -place
preservation of cultural resources located in native soils and/or re -burial
on the Project property so they are not subject to further disturbance in
perpetuity.
v. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred
method of preservation for archaeological resources and cultural
resources. If the landowner and the Tribe(s) cannot agree on the
significance or the mitigation for the archaeological or cultural resources,
these issues will be presented to the City Community Development
Director for decision. The City Community Development Director shall
make the determination based on the provisions of the California
Environmental Quality Act with respect to archaeological resources,
recommendations of the project archeologist and shall take into account
the cultural and religious principles and practices of the Tribe.
Notwithstanding any other rights available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council."
24. Inadvertent Paleontological Find. Should fossil remains be encountered
during site development:
1) All site earthmoving shall be ceased in the area of where the fossil
remains are encountered. Earthmoving activities may be diverted to
other areas of the site.
2) The applicant shall retain a qualified paleontologist approved by the
County of Riverside.
3) The paleontologist shall determine the significance of the encountered
fossil remains.
4) Paleontological monitoring of earthmoving activities will continue
thereafter on an as -needed basis by the paleontologist during all
earthmoving activities that may expose sensitive strata. Earthmoving
activities in areas of the project area where previously undisturbed strata
will be buried but not otherwise disturbed will not be monitored. The
supervising paleontologist will have the authority to reduce monitoring
once he/she determines the probability of encountering any additional
fossils has dropped below an acceptable level.
5) If fossil remains are encountered by earthmoving activities when the
paleontologist is not onsite, these activities will be diverted around the
fossil site and the paleontologist called to the site immediately to recover
the remains.
13
6) Any recovered fossil remains will be prepared to the point of identification
and identified to the lowest taxonomic level possible by knowledgeable
paleontologists. The remains then will be curated (assigned and labeled
with museum* repository fossil specimen numbers and corresponding
fossil site numbers, as appropriate; places in specimen trays and, if
necessary, vials with completed specimen data cards) and catalogued, an
associated specimen data and corresponding geologic and geographic
site data will be archived (specimen and site numbers and corresponding
data entered into appropriate museum repository catalogs and
computerized data bases) at the museum repository by a laboratory
technician. The remains will then be accessioned into the museum*
repository fossil collection, where they will be permanently stored,
maintained, and, along with associated specimen and site data, made
available for future study by qualified scientific investigators.
*The City of Menifee must be consulted on the repository/museum to receive the
fossil material prior to being curated.
LANDSCAPING
25. Landscaping. All plant materials within landscaped common areas shall be
maintained in a viable growth condition throughout the life of this permit. To
ensure that this occurs, the Community Development Department shall require
inspections in accordance with the Community Development Department's
landscaping installed and inspected conditions.
26. Interim Landscaping. Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and/or blow sand nuisance and shall be either
planted with interim landscaping or provided with other wind and water erosion
control measures as approved by the Community Development Department
and the South Coast Air Quality Management District (SCAQMD).
27. Front and Side Yard Landscaping Maintenance Responsibility. The
owners of each individual lot shall be responsible for maintaining all
landscaping between the curb of the street and the proposed sidewalk and side
yard landscaping between the curb of the street and proposed fencing, unless
the landscaping is included within a separate common lot maintained by an
HOA or other entity acceptable to the City of Menifee.
28. Landscape Maintenance. The land divider, or any successor -in -interest to the
land divider, shall be responsible for maintenance and upkeep of all slopes,
landscaped areas and irrigation systems within the land division until such time
as those operations are the responsibility of a property owner's association, or
any other successor -in -interest.
ALUC
29. Lighting. Any outdoor lighting installed shall be hooded or shielded to prevent
either the spillage of lumens or reflection into the sky.
30. Prohibited Uses. The following uses shall be prohibited:
14
(a) Any use which would direct a steady light or flashing light of red, white,
green, or amber colors associated with airport operations toward an
aircraft engaged in an initial straight climb following takeoff or toward an
aircraft engaged in a straight final approach toward a landing at an
airport, other than an FAA -approved navigational signal light or visual
approach slope indicator.
(b) Any use which would cause sunlight to be reflected towards an aircraft
engaged in an initial straight climb following takeoff or towards an aircraft
engaged in a straight final approach towards a landing at an airport.
(c) Any use which would generate smoke or water vapor or which would
attract large concentrations of birds, or which may otherwise affect safe
air navigation within the area. (Such uses include landscaping utilizing
water features, aquaculture, production of cereal grains, sunflower, and
row crops, composting operations, trash transfer stations that are open on
one or more sides, recycling centers containing putrescible wastes,
construction and demolition debris facilities, fly ash disposal, and
incinerators.)
(d) Any use which would generate electrical interference that may be
detrimental to the operation of aircraft and/or aircraft instrumentation.
31. Notice to Purchasers. The notice as attached to Riverside County Airport
Land Use Commission's letter dated June 2, 2014 shall be given to all
prospective purchasers and/or tenants of the portions of the property within the
Perris Valley Airport Influence Area.
32. Retention Basins. Any new retention basins on the site shall be designed so
as to provide for a maximum 48-hour detention period following the conclusion
of the storm event for the design storm (may be less, but not more), and to
remain totally dry between rainfalls. Vegetation in and around the retention
basin(s) that would provide food or cover for bird species that would be
incompatible with airport operations shall not be utilized in project landscaping.
33. FAA Lighting/Marking. The Federal Aviation Administration has conducted
aeronautical studies of a sample of 17 lots (lots 11, 146, 168, 177, 232, 242,
271, 338, 343, 465, 500, 512, 518, 521, 580, 583, and 586) within the proposed
tract map (Aeronautical Study Nos. 2014-AWP-3132-OE through 2014-AWP-
3147-OE, and 2014-AWP-3149-OE) and has determined that neither marking
nor lighting of structures will be necessary for aviation safety. However, if
marking and/or lighting for aviation safety are accomplished on a voluntary
basis, such marking and/or lighting (if any) shall be installed in accordance with
FAA Advisory Circular 70/7460-1 K Change 2 and shall be maintained in
accordance therewith for the life of the project.
34. Maximum Elevation. The maximum elevation at the top of any proposed
structure, including all roof -mounted appurtenances (if any), shall not exceed
1,688 feet above mean sea level. The maximum elevation cited above shall not
be increased, nor shall any structure be developed at coordinates that are
15
closer than 8,153 feet from the southerly terminus of the runway without further
review by the Airport Land Use Commission and the Federal Aviation
Administration.
35. Construction Elevation. Temporary construction equipment such as cranes
used during actual construction of structures shall not exceed a height of 40
feet unless separate notice is provided to the Federal Aviation Administration
through the Form 7460-1 process.
36. FAA Notice of Construction. Within five (5) days after construction of
structures on each of the 17 lots cited above (lots 11, 146, 168, 177, 232, 242,
271, 338, 343, 465, 500, 512, 518, 521, 580, 583, and 586) reaches its
greatest height, FAA Form 7460-2 (Part II), Notice of Actual Construction or
Alteration, shall be completed by the project proponent or his/her designee and
e-filed with the Federal Aviation Administration. (Go to https:Hoeaaa.faa.gov
for instructions.) This requirement is also applicable in the event the project is
abandoned.
Prior to Final Map
37. Final Map Required. After the approval of the TENTATIVE MAP and prior to
the expiration of said map, the land divider shall cause the real property
included within the TENTATIVE MAP, or any part thereof, to be surveyed and a
FINAL MAP thereof prepared in accordance with the current Engineering
Department requirements, the conditionally approved TENTATIVE MAP, and in
accordance with Article IX of Ordinance No. 460.
38. Licensed Surveyor. The FINAL MAP shall be prepared by a licensed land
surveyor or registered civil engineer.
39. Surveyor Checklist. The City Engineering Department shall review any
FINAL MAP and ensure compliance with the following:
A. All lots on the FINAL MAP shall be in substantial conformance with the
approved TENTATIVE MAP relative to size and configuration.
B. All lots on the FINAL MAP shall comply with the minimum lot size of the
applicable Planning Area of the Specific Plan.
C. All lot sizes and dimensions on the FINAL MAP shall be in conformance
with the development standards of the applicable Planning Area of the
Specific Plan.
D. All lots on the FINAL MAP shall comply with the length -to -width ratios,
as established by Section 3.8.C. of County Ordinance No. 460.
E. All knuckle or cul-de-sac lots shall have a minimum of thirty-five (35)
feet of frontage measured at the front lot line.
F. The common open space areas shall be shown as a numbered lot on
the FINAL MAP.
16
40. Specific Plan. The final map shall not record until the Cimarron Ridge Specific
Plan (SP 2013-247) has been approved and adopted by the Menifee City
Council and has been made effective. This project shall conform with the
development standards of the designations and/or zones ultimately applied to
the property.
41. ECS. The land divider shall prepare an Environmental Constraints Sheet
(ECS) in accordance with Section 2.2. E. & F. of Ordinance No. 460, which
shall be submitted as part of the plan check review of the FINAL MAP.
42. ECS Note on Dark Sky Lighting. The following Environmental Constraints
Note shall be placed on the ECS:
"This property is subject to lighting restrictions as required by Menifee
Municipal Code Chapter 6 (Ordinance No. 2009-024), which are intended
to reduce the effects of night lighting on the Mount Palomar Observatory.
All proposed outdoor lighting systems shall be in conformance with
Menifee Municipal Code Chapter 6."
43. Common Area Maintenance. Any common areas identified in the
TENTATIVE MAP (including detention basins, parks, expanded parkways,
corner monuments, natural open space, and other common areas) shall be
owned and maintained as follows:
a. A permanent master maintenance organization shall be established for
the tentative tract map area, to assume ownership and maintenance
responsibility of the common areas. The organization may be public or
private (e.g., homeowners' association). Merger with an area -wide or
regional organization (anticipated to be the Citywide Community
Facilities District [CFD] for 10-acre park [lot 759]; expanded parkways
along Valley Boulevard, Goetz Road, and "I" Street; entry monuments;
and initial entrance expanded parkways on entrance roads from Valley
Boulevard and Goetz Road per the MAINTENANCE PLAN) shall satisfy
this condition provided that such organization is legally and financially
capable of assuming the responsibilities for ownership and maintenance.
If the organization is a private association, then neighborhood
associations shall be established for each residential development,
where required, and such associations may assume ownership and
maintenance responsibility for neighborhood common areas (anticipated
to be the detention basins, two pocket parks [lots 757 and 758], and
other expanded parkway areas not maintained by the CFD per the
MAINTENANCE PLAN).
b. Unless otherwise provided for in these conditions of approval, common
open areas shall be conveyed to the maintenance organization as
implementing development is approved or any subdivision, as recorded.
c. The maintenance organization shall be established prior to or concurrent
with the recordation of the first land division.
17
44. Conditions, Covenants and Restrictions (Public Common Areas). If the
permanent master maintenance organization referenced in the condition
entitled "Common Area Maintenance" is a public organization, the applicant
shall convey to the public organization fee simple title, to all common open
space areas, free and clear of all liens, taxes, assessments, leases (recorded
or unrecorded) and easement, except those easements which in the sole
discretion of the public organization are acceptable. The common areas
anticipated to be owned and maintained by a public organization are noted on
the MAINTENANCE PLAN.
As a condition precedent to the public organization accepting title to such
areas, the applicant shall submit the following documents to the City of Menifee
Community Development Department for review along with the current fee,
which shall be subject to the approval of that department and the City Attorney:
A signed and notarized declaration of covenants, conditions and
restrictions; and,
2. A sample document, conveying title to the purchaser, of an individual lot
or unit which provides that the declaration of covenants, conditions and
restrictions is incorporated therein by reference; and,
3. A deposit for Review of Covenants, Conditions and Restrictions
established pursuant to the City's Fee Schedule at the time the above
referenced documents are submitted to the Community Development
Department for review by the City Attorney.
The declaration of covenants, conditions and restrictions submitted for review
shall a) provide for a minimum term of sixty (60) years, b) provide for the
establishment of a property owners' association comprised of the owners of
each individual lot or unit as tenants in common, and c) contain the following
provisions verbatim:
"Notwithstanding any provision in this Declaration to the contrary, the
following provisions shall apply:
The property owners' association established herein shall, if dormant, be
activated, by incorporation or otherwise, at the request of the City, and
the property owners' association shall unconditionally accept from the City
of Menifee, upon the City's demand, title to all or any part of the 'common
area', more particularly described on Exhibit 'A' attached hereto. The
decision to require activation of the property owners' association and the
decision to require that the association unconditionally accept title to the
'common area' shall be at the sole discretion of the City
In the event that the 'common area', or any part thereof, is conveyed to
the property owners' association, the association, thereafter, shall own
such 'common area', shall manage and continuously maintain such
'common area', and shall not sell or transfer such 'common area' or any
part thereof, absent the prior written consent of the Community
Development Director of the City or the City's successor -in -interest. The
m
property owners' association shall have the right to assess the owners of
each individual lot or unit for the reasonable cost of maintaining such
'common area', and shall have the right to lien the property of any such
owner who defaults in the payment of a maintenance assessment. An
assessment lien, once created, shall be prior to all other liens recorded
subsequent to the notice of assessment or other document creating the
assessment lien.
This declaration shall not be terminated, 'substantially' amended, or
property de -annexed therefrom absent the prior written consent of the
Community Development Director of the City of Menifee or the City's
successor -in -interest. A proposed amendment shall be considered
'substantial' if it affects the extent, usage or maintenance of the 'common
area' established pursuant to this Declaration.
In the event of any conflict between this Declaration and the Articles of
Incorporation, the Bylaws, or the property owners' association Rules and
Regulations, if any, this Declaration shall control."
Once approved by the City Attorney, the declaration of covenants,
conditions and restrictions shall be recorded by the Community
Development Department with one copy retained for the case file, and
one copy provided to the City Engineering Department - Survey Division.
45. Conditions, Covenants and Restrictions (Private Common Areas). The
common areas anticipated to be owned and maintained by a private
organization include those areas noted on the MAINTENANCE PLAN. The
land divider shall submit to the City Attorney (via the Community Development
Department) for review and approval the following documents:
(a) A cover letter identifying the project for which approval is sought
referencing the Community Development Department case number(s)
and identifying one individual to represent the land divider if there are any
questions concerning the review of the submitted documents;
(b) One copy and one original, wet signed, notarized and ready for
recordation declaration of covenants, conditions, and restrictions
(CC&Rs). Attached to these documents there shall be included a legal
description of the property included within the CC&Rs and a scaled map
or diagram of such boundaries, both signed and stamped by a California
registered civil engineer or licensed land surveyor.
(c) The declaration of CC&Rs submitted for review shall cover all map
phases, as follows:
(i) Provide for a minimum term of sixty (60) years;
(ii) Provide for the establishment of a property owner's association
comprised of the owners of each individual lot or unit; and
WE
(iii) Provide for the ownership of the common area by either the
property owner's association or a permanent public master
maintenance organization (anticipated to be Citywide CFD).
(d) The declaration of CC&Rs shall contain the following provisions verbatim:
(i) "Notwithstanding any provision in this Declaration to the contrary,
the following provisions shall apply:
- The property owners' association established herein shall
manage the 'common areas', more particularly described on
the subdivision map, attached hereto, and shall not sell or
transfer the 'common areas' or any part thereof, absent the
prior written consent of the Community Development
Department of the City of Menifee.
- The property owners' association shall have the right to assess
the owners of each individual lot or unit for the reasonable cost
of managing such 'common area', and shall have the right to
lien the property of any such owner who defaults in the
payment of a management assessment. The property owners'
association established herein shall regulate individual private
lot development standards.
- The owners of each individual lot shall be responsible for
maintaining all landscaping between the curb of the street and
the proposed sidewalk and side yard landscaping between the
curb of the street and proposed fencing, unless the
landscaping is located within a separate common lot.
- An assessment lien, once created, shall be prior to all other
liens recorded subsequent to the notice of assessment or
other document creating the assessment lien.
- This Declaration shall not be terminated, 'substantially'
amended, or property de -annexed there from absent the prior
written consent of the Community Development Director of the
City of Menifee."
(ii) A proposed amendment shall be considered 'substantial' if it
affects the extent, usage, or maintenance of the 'common area'
established pursuant to the Declaration."
(iii) "In the event of any conflict between this Declaration and the
Articles of Incorporation, the Bylaws, or the property owners'
association Rules and Regulations, if any, this Declaration shall
control."
(iv) "The management and maintenance of the project site in
accordance with the Storm Water Pollution Prevention Plans
(SWPPPs), Monitoring Programs, and Post Construction
IFU
Management Plans to include the following best management
practices (BMPs) to reduce storm water pollution: Initial residents,
occupants, or tenants of this site shall receive educational
materials on good housekeeping practices which contribute to the
protection of storm water quality. These educational materials
shall be provided by the Riverside County Flood Control and
Water Conservation District and shall be distributed by the
properties owners' association. These materials shall address
good housekeeping practices associated with residential
developments, such as:
Where improper disposal of trash has occurred, the property
owners' association shall take corrective action within forty-
eight hours of discovery (BMP N5).
- The street(s) and parking lot(s), more particularly described on
the subdivision map, shall be swept by the property owners'
association at least once a year and shall be swept no later
than October 15th of each year (BMP N6).
(e) Once approved, the copy and the original declaration of CC&Rs shall be
forwarded by the City Attorney and the Planning Division. The Planning
Division will retain the one copy for the case file, and forward the wet
signed and notarized original declaration of covenants, conditions and
restrictions to the City Engineer for safe keeping until the final map is
ready for recordation. The City Engineer shall record the original
declaration of CC&Rs in conjunction with the recordation of the final map.
(f) A sample document conveying title to the purchaser of an individual lot or
unit which provides that the declaration of CC&Rs is incorporated therein
by reference; and
(g) A deposit for the review of the CC&Rs established pursuant to the City's
Fee Schedule at the time the above referenced documents are submitted
to the City Attorney for review and approval.
46. Lot Access/Unit Plans. Any recordation of phases of the TENTATIVE MAP
shall provide for adequate vehicular access to all lots in each unit or phase,
and shall substantially conform to the intent and purpose of the land division
approval.
FEES
47. Fees. Prior to recordation, the Community Development Department shall
determine if the deposit based fees for the TENTATIVE MAP are in a negative
balance. If so, any unpaid fees shall be paid by the developer/owner and/or the
developer/owner's successor -in -interest.
Prior to Issuance of Gradinq Permits
21
48. Grading Plan Review. The Community Development Department shall review
the grading plan for consistency with the approved tentative map and the
conditions of approval for the tentative map.
49. Mitigation Monitoring. The permittee shall prepare and submit a written report
to the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this tract map which must be
satisfied prior to the issuance of a grading permit for review and approval. The
Community Development Director may require inspection or other monitoring to
ensure such compliance.
50. Stephens' Kangaroo Rat Fees. Prior to the issuance of a grading permit, the
land divider/permit holder shall comply with the provisions of Ordinance No.
663, which generally requires the payment of the appropriate fee set forth in
that ordinance. The amount of the fee required to be paid may vary depending
upon a variety of factors, including the type of development application
submitted and the applicability of any fee reduction or exemption provisions
contained in Ordinance No. 663. Said fee shall be calculated on the approved
development project which is anticipated to be 240.3 acres (gross) in
accordance with the TENTATIVE MAP. If the development is subsequently
revised, this acreage amount may be modified in order to reflect the revised
development project acreage amount. In the event Ordinance No. 663 is
rescinded, this condition will no longer be applicable. However, should
Ordinance No. 663 be rescinded and superseded by a subsequent mitigation
fee ordinance, payment of the appropriate fee set forth in that ordinance shall
be required.
51. Fees. Prior to issuance of grading permits, the Community Development
Department shall determine if the deposit based fees are in a negative balance.
If so, any outstanding fees shall be paid by the applicant/developer.
52. Air Quality Verification. Prior to issuance of grading permits, proof of
compliance with the provisions included in the condition of approval titled "Air
Quality Rules for Construction Activities" shall be provided to the City in Project
construction specifications, which shall include, but is not limited to, a copy of
each unit's certified tier specification, T-BACT documentation, and CARB
and/or SCAQMD operating permit(s) and shall be added as notes on the
grading plan.
53. Fugitive Dust Control. The permittee shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management
District (SCAQMD) Rule 403. The permitee shall include in construction
contracts the control measures required under Rule 403 at the time of
development, including the following:
a. Use watering to control dust generation during demolition of structures or
break-up of pavement. The construction area and vicinity (500-foot radius)
must be swept (preferably with water sweepers) and watered at least twice
daily. Site wetting must occur often enough to maintain a ten (10) percent
surface soil moisture content throughout all earth moving activities. All
unpaved demolition and construction areas shall be wetted at least twice
22
daily during excavation and construction, and temporary dust covers shall be
used to reduce dust emissions and meet SCAQMD District Rule 403.
Wetting could reduce fugitive dust by as much as fifty percent (50%).
b. Water active grading/excavation sites and unpaved surfaces at least three
(3) times daily;
c. All paved roads, parking and staging areas must be watered at least once
every two (2) hours of active operations;
d. Site access points must be swept/washed within thirty (30) minutes of
visible dirt deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging
areas;
f. Onsite stockpiles of debris, dirt or rusty material must be covered or
watered at least twice daily;
g. Cover stockpiles with tarps or apply non -toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either be
covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis when
there is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed twenty-five (25) mph;
I. Suspend excavation and grading activity when winds (instantaneous gusts)
exceed fifteen (15) miles per hour over a thirty (30) minute period or more, so
as to prevent excessive amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three-
quarter (12.75) cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate
means to prevent spillage and dust;
o. Traffic speeds on unpaved roads must be limited to fifteen (15) miles per
hour;
p. Provide daily clean-up of mud and dirt carried onto paved streets from the
site;
q. Install wheel washers for all exiting trucks, or wash off the tires or tracks of
all trucks and equipment leaving the site;
23
r. All materials transported off -site shall be either sufficiently watered or
securely covered to prevent excessive amount of dust;
s. Operations on any unpaved surfaces must be suspended during first and
second stage smog alerts; and,
t. An information sign shall be posted at the entrance to each construction
site that identifies the permitted construction hours and provides a telephone
number to call and receive information about the construction project or to
report complaints regarding excessive fugitive dust generation. Any
reasonable complaints shall be rectified within twenty-four (24) hours of their
receipt.
54. Noise Control Mitigation for Construction. Onsite and Offsite Project
construction activities, including deliveries, shall be limited to the hours of 6:00
a.m. to 6:00 p.m. during the months of June through September and between
the hours of 7:00 a.m. and 6:00 p.m. during the months of October through
May.
During all Project site excavation and grading both on -site and offsite,
construction contractors shall equip all construction equipment, fixed or mobile,
with properly operating and maintained mufflers, consistent with manufacturer
standards. The contractor shall place all stationary construction equipment so
that emitted noise is directed away from the noise sensitive receptors nearest
any project related activities.
The contractor shall locate equipment staging in areas that will create the
greatest distance between construction -related noise/vibration sources and
sensitive receptors nearest any Project related activities during all Project
construction.
During construction of both onsite and offsite activities, the developer shall
require that all contractors turn off all construction equipment and delivery
vehicles when not in use and prohibit idling in excess of five (5) minutes.
For the duration of construction activities both onsite and offsite activities, the
construction manager shall serve as the contact person should noise levels
become disruptive to local residents. A sign shall be posted at the Project site
with the contact phone number.
To reduce impacts from construction noise to off -site sensitive receptors, prior
to construction within 400-feet of a sensitive receptor, a temporary 12 foot high
noise barrier with a STC Rating of 15 dBA or greater shall be in place during
construction. Plans showing the location of and STC Rating of the temporary
noise barrier shall be submitted to the Community Development Director for
review prior to the commencement of any Project -related construction within
400-feet of a sensitive receptor. The Community Development Director shall
review the location and STC rating of the noise barriers to confirm that the
barriers will attenuate construction -related noise to the levels to 65 dBA or less.
As an alternative to the herein described temporary noise barrier, the Project
applicant may prepare and submit to the Community Development Director a
24
Construction Noise Reduction Plan with supporting analysis that identifies
alternative construction noise reduction strategies that achieve 65 dBA at the
nearest sensitive receptor. If after review of the Noise Reduction Plan, the
Community Development Director determines that the alternative noise
reduction strategies proposed by said plan achieve the desired noise reduction,
such strategies may be used in place of the temporary barrier described above.
Throughout construction, the contractor shall ensure all construction equipment
is equipped with included noise attenuating devices and are properly
maintained. This mitigation measure shall be periodically monitored by the
Director of Community Development, or designee during routine inspections.
Idling equipment must be turned off when not in use. This mitigation measure
may be periodically monitored by the Director of Community Development, or
designee during routine inspections.
Equipment must be maintained so that vehicles and their loads are secured
from rattling and banging. This mitigation measure may be periodically
monitored by the Director of Community Development, or designee during
routine inspections.
55. Preliminary Phase Grading. Prior to approval of phased grading, a
conceptual grading plan covering the entire TENTATIVE MAP shall be
submitted to the City of Menifee Community Development Department for
review and approval. The preliminary grading plan shall comply with the
following:
1) Techniques which will be used to prevent erosion and sedimentation
during and after grading process shall be depicted and documented.
2) Approximate time frames for grading and areas which may be graded
during the higher probability rain months of January through March shall
be identified.
3) Preliminary pad and roadway elevations shall be depicted.
4) Areas where temporary grading occurs on any phase other than the one
being graded for development at a particular time shall be identified.
The approved preliminary grading plan shall be provided to the Engineering
Department and shall be used as a guideline for subsequent detailed grading
plans for individual units or phases of the TENTATIVE MAP.
ARCHEOLOGY
56. Archeologist Retained. Prior to issuance of a grading permit the project
applicant shall retain a Riverside County qualified archaeologist to monitor all
ground disturbing activities in an effort to identify any unknown archaeological
resources.
The Project Archaeologist and the representatives) from the Native American
Tribe (s) shall be included in the pre -grade meetings to provide
cultural/historical sensitivity training including the establishment of set
guidelines for ground disturbance in sensitive areas with the grading
25
contractors. The Project Archaeologist and the Tribal representative(s) shall
manage and oversee monitoring for all initial ground disturbing activities and
excavation of each portion of the project site including clearing, grubbing, tree
removals, mass or rough grading, trenching, stockpiling of materials, rock
crushing, structure demolition and etc. The Project Archaeologist and the Tribal
representative(s), shall have the authority to temporarily divert, redirect or halt
the ground disturbance activities to allow identification, evaluation, and
potential recovery of cultural resources in coordination with any required
special interest or tribal monitors.
The developer/permit holder shall submit a fully executed copy of the contract
to the Community Development Department to ensure compliance with this
condition of approval. Upon verification, the Community Development
Department shall clear this condition.
Any newly discovered cultural resources shall be subject to an evaluation, in
consultation with the Native American Tribe(s) and which will require the
development of a treatment plan and monitoring agreement for the newly
discovered resources.
The project archaeologist shall submit a complete final monitoring report no
later than 60 days following completion of the monitoring activities to the City of
Menifee, the property owner, the Eastern Information Center and the
appropriate Tribes. The report shall document the monitoring activities, any
resources that were identified, their final disposition, complete DPR site record
forms and inventory records, and any other pertinent information associated
with the Project.
57. Native American Monitoring (Pechanga). Tribal monitor(s) shall be required
on -site during all ground -disturbing activities, including grading, stockpiling of
materials, engineered fill, rock crushing, etc. The land divider/permit holder
shall retain a qualified tribal monitor(s) from the Pechanga Band of Luiseno
Indians. Prior to issuance of a grading permit, the developer shall submit a
copy of a signed contract between the above -mentioned Tribe and the land
divider/permit holder for the monitoring of the project to the Community
Development Department and to the Engineering Department. The Native
American Monitor(s) shall have the authority to temporarily divert, redirect or
halt the ground -disturbance activities to allow recovery of cultural resources, in
coordination with the Project Archaeologist.
4.1
The Developer shall relinquish ownership of all cultural resources, including all
archaeological artifacts that are of Native American origin, found in the project
area for proper treatment and disposition to a curational facility that meets or
exceeds Federal Curation Standards outlined in 36 CFR 79. The
Applicant/Permittee shall be responsible for all curation costs.
Native American Monitoring (Soboba). Tribal monitor(s) shall be required
on -site during all ground -disturbing activities, including grading, stockpiling of
materials, engineered fill, rock crushing, etc. The land divider/permit holder
shall retain a qualified tribal monitor(s) from the Soboba Band of Luiseno
Indians. Prior to issuance of a grading permit, the developer shall submit a
26
copy of a signed contract between the above -mentioned Tribe and the land
divider/permit holder for the monitoring of the project to the Community
Development Department and to the Engineering Department. The Native
American Monitor(s) shall have the authority to temporarily divert, redirect or
halt the ground -disturbance activities to allow recovery of cultural resources, in
coordination with the Project Archaeologist.
The Developer shall relinquish ownership of all cultural resources, including all
archaeological artifacts that are of Native American origin, found in the project
area for proper treatment and disposition to a curational facility that meets or
exceeds Federal Curation Standards outlined in 36 CFR 79. The
Applicant/Permittee shall be responsible for all curation costs.
59. Non -Disclosure of Location Reburials. It is understood by all parties that
unless otherwise required by law, the site of any reburial of Native American
human remains or associated grave goods shall not be disclosed and shall not
be governed by public disclosure requirements of the California Public Records
Act. The Coroner, pursuant to the specific exemption set forth in California
Government Code 6254 (r)., parties, and Lead Agencies, will be asked to
withhold public disclosure information related to such reburial, pursuant to the
specific exemption set forth in California Government Code 6254 (r).
60. Paleontologist Required. This site is mapped in the County's General Plan as
having a high potential for paleontological resources (fossils). Therefore,
PRIOR TO ISSUANCE OF GRADING PERMITS:
The permittee shall retain a qualified paleontologist approved by the City of
Menifee to create and implement a project -specific plan for monitoring site
grading/earthmoving activities (project paleontologist).
The project paleontologist retained shall review the approved development plan
and shall conduct any pre -construction work necessary to render appropriate
monitoring and mitigation requirements as appropriate. These requirements
shall be documented by the project paleontologist in a Paleontological
Resource Impact Mitigation Program (PRIMP). This PRIMP shall be submitted
to the Community Development Department for review and approval prior to
issuance of a Grading Permit.
Information to be contained in the PRIMP, at a minimum and in addition to
other industry standard and Society of Vertebrate Paleontology standards, are
as follows
A. The project paleontologist shall participate in a pre -construction project
meeting with development staff and construction operations to ensure an
understanding of any mitigation measures required during construction,
as applicable.
B. Paleontological monitoring of earthmoving activities will be conducted
on an as -needed basis by the project paleontologist during all
earthmoving activities that may expose sensitive strata. Earthmoving
activities in areas of the project area where previously undisturbed strata
27
will be buried but not otherwise disturbed will not be monitored. The
project paleontologist or his/her assign will have the authority to reduce
monitoring once he/she determines the probability of encountering fossils
has dropped below an acceptable level.
C. If the project paleontologist finds fossil remains, earthmoving activities
will be diverted temporarily around the fossil site until the remains have
been evaluated and recovered. Earthmoving will be allowed to proceed
through the site when the project paleontologist determines the fossils
have been recovered and/or the site mitigated to the extent necessary.
D. If fossil remains are encountered by earthmoving activities when the
project paleontologist is not onsite, these activities will be diverted around
the fossil site and the project paleontologist called to the site immediately
to recover the remains.
E. If fossil remains are encountered, fossiliferous rock will be recovered
from the fossil site and processed to allow for the recovery of smaller
fossil remains. Test samples may be recovered from other sampling sites
in the rock unit if appropriate.
F. Any recovered fossil remains will be prepared to the point of
identification and identified to the lowest taxonomic level possible by
knowledgeable paleontologists. The remains then will be curated
(assigned and labeled with museum* repository fossil specimen numbers
and corresponding fossil site numbers, as appropriate; places in
specimen trays and, if necessary, vials with completed specimen data
cards) and catalogued, an associated specimen data and corresponding
geologic and geographic site data will be archived (specimen and site
numbers and corresponding data entered into appropriate museum
repository catalogs and computerized data bases) at the museum
repository by a laboratory technician. The remains will then be
accessioned into the museum* repository fossil collection, where they will
be permanently stored, maintained, and, along with associated specimen
and site data, made available for future study by qualified scientific
investigators.
* The City of Menifee must be consulted on the repository/museum to
receive the fossil material prior to being curated.
G. A qualified paleontologist shall prepare a report of findings made
during all site grading activity with an appended itemized list of fossil
specimens recovered during grading (if any). This report shall be
submitted to the Community Development Department for review and
approval prior to building final inspection as described elsewhere in these
conditions.
All reports shall be signed by the project paleontologist and all other
professionals responsible for the report's content (e.g., Professional Geologist,
Professional Engineer, etc.), as appropriate. Two wet -signed original copies of
the report and deposit based fee for review shall be submitted directly to the
W*1
Community Development Department along with a copy of this condition and
the grading plan for appropriate case processing and tracking.
Prior to Issuance of Buildinq Permit
61. Mitigation Monitoring. The permittee shall prepare and submit a written report
to the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this tract map which must be
satisfied prior to the issuance of a Building Permit. The Community
Development Director may require inspection or other monitoring to ensure
such compliance.
62. Building Plans Required. The developer shall cause building plans to be
submitted to the Building and Safety Department for review and approval by
the Department of Building and Safety - Plan Check Division. Said plans shall
be in conformance with the approved Specific Plan Design Standards and
Guidelines.
63. Roof Mounted Equipment. Roof -mounted mechanical equipment shall not be
permitted within the subdivision, however, solar equipment or any other
energy -saving devices shall be permitted with Community Development
Department approval.
64. Utilities Underground. All utility extensions within a lot shall be placed
underground.
65. Building Separation. Building separation between all buildings shall not be
less than ten (10) feet. Additional encroachments are only allowed as permitted
by the Specific Plan and/or County Ordinance No. 348.
66. Parking. Parking spaces are required in accordance with Ordinance No. 348.
All parking areas and driveways shall be surfaced with asphaltic concrete to
current standards as approved by the City of Menifee Engineering Department.
67. Conform to Final Site of Development Plan. The building plans shall be
consistent with the approved elevations of the final site of development plans.
The building plans shall be reviewed for consistency with the final site of
development plans prior to Building Permit issuance.
68. Interior/Exterior Noise Levels. The building plans shall incorporate enhanced
building construction methods and materials to achieve interior noise levels of
45 dBA CNEL or less at single-family detached residential dwelling units
adjacent to Goetz Road and Valley Boulevard. Building materials shall achieve
a composite Sound Transmission Class value of 25 for single-family detached
residential dwelling units adjacent to Valley Boulevard and a Sound
Transmission Class value of 30 for single-family detached residential dwelling
units along Goetz Road.
69. A/C Provided. All proposed single-family detached residential dwelling units
shall be provided with air conditioning/air ventilation units to allow for a closed
window condition to attenuate exterior noise levels.
29
70. Waste Recycling Plan. Prior to the issuance of a building permit for each
phase, a Waste Recycling Plan (WRP) shall be submitted to the Riverside
County Waste Management Department for approval. At a minimum, the WRP
must identify the materials (i.e., concrete, asphalt, wood, etc.) that will be
generated by construction and development, the projected amounts, the
measures/methods that will be taken to recycle, reuse, and/or reduce the
amount of materials, the facilities and/or haulers that will be utilized, and the
targeted recycling or reduction rate. During project construction, the project
site shall have, at a minimum, two (2) bins; one for waste disposal and the
other for the recycling of Construction and Demolition (C&D) materials.
Additional bins are encouraged to be used for further source separation of C&D
recyclable materials. Accurate record keeping (receipts) for recycling of C&D
recyclable materials and solid waste disposal must be kept. Arrangements can
be made through the franchise hauler.
AIR QUALITY
71. High -Efficiency Lighting. To reduce energy consumption from proposed
Project development, applicable plans (e.g., electrical plans) submitted to the
City shall include the installation of high -efficiency lighting that is at least 5%
more efficient than standard lighting. These plans shall be reviewed and
approved by the Department of Building and Safety.
72. Exceed Title-24. To reduce energy consumption from the proposed Project
development, the Project applicant shall require that all building structures
meet or exceed 2013 Title 24, Part 6 Standards and meet Green Building Code
Standards. In addition, major appliances such as dishwashers, washing
machines, and refrigerators installed in homes, shall be Energy Star -rated
models. Proof of compliance will be required by the Department of Building and
Safety in order to obtain a Final Inspection.
73. Low VOC. Prior to issuance of building permits, the project proponent shall
submit, to the satisfaction of the Building Official, a Coating Restriction Plan
(CRP), consistent with South Coast Air Quality Management District
(SCAQMD) guidelines and a letter agreeing to include in any construction
contracts and/or subcontracts a requirement that the contractors adhere to the
CRP. To improve air quality by reducing VOC emissions associated with the
application of architectural coating, homebuilders shall apply VOC coatings and
solvents with VOC content lower than SCAQMD Rule 1113 to residential
dwelling units. In addition, homebuilders are encouraged to consider the use of
pre -coated construction materials and materials that do not require painting.
Construction specifications shall be included in the building specifications that
assure these requirements are implemented. The specifications shall be
reviewed by the City of Menifee's Building and Safety Department for
compliance with this mitigation measure prior to issuance of a building permit.
MINOR PLANS REQUIRED
74. Landscaping Plans. The land divider/permit holder shall file five (5) sets of a
Landscaping and Irrigation Plan to the Community Development Department
W
for review and approval. Said plan shall be submitted to the Department in the
form of a plot plan application pursuant to Ordinance No. 348, Section
18.30.a.(1) (Plot Plans not subject to the California Environmental Quality Act
and not subject to review by any governmental agency other than the
Community Development Department), along with the current fee. The plan
shall be in compliance with City Requirements, Menifee Municipal Code
Chapter 15.04 and Chapter 9.86, Ordinance 348 Section 18.12, Sections
19.300 through 19.304., APPROVED EXHIBIT L and the TENTATIVE MAP
conditions of approval.
The plan shall address all areas and conditions of the tract requiring
landscaping and irrigation to be installed including, but not limited to lots 757-
803 and 805-867, (slope planting, common area and/or park landscaping, and
individual front yard landscaping). Emphasis shall be placed on using plant
species that are drought tolerant and low water using.
If the detention basin is proposed to be maintained by an HOA or other non-
public entity, landscape plans shall include landscaping for this area. If the
detention basin is proposed to be maintained by the Community Facilities
District, a confirmation of acceptability by the City of Menifee Engineering
Department for proposed landscaping shall be provided to the Community
Development Department.
The plans shall provide for the following:
1) Permanent automatic irrigation systems shall be installed on all
landscaped areas requiring irrigation. Low water use systems are
encouraged.
2) All utility service areas and enclosures shall be screened from view with
landscaping and decorative barriers or baffle treatments, as approved by
the Community Development Department. Utilities shall be placed
underground.
3) Any required landscape screening shall be designed to be opaque up to a
minimum height of six (6) feet at maturity.
4) Parkways and landscaped building setbacks shall be landscaped to
provide visual screening or a transition into the primary use area of the
site. Landscape elements shall include earth berming, ground cover,
shrubs, and specimen trees in conjunction with meandering sidewalks,
benches, and other pedestrian amenities where appropriate as approved
by the Community Development Department.
5) Landscaping plans shall incorporate the use of specimen accent trees at
key visual focal points within the project.
6) Landscaping plans shall incorporate native and drought tolerant plants
where appropriate.
31
7) All specimen trees and significant rock outcroppings on the subject
property intended for retention shall be shown on the project's grading
plans. Replacement trees for those to be removed shall also be shown.
8) All trees shall be minimum double -staked. Weaker and/or slow -growing
trees shall be steel -staked.
9) Multi -programmable irrigation controllers which have enough programs to
break up all irrigation stations into hydro zones shall be used. If practical
and feasible, rain shutoff devices shall be employed to prevent irrigation
after significant precipitation. Irrigation systems shall be designed so
areas which have different water use requirements are not mixed on the
same station (hydro zones). Assistance in implementing a schedule
based on plant water needs is available from CIMIS or Mobile Lab. The
use of drip irrigation should be considered for all planter areas that have a
shrub density that will cause excessive spray interference of an overhead
irrigation system. Use flow reducers to mitigate broken heads next to
sidewalks, streets, and driveways.
10) Plants with similar water requirements shall be grouped together in order
to reduce excessive irrigation runoff and promote surface filtration, where
possible.
NOTES: The Landscape plot plan may include the requirements of any other
minor plot plan required by the subdivision conditions of approval. However,
minor plot plan conditions of approval shall be cleared individually.
Landscaping plans for areas that are totally within the road right-of-way shall be
submitted to the Transportation Department ONLY.
75. Entry Monument Plans. The land divider/permit holder shall file three (3) sets
of an Entry Monument plot plan to the Community Development Department for
review and approval. Said plan shall be submitted to the Department in the
form of a plot plan application pursuant to Ordinance No. 348, Section
18.30.a.(1) (Plot Plans not subject to the California Environmental Quality Act
and not subject to review by any governmental agency other than the
Community Development Department), along with the current fee. The plan
shall be in compliance with City of Menifee Ordinance No. 2015-167, and the
TENTATIVE MAP conditions of approval.
The plot plan shall contain the following elements:
1) A color rendering of a frontal view of all/the entry monument(s) with
landscaping.
2) A plot plan of the entry monuments with landscaping drawn to an
engineer's scale. If lighting is planned, the location of lights, their intended
direction, and proposed power shall be indicated.
3) An irrigation plan for the entry monument(s).
NOTE: The requirements of this plot plan may be incorporated with any
32
minor plot plan required by the conditions of approval for this subdivision.
However, this ENTRY MONUMENT condition of approval shall be cleared
individually.
The monument plan shall be approved prior to issuance of Building Permits. If
monuments do not accommodate design requirements of the SPECIFIC PLAN
or meet line of sight requirements, a Lot Line Adjustment or a Minor Change to
the TENTATIVE MAP may be necessary.
76. Model Home Complex. A plot plan application shall be submitted to the
Community Development Department pursuant to Section 18.30.a.(1) of
Ordinance No. 348 (Plot Plans not subject to the California Environmental
Quality Act and not subject to review by any governmental agency other than
the Community Development Department), along with the current fee.
The Model Home Complex plot plan shall contain the following elements:
1) An engineer's scaled plan showing the model home lots, lot numbers,
tract number, and north arrow.
2) Show front, side and rear yard setbacks.
3) Provide two dimensioned off street parking spaces per model and one
parking space for office use. The plan must have one accessible parking
space.
4) Show detailed fencing plan including height and location.
5) Show typical model tour sign locations and elevation.
6) Three (3) sets of photographic or color laser prints (8" X 10") of the
sample board and colored elevations shall be submitted for permanent
filing and agency distribution after the Community Development
Department has reviewed and approved the sample board and colored
elevations in accordance with the approved Design Manual and other
applicable standards. All writing must be legible. Three (3) matrix sheets
showing structure colors and texture schemes shall be submitted.
7) Provide a Model Home Complex landscape and irrigation plan
NOTES: The Model Home Complex plot plan shall not be approved without
Final Site Development Plan approval, or concurrent approval of both. See the
Community Development Department Model Home Complex application for
detailed requirements.
The requirements of this plot plan may be incorporated with any minor plot plan
required by the subdivision's conditions of approval. However, this MODEL
HOME COMPLEX condition of approval shall be cleared individually.
The applicant will be required to enter into a model home complex agreement
33
with the City of Menifee. The agreement stipulates terms for removal of the
complex.
The model home complex plan shall be approved prior to issuance of a
Building Permit.
77. Final Site of Development Plan. A plot plan application shall be submitted to
the Community Development Department pursuant to Section 18.30.a.(1) of
Ordinance No. 348 (Plot Plans not subject to the California Environmental
Quality Act and not subject to review by any governmental agency other than
the Community Development Department), along with the current fee.
Subdivision development shall conform to the approved plot plan and shall
conform to the Countywide Design Guidelines or subsequent guidelines
adopted by the City.
The plot plan shall be approved by the Community Development Director prior
to issuance of Building Permits for lots included within that plot plan.
The plot plan shall contain the following elements:
1) A final site plan (40' scale precise grading plan) showing all lots, building
footprints, setbacks, mechanical equipment and model assignments on
individual lots.
2) Each model floor plan and elevations (all sides).
3) Three (3) sets of photographic or color laser prints (8" x 10") of the
sample board and colored elevations shall be submitted for permanent
filing and agency distribution after the Community Development
Department has reviewed and approved the sample board and colored
elevations in accordance with the approved Design Manual and other
applicable standards. All writing must be legible. Three (3) matrix sheets
showing structure colors and texture schemes shall be submitted.
4) At a minimum there should be three different floor plans for each Area, as
defined in the Design Guidelines. The number of floor plans for each
Area shall be in accordance with the Design Guidelines. For development
projects that are to be constructed in phases, a phasing plan shall be
submitted to assure that the requirements for the number of floor plans is
being met.
5) Homes and garages shall be placed at varying distances from the street
and have varying entry locations.
6) The colors and materials on adjacent residential structures should be
varied to establish a separate identity for the dwellings. A variety of colors
and textures of building materials is encouraged, while maintaining overall
design continuity in the neighborhood. Color sample boards shall be
submitted as a part of the application and review process.
34
7) All new residences with garages shall be provided with roll -up (i.e. on
tracks) garage doors (either sectional wood or steel). At least twenty-five
percent (25%) of the garage doors in any project should have windows.
NOTE: The requirements of this plot plan may be incorporated with any minor
plot plan required by this subdivision's conditions of approval. However, this
FINAL SITE DEVELOPENT plot plan condition of approval shall be cleared
individually.
78. Wall and Fence Plan. The land divider/permit holder shall file three (3) sets of
a Wall/Fencing Plan to the Community Development Department for review
and approval. Said plan shall be submitted to the Department in the form of a
plot plan application pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot
Plans not subject to the California Environmental Quality Act and not subject to
review by any governmental agency other than the Community Development
Department), along with the current fee. The plan shall be in compliance with
Section 18.12 and the TENTATIVE MAP conditions of approval.
A. The plan shall show all project fencing including, but not limited to,
perimeter fencing, side and rear yard fencing, and open space or park
fencing. A typical frontal view of all fences shall be shown on the fencing
plan.
B. All utility service areas and enclosures shall be screened from view with
landscaping or decorative barriers or baffle treatments, as approved by
the Community Development Department.
C. All wood fencing shall be treated with heavy oil stain to match the natural
shade to prevent bleaching from irrigation spray.
D. Front yard return walls shall be constructed of masonry slump stone or
material of similar appearance, maintenance, and structural durability)
and shall be a minimum of five feet in height.
E. Side yard gates are required on one side of the home and shall be
constructed of vinyl. Chain -link fencing is not permitted. All construction
must be of good quality and sufficient durability with an approved stain
and/or sealant to minimize water staining. (Applicants shall provide
specifications that shall be approved by the Community Development
Department).
F. All lots having rear and/or side yards facing local streets or otherwise
open to public view shall have fences or walls constructed of decorative
block.
G. Corner lots shall be constructed with wrap -around decorative block wall
returns.
H. Wrought iron or tubular steel fence sections may be included within tracts
where view opportunities and/or terrain warrant its use. Where privacy of
views is not an issue, tubular steel or wrought iron sections should be
35
constructed in perimeter walls in order to take advantage of casual view
opportunities.
Tubular steel fence or combination block wall and tubular steel fence shall
be constructed along the eastern tentative tract map boundary if the
proposed lots along this boundary include a down slope to the east and if
the existing block wall on the neighboring project remains.
I. The plan shall show the location of all retaining walls. Retaining walls
shall be constructed with split -faced block (were exposed/one-sided) and
a masonry cap.
Wall construction and heights shall conform with applicable noise
mitigation. Walls on lots with rear or side yards along Goetz Road and
Valley Boulevard shall be a minimum height of eight (8) feet to provide
adequate noise attenuation.
ARCHEOLOGY
79. Cultural Resources Report. A report documenting the field and analysis
results, interpreting the artifact and research data within the research context
shall be completed and submitted to the satisfaction of the City of Menifee and
tribal monitor. The report will include Department of Parks and Recreation
Primary and Archaeological Site forms for any new resources identified. A final
copy will be provided to the Eastern Information Center, the City of Menifee,
the Developer, and the tribal monitor.
LANDSCAPING
80. Front Yard Landscaping. All front yards shall be provided with landscaping
and automatic irrigation as defined by City of Menifee Municipal Code 9.86.
Landscaping and Irrigation shall comply with the Menifee Municipal Code
Chapter 15.04, Riverside County Guide to California Friendly Landscaping, and
Ordinance No. 859 (as adopted and any amendments thereto) provided that
said ordinance has been amended to address residential tracts. The front yard
landscaping must be installed prior to final occupancy release.
81. Performance Securities. Prior to the 1st Building Permit for each phase,
performance securities, in amounts to be determined by the Community
Development Director to guarantee the installation of plantings, irrigation
system, walls and/or fences, in accordance with the approved plan, shall be
filed with the Community Development Department. Securities may require
review by the City Attorney and other staff. Permit holder is encouraged to
allow adequate time to ensure that securities are in place. The performance
security may be released one year after structural final, inspection report, and
the Six Month and One -Year Post Establishment report confirms that the
planting and irrigation components have been adequately installed and
maintained. A cash security shall be required when the estimated cost is
$2,500.00 or less. Security deposits are only required for common area
landscaped areas.
36
82. Landscape Inspection Deposit. Prior to issuance of Building Permits, the
permit holder shall open a Landscape Deposit Based Fee case and deposit the
prevailing deposit amount to cover the pre -installation inspections, installation
inspections, Six Month Post Establishment and One Year Post Establishment
Landscape Inspections. The amount of hours for the Inspections will be
determined by the Community Development Department's Landscape
personnel prior to approval of the requisite Minor Plot Plan for Planting and
Irrigation.
FEES
83. Fees. Prior to issuance of Building Permits, the Community Development
Department shall determine if the deposit based fees for project are in a
negative balance. If so, any outstanding fees shall be paid by the permitee.
84. Menifee Union School District. Impacts to the Menifee Union School District
shall be mitigated in accordance with California State law.
85. Romoland Union School District. Impacts to the Romoland Union School
District shall be mitigated in accordance with California State law.
86. Perris Union High School District. Impacts to the Perris Union High School
District shall be mitigated in accordance with California State law.
Prior to Final Inspection
87. Mitigation Monitoring. The permittee shall prepare and submit a written report
to the Community Development Director demonstrating compliance with those
conditions of approval and mitigation measures of this tract map which must be
satisfied prior to the issuance of final occupancy. The Community Development
Director may require inspection or other monitoring to ensure such compliance.
88. Anti -Graffiti Coating. An anti -graffiti coating shall be provided on the street or
public view side of all block walls, and written verification from the developer
shall be provided to the Community Development Department.
89. Fencing and Wall Compliance. Fencing shall be provided throughout the
subdivision in accordance with the approved final site development plans
and/or walls and fencing plan.
90. Entry Monuments. Prior to the 10th occupancy within the tract, the primary
entry monument shall be installed in accordance with the approved entry
monument plans. Prior to the 20th occupancy within the tract, any secondary
entry monument shall be installed in accordance with the approved entry
monument plans.
91. Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the elevations approved as part of the final site of
development plan.
37
92. Driveways. The land divider/permit holder shall cause all driveways to be
constructed of cement concrete.
93. Roll Up Garage Doors. All residences shall have automatic roll -up garage
doors.
94. Final Planning Inspection. The permitee shall obtain final occupancy sign -
off from the Planning Division for each Building Permit issued by scheduling a
final Planning inspection prior to the final sign -off from the Building
Department. Planning staff shall verify that all pertinent conditions of
approval have been met, including compliance with the approved elevations,
site plan, walls and fencing and landscaping.
95. Waste Management Clearance. Prior to issuance of an occupancy permit
for each building, evidence (i.e., receipts or other type of verification) to
demonstrate project compliance with the approved WRP to the Planning
Division of the Riverside County Waste Management Department in order to
clear the project for occupancy permits. Receipts must clearly identify the
amount of waste disposed and Construction and Demolition (C&D) materials
recycled.
LANDSCAPING
96. Soil Management Plan. The permittee shall submit a Soil Management Plan
(Report) to the Community Development Department before the Landscape
Installation Inspection. The report can be sent in electronically. Information
on the contents of the report can be found in the County of Riverside Guide to
California Friendly Landscaping page 16, #7, "What is required in a Soil
Management Plan?"
97. Landscape/Irrigation Install Inspection. The permittee landscape architect
responsible for preparing the Landscaping and Irrigation Plans shall arrange
for a Pre -Landscape installation inspection and a Landscape Completion
Installation Inspection with the Community Development Department. The
pre -landscape inspection shall be arranged at least fifteen (15) working days
prior to installation of landscaping. The landscape completion inspection
shall be arranged at least fifteen (15) working days prior to final inspection of
the structure or issuance of occupancy permit, whichever occurs first. Six
Month and One Year Post -Establishment Inspection will also be required.
The Community Development Department will require a deposit in order to
conduct the landscape inspections.
98. Landscape Installation. All required landscape planting and irrigation, shall
have been installed in accordance with approved Landscaping, Irrigation, and
Shading Plans, Menifee Municipal Code Chapter 15.04 and 9.86 (as adopted
and any amendments thereto), Eastern Municipal Water District requirements
and the Riverside County Guide to California Landscaping. All landscape and
irrigation components shall be in a condition acceptable to the Community
Development Department. The plants shall be healthy and free of weeds,
disease or pests. The irrigation system shall be properly constructed and
determined to be in good working order.
99. Final Landscape Approval. The final landscape approval following
installation shall be subject to the review and approval of the City's
Landscape Architectural Consultant and the Community Development
Director. The Community Development Director may require additional trees,
shrubs and/or groundcover as necessary, if site inspections reveal landscape
deficiencies that were not apparent during the plan review process.
FEES
100. DIF Fees. Prior to the issuance of either a certificate of occupancy or prior to
Building Permit final inspection, the applicant shall comply with the provisions
of Ordinance No. 659, which requires the payment of the appropriate fee set
forth in the Ordinance, unless superseded by the provisions in a
Development Agreement. Ordinance No. 659 has been established to set
forth policies, regulations and fees related to the funding and construction of
facilities necessary to address the direct and cumulative environmental
effects generated by new development projects described and defined in this
Ordinance, and it establishes the authorized uses of the fees collected.
The fee shall be paid for each residential unit to be constructed within this
land division. In the event Ordinance No. 659 is rescinded, this condition will
no longer be applicable. However, should Riverside County Ordinance No.
659 be rescinded and superseded by a subsequent mitigation fee ordinance,
payment of the appropriate fee set forth in that ordinance shall be required.
101. MSHCP Fees. Prior to the issuance of either a certificate of occupancy or
prior to Building Permit final inspection, the applicant shall comply with the
provisions of Ordinance No. 810, which requires payment of the appropriate
fee set forth in the Ordinance. Ordinance No. 810 has been established to
set forth policies, regulations and fees related to the funding and acquisition
of open space and habitat necessary to address the direct and cumulative
environmental effects generated by new development projects described and
defined in this Ordinance.
The fee shall be paid for each residential unit to be constructed within this
land division.
In the event Ordinance No. 810 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 810 be rescinded and
superseded by a subsequent mitigation fee ordinance, payment of the
appropriate fee set forth in that ordinance shall be required.
102. Quimby Fees. Quimby fees shall be paid directly to the city prior to the
issuance of the first certificate of occupancy of any dwelling unit in the
subdivision. The amount of Quimby fees paid shall be consistent with the
amount determined by the City Manager, or their designee, prior to issuance
of a building permit, unless superseded by the provisions in a Development
Agreement.
39
103. Fees. Prior to issuance of occupancy/final inspections, the Community
Development Department shall determine if the deposit based fees for project
are in a negative balance. If so, any outstanding fees shall be paid by the
permittee.
Prior to Issuance of Given Building Permit
OPEN SPACE LOT CONDITIONS
104. Open Space Lots 802 and 804. Prior to issuance of the 25th Occupancy
Permit within Phase -7 of the TENTATIVE MAP or any Occupancy Permit on
a residential lot adjacent to lots 802 or 804, any disturbed hillside slopes
within lots 802 and 804, as shown on the TENTATIVE MAP, shall be re -
vegetated with indigenous, non -irrigated hydroseed mix and shall be
consistent with applicable fuel modification requirements per the Riverside
County Fire Department. The landscaping, including irrigation, must be
consistent with the approved landscaping plans. To ensure that the
landscaping is consistent with the approved plans, a landscape inspection will
be required as summarized in the Condition of Approval titled
"Landscape/Irrigation Install Inspection."
.O
Section III:
Engineerinq/Transportation/
Grading Conditions of Approval
41
The following are the Public Works Engineering Department Conditions of Approval for
this development, which shall be satisfied at no cost to the City or any other Government
Agency. All questions regarding the intent of the following conditions shall be referred to
the Public Works Engineering Department, Land Development Section. The
developer/property owner shall use the standards and design criteria stated in the
following conditions, and shall comply with all applicable City of Menifee standards and
ordinances. Should a conflict arise between City of Menifee standards and design
criteria, and any other standards and design criteria, those of the City of Menifee shall
prevail.
General Conditions
105. Subdivision Map Act - The developer/property owner shall comply with the
State of California Subdivision Map Act.
106. Final Environmental Impact Report (FEIR), Specific Plan — The
development is subject to the provisions and mitigation measures identified in
a Final Environmental Impact Report (FEIR) Reference SCH# 2014051029,
and development standards established under Specific Plan No. 2013-247.
107. Tentative Parcel Map 36657 — A financing/conveyance Tentative Parcel
Map (TPM) 36657 is also being reviewed for approval with this Tentative
Tract Map (TTM) 36658.
108. Map Phasing — The tentative tract map is proposed for development in
seven phases, with each phase recording a final map. Phases 1, 2, 3, 4, 5, 6
and 7 will record as final tract maps TR36658-1, -2, -3, -4, -5, -6 and
TR36658 respectively. The final map phases shall be developed in sequential
order beginning with Phase 1, and ending with Phase 7 or Final. The
developer/property owner may request the development to occur out of
sequential order, subject to City approval, provided all required improvements
for earlier phases are bonded, constructed and in place prior to the
development of a later phase.
109. Final Map Recordation - If multiple tract map phases are filed for
recordation, they may be recorded concurrently, or in phases. If recorded in
phases, the recordation shall be done in the order described in these
Conditions of Approval (COA).
110. Guarantee for Required Improvements - All phased final maps shall be in
substantial conformance with approved tentative phased maps. Prior to each
final phase map recordation, financial security shall be provided to guarantee
the construction of all required improvements associated with each map
phase. The Public Works Director may require the dedication and
construction of necessary utilities, streets or other improvements outside the
area of any particular map phase if the improvements are needed for
circulation, parking and access or for the welfare and safety of future
occupants of the development.
111. Bond Agreements and Improvement Security — To guarantee the
construction of all required improvements, the developer/property owner shall
enter into security agreements and post bonds in accordance with applicable
City policies and ordinances. The improvements shall include, but not limited
to: onsite/offsite grading, street improvements, street lights, traffic signals,
:1%
signing and striping, water/sewer/recycled water improvements, water quality
BMPs, and storm drainage facilities.
112. Existing Easements - The submitted tentative tract map shall correctly show
all existing easements, traveled ways, and drainage courses. Any omission or
misrepresentation of these documents may require said tentative tract map to
be resubmitted for further consideration.
113. All improvement plans and grading plans shall be drawn on twenty-four (24)
inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or
other registered/licensed professional as required.
114. Plan Check Submittal Process — Appropriate plan check submittal forms
shall be completed and submittal check list provided that includes required
plan copies, necessary studies/reports, references, fees, deposits, etc. All
large format plans shall be bulk folded to 9"x12". A scanned image of all final
approved grading and improvement plans on Compact Disc (CD) shall be
provided to the City. ACAD files 2004 or later are required for all final maps
upon approval.
115. Plan Approvals — All required improvement plans and grading plans must be
approved by the Public Works Engineering Department prior to recordation of
a final map for which the improvements are required, or prior to issuance of
any construction and/or grading permit, whichever comes first and as
determined by the PW Director. Supporting City approved studies including,
but not limited to, hydrologic and hydraulic studies and traffic studies must be
provided prior to approval of plans.
116. As -Built Plans — Upon completion of all required improvements, the
developer/property owner shall cause the civil engineer of record to as -built
all project plans, and submit project base line of work for all layers in Auto
CAD DXF format on Compact Disc (CD) to the Public Works Department. If
the required files are unavailable, the developer/property owner shall pay a
scanning fee to cover the cost of scanning the as -built plans. The timing for
submitting the as -built plans shall be as determined by the Public Works
Director.
117. Construction Phasing — It is anticipated that the grading and/or required
improvement will be constructed in two phases. Construction Phase I will
encompass the development of Map Phases 1 to 4 (or Planning Areas 1-4),
and Construction Phase II will encompass Map Phases 5 to 7 (or Planning
Areas 5-7).
118. Construction Activities and Times of Operation. The developer/property
owner shall monitor, supervise, and control all construction and construction
related activities to prevent them from causing a public nuisance including,
but not limited to, strict adherence to the following:
(a) Any construction within the City limits located 1/4 of a mile from an
occupied residence shall be limited to the hours of 7:00 a.m. to 5:00 p.m.,
Monday through Saturday, except on nationally recognized holidays in
accordance with Municipal Code Section 8.01.020. Construction on Sunday
or nationally recognized holidays are not permitted unless prior approval is
obtained from the City Building Official or City Engineer.
(b) Removal of spoils, debris, or other construction materials deposited on
any public street no later than the end of each working day.
43
(c) The construction site shall accommodate the parking of all motor vehicles
used by persons working at or providing deliveries to the site. Violation of
any condition or restriction or prohibition set forth in these conditions shall
subject the owner, applicant to remedies as set forth in the City Municipal
Code. In addition, the Public Works Director or the Building Official may
suspend all construction related activities for violation of any condition,
restriction or prohibition set forth in these conditions until such a time it has
been determined that all operations and activities are in conformance with
these conditions.
(d) A Pre -Construction meeting is mandatory with the City's Public Works
Senior Inspector prior to start of any construction activities for this site.
119. Dry Utility Installations - Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with Ordinance 460 and 461, or as approved by the Public Works
Director/City Engineer. This applies also to existing overhead lines which are
33.6 kilovolts or below along the project frontage and within the project
boundaries.
GRADING
120. All grading activities shall conform to the latest adopted edition of the
California Building Code, City adopted Riverside County Ordinance 457,
applicable City design standards and specifications, City ordinances, policies,
rules and regulations governing grading in the City.
Prior to Grading Permit
121. Geotechnical Report - A geotechnical/soils report was submitted to the City
and incorporated as an Appendix to the project's FEIR. The geotechnical/soil
report was reviewed in conformance with the latest edition of the Riverside
County Technical Guidelines for Review of Geotechnical and Geologic
Reports. Prior to issuance of any grading permit, two copies of the City
approved geotechnical/soils report shall be submitted to the Public Works
Engineering Department. The developer/property owner shall comply with the
recommendations of the report, and City standards and specifications. All
grading shall be done in conformance with the recommendations of the
report, and under the general direction of a licensed geotechnical engineer.
122. Grading Permit for Clearing and Grubbing — A grading permit is required
from the PW-Engineering Department prior to any clearing, grubbing, or any
topsoil disturbances related to construction grading activities.
123. Erosion Control Plans — All grading plans shall require erosion control plans
prior to approval. Graded but undeveloped land shall provide, in addition to
erosion control measures, drainage facilities deemed necessary to control or
prevent erosion. Erosion and sediment control Best Management Practices
(BMPs) are required year round in compliance with the State Water
Resources Control Board (SWRCB) General Construction Permit. Additional
erosion protection may be required during or before an anticipated rain event.
124. Compliance with NPDES General Construction Permit — The
developer/property owner shall comply with the National Pollutant Discharge
Elimination System (NPDES) General Construction Permit (GCP) from the
State Water Resource Control Board (SWRCB).
:El
Prior to approval of the grading plans or issuance of any grading permit, the
developer/property owner shall obtain a GCP from the SWRCB. Proof of filing
a Notice of Intent (NOI) and monitoring plan, shall be submitted to the City;
and the WDID number issued by the SWRCB shall be reflected on all grading
plans prior to approval of the plans. For additional information on how to
obtain a GCP, contact the SWRCB.
125. SWPPP - Prior to approval of the grading plans, the developer/property
owner shall prepare a Storm Water Pollution Prevention Plan (SWPPP) for
the development. The developer/property owner shall be responsible for
uploading the SWPPP into the State's SMARTS database system, and shall
ensure that the SWPPP is updated to constantly reflect the actual
construction status of the site. A copy of the SWPPP shall be made available
at the construction site at all times until construction is completed. The
SWRCB considers a construction project complete once a Notice of
Termination has been issued by SWRCB.
126. SWPPP for Inactive Sites — The developer/property owner shall be
responsible for ensuring that any graded area that is left inactive for a long
period of time has appropriate SWPPP BMPs in place and in good working
conditions at all times until construction is completed.
127. Grading Bonds — Prior to commencing any grading of 50 or more cubic
yards of dirt, the applicant shall obtain a grading permit from the PW-
Engineering Department. Prior to issuance of the permit, adequate
performance grading security shall be posted by the developer/property
owner with the Public Works Engineering Department.
128. Import/Export — Prior to issuance of a grading permit, grading plans
involving import or export of dirt shall require approval of the import/export
locations from the Public Works Engineering Department. If such locations
were not previously approved with an Environmental Site Assessment, a
Grading Environmental Site Assessment shall be submitted for review and
approval by the Community Development and the Public Works Engineering
Departments prior to issuance of any grading permit. A haul route must be
submitted for approval by the Engineering department prior to grading
operations.
129. Offsite Grading Easements - Prior to recordation of a final map phase, or
the issuance of a grading permit within a phased map whichever occurs first,
the developer/property owner shall obtain all required easements and/or
permissions to perform offsite grading, from affected land owners. Notarized
and recorded agreement or documents authorizing the offsite grading shall
be submitted to the Public Works Engineering Department.
DESIGN GUIDELINES:
130. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum
steepness ratio of 2:1 (horizontal to vertical) unless otherwise approved by
the Public Works Engineering Department.
131. A slope stability report shall be submitted and approved by the PW-
Engineering Department for all proposed cut or fill slopes steeper than 2:1
(horizontal to vertical) or over 30 feet in vertical height - unless addressed in
a previously City approved report.
45
132. Slope Landscaping and Irrigation — All manufactured slopes shall be
irrigated and landscaped with grass or approved ground cover, and shall
have some type of drainage swale at the toe of the slope to collect runoff.
Slopes exceeding 15 feet in vertical height shall be irrigated and planted with
shrubs and/or trees per City adopted Riverside County Ordinance 457. Drip
irrigation shall be used for all irrigated slopes.
133. Control Measures for Slopes Greater than 3 feet in Vertical Height -
Erosion control and/or landscape plans are required for manufactured slopes
greater than 3 feet in vertical height. The plans shall be prepared and signed
by a registered landscape architect, and bonded per City adopted Riverside
County Ordinance 457.
134. Temporary Erosion Control Measures - shall be implemented immediately
following rough grading to prevent deposition of debris onto downstream
properties or drainage facilities. Plans showing these measures shall be
submitted to PW Engineering for review and approval.
135. Dust Control - During actual grading, all necessary measures to control dust
shall be implemented by the developer/property owner in accordance with Air
Quality Management District (AQMD) requirements. A watering device shall
be present and in use at the project site during all grading operations.
136. Design Grade Criteria:
a. On -Site Parking — Where onsite parking is designed, such as in common
areas, parking stalls and driveways shall not have grade breaks
exceeding 4%. A 50' minimum vertical curve shall be provided where
grade breaks exceed 4%. Five percent grade is the maximum slope for
any parking area. Where ADA requirement applies, ADA requirement
shall prevail.
b. Down Drains - Concrete down drains that outlet onto parking lot areas are
not allowed. Drainage that has been collected in concrete ditches or
swales should be collected into receiving underground drainage system,
or should outlet with acceptable velocity reducers into BMP devises.
d. Pavement - Permeable pavement requires the layers of filter material to
be installed relatively flat. As such, the permeable pavement areas should
have a maximum surface gradient of 2%, or approved by the PW
Director/City Engineer.
137. Use of Maximum and Minimum Grade Criteria — Actual field construction
grades shall not exceed the minimum and maximum grades for ADA and
approved project grading design, to allow for construction tolerances. Any
improvement that is out of the minimum and maximum values will not be
accepted by the City Inspector, and will need to be removed and replaced at
the expense of the developer/property owner.
Prior to Buildin_a Permit
138. No Building Permit without Grading Permit - Prior to issuance of any
building permit, the developer/property owner shall obtain a grading permit
and/or approval to construct from the Public Works Engineering Department.
139. Final Rough Grading Conditions — Prior to issuance of each building
permit, the developer/property owner shall cause the Civil Engineer of Record
and Soils Engineer of Record for the approved grading plans, to submit
signed and wet stamped rough grade certification and compaction test
reports with 90% or better compaction. The certifications shall use City
approved forms, and shall be submitted to the Public Works Engineering
Department for verification and acceptance.
140. Conformance to Elevations/Geotechnical Compaction - Rough grade
elevations for all building pads and structure pads submitted for grading plan
check approval shall be in substantial conformance with the elevations shown
on approved grading plans. Compaction test certification shall be in
compliance with the approved project geotechnical/soils report.
Prior to Issuance of Certificate of Occupancy
141. Final Grade Certification — The developer/property owner shall cause the
Civil Engineer of Record for approved grading plans, to submit signed and
wet stamped final grade certification on City approved form, for each building
requesting a certificate of occupancy. The certification shall be submitted to
the Public Works Engineering Department for verification and acceptance.
142. Conform to Elevations - Final grade elevations of all building or structure
finish floors submitted for grading plan check approval shall be in substantial
conformance with the elevations shown on the approved grading plans.
DRAINAGE
143. Project Phasing Information - Tentative Tract Map (TTM) 36658 is a
proposed subdivision of 240.3 acres into 756 residential lots through a seven -
phase development of the tract map. The phases coincide with the Planning
Areas of the development. Phases 1, 2, 3, 4, 5, 6, and 7 (or Final) are also
Planning Areas 1, 2, 3, 4, 5, 6, and 7. Planning Areas 1, 4, 5 & 7 each has an
open space area, and further subdivided into subareas to identify the open
space areas. Hence PA 1 has 1A and 1 B; PA 4 has 4A and 4B; PA 5 has 5A
and 513; and PA 7 has 7A and 7B. Planning Areas 1 B, 4B, 5B and 7B are the
open space areas.
144. Existing Drainage Patterns — The project receives off -site drainage from
undeveloped properties located to the west and south at several locations
along the project's westerly and southerly boundaries. Onsite drainage flows
to the north and east where it exits the site at several locations along the
northerly and easterly tract boundaries.
145. Proposed Drainage Patterns — The proposed TTM36658 will accept off -site
drainage from the west and from the south. The project will incorporate 7
small debris basins along the southerly and westerly boundaries of the site.
Onsite drainage will be conveyed to four onsite detention basins: one near
the northwest corner of the tract, one at the northeast corner of the tract, one
in the middle of the tract at its easterly boundary, and one near the southeast
corner of the development.
146. Proposed Drainage System - The project site is located westerly of 1-215
and southerly of McLaughlin Road in the northwest area of the City. Three of
the proposed map phases (TTM36658-5, -6, & -7) are located on the
northerly portion of the property, and lie within the drainage tributary area of
the Riverside County Flood Control and Water Conservation District's (Flood
Control District or District) Line A of the Romoland Master Drainage Plan
(MDP). Line A is currently in construction north of Ethanac Road, and when
completed will collect and carry flows in the Romoland MDP area for eventual
discharge to the San Jacinto River in the City of Perris.
The Romoland MDP also includes lateral A-15, planned for future
construction in Wheat Rd from Ethanac Road to McLaughlin Road. Another
lateral A-14 is planned for future construction from Ethanac Road to
McLaughlin Road east of the project.
The project's proposed four onsite detention basins will intercept flows
within the project boundaries. The two basins located on the northern part
of the development will intercept flows from PAs 5, 6 & 7. The intercepted
flows will then be conveyed by a proposed storm drain system to a
confluence point with the Romoland Line A Interim Channel north of
Ethanac Rd, without impacting downstream properties. A summary of this
proposed system is as follows:
Project flows tributary to future Line A-15 will be intercepted onsite
and diverted into Detention Basin B (Lot 761) located at the SE
corner of McLaughlin Road and Valley Boulevard. Mitigated flows
from this basin will outlet into a proposed storm drain flowing east
within McLaughlin Road.
Project flows tributary to Line A-14 are also proposed to be
intercepted onsite and diverted into Detention Basin A (Lot 760)
located at the SE corner McLaughlin Road and Byers Road.
Mitigated flows from this basin will outlet into the proposed
McLaughlin Road storm drain flowing east to Geary Street.
In lieu of constructing lateral Line A-14 in its master plan location, the
project is proposing to build an Alternate lateral Line A-14 in Geary
Street, which will carry mitigated flows from the two detention basins
along with downstream tributary flows to a confluence point in Line
A Interim Channel north of Ethanac Road. By using the on -site
detention basins the proposed flow rate at the Line A Interim
Channel confluence point will be equal to or less than the
published Master plan flow rate at that location.
Flows from the southern half of the development will be intercepted by the
two other detention basins located in PA 1 (Lot 763) and PA 4 (Lot 762).
Mitigated flows from these basins will outlet to proposed storm drain systems
that will connect to existing Flood Control storm drain facilities, and City
drainage facilities located in the adjacent development east of the Project,
Several debris basins are proposed along boundary locations near toes of
steep slopes to capture debris from flows prior to directing to onsite storm
drain lines.
Prior to Grading Permit
147. Planning Level Stage Hydrology and Hydraulics Analysis — The
developer/property owner submitted a hydrology analysis prepared by
Hunsaker & Associates. The study reviewed by the City, contained enough
details to substantiate the planning level stage of the proposed drainage
concept. The City generally concur with the concept presented in the
submitted analysis, however at final engineering stage, and prior to approval
of any grading plan, a detailed Hydrology and Hydraulics Study shall be
submitted for review and approval by the Public Works Department. The
detailed analysis shall use the Flood Control District's Hydrology and
Hydraulics guidelines, and shall be approved prior to issuance of any grading
permit.
148. Detailed Hydrology and Hydraulics Analysis (Drainage Study) — At final
engineering stage, the developer/property owner shall submit a detailed
drainage study/analysis that is in substantial conformance with the previously
submitted hydrology analysis reviewed at project entitlement stage. The
detailed analysis shall include design and sizing calculations to support the
proposed sizes and configurations for all drainage facilities onsite and offsite.
The analysis shall include calculations showing that existing drainage
facilities proposed to receive downstream flows have enough capacities to
handle the flow. The facilities that should be analyzed include the following:
• Lateral Line A-14
• Onsite Detention Basins
• Onsite Debris Basins
• Onsite and Offsite Storm Drain Lines and Auxiliaries
• Storm Drain connections to existing Flood Control Facilities located east
of the Project within TR28504-2 and TR28504-3
• Storm Drain connections to existing drainage facilities located within
TR22483
• Water Quality Facilities
The developer shall be responsible for all costs incurred in reviewing and
approving the final Hydrology and Hydraulics Analysis.
149. Modification to the Romoland MDP - The project is proposing a
significant modification to the Romoland MDP. It is understood that
Riverside County Flood Control District is not necessarily adverse to a
proposed realignment as long as the proposed system still full -fills the
intent of the master plan, and as long a supporting detailed drainage
study, reviewed and approved by both the City and the District, provides
supporting technical justification for the modification. Prior to approval of
any drainage plans or issuance of a grading permit, the developer shall
provide engineering study(s) to demonstrate to Flood Control that the
proposed modification does not adversely affect adjacent and downstream
properties, downstream facilities, and provides the same level of flood
protection within the watershed.
150. Conditional Letter of Map Revision (CLOMR) and Final Letter of Map
Revision (LOMR) — The downstream portion of the proposed Lateral Line
A-14 in Geary Street that will connect to Line A, currently lies within the
flood plain as shown in the FEMA FIRM Map covering the project. While it is
recognized that the construction of Line A entails approval of a final LOMR by
we
FEMA for the RCFC Line A project, the developer/property owner shall
coordinate with RCFC to ensure a CLOMR and a Final LOMR are approved
by FEMA prior to completing the Lateral Line A-14 connection to Line A.
151. Detention Basin A (LOT 760), at the SE corner of McLaughlin and Byers
- Basin A as shown on the Tentative Map, dated 06-29-2015 will require
some redesign. As shown the maximum depth is 12 feet+/-, up to 14 feet was
used in the basin routing calculations. The redesign must be addressed in the
detailed drainage analysis prior to approval. Access to the outlet structure will
be needed per Flood Control standards for width, grade and turning
movements.
152. Detention Basin B (LOT 761), at the SE corner of McLaughlin and Valley
- Basin B as shown on the Tentative Map, dated 6-29-15 will require some
redesign. As shown in the north-west corner, the basin floor is 3 to 4 feet
above adjoining finish grade, with a proposed berm up to 9 feet in height
being used to achieve basin ponding depths as presented within the routing
calculations. The redesign must be addressed in the detailed drainage
analysis prior to approval.
153. Basin Sizing at Final Engineering - It should be noted that during final
engineering, basin sizing calculations and agency requirements might cause
basin area to grow beyond that shown on the submitted Tentative Tract Map,
affecting adjoining development area. In the event the impact on the
subdivision layout is substantial as determined by the Community
Development Department and the Public Works Department, the
development may require a resubmittal of the tentative tract map for review
and approval by the Planning Commission.
154. Perpetual Drainage Patterns (Easements) - Grading shall be designed in a
manner that perpetuates the existing natural drainage patterns and conditions
with respect to tributary drainage areas and outlet points. Where these
conditions are not preserved, necessary drainage easements shall be
obtained from all affected property owners for the release onto their
properties of concentrated or diverted storm flows. A copy of the recorded
drainage easement shall be submitted to the PW Engineering Department for
review.
155. Protection of Downstream Properties - The developer/property owner shall
protect downstream properties from damages that can be caused by
alteration of natural drainage patterns, i.e., concentration or diversion of flow.
Protection shall be provided by constructing adequate drainage facilities
including enlarging existing facilities and securing necessary drainage
easements.
156. Detention Basins - Detention Basins shall be designed and constructed to
Riverside County Flood Control Standards. This will include basin side slope
ratios, access requirements for perimeter roads and ramps to outlet structure,
staging areas, basin floor minimum grades, fencing and landscaping. The
developer/property owner proposes the detention basins to be combination
basins also serving as treatment BMPs for the Project's Water Quality
Management Plan (WQMP). As such the storage area required for the BMP
function should not be included within the volume used for storm mitigation
50
157. Debris Basins — The tract receives offsite debris laden storm runoff from the
western and southern project boundaries. All inlets receiving off -site flows
from undeveloped tributary areas must have a debris basin/inlet. All debris
basins and associated inlets must be designed to Riverside County Flood
Control standards, including access, staging and stockpile areas, slope
ratios, etc. The developer/property owner should review this closely because
conforming to this requirement during the design phase of the project may
result in the loss of developable lots.
158. Access to Basin Outlet Structure — Access to basin outlet structures shall
be designed in accordance with Flood Control standards for width, grade and
turning movements.
159. The City PW Engineering Department may make additional
recommendations as each development phase is submitted. The City may
coordinate with, or seek the assistance of the District in reviewing each
proposal to ensure consistency with applicable City and District standards
and policies regarding overall drainage design.
160. Lateral Line A-15 Option — In light of future developments in neighboring
areas including the City of Perris, and the construction of the ultimate flowline
Line A, the developer/property owner may consider the option to construct
Lateral Line A-15 in lieu of, or in combination with the proposed drainage
concept, as the development phase for Phases 5, 6, and 7 is submitted,
provided approved studies including environmental reports support this
option. The option shall be subject to the approval of the Community
Development Department and the PW Engineering Department.This does
not preclude the developer from installing the drainage concept as
described in condition No. 146.
Prior to Map Recordation
161. Offsite Drainage Easements — Prior to final map approval for a phase
requiring offsite drainage easements, the developer/property owner shall
obtain easements from all affected property owners. Copies of recorded
offsite drainage easements shall be submitted to the Public Works
Engineering Department.
162. Encroachment Permits from Flood Control District — Prior to final map
approval for a phase requiring drainage to be conveyed to storm drain facility
that is owned and/or maintained by Flood Control District, an encroachment
permit shall be obtained from Flood Control District. For TTM36658-1, -2, -3
and -4, the onsite and tributary offsite flows are proposed to outlet to the
following District maintained facilities:
• Lot 7 of TR28504-3
• Lots 21 and 22 of TR28504-2
For TTM36658-5, -6, and -7, the onsite and tributary offsite flows are
proposed to outlet to the Romoland Line A MDP.
163. Drainage Facilities for Ownership and Maintenance by the Flood
Control District - Some of the proposed drainage facilities maybe
requested for ownership and maintenance by the Flood Control District. For
such drainage facilities, applicable District standards and guidelines shall be
51
complied with; including conditions of approval required for said drainage
facilities. Prior to recordation of the final map for a phase served by the
requested drainage facilities, the developer/property owner shall enter
into a three party cooperative agreement with the City and Flood Control.
Both the Riverside County Board of Supervisors and the City of Menifee
City Council shall approve the agreement.
164. Conditions for Acceptance of Drainage Facilities by Flood Control
District — For drainage facilities requested for ownership and maintenance by
the District, a written request must be submitted to Flood Control District. The
request shall note the project number, location, brief description of the system
(sizes and lengths) and an exhibit that shows the proposed storm drain
alignment.
If the District is willing to maintain the requested drainage systems, the
developer/property owner shall complete the following prior to final map
recordation:
• Submit to the District preliminary title reports, plats and legal descriptions
for all drainage facilities right of way or easements to be conveyed to the
District; and secure such right of way or easements to the satisfaction of
the District;
• Execute a three party cooperative agreement with the City and the District
establishing the terms and conditions of inspection, operation and
maintenance of said drainage facilities;
• Process approval of drainage plans by the District's General Manager -
Chief Engineer. The plans cannot be approved prior to execution of the
agreement.
• Submit an application and applicable fee to the District to draw up the
agreement;
• Provide guarantee bonds for the drainage facility, and necessary
certificate of insurance.
165. Storm Drain Lines 36" and larger - All proposed storm drain lines
greater than 36" in diameter maybe considered for ownership and
maintenance bythe Flood Control District.
166. Detention Basins & Debris Basins — Proposed detention basins and
debris basins maybe considered for ownership and maintenance by the Flood
Control District.
167. Maintenance of Detention Basins — For any basin proposed for
maintenance by the District, the City or the HOA, the maintenance of each
major element of the basins shall be clearly defined. Typically the District will
only maintain storm related elements of the basin, the City or HOA will need
to maintain the BMP and landscape elements.
DRAINAGE DESIGN CRITERIA
168. 100 Year Drainage Facilities - All drainage facilities shall be designed to
accommodate 100-year storm flows as approved by the City of Menifee. If the
tract is built in phases, each phase shall be protected from the 100-year
tributary storm flows.
52
169. 10 Year Curb/100 Year ROW - The 10-year storm flow shall be contained
within the curb and the 100-year storm flow shall be contained within the
street right of way. When either of these criteria is exceeded, additional
drainage facilities shall be installed. All lots shall be graded to drain to the
adjacent street or an adequate outlet.
170. 100 Year Sump Outlet - Drainage facilities out -letting sump conditions shall
be designed to convey the tributary 100-year storm flows, and additional
emergency escape shall also be provided.
171. Drainage Facilities and Terracing - Provide drainage facilities and terracing
in conformance with Section J109 of the California Building Code. Observe
slope setbacks from buildings and property lines per the Code or as amended
by City adopted County Ordinance 457.
172. Maintenance Access for Terrace Interceptor — The maintenance access
for terrace/interceptor shall be designed following City standards and District
guidelines, unless determined otherwise by the PW Director. The general
criteria shall be as follows:
• Flows between 1-5 cfs shall have a 5-foot wide access road, and flows
between 6-10 cfs shall be a minimum 5-foot rectangular channel.
• Terrace/interceptor drains shall not be used for flows greater than 10 cfs.
Flows greater than 10 cfs shall be brought to the street. If collection of
offsite tributary flows require that interceptor ditches carry more than
10cfs, the portion of ditch exceeding 10 cfs shall be publicly maintained.
• A 12-foot access road shall be constructed along the downstream side of
the v-ditch interceptor drain.
• A splash wall shall be provided on the downstream side of the interceptor
drain unless a block wall with a minimum of 3 courses of block is provided
at the back property line of the affected lots.
173. Finish Grade - shall be sloped to provide proper drainage away from all
exterior foundation walls. The slope shall be not less than one-half inch per
foot for a distance of not less than 3 feet from any point of exterior foundation.
Drainage swales shall not be less than 1 1/2 inches deeper than the adjacent
finish grade at the foundation.
174. Drainage Grade - Minimum drainage design grade shall be 1% except on
Portland cement concrete surfaces where 0.5% shall be the minimum. The
engineer of record must submit a variance request for design grades less
than 1 % with a justification for a lesser grade.
175. Site Drainage - Positive drainage of the site shall be provided, and water
shall not be allowed to pond behind or flow over cut and fill slopes. Where
water is collected and discharged in a common area, planting erosion
resistant vegetation shall provide protection of the native soils. All cut and fill
slopes shall have a maximum 2:1 grade (H:V).
176. A licensed geotechnical engineer shall perform final determination of the
foundation characteristics of soils within on -site development areas.
177. Trash Racks. Trash racks shall be installed at all inlet structures that collect
runoff from open areas with potential for large floatable debris.
53
178. Energy Dissipators - Energy dissipators, such as riprap, shall be installed at
the outlet of storm drain systems discharging runoff flows into a natural
channel or an unmaintained facility. The dissipators shall be designed to
minimize the amount of erosion downstream of the storm drain outlet.
TRAFFIC ENGINEERING AND STREET IMPROVEMENTS
179. The project development shall comply with the traffic mitigation measures
identified in the Final Environmental Impact Report (FEIR) adopted for this
development. The FEIR incorporated findings in a Revised Traffic Impact
Analysis (TIA) Report for Cimarron Ridge Specific Plan, dated December
2014 prepared by Albert A Webb Associates. The Public Works Department
— Traffic Engineering has reviewed the TIA and has generally concurred with
its findings, and a final TIA approved by PW Traffic Engineering is
incorporated as an appendix to the Project's Final Environmental Impact
Report (FEIR). The development shall comply with the traffic mitigation
measures identified in the FEIR and the following Conditions of Approval.
180. Transportation Analysis Phasing — For transportation analysis purposes,
the TIA assumed the Project will develop in two phases:
• Phase I — encompasses Planning Areas 1A, 1 B, 2, 3, 4A and 4B
• Phase II — encompasses Planning Areas 5A, 5B, 6, 7A and 7B
The planning area numbers follow the phasing plan utilized in the Specific
Plan proposed to be adopted for this development.
181. Street Design Standards — Street improvements shall conform to all
applicable City Design Standards and Specifications, City adopted Riverside
County Ordinance 461, or the project's adopted Specific Plan, and all other
relevant laws, rules and regulations governing street construction in the City.
182. Trails Within Right -of -Way — Required trail improvements along Goetz
Road and Valley Boulevard are located within the public road right-of-way
and shall be shown on improvement plans for each road.
Prior to Improvement Construction
183. Sight Distance Analysis — Sight distance analysis shall be conducted at all
project roadway entrances for conformance with City sight distance
standards. The analysis shall be reviewed and approved by the PW Director,
and shall be incorporated in the final the grading plans, street improvement
plans, and landscape improvement plans.
184. Traffic Signal Control Devices - All new traffic signals and traffic signal
modifications required for construction by this development shall include
traffic signal communication infrastructure, network equipment, and
Advanced Traffic Management System (ATMS) license software. Said traffic
signal control devices shall be submitted with the traffic signal design plans,
and shall be approved by the PW Director, prior to testing of new traffic
signal. Traffic signal poles shall be placed at ultimate locations when
appropriate.
54
185. Traffic Signal Timing Plans - Traffic signal timing plans for new signalized
intersections shall be submitted with the traffic signal design plans and shall
be approved by the PW Director prior to installation and testing of new signal.
186. Signing and Striping Plan — Prior to issuance of a construction permit, any
necessary signing and striping plan shall be approved by the PW Director in
accordance with City ordinances, standards and specifications, and with the
latest edition of the CAMUTCD.
187. Intersection Geometrics — All proposed intersection geometrics may be
modified in final engineering as approved by the PW Director.
188. Fair Share Cost Estimates- The fair share cost estimates for signal
modifications and geometric improvements shall be based on conceptual
exhibits, reviewed and approved by the PW Director. The conceptual exhibits
shall show the proposed improvements overlain onto the existing roadway in
order to determine the construction cost of said improvement.
189. Construction Traffic Control Plan - Prior to start of any project related
construction, the developer/property owner shall submit to the Public Works
Engineering Department for review and approval, a Construction Traffic
Control Plan in compliance with the development's FEIR, all applicable City
ordinances, standards and specifications, and the latest edition of the
CAMUTCD. The traffic control plan shall address impacts from construction
vehicular traffic, noise, and dust and shall include measures to mitigate these
effects. The plan shall include the following:
a. The estimated day(s), time(s) and duration of any lane closures that are
anticipated to be required by Project construction.
b. Safety measures such as, but not limited to, signage, flagmen, cones,
advance community notice, or other acceptable measures to the
satisfaction of the Public Works Engineering Department. The purpose of
the measures shall be to safely guide motorists, cyclists, and pedestrians,
minimize traffic impacts and ensure the safe and even flow of traffic
consistent with City level of service standards and safety requirements.
c. A notification to the Public Works Department at least five (5) business
days in advance of any planned lane closure that will be caused by
Project construction. The City shall evaluate any other known lane
closures, construction activities, or special events that may conflict with
the Project's scheduled lane closure or create additional impacts to traffic
flow; and, if deemed necessary by the Public Works Department, the
Project's lane closure may be postponed or rescheduled.
PRIOR TO ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY FOR
PLANNING AREA 1:
190. Thornton Ave between Goetz Rd and Valley Blvd — The
developer/property owner shall construct the required full width street
improvements for Thornton Ave as designated in the Project's adopted
Specific Plan. These shall include two travel lanes, two bike lanes, and
sidewalks and parkways on both sides of the ROW.
55
191. Intersection of Goetz Rd (NS) and Sotelo Rd -Thornton Ave (EW) — The
developer/property owner shall construct the required intersection
improvements with the following geometrics:
• Northbound: One shared left turn, through and right turn lane.
• Southbound: One shared left turn, through and right turn lane.
• Eastbound: One shared left turn, through and right turn lane. Stop
controlled.
• Westbound: One shared left turn, through and right turn lane. Stop
controlled.
The improvements shall include a safe street transition and termination as
approved by the PW Director.
192. Traffic Signal at the Intersection of Murrieta Rd (NS) and Ethanac Rd
(EW) - The developer/property owner shall install the required traffic signal
with the following geometrics:
• Northbound: One shared left turn, through and right turn lane.
• Southbound: One shared left turn and through lane. One right turn lane.
• Eastbound: One left turn lane. One shared through and right turn lane.
• Westbound: One left turn lane. One shared through and right turn lane.
193. Internal Roadways within Phase 1 boundaries — The developer/property
owner shall construct the required full width street improvements on all other
internal roads within Phase 1 per the Project's adopted specific plan.
194. Cost Participation through Payment of TUMF and DIF for Offsite
Improvements — The developer/property owner's TUMF and DIF payment
obligations shall be considered as cost participation for Project's required
offsite improvements only when the offsite improvements for which credits
are claimed, are eligible TUMF and/or DIF facilities at the time of TUMF and
DIF payments.
195. Central 1-215 improvements — Prior to issuance of the first occupancy
permit, the Central 1-215 improvements to add one southbound and one
northbound lane to the 1-215 freeway segments between State Route 60 and
Murrieta Hot Springs Road shall be constructed and operational. Expected
completion of construction is August 2015.
196. Fair Share Cost Participation for Mite Improvements- The
developer/property owner shall pay fair share costs for offsite improvements
determined as follows:
Existing traffic signal modification at the intersection of Goetz Road (NS) and
Ethanac Rd (EW). The signal modification will include the addition of a
westbound right -turn overlap at a fair share cost of 26.7% of the cost of
improvement.
PRIOR TO ISSUANCE OF THE 61ST CERTIFICATE OF OCCUPANCY FOR
PLANNING AREA 2:
W
197. Intersection of Goetz Rd (NS) and Sotelo Rd -Thornton Ave (EW) — The
developer/property owner shall construct the required widening
improvements at the intersection of Goetz Road (NS) and Sotelo Road -
Thornton Avenue (EW) with the following geometrics:
• Northbound: One left turn lane. One shared through and right turn lane.
• Southbound: One left turn lane. One shared through and right turn lane.
• Eastbound: One shared left turn, through and right turn lane. Stop
controlled.
• Westbound: One shared left turn, through and right turn lane. Stop
controlled.
198. Intersection of Valley Blvd (NS) and Thornton Ave (EW) - The
developer/property owner shall construct the required improvements at this
intersection with the following geometrics:
• Northbound: One left turn lane. One shared through and right turn lane.
• Southbound: One left turn lane. One shared through and right turn lane.
• Eastbound: One shared left turn, through and right turn lane. Stop
controlled.
• Westbound: One shared left turn, through and right turn lane. Stop
controlled.
199. Intersection of Goetz Road (NS) and Goldenrod Avenue -McLaughlin
Road (EW) — The developer/property owner shall construct the required
intersection improvements with the following geometrics:
• Northbound: One left turn lane. One shared through and right turn lane.
• Southbound: One left turn lane. One through lane. One right turn lane.
• Eastbound: One shared left turn, through and right turn lane. Stop
controlled.
• Westbound: One shared left turn, through and right turn lane. Stop
controlled.
At final engineering, the eastbound and westbound directions shall be further
analyzed to determine the geometrics that that will best align with existing
Goldenrod alignment in the County side, as determined by the PW Director.
200. Traffic Signal at the Intersection of Goetz Road -Valley Boulevard (NS)
and Goetz Road (EW) — The developer/property owner shall install the
required traffic signal with the following geometrics:
• Northbound: One left turn lane. One through lane. One shared through and
right turn lane.
• Southbound: One left turn lane. One through lane. One shared through and
right turn lane.
• Eastbound: One left turn lane. One shared through and right turn lane.
• Westbound: One left turn lane. One shared through and right turn lane.
57
201. Offsite Valley Blvd from 475' south of Goetz Rd to Thornton Ave — The
developer/property owner shall construct the required street improvements
along this segment of Valley Blvd, within the existing 110 feet Right of Way,
consisting of the following:
• 32' of pavement, one lane in each direction.
• The street profile shall be decided during final engineering considering
safety factors, minimum pavement removal when Valley Blvd is built at
ultimate condition, and current City standards and specifications, as
determined by the PW Director.
• 10' DG trail with a 5' minimum sidewalk
• A linear water quality basin design to address runoff from offsite street
improvements. The final design maybe modified at final engineering as
approved by the PW Director
202. Goetz Rd from McLaughlin Rd north 784' to existing Goetz Rd — The
developer/property owner shall construct the required full width improvements
of this segment of Goetz Road at its ultimate cross-section as a major
roadway from McLaughlin Road north 784' to existing Goetz Road, including
a safe transition on the west side of Goetz Rd. as approved by the PW
Director.
203. Onsite Improvements for Goldenrod Ave., Valley Blvd., and Goetz Rd. -
The developer/property owner shall construct the required full width street
improvements for these roads within the project boundary, in accordance with
the respective road classification as designated in the adopted Project
Specific Plan, including a 10' wide trail on the west side of Valley Boulevard.
204. Goetz Road Street Improvements — The developer/property owner shall
construct the Goetz Road as a major roadway from westerly project boundary
to Thornton Ave with 68 feet of pavement/median within 110 feet of right-of-
way, with two outside lanes, two inside lanes and a center two-way left -turn
lane.
205. Construction Plan for transitioning the existing Goetz Rd to its ultimate
alignment - The developer shall provide a City approved construction plan
that includes a temporary detour route for the public while the existing Goetz
Rd is being reconstructed and aligned with the ultimate Goetz Rd. At no times
shall the existing Goetz Rd be closed and vacated without the replacement
Goetz Rd being complete and open for public use.
206. Internal Roadways within Phase 2 boundaries — The developer/property
owner shall construct the required full width street improvements on all other
internal roads within Phase 2.
207. Fair Share Cost Participation for Off -site Improvements- The
developer/property owner shall pay fair share costs for off -site improvements
determined as follows:
Roadway geometric improvements to Murrieta Road (NS) and Ethanac
Road (EW) at a fair share construction cost of 21.2% for the installation of a
Northbound thru lane and a right turn lane.
PRIOR TO ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY FOR
PLANNING AREA 3:
208. Traffic Signal at the Intersection of Murrieta Rd (NS) and Thornton Ave -
Sun Meadows Dr (EW) — The developer/property owner shall install the
required traffic signal improvements that include the following geometrics:
• Northbound: One left turn lane. One through lane. One shared through and
right turn lane.
• Southbound: One left turn lane. One shared through and right turn lane.
• Eastbound: One shared left turn, through and right turn lane.
• Westbound: One shared left turn, through and right turn lane.
209. Onsite Improvements for "U" Street between Goetz Rd and Thornton
Ave - The developer/property owner shall construct the required full width
improvements for this road within the Project boundary, in accordance with
the adopted Project Specific Plan. "U" Street is the internal road crossing over
Planning Areas 3 and 4.
210. Internal Roadways within Phase 3 boundaries — The developer/property
owner shall construct the required full width street improvements on all other
internal roads within Phase 3.
211. Temporary Intersection of Goetz Road (NS) and "U" Street (EW) — The
developer/property owner shall construct a temporary intersection of Goetz
Rd (NS) and "U" Street (EW) to provide for a temporary South Goetz Project
driveway with the following geometrics:
• Northbound: One through lane. One shared through and right turn lane.
• Southbound: One left turn. Two through lanes.
• Eastbound: N/A
• Westbound: One shared left turn and right turn lane. Stop controlled
212. Fair Share Cost Participation for Off -site Improvements- The
developer/property owner shall pay fair share costs for off -site improvements
determined as follows:
Roadway geometric improvements to Murrieta Road (NS) and Thornton Ave -
Sun Meadows (EW) - The geometric improvements include the addition of a
Southbound through lane at a fair share cost of 26.9% of the cost of
improvements.
PRIOR TO ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY FOR
PLANNING AREA 4:
213. Internal Roadways within Phase 4 boundaries - The developer/property
owner shall construct the required full width street improvements on all
internal roads within Planning Area 4.
PRIOR TO ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY FOR
PLANNING AREA 5:
W
214. McLaughlin Road (EW) from Byers Rd to Goetz Rd — The
developer/property owner shall construct partial width improvements on the
southerly side of McLaughlin Road at its ultimate cross-section as a
Secondary Roadway adjacent to Project boundary line. The improvements
shall consist of the following:
• A ROW dedication of 13 feet on the south side of McLaughlin to get a half
road ROW width of 43 feet measured from the existing centerline to the
proposed south McLaughlin ROW line.
• The south 43 feet ROW shall allow for street improvements consisting of
two eastbound lanes (11 — foot wide each), a 5-foot half median, a 6-foot
bike lane, a 5-foot wide sidewalk and 5-foot wide parkway.
• On the north side from the existing centerline, the developer/property owner
shall construct street improvements consisting of a 5-ft half median, one 12-
foot westbound lane, and an 8-ft swale. The remaining 5 feet will remain
dirt/gravel, for a total of 30 feet (existing north ROW).
• The resulting 10-foot median will be striped to allow left turn movements
into the development.
All improvements shall conform to City Standards and Specifications as
determined by the PW Director.
215. Intersection of McLaughlin Project Driveway (NS) and McLaughlin Rd
(EW) — Concurrent with the improvement on McLaughlin, the
developer/property owner shall construct the required intersection
improvements with the following geometrics:
• Northbound: One shared left and right turn lane. Stop controlled.
• Southbound: Not Applicable.
• Eastbound: One through lane. One shared through and right turn lane.
• Westbound: One left turn. One through lane.
216. Byers Road (NS) south of McLaughlin Rd — The developer/property owner
shall construct partial width improvements on the westerly side of Byers
Road, south of McLaughlin Rd, at its ultimate cross-section as a collector
roadway adjacent to Project boundary line. The west side shall include a
travel lane, sidewalk, parkway, bike lane, a 12 foot northbound travel lane
past the centerline, and a water quality swale meeting edge of pavement on
the east side.
217. Intersection of Byers Road (NS) and McLaughlin Rd (EW) — Concurrent
with the improvement on Byers Rd, the developer/property owner shall
construct the required intersection improvements with the following
geometrics:
• Northbound: One shared left and right turn lane. Stop controlled
• Southbound: Not Applicable
• Eastbound: One shared through and right turn lane
• Westbound: One shared left turn and through lane
218. Planning Area 5 Internal Roadways — The developer/property owner shall
construct required full width improvements on all internal roadways within
Planning Area 5.
219. Intersection of Goetz Road (NS) and North Goetz Project Driveway (EW)
— The developer/property owner shall construct the required intersection
improvements with the following geometrics:
• Northbound: One left turn lane. Two through lanes.
• Southbound: One through lane. One shared through and right turn lane.
• Eastbound: One shared left turn and right turn lane. Stop controlled.
• Westbound: Not Applicable.
220. Intersection of Goetz Road (NS) and U Street/South Goetz Project
Driveway (EW) — The developer/property owner shall construct the required
intersection improvements with the following geometrics:
• Northbound: One left turn. One through. One shared through and right turn
lane.
• Southbound: One left turn. One through. One shared through and right turn
lane.
• Eastbound: One shared left turn, through and right turn lane. Stop
controlled.
• Westbound: One shared left turn, through and right turn lane. Stop
controlled.
221. McLaughlin Rd (EW) from Byers Rd to Calle Emiliano — The
developer/property owner shall construct 32' of pavement (one lane in each
direction) of McLaughlin Road from easterly project boundary at Byers Rd, to
Calle Emiliano with a 6' pedestrian walkway on one side. The final street
profile shall include a water quality design to address runoff from new paved
road.
222. Fair Share Cost Participation for Off -site Improvements- The
developer/property owner shall pay fair share costs for off -site improvements
determined as follows:
The developer/property owner shall participate in the construction of a new
traffic signal at the intersection of Murrieta Rd (NS) and Chambers Ave
(EW), through a fair share payment of 61 % of the cost of construction.
PRIOR TO ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY FOR
PLANNING AREA 6:
223. Planning Area 6 Internal Roadways — The developer/property owner shall
construct required full width improvements on all internal roadways within
Planning Area 6.
PRIOR TO ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY FOR
PLANNING AREA 7:
61
224. Planning Area 7 Internal Roadways — The developer/property owner shall
construct required full width improvements on all internal roadways within
Planning Area 7.
STREET STANDARDS, DEDICATIONS, AND VACATIONS
225. Street improvements shall conform to all applicable City Design Standards
and Specifications, the City General Plan, City adopted Riverside County
Ordinance 461, and all other relevant laws, rules and regulations governing
street construction in the City.
226. Soils and Pavement Report — Street pavement structural designs shall
comply with the recommendations in the City approved Project soils and
pavement investigation report, and must meet City standards and
specifications, as approved by the PW Director.
227. Street Improvement Plan Profile - Improvement plans shall be prepared
based upon a design profile extending a minimum of 300 feet beyond project
boundaries at grade and alignment approved by PW Engineering
Department.
228. Streetlight Plan — Street light construction plans shall be prepared as
separate plans or combined with the public street improvement plans as
approved by the PW Director.
229. Streetlight Design as LS-3 Rate Lights — All streetlights, other than traffic
signal safety lights, shall be designed as LS-3 rate lights in accordance with
approved City standards and specifications, and as determined by the PW
Director.
230. Public Streetlights Service Points —All proposed public streetlights shall be
provided with necessary appurtenances and service points for power,
separate from privately owned streetlights. The developer/property owner
shall coordinate with the PW Department and with Southern California Edison
the assignment of addresses to streetlight service points. Service points for
proposed public streetlights shall become public and shall be located within
public right of way or within duly dedicated public easements.
231. Street Name Sign - The developer/property owner shall install street name
sign(s) in accordance with applicable City Standards or as directed by the
PW Engineering Department.
232. Dry Utility Installations - Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with Ordinance 460 and 461, or as approved by the Public Works
Director/City Engineer. This also applies to existing overhead lines which are
33.6 kilovolts or below along the project frontage and within the project
boundaries.
Prior to Map Recordation
233. Onsite Overhead Lines within Dedicated ROW Boundaries — Portions of
existing right of ways (ROW) within project boundaries are proposed for
vacation with the recordation of the final map phase containing the ROW.
Prior to recordation of the final map phases that have existing overhead lines,
62
the developer/property owners shall coordinate the undergrounding,
relocation or removal of said lines with appropriate agencies. ROWs with
existing overhead lines shall not be vacated without the utilities being first
removed, relocated or replaced. Rouse Rd within Map Phases 3 and 4 have
existing overhead lines.
234. Vacation of Dedicated ROW within Project Boundaries — Portions of
dedicated ROWs within project boundaries are proposed for vacation with the
recordation of the final map phase containing the ROW. Prior to recordation
of such final map phases, the developer/property owners shall provide non-
interference letters from all affected utilities and agencies.
235. Vacation of Existing Goetz Road — Goetz Road within the project
boundaries shall not be vacated with the recordation of any final map phase,
and without first providing a replacement or realigned road that is open for
public use. The vacation of Goetz Road shall be done through a separate
recordable instrument (See also Goetz Road vacation under Traffic
Engineering and Street Improvements).
236. Access to Offsite Parcels Adjacent to Map Phases 1 and 2 — Prior to final
map recordation, the developer/property owner shall ensure that offsite
parcels affected by the proposed road vacations located south and west of
Map Phases 1 and 2, have continued access to these offsite parcels. These
parcels are adjacent to dedicated public street ROWs proposed for vacation
by this development.
237. Streets "EEE" and "DDD" within Map Phase 1 — Prior to final map
recordation for Map Phase 1, the developer/property owner shall design
these streets to ensure access to offsite parcels adjacent to Map Phases 1
and 2 are not blocked. The developer may also provide appropriate
alternative access as approved by the PW Director.
238. Acceptance of Public Roadway Dedication and Improvements — Onsite
easements and right -of way for public roadways shall be granted to the City
of Menifee through the final map, or other acceptable recordable instrument.
The off -site rights -of -way required for access road(s) shall be accepted to
vest title in the name of the public if not already accepted.
Prior to Issuance of Any Construction Permit/Encroachment Permit
239. Improvement Bonds — Prior to issuance of any construction permit for all
required onsite and offsite public improvements, the developer/project owner
shall enter into a bond agreement and post acceptable bonds or security, to
guarantee the completion of all required improvements. The bonds shall be in
accordance with all applicable City ordinances, resolutions and municipal
codes (See also bond agreement condition under General Conditions).
240. Encroachment Permits — The developer/property owner shall obtain all
required encroachment permits and clearances prior to start of any work
within City, State, or local agency right-of-way.
Prior to Issuance of Certificate of Occupancy
63
241. Driveways and Driveway Approaches — Driveways and driveway
Approaches shall be designed and constructed per City standards. The
modified County of Riverside standard 207A may be used as approved by the
Public Works Director. Prior to issuance of Certificate of Occupancy, required
driveways shall be constructed.
242. Completion of Street Improvements — Prior to issuance of a Certificate of
Occupancy in any map phase, the following street components within
applicable map phase shall be completed:
• Primary and Alternate (secondary) access roads shall be completed and
paved to finish grade according to the limits indicated in the improvement
plans and as noted elsewhere in these conditions.
• Interior roads shall be completed and paved to finish grade according to the
limits indicated in the improvement plans and as noted elsewhere in these
conditions. All curbs, gutters, sidewalks and driveway approaches shall be
installed
• Storm drains and flood control facilities shall be completed according to the
improvement plans and as noted elsewhere in these conditions. Written
confirmation of acceptance by the Flood Control District, if applicable, is
required.
• Water system, including fire hydrants, shall be installed and operational,
according to the improvement plans and as noted elsewhere in these
conditions. All water valves shall be raised to pavement finished grade.
Written confirmation of acceptance from water purveyor is required.
• Sewer system shall be installed and operational, according to the
improvement plans and as noted elsewhere in these conditions. All sewer
manholes shall be raised to pavement finished grade. Written confirmation
of acceptance from sewer purveyor is required.
• Landscaping and irrigation, water and electrical systems shall be installed
and operational in accordance with City adopted County Ordinance 461.
WATER, SEWER, AND RECYCLED WATER
243. All water, sewer and recycled water improvements shall be designed per the
City adopted County Ordinances 460, 461 and 787; Eastern Municipal Water
Districts (EMWD) standards and specifications, including required auxiliaries
and appurtenances. The final design, including pipe sizes and alignments,
shall be subject to the approval of EMWD.
244. Utility Improvement Plans — Public Water, Sewer and Recycled Water
improvements shall be drawn on City title block for review and approval by
the City PW Department and EMWD.
245. Onsite and Offsite Sewer, Water and Recycled Water Improvements — All
public onsite and offsite sewer, water and recycled water improvements shall
be guaranteed for construction prior to final map recordation.
NPDES AND WQMP
246. All City of Menifee requirements for NPDES and Water Quality Management
Plans (WQMP) shall be met per City of Menifee Municipal Code Chapter
15.01 for Stormwater/Urban Runoff Management Program as determined by
the Public Works Director/City Engineer.
247. Preliminary Water Quality Management Plan (Prelim WQMP) — A
Preliminary WQMP has been reviewed and approved for this development
following the latest WQMP Guidance Document issued by the Regional
Water Quality Control Board for new developments. The Prelim WQMP
mapped the project into four major Drainage Management Areas (DMAs)
consistent with the map phasing for the project as outlined below:
• DMA A — includes offsite areas and areas within Map Phase 5 (PA 5) and
a portion of Map Phase 6 (PA 6). These areas are tributary to Basin A in
Phase 5 (Lot 760)
• DMA B — includes offsite areas and areas within Map Phases 6 & 7 (PAs
6 & 7). These areas are tributary to Basin B in Phase 6 (Lot 761)
• DMA C — includes offsite areas and areas within Map Phases 3 & 4 (PAs
3 & 4). These areas are tributary to Basin C in Phase 4 (Lot 762)
• DMA D — includes offsite areas and areas within Map Phases 1 & 2 (PAs
1 & 2). These areas are tributary to Basin D in Phase 1 (Lot 763)
Drainage flows within each DMA are treated with several treatment trains of
vegetated swales and other Low Impact Development (LID) features prior to
discharge to downstream receiving basins for final treatment.
Prior to Grading Permit
248. Final Project Specific Water Quality Management Plan (Final WQMP) —
Prior to issuance of any grading permit, a FINAL project specific WQMP in
substantial conformance with the approved PRELIMINARY WQMP, shall be
reviewed and approved by the Public Works Engineering Department. Final
construction plans shall incorporate all of the structural BMPs identified in the
approved FINAL WQMP. The final developed project shall implement all
structural and non-structural BMPs specified in the approved FINAL WQMP.
One copy of the approved FINAL WQMP on a CD-ROM in pdf format shall be
submitted to the Public Works Engineering Department. The FINAL WQMP
submittal shall include at the minimum the following reports/studies:
(a) Approved Final Hydrology/hydraulics report
(b) Approved Soils Report that includes soil infiltration capacity
(c) Limited Phase II Environmental Site Assessment Report
249. REVISING THE FINAL WQMP — In the event the Final WQMP requires
design revisions that will substantially deviate from the approved Prelim
WQMP, a revised or new WQMP shall be submitted for review and approval
by the PW Department. The cost of reviewing the revised/new WQMP shall
be charged on a time and material basis. The fixed fee to review a Final
WQMP shall not apply, and a deposit shall be collected from the applicant to
pay for reviewing the substantially revised WQMP.
65
250. WQMP Right of Entry and Maintenance Agreement — Prior to, or
concurrent with the approval of the FINAL WQMP, the developer/property
owner shall record Covenants, Conditions and Restrictions (CC&R's), or
enter into an acceptable Right of Entry and Maintenance Agreement with the
City to inform future property owners of the requirement to perpetually
implement the approved FINAL WQMP.
Prior to Issuance of Certificate of Occupancy
251. Basin D (Lot 763) and Treatment Train BMPs within PA 1 — Prior to the
issuance of the first Certificate of Occupancy within PA 1, these
improvements shall be complete and operational.
252. Treatment Train BMPs within PA 2 — Prior to the issuance of the first
Certificate of Occupancy within PA 2, these improvements shall be complete
and operational.
253. Basin C (Lot 762) and Treatment Train of BMPs within PA 3 — Prior to the
issuance of the first Certificate of Occupancy within PA 3, these shall be
complete and operational.
254. Treatment Train BMPs within PA 4 — Prior to the issuance of the first
Certificate of Occupancy within PA 4, these improvements shall be complete
and operational.
255. Basin B (Lot 761) within PA 6 — Prior to the issuance of a Certificate of
Occupancy within PA 6 tributary to Basin B, or first Certificate of Occupancy
within PA 7, the basin shall be complete and operational.
256. Basin A and Treatment Train BMPs within PAs 5 & 6 — Prior to the
issuance of the first Certificate of Occupancy within PA 5, or a Certificate of
Occupancy within PA 6 tributary to Basin A, these improvements shall be
complete and operational.
257. WQMP/BMP Education — Prior to issuance of Certificate of Occupancy
within each Planning Area, the developer/property owner shall provide the
City proof of notification to future occupants of all non-structural Best
Management Practices (BMPs) and educational and training requirements for
said BMPs as directed in the approved Final WQMP. The developer must
provide to the PW Engineering Department notarized affidavit as proof of
notification. Public Educational Program materials maybe obtained from the
Riverside County Flood Control and Water Conservation District's (District)
NPDES Section through their website at www.floodcontrol.co.riverside.ca.us.
258. Inspection of BMP Installation - Prior to issuance of Certificate of
Occupancy, all structural BMPs included in the approved FINAL WQMP shall
be inspected for completion of installation in accordance with approved plans
and specifications, and the FINAL WQMP. The PW Stormwater Inspection
team shall verify that all proposed structural BMPs are in working conditions,
and that a hard copy and/or digital copy of the approved FINAL WQMP are
available at the site for use and reference by future owners/occupants. The
inspection shall ensure that the FINAL WQMP at the site includes the BMP
Operation and Maintenance Plan, and shall include the site in a City
maintained database for future periodic inspection.
259. BMP Maintenance & Inspection - The CC&R's for the development's
Homeowners Association (HOA) shall contain inspection provisions for all
privately owned treatment control BMPs, and if required, cleaned no later
than any major rain event. The CC&R's shall identify the entity that will
inspect and maintain all privately owned structural BMP's within the project
boundaries. A copy of the CC&R's shall be submitted to the PW Engineering
Department for review and approval.
260. Trash Enclosures Standards and Specifications — Storm runoff resulting
in direct contact with trash enclosure, or wastewater runoff from trash
enclosure are prohibited from running off a site onto the City MS4 without
proper treatment. Trash enclosures in new developments and redevelopment
projects shall meet new storm water quality standards including:
a) Provision of a solid impermeable roof with a minimum clearance height to
allow the bin lid to completely open.
b) Constructed of reinforced masonry without wooden gates. Walls shall be
at least 6 feet high.
c) Provision of concrete slab floor, graded to collect any spill within the
enclosure.
d) All trash bins in the trash enclosure shall be leak proof with lids that are
continuously kept closed.
e) The enclosure area shall be protected from receiving direct rainfall or run-
on from collateral surfaces.
Any standing liquids within the trash enclosures without floor drain must be
cleaned up and disposed of properly using a mop and a bucket or a wet/dry
vacuum machine. All non -hazardous liquids without solid trash may be put in
the sanitary sewer as an option, in accordance with Eastern Municipal Water
District (EMWD) criteria.
An alternate floor drain from the interior of the enclosure that discharges to
the sanitary sewer may be constructed only after obtaining approval from
EMWD. This option requires the following:
a) The trash enclosure shall be lockable and locked when not in use with a
2-inch or larger brass resettable combination lock. Only employees and
staff authorized by the enclosure property owner shall be given access.
This requirement may not be applicable to commercial complexes with
multiple tenants.
b) A waterless trap primer shall be provided to prevent escape of gasses
from the sewer line and save water.
c) Hot and cold running water shall be provided with a connection nearby
with an approved backflow preventer. The spigot shall be protected and
located at the rear of the enclosure to prevent damage from bins.
CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD) 2015-2
261. Prior to City incorporation, this development has been annexed into the
Riverside County Consolidated Landscape and Lighting Maintenance District
(L&LMD) 89-1C, and the Riverside County Economic Development Agency's
County Service Area (CSA) 145. These entities were to provide maintenance
services of certain public facilities that will benefit the proposed development.
The City of Menifee has now taken over the administration of these two
67
special districts for all annexed properties within City boundaries, and
therefore has oversight over the assessment of this project under these
Districts.
The development is proposing construction of certain facilities that will
eventually become public, but are beyond the maintenance criteria of either
the L&LMD or the CSA. Therefore, the development shall detach from these
districts and shall annex into the Citywide Community Facilities District CFD
2015-2, to facilitate maintenance of certain public facilities that cannot be
supported by the existing two Districts.
Prior to Map Recordation
262. Detachment or De -annexation from L&LMD 89-1C and CSA 145 — Prior to
or concurrent with the recordation of any final map, the developer/property
owner shall process and complete the detachment of the entire development
from the boundaries of both the L&LMD 89-1 C and the CSA 145. The
developer/property owner shall be responsible for all costs associated with
the completion of this detachment process.
263. Annexation to the Citywide Community Facilities District (CFD) 2015-2 -
Prior to, or concurrent with the recordation of a final map, the
developer/property owner shall complete the annexation of the proposed
development, into the boundaries of the City of Menifee Citywide Community
Facilities District CFD 2015-2. The citywide CFD shall be responsible for:
• The maintenance of public improvements or facilities that benefit this
development, and accepted for dedication to the City for CFD maintenance.
These facilities shall include but not limited to, public landscaping,
streetlights, traffic signals, streets, drainage facilities, water quality basins,
and other public improvements or facilities as approved by the Public
Works Director.
The developer/property owner shall be responsible for all cost associated
with the annexation of the proposed development in the citywide CFD.
264. CFD Annexation Agreement - In the event timing for this development's
schedule prevents the developer/property owner from complying with
condition of approval for CFD annexation, the developer shall enter into a
CFD annexation agreement to allow the annexation to complete after the
recordation of a final map but prior to issuance of a Certificate of Occupancy.
The developer shall be responsible for all costs associated with the
preparation of the CFD annexation agreement. The agreement shall be
approved by the City Council prior to final map recordation.
MAINTENANCE OF PARKWAY LANDSCAPING WITHIN PUBLIC RIGHT OF WAY
265. Landscape Improvement Plans for CFD Maintenance — Landscape
improvements including required trails within public ROW and/or areas
dedicated to the City for the citywide CFD to maintain shall be prepared on a
separate City CFD plans for review and approval by the PW Engineering
Department. The plans may be prepared for each Phase or as one plan for
the entire development as determined by the PW Director. When necessary
as determined by the PW Director, a separate WQMP construction plan on
City title block maybe required for review and approval by the PW
Engineering Department prior to issuance of a grading permit.
266. Parkway Landscaping Design Standards - The parkway areas behind the
street curb within the public's right-of-way, shall be landscaped and irrigated
per City standards and guidelines.
267. CFD Landscape Guidelines and Improvement Plans — All landscape
improvements for maintenance by the CFD shall be designed and installed in
accordance with City CFD Landscape Guidelines, and shall be drawn on a
separate improvement plan on City title block. The landscape improvement
plans shall be reviewed and approved by the PW Engineering Department
prior to issuance of a construction permit.
268. Maintenance of CFD Accepted Facilities — All landscaping and appurtenant
facilities to be maintained by CFD 2015-2 shall be built to City standards. The
developer shall be responsible for ensuring that landscaping areas to be
maintained by the CFD have its own controller and meter system, separate
from any private controller/meter system.
TRANSPORTATION UNIFORM MITIGATION FEE (TUMF)
269. TUMF Credit & Reimbursement Agreement — The developer/property
owner may enter into a TUMF Credit & Reimbursement Agreement for
construction of eligible TUMF facilities. The agreement shall be a three party
agreement among the developer/property owner, the City, and Western
Riverside Council of Governments (WRCOG), and shall be fully executed
prior to issuance of a building permit for which credit is claimed.
FEES, DEPOSITS, AND DEVELOPMENT IMPACT FEES
270. Fees and Deposits — Prior to final map recordation, approval of grading
plans, improvement plans, issuance of building permits, and/or issuance of
certificate of occupancy, the developer/property owner shall pay all
Development Impact Fees, Service Fees and Deposits applicable to this
development including TUMF and RBBD fees as applicable. Said Fees and
Deposits shall be collected at the rate in effect at the time of collection as
specified in current City resolutions and ordinances.
271. DIF Credits — The developer/property owner may apply for DIF credits for
construction of facilities that qualify as City master plan DIF facilities.
Section IV:
Riverside County Fire Department
Conditions of Approval
70
General Conditions
272. West Fire Protection Planning Office Responsibility. It is the
responsibility of the recipient of these Fire Department conditions to forward
them to all interested parties. The permit number (13-MENI-TR-208) is
required on all correspondence.
Questions should be directed to the Riverside County Fire Department, Fire
Protection Planning Division at 2300 Market St. Suite 150, Riverside, CA
92501. Phone: (951) 955-4777, Fax: (951) 955-4886.
273. City Case Statement. With respect to the conditions of approval for the
referenced project, the Fire Dept. recommends the following fire protection
measures be provided in accordance with Riverside County Ordinances and /
or recognized fire protection standards.
274. 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.
275. Hydrant/Spacing. Schedule A fire protection approved standard fire
hydrants, (6"x4"x2-1/2") located one at each street intersection and spaced
no more than 500 feet apart in any direction, with no portion of any lot
frontage more than 250 feet from a hydrant. Minimum fire flow shall be 1000
GPM for 2 hours duration at 20 PSI. Shall include perimeter streets at each
intersection and spaced 1,000 feet apart.
Prior to Final Map
276. Water Plans. The applicant or developer shall furnish one copy of the water
system plans to the Fire Department for review. Plans shall be signed by a
registered civil engineer, containing a Fire Department approval signature
block, and shall conform to hydrant type, location, spacing and minimum fire
flow. Once plans are signed by the local water company, the originals shall
be presented to the Fire Department for signature.
277. ECS - Water System Installed Prior to Bldg. ECS map must be stamped
by the Riverside County Surveyor with the following note:
The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible
building materials being placed on an individual lot.
Prior to Issuance of Building Permit
278. Tract Water Verification. The required water system, including all fire
hydrant(s), shall be installed and accepted by the appropriate water agency
and the Riverside County Fire Department prior to any combustible building
material placed on an individual lot. Contact the Riverside County Fire
Department to inspect the required fire flow, street signs, all weather surface
71
and all access primary and/or secondary. Approved water plans must be on
the job site.
Prior to Final Inspection
279. Sprinkler System Residential. Residential fire sprinklers are required in all
one and two family dwellings per the California Residential code, California
Building Code and the California Fire Code. Install Fire Sprinkler Systems
per NFPA 13D, 2013 Edition. Plans must be submitted to the Fire
Department for review and approval prior to installation.
72
Section V:
Riverside County Environmental
Health Conditions of Approval
73
General Conditions
280. Eastern Municipal Water District. Eastern Municipal Water District
(EMWD) potable water service and sanitary sewer service is proposed. Per
Memorandum of Understanding between the County of Riverside and
EMWD, no "will -serve" letters are required for projects located in their service
area. Therefore, a "will -serve" letter shall not be required from EMWD for
water and sewer service. However, it is the responsibility of the developer to
ensure that all other requirements to obtain potable water service and
sanitary sewer service are met with EMWD, as well as, all other applicable
agencies.
281. No Vectors. Proposed detention/retention basins shall be constructed and
maintained in a manner that prevents vector breeding and vector nuisances.
Prior to Final Map
282. Water System. A water system shall have plans and specifications
approved by Eastern Municipal Water District and the Department, the City
Engineering Department, and Environmental Health.
283. Financial Arrangements. Financial arrangements (securities posted) must
be made for the water improvement plans and be approved by City Attorney.
284. Sewer System. A sewer system shall have mylar plans and specifications
as approved by the Eastern Municipal Water District, the City Engineering
Department and the Department of Environmental Health.
285. Annexation. Annexation proceedings must be finalized with the applicable
purveyor for sanitation service.
74
Section VI:
Riverside Countv Environmental
Programs Department
Conditions of Approval
75
Prior to Issuance of Gradin_g Permit
286. Burrowing Owl. Pursuant to Objective 6 and Objective 7 of the Species
Account for the Burrowing Owl included in the Western Riverside County
Multiple Species Habitat Conservation Plan, within 30 days prior to the
issuance of a grading permit, a pre -construction presence/absence survey for
the burrowing owl shall be conducted by a qualified biologist and the results
of this presence/absence survey shall be provided in writing to the
Environmental Programs Department. If it is determined that the project site
is occupied by the Burrowing Owl, take of "active" nests shall be avoided
pursuant to the MSHCP and the Migratory Bird Treaty Act. However, when
the Burrowing Owl is present, relocation outside of the nesting season (March
1 through August 31) by a qualified biologist shall be required. The County
Biologist shall be consulted to determine appropriate type of relocation (active
or passive) and translocation sites. Occupation of this species on the project
site may result in the need to revise grading plans so that take of "active"
nests is avoided or alternatively, a grading permit may be issued once the
species has been actively relocated.
If the grading permit is not obtained within 30 days of the survey a new
survey shall be required. If precise grading occurs more than 6 months from
rough grading then updated studies may be required
No ground disturbance, including disking, blading, grubbing or any similar
activity shall occur within the site until the burrowing owl study is reviewed
and approved.
For any ground disturbance activities during the general bird nesting season
(February 1-September 15), a survey for nesting birds shall be conducted by
a qualified biologist prior to any such activities during the general bird nesting
season and the results of the survey shall be provided in writing to the
Environmental Programs Department.
287. Nesting Bird Survey. The following condition shall be satisfied prior to the
issuance of a grading permit. Birds and their nests are protected by the
Migratory Bird Treaty Act (MBTA) and California Department of Fish and
Game (CDFG) Codes. Since the project supports suitable nesting bird
habitat, removal of vegetation or any other potential nesting bird habitat
disturbances shall be conducted outside of the avian nesting season
(January 1st through September 15th). If habitat must be cleared during the
nesting season, a preconstruction nesting bird survey shall be conducted
three (3) days prior to initiation of construction activities. The preconstruction
nesting bird survey must be conducted by a qualified biologist. The biologist
shall prepare and submit a report, documenting the results of the survey, to
the City of Menifee Community Development Department for review and
approval. If nesting activity is observed, appropriate avoidance measures
shall be adopted to avoid any potential impacts to nesting birds.
If project activities are delayed or suspended for more than 30 days from the
date of the pre -activity survey, surveys shall be repeated. If active nests are
observed and located appropriate buffers (e.g., 500 feet of an active listed
76
species or raptor nest, 300 feet of other sensitive or protected bird nests
(non -listed), within 100 feet of sensitive or protected songbird nests) shall be
established and maintained during clearing and grubbing activities within the
nesting season. No grading or heavy equipment activity shall take place
within the established buffer until the nest is no longer active as determined
by a qualified biologist.
288. Streambed Alteration. Prior to grading, project proponent shall enter into a
Notification of Streambed or Lake Alteration Agreement with California
Department of Fish and Wildlife The Streambed or Lake Alteration
Agreement shall require that existing good quality wetland, mulefat scrub
habitat and unvegetated streambed are mitigated at a range of 1:1 to 3:1
replacement ratio based upon the existence of isolated drainage features
and/or degraded vegetation, ensuring that Project impacts to jurisdictional
waters would be reduced to a less than significant level.
77
Section VII:
Community Services
Conditions of Approval
a-]
General Conditions
289. Park Annexation. All parklands must be annexed into a Communities
Facilities District or other acceptable mechanism as determined by the City of
Menifee.
290. Expanded Parkway Improvements. Landscaping, trails, and any other
improvements identified within expanded parkway and end of cul de sac
landscaped areas located within open space lots as shown on the
TENTATIVE MAP shall be provided when adjacent landscaping within the
right of way is improved, unless otherwise approved by the Community
Services Director or City Engineer.
291. Trail Maintenance. The land divider, or any successor -in -interest to the land
divider, shall be responsible for maintenance and upkeep of any trail
easement required under these conditions until such time as the maintenance
is taken over by a Communities Facilities District or any other appropriate
maintenance district.
Prior to Map Recordation
292. Trail Plans. The applicant shall submit a trails plan to the City of Menifee for
review and approval. This trails plan shall show the trail with all topography,
grading, fencing, cross -sections, street crossings and under crossings,
signage (if appropriate), lighting and landscaping. The plan shall be
approved prior to recordation of the final map or approval of the final map by
the City Council.
293. Annexation into Maintenance District. The land divider shall submit written
proof to the Community Development Department that the subject property
has been annexed to Communities Facilities District or other entity
acceptable to the Community Development Director for maintenance of open
space areas, trails and/or parkway.
Prior to Grading Permit Issuance
294. Trails Plans. Prior to the issuance of any grading permits, the applicant shall
submit grading plans and construction specifications to the City of Menifee
Community Services Department and Engineering Department for review and
approval. These grading plans shall show the location of all trails consistent
with the approved trails plan which was required prior to map recordation.
Prior to Issuance of a Building Permit
295. Park Plans. Prior to building permit issuance, the applicant shall submit a
working park plan for the 10.0 acre park on lot 759 (Planning Area 513) to the
City of Menifee Community Services Department for review and approval.
The plan shall be prepared consistent with the park plan requirements
detailed in Menifee Municipal Code Chapter 9.86 and Park Design
Guidelines, and with Menifee Municipal Code Chapter 15.04 for water
efficient landscaping. The park plan shall be a working drawing.
79
296. Quimby Fees. Payment of in -lieu fees. The proposed subdivision will fulfill
Quimby obligations through a combination of payment of in -lieu fees and
dedication of land/credit for onsite parks, which will be maintained by the City
of Menifee. Prior to the issuance of a building permit, the City Manager or
his/her designee shall determine the amount of Quimby Fees to be paid by
the subdivider or as otherwise superseded by the provisions in a
Development Agreement. Quimby fees shall be paid directly to the city prior
to the issuance of the first certificate of occupancy of any dwelling unit in the
subdivision.
Prior to Final Inspection
297. Trail Improvements. The trails along Valley Boulevard and Goetz Road
shall be fully improved pursuant to the design and improvements shown on
the TENTATIVE MAP and SPECIFIC PLAN and approved trails plan to the
satisfaction of the Community Development Department and Community
Services Department.
298. Park Performance Securities. Prior to the issuance of the first certificate of
occupancy within the subdivision, the developer shall provide a sufficient
surety, as determined by the Community Services Director, to guarantee that
the park improvements located within Lot 759 (10.00 Acre Park) and
amenities are completed and ready for public use. The surety shall be in an
amount necessary to guarantee the installation of plantings, irrigation system,
walls and/or fences, recreation equipment and other improvements in
accordance with the approved parks plan. Securities may require review by
the City Attorney and other staff. Permit holder is encouraged to allow
adequate time to ensure that securities are in place. The performance
security may be released one year after structural final, inspection report, and
the Six Month and One -Year Post Establishment report confirms that the
park, including all planting and irrigation components have been adequately
installed and maintained. A cash security shall be required when the
estimated cost is $2,500.00 or less.
299. Planning Area 5B Dedication/Plans. Prior to issuance of the 1 st Occupancy
Permit within the Tentative Tract Map, the parkland designated as Planning
Area 5B on lot 759 of the TENTATIVE MAP shall be offered for dedication to
The City or other entity acceptable to the City of Menifee. Additionally,
working park plans shall be approved by the Engineering Department
showing the working park plans for Planning Area 5B. Plans shall contain
overall site map or tract map showing locations of all parks, trails, channels,
basins and/or open spaces; vicinity map; street names; north arrow; adjacent
land use; proposed park layout including but not limited to parking lot and
concrete layout, all proposed amenities, (including, but not limited to ball
fields, soccer fields, gazeboes, basketball and tennis courts, tot lots, picnic
areas, lighting, decomposed granite trails, etc. as shown in Figures 3.1-3A
and 3.1-313 of the Specific Plan); turf and planter layout; tree locations; and
plant palette. The plans shall be approved by The City or other entity
acceptable to the City of Menifee. This requirement may be superseded by a
Park Development Agreement or may be otherwise deferred by the
Community Services Director based on reasonable justification to defer.
:1
Prior to Issuance of a Given Building Permit
PARK CONDITIONS
300. Park Development Agreement. Pursuant to Municipal Code Section
9.55.120, the following conditions shall serve as a Park Development
Agreement for purposes of modifying timeframes for submittal of park plans,
park construction, and park dedication.
301. Park Improvements. Unless superseded by a Development Agreement,
failure to comply with any deadline for the development of the park and trail
improvements and/or amenities shall halt the issuance of building permits
and suspension of all building inspections for residential dwelling units within
the subdivision.
302. Planning Area 1B Park Plans. Prior to the issuance of the 1st Building
Permit within Phase -1 of the Tentative Tract Map (Planning Area 1A), a
minor plot plan application shall be submitted to and approved by the
Community Services Department showing the conceptual park plans for
Planning Area 1 B on lot 757 of the TENTATIVE MAP. Conceptual plans shall
contain overall site map or tract map showing locations of all parks, trails,
channels, basins and/or open spaces; vicinity map; street names; north
arrow; adjacent land use; proposed park layout including but not limited to
parking lot and concrete layout, all proposed amenities, (including, but not
limited to gazeboes, tot lots, picnic areas, lighting, decomposed granite trails,
etc. as shown in Figure 3.1-5 of the Specific Plan); turf and planter layout;
tree locations; and plant palette. The plans shall be approved by The City or
other entity acceptable to the City of Menifee. This requirement may be
superseded by a Park Development Agreement.
303. Planning Area 1B Park Construction. Prior to the issuance of the 45tn
Building Occupancy within Phase -1 of the Tentative Tract Map (Planning
Area 1A), the park within lot 757 (Planning Area 1B) shall be constructed,
fully operable and open for public use.
304. Planning Area 4B Plans. Prior to the issuance of the 1st Building Permit
within Phase -4 of the Tentative Tract Map (Planning Area 4A), a minor plot
plan application shall be submitted to and approved by the Community
Development Department showing the conceptual park plans for Planning
Area 4B on lot 758 of the TENTATIVE MAP. Conceptual plans shall contain
overall site map or tract map showing locations of all parks, trails, channels,
basins and/or open spaces; vicinity map; street names; north arrow; adjacent
land use; proposed park layout including but not limited to parking lot and
concrete layout, all proposed amenities, (including, but not limited to
gazeboes, basketball courts, tot lots, picnic areas, lighting, decomposed
granite trails, etc. as shown in Figure 3.1-4 of the Specific Plan); turf and
planter layout; tree locations; and plant palette. The plans shall be approved
by the City of Menifee. This requirement may be superseded by a Park
Development Agreement.
305. Planning Area 4B Constructed, Prior to the issuance of the 45th Building
Occupancy within Phase -4 of the Tentative Tract Map (Planning Area 4A),
the park within lot 758 (Planning Area 4B) shall be constructed, fully operable
and open for public use.
306. Planning Area 5B Constructed. Prior to the issuance of the 485th Building
Permit within the TENTATIVE MAP or the 34th Building Permit within Phase -
5 of the TENTATIVE MAP (Planning Area 5), whichever shall occur first, the
park within lot 759 (Planning Area 5B) shall be constructed, fully operable
and open for public use.
`•�
The undersigned warrants that he/she is an authorized representative of the
project referenced above, that I am specifically authorized to consent to all of the
foregoing conditions, and that I so consent as of the date set out below.
Signed
Name (please print)
Date
Title (please print)
m