PC15-232 EXHIBIT “A”
Conditions of Approval for
Tentative Tract Map No. 32102
per Extension of Time No. 2015-160
for a Residential Subdivision of 82.06 acres into
277 Single Family Residential Lots and 11 Open
Space Lots
Section I: Conditions applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Section III: Public Works and Engineering 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
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Section I:
Conditions Applicable to all
Departments
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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. 32102 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. 32102, Exhibit T, Amended No. 2
dated 8/26/04.
FINAL MAP = Final Map or Parcel Map for the TENTATIVE MAP whether
recorded in whole or in phases.
2. Project Description. The land division hereby permitted is to subdivide 82.06
acres into 277 schedule “A” single family residential lots with a 6,000 sq. ft.
minimum lot size and 11 open space lots, including an approximately 4.83 acre
park.
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.
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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. Expiration Date. The conditionally approved TENTATIVE MAP shall expire
three (3) years after the Riverside County Board of Supervisor’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.
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Section II:
Community Development
Department
Conditions of Approval
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General Conditions
7. 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.
8. 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.
9. Design Standards. The design standards for the subject parcel[s] are as
follows:
a. Lots created by this map shall conform to the design standards of the
Menifee Village Specific Plan No. 158, Planning Area Nos. 4-1, 4-2 and 4-7B.
b. The front yard setback is 20 feet, unless sideloaded garages are proposed in
which 15 feet can be used as the setback. Not all house can have sideloaded
garages so refer to Countywide Design Guidelines for appropriate numbers.
c. The side yard setback is 5 feet.
d. The street side yard setback is 10 feet.
e. The rear yard setback is 10 feet, except where a rear yard abuts a street,
then the setback shall be the same as the front yard setback, in accordance
with Section 21.77 of Ordinance No. 348.
f. The minimum average width of each lot is 65 feet.
g. The maximum height of any building is 40 feet.
h. The minimum parcel size is 6,000 square feet.
i. No more than 50% of the lot shall be covered by structure.
j. Residential driveway approaches shall be a minimum of 12 feet and a
maximum of 30 feet in width, and 20 feet of full height curb is required between
driveways within any one property frontage, in accordance with Ord. No. 461,
Standard No. 207.
k. Roadway landscaping is required at Lindenberger Road, Newport Road and
Briggs.
l. Recreational trails are located in Planning Area 4-1 that traverse south of
Lots 111, 118, 119, 121, 122, 123, 124, 172, 273, 274, 275 and 276.
m. This implementing map is conditioned to build a park at PA 4-7B prior to the
200th building permit.
n.
EXCEPT AS ALLOWED BY THE MENIFEE VILLAGE SPECIFIC PLAN AND
ORDINANCE NO. 348, THERE SHALL BE NO ENCROACHMENT INTO THE
SETBACK.
10. Design Guidelines. The land divider shall comply with the Menifee Village
Specific Plan Design Standards and Guidelines. The land divider shall also
comply with the Countywide Design Standards and Guidelines.
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11. Bio Comments. PDB# 3047 - General biological assessment; prepared by
Principe & Assoc. 7/16/04; received 8/26/04. 88.89 acres almost entirely
altered by past agricultural activities and now flat and featureless except for
one ridge in the NE corner of the site. 82 acres of the site is active wheat field
with about 7 acres of coastal sage scrub in the NE area of the property, which
can provide habitat for CA gnatcatcher and thus grading should occur outside
of nesting season. No watercourses are present on the site. Lack of vernal
pools precludes habitat for CA Orcutt grass, spreading navarettia and Wright's
trichocoronis. Burrowing owls were not observed and no suitable burrows were
found here but a 30 day pre-construction survey is recommended. SKR fee is
required.
12. Geo No. 1296. County Geologic Report (GEO) No. 1296 was prepared for
these projects (TR32100, TR32101, and TR32102) by EnGEN Corporation,
and is entitled: "Geotechnical/ Geological Engineering Study, Rancon Diamond
Brothers 212, Lindenberger Road and Newport Road, Menifee Area, County of
Riverside, California", dated December 16, 2003. In addition, EnGEN submitted
the following documents for these GEO No. 1296:
1."Grading Plan Review and Slope Stability Study, Rancon Diamond Brothers
212, Lindenberger Road and Newport Road, Tentative Tracts 32100, 32101,
and 32102, Menifee Area, County of Riverside, California", dated August 18,
2004.
2."Response to Review Comments Dated June 23, 2004, County Geologic
Report No. 1296, Rancon Diamond Brothers 212, Lindenberger Road and
Newport Road, Tentative Tracts 32100, 32101, and 32102Menifee Area,
County of Riverside, California", dated August 18, 2004.
3."Response to Review Comments #2 Dated June 23, 2004, County Geologic
Report No. 1296, Rancon Diamond Brothers 212, Lindenberger Road and
Newport Road, Tentative Tracts 32100, 32101, and 32102, Menifee Area,
County of Riverside, California", dated September 30, 2004.
GEO No. 1296 concluded:
1.There are no known potentially active faults that traverse the site and the site
is not located within an Alquist-Priolo Earthquake Fault Zone.
2.The principal seismic hazards that could affect the site include ground
shaking and liquefaction.
3.The total expected differential settlement after remedial grading will be less
than 1 inch vertical in 40 horizontal feet (static) and 2 inch vertical in 40
horizontal feet (dynamic).
4.Groundwater was not encountered in the alluvial borings at depths greater
than 40 to 50 feet.
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GEO No. 1296 recommended:
1.The low density alluvial soils subject to hydro-consolidation will be removed
and replaced as compacted structural fill.
2.The base of the removals will be tested to be competent alluvium with at least
90 percent in-place relative compaction (with a minimum removal of 5-feet).
GEO No. 1296 satisfies the requirement for a liquefaction study for
Planning/CEQA purposes. GEO No. 1296 is hereby accepted for Planning
purposes. Engineering and other Uniform Building Code parameters where not
included as a part of this review or approval. Engineering and other building
code parameters will be reviewed and additional comments and/or conditions
may be imposed by the Building and Safety Department upon application for
grading and/or building permits.
An environmental constraints sheet (ECS) shall be prepared, as described
elsewhere in this conditions set, relative to the potential for liquefaction at this
site.
13. 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.
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14. Construction Hours. Any construction within the city located within one-fourth
mile from an occupied residence shall be permitted Monday through Saturday,
except nationally recognized holidays, 6:30 a.m. to 7:00 p.m. There shall be no
construction permitted on Sunday or nationally recognized holidays unless
approval is obtained from the City Building Official or City Engineer.
15. Park Annexation. All parklands must be annexed into a Communities
Facilities District or other acceptable mechanism as determined by the City of
Menifee.
16. 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.
17. 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.
18. Lighting Hooded/Directed. Any outside lighting shall be hooded and directed
so as not to shine directly upon adjoining property or public rights-of-way.
19. Off Highway Vehicle Use. No off highway vehicle use shall be allowed on any
parcel or open space area located within the boundaries of this land division
map.
20. 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 the individual home owners, a
homeowners association, or any other successor-in-interest.
21. Trail Maintenance. The land divider, or the land divider's successor-in-
interest, shall be responsible for the maintenance of any trail easement
required under these conditions until such time as the maintenance is taken
over by an appropriate maintenance district.
FEES
22. Subsequent Submittals. 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
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.
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ARCHEOLOGY/PALEONTOLOGY
23. 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 Property Owner.
24. Inadvertent Archeological Find.
If during ground disturbance activities, 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. 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 find is determined to be a tribal cultural resource 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. Any newly discovered cultural resources shall be subject t o an
evaluation, in consultation with the Native American Tribe(s) and
which will require, if not already prepared, the development of a
treatment plan and monitoring agreement for the newly discovered
resources.
iii. At the meeting, the significance of the discoveries shall be
discussed and after consultation with the tribal representative(s)
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.
iv. Grading or 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.
v. Treatment, mitigation and avoidance of th e newly discovered
resources shall be consistent with the Cultural Resources
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Treatment and Monitoring Agreement(s) entered into with the
appropriate tribe(s). This may include but is not limited to
avoidance of the cultural resources through project design , in-place
preservation of cultural resources and/or re-burial on the Project
property so they are not subject to further disturbance in perpetuity.
vi. 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, the definition for tribal cultural resources
under AB 52, and the 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.”
25. 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.
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
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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
26. 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.
27. 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.
28. 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).
29. 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.
30. 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.
Prior to Phasing
31. Preliminary Phase Grading. Prior to the approval of an application for a
division into units or phasing plan for the TENTATIVE MAP, a conceptual
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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 Building and
Safety – Plan Check Division and shall be used as a guideline for subsequent
detailed grading plans for individual units or phases of the TENTATIVE MAP.
32. Lot Access/Unit Plans. Any division into units or phasing 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. No approval for any number of units or phases is given by
this TENTATIVE MAP and its conditions of approval, except as provided by
Section 8.3 (Division into Units) of Ordinance No. 460.
Prior to Final Map
33. 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 - Survey Division requirements, the conditionally approved
TENTATIVE MAP, and in accordance with Article IX of Ordinance No. 460.
34. Lot Revisions. Revisions to some lots at final engineering may be necessary
for purposes of access and development standard consistency.
35. Licensed Surveyor. The FINAL MAP shall be prepared by a licensed land
surveyor or registered civil engineer.
36. Surveyor Checklist. The City Engineering Department - Survey Division 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
6,000 sq. ft.
C. All lot sizes and dimensions on the FINAL MAP shall be in conformance
with the development standards of the Menifee Village Specific Plan
and with the General Plan.
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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
F. The common open space areas shall be shown as a numbered lot on
the FINAL MAP.
37. Annexation into Park 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.
38. Trails Easement. Prior to or in conjunction with the recordation of the final
map, the applicant shall offer for dedication to the County of Riverside the trail
easements as shown on the approved trails plan.
39. 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. A note
shall be placed on the FINAL MAP “Environmental Constraint Sheet affecting
this map is on file at the City of Menifee Public Works and Engineering
Department, in E.C.S Book ___, Page ___.
40. 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.”
41. ECS Note Biological. The following Environmental Constraints Note shall be
placed on the ECS:
County Biological Report No. PDB-03047 was prepared for this property on
July 16, 2004 by Principe and Associates and is on file at the County of
Riverside Planning Department. Biological resources requiring protection
include, but are not limited to, Burrowing Owl and Narrow Endemic Species.
The property is subject to biological resources restrictions based on the results
of the report.
42. ECS Note Map Constraint. The following Environmental Constraints Note
shall be placed on the ECS:
"No permits allowing any grading, construction, or surface alterations shall be
issued which effect the delineated constraint areas without further investigation
and/or mitigation as directed by the City of Menifee Community Development
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Department. This constraint affects lots as shown on the Environmental
Constraints Sheet.”
43. ECS Liquefaction. An environmental constraints sheet (ECS) shall be
prepared for this project. The ECS shall indicate the area of the project site that
is subject to the potential hazard of liquefaction. In addition, a note shall be
placed on the ECS as follows:
"This site, as delineated on this ECS map and as indicated in County Geologic
Report (GEO) No. 1296, is subject to the potential hazard of liquefaction.
Therefore, mitigation of this hazard, in the form of remedial grading and/or
structural design improvements, is required prior to placement of settlement
sensitive structures on this site."
44. Offer of Trails. An offer of dedication to the County of Riverside for a [ten to
fourteen foot (10'-14') wide community][fourteen to twenty foot (14'-20') wide
regional trail with the designated greenbelt and trails along Lindenberger Road,
It shall be noted on both the FINAL MAP and the Environmental Constraints
Sheet.
45. Trail Maintenance. The land divider shall form or annex to a trails
maintenance district or other maintenance district approved by the County
Planning Department, for the maintenance of a ten to fourteen foot (10'-14')
wide Community trail located along Lot 286. The land divider, or the land
divider's successors-in-interest or assignees, shall be responsible for the
maintenance of the community trail easement until such time as the
maintenance is taken over by the appropriate maintenance district. Trails shall
be consistent with the approved tentative map and the General Plan.
46. Common Area Maintenance. Any common areas identified in the
TENTATIVE MAP 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 for all common recreation, open space, circulation systems
and landscaped areas. The organization may be public (anticipated to
be CFD) or private (e.g., homeowners’ association). Merger with an
area-wide or regional organization 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.
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.
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d. The common areas to be maintained by the master maintenance
organization shall include, but not be limited to, the following: Planning
Areas 4-1, 4-2 and 4-7B.
47. 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 include, but
are not limited to parks, paseos, and expanded parkway landscaping.
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:
1. 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 equaling three (3) hours of the current hourly fee 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
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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
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.
48. Conditions, Covenants and Restrictions (Private Common Areas). The
common areas anticipated to be owned and maintained by a private
organization include, but are not limited to parks, expanded parkway
landscaping and slope areas. 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 Planning Division 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.
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(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
(iii) Provide for the ownership of the common area by either the
property owner's association or a permanent public master
maintenance organization.
(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.”
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(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
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 Community Development
Department. The Community Development Department 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 equaling three hours of the current hourly fee 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.
FEES
49. Fees. Prior to recordation, the Community Development Department shall
determine if the deposit based fees for the TENTATIVE MAP are in a negative
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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 Grading Permits
50. 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.
51. 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.
52. 30-Day Burrowing Owl Survey. Pursuant to Objective 6 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 County
Biologist. If it is determined that the project site is occupied by the Burrowing
Owl, take of "active" nests shall be avoided. However, when the Burrowing Owl
is present, active relocation outside of the nesting season (March 1 through
August 15) by a qualified biologist shall be required. The County Biologist shall
be consulted to determine appropriate 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.
53. Gnatcatcher Survey. Pursuant to Condition No. 5.b. of Federal Fish and
Wildlife Permit TE-088609-0 issued in connection with the Western Riverside
County Multiple Species Habitat Conservation Plan, no grading permit may be
issued between March 1 and August 15 of any given year unless the applicant
for said grading permit provides written documentation to the County Biologist
indicating that a focused survey of the project site has been conducted by a
permitted biologist and confirms that habitat occupied by the California
Gnatcatcher does not exist on said site.
54. Stephens’ Kangaroo Rat (SKR) Fees. Prior to the issuance of a grading
permit, the land divider/permit holder shall comply with the provisions of
Riverside County 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 Riverside County Ordinance No. 663. Said
fee shall be calculated on the approved development project which is
anticipated to be 68.61 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
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the event Riverside County Ordinance No. 663 is rescinded, this condition will
no longer be applicable. However, should Riverside County 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.
55. Community Trail Easement. The land divider/permit holder shall cause
grading plans to be prepared which delineates grading adjacent to or within a
proposed trail easement located southerly to lot numbers 111. 112, 119, 121,
122, 123, 124, 172. 173, 174, 175, and 176 or as shown as Lot No 286, as
delineated on the TENTATIVE MAP. Said grading must conform to the trail
standards of the Comprehensive General Plan.
56. Trail Plan. Prior to the issuance of any grading permits, the applicant shall
submit a trails plan. This trails plan shall show the trails on both TR32102 and
TR32101. It shall show the regional trail along the existing gas easement and
through the proposed greenbelt and parks from the southern tip of TR32101 to
the NAP area of TR32102 where it will connect with the trail on Lindenberger.
Trails shall be consistent with the approved tentative map and the General
Plan. These trails include but may not be limited to Community On-Street Bike
Lanes (Class II) located along Domenigoni Parkway, Briggs Road and
Lindenberger Road, Community Hiking/Biking Trail Opportunities as shown on
Exhibit C-4 of the General Plan, Subregional Route- Off –Road Bike Trail
(Class 1) at Salt Creek.
57. 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.
58. Building Pad Grading. All grading for any proposed new dwellings and/or
accessory buildings shall occur within the approved building pad sites shown
on the TENTATIVE MAP.
59. Hillside Development Standards. The land divider/permit holder shall cause
grading plans to be prepared which conform to the Hillside Development
Standards: all cut and/or fill slopes, or individual combinations thereof, which
exceed ten feet in vertical height shall be modified by an appropriate
combination of a special terracing (benching) plan, increase slope ratio (i.e.,
3:1), retaining walls, and/or slope planting combined with irrigation.
60. Slope Grading Techniques. The land divider/permit holder shall cause
grading plans to be prepared which show all cut slopes located adjacent to
ungraded natural terrain and exceed ten (10) feet in vertical height to be
contour-graded incorporating the following grading techniques:
1. The angle of the graded slope shall be gradually adjusted to the angle of the
natural terrain.
2. Angular forms shall be discouraged. The graded form shall reflect the natural
rounded terrain.
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3. The toes and tops of slopes shall be rounded with curves with radii designed
in proportion to the total height of the slopes where drainage and stability
permit such rounding.
4. Where cut and/or fill slopes exceed 300 feet in horizontal length, the
horizontal contours of the slope shall be curved in a continuous, undulating
fashion.
61. Slope Stability Report. Since manufactured slopes on the TENTATIVE MAP
exceed 30 vertical feet. The land divider/permit holder shall cause a Slope
Stability Report to be submitted to the County Engineering Geologist for
[his/he]r review and approval. This report may be included as a part of a
preliminary geotechnical report for the project site.
62. 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 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.
The Project Archaeologist and the representative(s) 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
contractors. The Project Archaeologist and the Tribal representative(s) shall
manage and oversee monitoring for all ground disturbing activities and
excavation of each portion of the project site I ncluding clearing, grubbing, tree
removals, mass or rough grading, trenching, stockpiling of materials, rock
crushing, structure demolition and etc. The Project Archaeologist 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 the Tribal Monitor
63. Native American Monitoring (Pechanga). At least 30 days prior to issuance
of a grading permit the project applicant shall enter into a Cultural Resources
Treatment and Monitoring Agreement with the Pechanga Tribe addressing
treatment of cultural resources and monitoring of all ground disturbing activities
in an effort to identify any unknown archaeological resources 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.
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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 Pechanga
Tribe has such a facility. The Applicant/Permittee shall be responsible for all
curation costs.
64. Fugitive Dust Control. The permittee shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management
District (SCAQMD) Rule 403. The permittee 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 weepers) 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
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 dusty 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;
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l. 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;
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.
PALEONTOLOGY
65. 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 Planning Department for review and approval prior to issuance of a
Grading Permit.
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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
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.
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* 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 Planning 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 shall be submitted directly to the Planning Department along with a
copy of this condition and the grading plan for appropriate case processing and
tracking.
Prior to Issuance of Building Permit
66. 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.
67. 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 Menifee Village Specific Plan Design Guidelines.
68. 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.
69. Utilities Underground. All utility extensions within a lot shall be placed
underground.
70. 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.
71. Parking. Parking spaces are required in accordance with Ordinance No. 348.
All parking areas and driveways shall be surfaced to current standards as
approved by the City of Menifee Engineering Department.
72. 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.
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73. DA Compliance. The land divider/permit holder shall submit to the County
Planning Department - Development Review Division written proof that
property[ies] located within Development Agreement No.20 complies with all of
the requirements of the development agreement.
74. Geological Mitigation. Prior to the approval of any implementing project within
the SPECIFIC PLAN (i.e.: tract map, parcel map, use permit, plot plan, etc.),
the following condition shall be placed on the implementing project:
"PRIOR TO PROJECT APPROVAL, a [geological/geotechnical] study shall be
submitted to the Planning Department Engineering Geologist for review and
approval.
This condition shall be considered MET if the relevant study has been
approved by the Planning Department. This condition may be considered as
NOT APPLICABLE if the Planning Department determines that the required
study is not necessary.
The submittal of this study mandates that a CEQA determination of an
Addendum to a previously adopted EIR be made, at a minimum."
75. Acoustical Study. The land divider/permit holder shall cause an acoustical
study to be performed by an acoustical engineer to establish appropriate
mitigation measures that shall be applied to individual dwelling units within the
subdivision to reduce the first and second story ambient interior and exterior
levels to 45 Ldn and 65 Ldn, respectively. The study shall be submitted, along
with the appropriate fee, to the County Environmental Health Department -
Industrial Hygiene Division for review and approval. The approved
recommendations/requirements, if any, shall be forwarded from the
Environmental Health Department to the City of Menifee Building and Safety
Department and the Community Development Department for implementation
into the final building plans.
The Project applicant shall pay review fees to the Department of Public Health
for all time spent to review the Project.
MINOR PLANS REQUIRED
76. Park Plans. Prior to building permit issuance, the applicant shall submit a
minor plot plan application to and approved by the Community Services
Department showing the conceptual park plans for Planning Area 4-7B within
the Specific Plan. 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 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.
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77. Landscaping Plans. The land divider/permit holder shall file five (5) sets of a
Landscaping and Irrigation 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 Requirements, Menifee Municipal Code
Chapter 15.04 and Chapter 9.86, Ordinance 348 Section 18.12, Sections
19.300 through 19.304., 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, open
space lots including slope planting, common area, and individual front yard
landscaping. Emphasis shall be placed on using plant species that are drought
tolerant and low water using.
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.
7) Turf shall be eliminated in areas unless provided for active uses.
8) All basins for drainage and/or water quality shall be screened from view
with landscaping.
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9) 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.
10) All trees shall be minimum double-staked. Weaker and/or slow-growing
trees shall be steel-staked.
11) 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.
12) Plants with similar water requirements shall be grouped together in order
to reduce excessive irrigation runoff and promote surface filtr ation, where
possible.
The landscaping and irrigation plans for the park shall be consistent with the
Tentative Map.
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.
78. 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 Section 18.12, 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.
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3) An irrigation plan for the entry monument(s).
NOTE: The requirements of this plot plan may be incorporated with any
minor plot plan required by the conditions of approval for this subdivision.
However, this ENTRY MONUMENT condition of approval shall be cleared
individually.
79. 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
with the City of Menifee. The agreement stipulates terms for removal of the
complex.
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The model home complex plan shall be approved prior to issuance of a
Building Permit.
80. 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 Menifee Village Specific Plan Design Guidelines.
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) 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.
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.
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8) Additional retaining walls may be required to meet setbacks and other
development standards of the zone depending on the type of product
utilized.
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.
81. 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, the Menifee Village Specific Plan Design Guidelines 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, retaining walls 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 c onstructed of decorative
block.
G. Corner lots shall be constructed with wrap-around decorative block wall
returns. (Note: exceptions for the desert area discussed above.)
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
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views is not an issue, tubular steel or wrought iron sections should be
constructed in perimeter walls in order to take advantage of casual view
opportunities.
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. Where retaining wall exceeds 3 feet in height and
extends the length of a property line, an opening/access area at least 3
feet in width, shall be provided to ensure the slope above the retaining
wall can be accessed and maintained by the property owner. View
fencing (tubular steel or opaque) or a combination of block and view
fencing shall be utilized above retaining walls exceeding 3 feet in height
so that the maximum height of block walls, including retaining, does not
exceed 6 feet.
J. Wall construction and heights shall conform with applicable noise
mitigation.
LANDSCAPING
82. Front Yard Landscaping. All front yards shall be provided with landscaping
and automatic irrigation as defined by County Ordinance No. 348. 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.
83. Performance Securities. 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.
84. 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
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85. 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 permittee.
86. Menifee School District. Impacts to the Menifee School District shall be
mitigated in accordance with California State law.
87. Perris Union High School District. Impacts to the Perris Union High School
District shall be mitigated in accordance with California State law.
88. Quimby Fees. Payment of in-lieu fees. The proposed subdivision will fulfill
Quimby obligations through a combination of the payment of in-lieu fees and
dedication of land for onsite parks. 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. 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. In order to make the determination on the amount of the
Quimby fee, a park plan with enough detail to determine the useable park area
shall be provided.
Prior to Issuance of a Given Building Permit
89. Planning Area 4-7B/Open Space Lot 277. Prior to the issuance of the 200th
Building Permit within the tract, the park designated as Planning Area 4-
7B/Open Space Lot 277 on the tentative map shall be constructed and open to
the public.
Prior to Final Inspection
90. 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.
91. Anti-Graffiti Coating. An anti-graffiti coating shall be provided on all block
walls, and written verification from the developer shall be provided to the
Community Development Department.
92. 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.
93. Entry Monuments. Prior to the first occupancy within the tract, entry
monuments shall be installed in accordance with the approved entry monument
plans.
94. 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.
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95. Driveways. The land divider/permit holder shall cause all driveways to be
constructed of cement concrete.
96. Roll Up Garage Doors. All residences shall have automatic roll-up garage
doors.
97. Final Planning Inspection. The permittee 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.
98. Park Performance Security. 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 and amenities are completed and ready for public use.
LANDSCAPING
99. 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?”
100. 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.
101. 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 (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.
102. Final Landscape Approval
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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
103. 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. 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.
104. 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.
105. 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.
106. Fees. Prior to issuance of occupancy/final inspections, the Community
Development Department shall determine if the deposit based fees for project
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are in a negative balance. If so, any outstanding fees shall be paid by the
permittee.
Prior to Issuance of Given Building Permit or Occupancy
107. Park Construction. The park and amenities located within Planning
Area 4-7B of the Menifee Village Specific Plan (Lot 277 as shown on the
tentative map) shall be installed and open to the public prior to issuance of the
200th building permit within the subdivision (all phases). The park and
amenities shall be installed per City approved park plans. The park and
amenities will be inspected by City to staff to verify that this has occurred.
Failure to comply with any deadline for the development of the improvements
and/or amenities shall halt the issuance of building permits and suspension of
all building inspections for residential dwelling units within the subdivision. The
Community Services Director shall have the ability to defer the installation of
the park landscaping and amenities as noted below, but may require
performance securities and additional deposits to cover administrative costs.
Under no circumstance shall landscaping be deferred if 80% of the tract has
been occupied.
108. Trail Construction. Prior to the issuance of the 150th building permit, the
applicant shall build the trail as shown on the approved trails plan.
109. Open Space Lot No. 278, Surrounded by Lot Nos. 66-74, 111 and
118. Prior to occupancy of any of the residential lots 66-74, 111 and 118 as
shown on the tentative tract map, all landscaping and irrigation within the Open
Space Lot adjacent to these lots shall be installed, inspections completed and
passed and performance securities posted.
110. Open Space Lot No. 279, Surrounded by Lot Nos. 52-55. Prior to
occupancy of any of the residential lots 52-55 as shown on the tentative tract
map, all landscaping and irrigation within the Open Space Lot adjacent to these
lots shall be installed, inspections completed and passed and performance
securities posted.
111. Open Space Lot No. 280, Surrounded by Lot Nos. 28-32. Prior to
occupancy of any of the residential lots 28-32 as shown on the tentative tract
map, all landscaping and irrigation within the Open Space Lot adjacent to these
lots shall be installed, inspections completed and passed and performance
securities posted.
112. Open Space Lot No. 281, Surrounded by Lot Nos. 33-34. Prior to
occupancy of any of the residential lots 33-34 as shown on the tentative tract
map, all landscaping and irrigation within the Open Space Lot adjacent to these
lots shall be installed, inspections completed and passed and performance
securities posted.
113. Open Space Lot No. 282, Surrounded by to Lot Nos. 34-35. Prior to
occupancy of any of the residential lots 72-79 as shown on the tentative tract
map, all landscaping and irrigation within the Open Space Lot adjacent to these
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lots shall be installed, inspections completed and passed and performance
securities posted.
114. Open Space Lot No. 283 and 318, Surrounded by Lot Nos. 1 through
13. Prior to occupancy of any of the residential lots 1-13 as shown on the
tentative tract map, all landscaping and irrigation within the Open Space Lot
adjacent to these lots shall be installed, inspections completed and passed and
performance securities posted.
115. Open Space Lot No. 284, Surrounded by Lot Nos. 249, 260 and 270-
271. Prior to occupancy of any of the residential lots 249, 260 and 270-271 as
shown on the tentative tract map, all landscaping and irrigation within the Open
Space Lot adjacent to these lots shall be installed, inspections completed and
passed and performance securities posted.
116. Open Space Lot No. 285, Surrounded by Lot Nos. 192-198 and 209-
216. Prior to occupancy of any of the residential lots 192-198 and 209-216 as
shown on the tentative tract map, all landscaping and irrigation within the Open
Space Lot adjacent to these lots shall be installed, inspections completed and
passed and performance securities posted.
Section III: Public
Works/Engineering Conditions of
Approval
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The following are the Public Works Engineering Department Conditions of Approval for
this project, 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.
A. GENERAL CONDITIONS:
117. Subdivision Map Act - The developer/property owner shall comply with
the State of California Subdivision Map Act.
118. 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.
119. Plan Check Submittals - Appropriate plan check submittal forms shall be
completed and required plan copies, necessary documents, references, fees,
deposits, etc. shall be submitted as outlined in the City approved submittal
forms. All submittals shall be date stamped by the engineer. All large format
plans shall be bulk folded to 9”x12”. A CD of all items shall be submitted with
each plan check. A scanned image of all final approved grading and
improvement plans shall be provided to the City. ACAD files 2004 or later are
required for all final maps upon approval.
120. Plan Submittals and Approvals – A copy of the improvement plans,
grading plans and any other necessary documentation along with supporting
hydrologic and hydraulic calculations shall be submitted to the PW Engineering
Department for review. The plans must receive PW approval prior to final map
recordation; or issuance of any construction and/or grading permit or issuance
of building permits as determined by the PW Director.
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121. As -Built Plans – The developer/property owner shall cause the civil
engineer of record to 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/City Engineer.
122. Construction 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.
(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.
123. Bond Agreements and Improvement Security – The
developer/property owner shall post bonds or security in forms acceptable to
the City, guaranteeing the construction of all required grading and
improvements in accordance with applicable City policies and ordinances, and
as determined by the Public Works Director/City Engineer. The grading and
improvements shall include, but not limited to: onsite/offsite grading, street
improvements, street lights, traffic signals, signing and striping, landscaping
within right of way or dedicated easements, water quality BMPs, and storm
drainage facilities.
124. Map Phasing – The tract map maybe developed in multiple phases. If the
developer/property owner elects to develop in multiple phases, an application
for map phasing shall be submitted to the Community Development
Department for City review and approval. Phased final maps shall be in
substantial conformance with approved tentative map. Prior to recordation,
financial security shall be provided for all required improvements with each
map phase.
125. Offsite Improvements with Map Phasing – Should the applicant choose
to phase any portion of this project, said applicant shall provide offsite access
roads to City maintained roads as approved by the PW Department. The Public
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Works Director may require the dedication and construction of necessary
utilities, streets or other improvements outside the area of any particular tract
map phase if the improvements are needed for circulation, parking and access
or for the welfare or safety of future occupants of the development.
126. Existing Easements - The submitted tentative tract map shall correctly
show all existing easements, traveled ways, and drainage courses with
appropriate Qs. The map shall also correctly show easements and dedications
currently in process (September 2015) to support the development of adjoining
Tract 32101. Any omission or misrepresentation of these documents may
require said tentative tract map to be resubmitted for further consideration.
127. 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 approved by the Public Works Director/City Engineer.
128. No Grading and Subdividing - IF MASS GRADING IS PROPOSED -
UNDER A PREVIOUSLY APPROVED SUBDIVISION, AT THE SAME TIME
THAT APPLICATION FOR FURTHER SUBDIVISION FOR THAT PARCEL IS
BEING MADE, AN EXCEPTION TO ORDINANCE 460 SECTION 4.4.B IS
REQUIRED. OBTAIN THE EXCEPTION FROM THE PLANNING DIRECTOR.
B. GRADING
129. All grading 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. These include improvement such as
grading, filling, over excavation and re-compaction of base or paving which
require a grading permit.
130. Drainage & Terracing – Provide drainage facilities and terracing in
conformance with the California Building Code’s chapter on Grading.
131. 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.
132. 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:vertical) or over 30 feet in vertical height - unless addressed in a
previously City approved report.
133. Erosion Control Plans – All grading plans shall require approved erosion
control plans. Graded but undeveloped land shall provide, in addition to erosion
control planting, 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 a rain event, or before an anticipated rain event.
134. 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.
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Prior to Final Map Recordation
135. Offsite Grading Easements - Prior to final map recordation, or issuance
of a grading permit or building permit, whichever occurs first or as determined
by the PW Director, the developer/property owner shall obtain all required
easements and/or permissions necessary to perform offsite grading, from
affected land owners. A copy of written authorization shall be submitted to the
Public Works Engineering Department for review and approval.
Prior to Issuance of Grading Permit
136. Geotechnical and Soils Reports Requirement – Current or updated
geotechnical soils report is required in order to obtain a grading permit. The
report shall be submitted to the PW – Engineering Department for review and
approval prior to issuance of a grading permit. A copy of the preliminary soils
report that includes pavement investigation addressing construction
requirements including within public ROW shall be submitted prior to map
recordation.
All grading shall be in conformance with the recommendations of the
geotechnical/soils reports and as approved by PW Director. The
geotechnical/soils, compaction and inspection reports will be reviewed in
accordance with the RIVERSIDE COUNTY GEOTECHNICAL GUIDELINES FOR
REVIEW OF GEOTECHNICAL AND GEOLOGIC REPORTS.
137. 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.
138. Slope Erosion Control Plan - 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.
139. 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.
140. 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).
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.
141. 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
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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.
142. SWPPP for Inactive Sites – The developer/property owner shall be
responsible for ensuring that any graded area 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.
143. 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. Furthermore, prior to the issuance of the grading
permit for grading involving more than 199 cubic yards of dirt, the
developer/property owner shall post adequate performance grading security
with the Public Works Engineering Department.
144. 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. Additionally, if such
locations were not previously issued a City approved 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.
Prior to Issuance of Building Permit
145. 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.
146. 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, for the lots for which building permits are requested.
The certifications shall use City approved forms, and shall be submitted to the
Public Works Engineering Department for verification and acceptance.
147. 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 Final Building Inspection or Issuance of Certificate of Occupancy
148. Slope Landscaping and Irrigation – All slopes steeper than 4:1
(horizontal to vertical) ratio, or greater than or equal to 3 feet in vertical height
shall be irrigated and landscaped with grass or ground cover. Slopes
exceeding 15 feet in vertical height shall be irrigated and planted with additional
shrubs and/or trees per City adopted Riverside County Ordinance 457, and as
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approved by the PW Director. Drip irrigation shall be used for all irrigated
slopes.
149. 4:1 Manufactured Slopes - Plant and irrigate all manufactured slopes
steeper than a 4:1 (horizontal to vertical) ratio and 3 feet or greater in vertical
height with grass or ground cover; slopes 15 feet or greater in vertical height
shall be planted with additional shrubs or trees as approved by the PW
Engineering Department. All manufactured slopes exceeding 3 feet shall have
some type of drainage swale at the toe of the slope to collect any runoff.
150. Final Grade Certification – The developer/property owner shall cause
the Civil Engineer of Record for the approved grading plans, to submit signed
and wet stamped final grade certification on City approved form, for each
building for which a certificate of occupancy is requested. The certification shall
be submitted to the Public Works Engineering Department for verification and
acceptance.
151. 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.
C. DRAINAGE
152. Map Flood Hazard Report - Tract Map 32102 is a proposal to subdivide
89.1 acres into 277 residential lots in the City of Menifee. The project site is
located west of Briggs Road and northwest of Domenigoni Parkway.
The project is within the San Jacinto River sub-watershed of the Santa Ana River
watershed. The developer has provided a draft Storm Water Pollution Prevention
Plan that has mitigation for its potential water quality impacts during construction.
This site receives offsite runoff from the east. Proposed Tentative Tract Map
32101 is adjacent to the eastern boundary of this project. Tract 32101 would
protect this site from offsite flows.
Tentative Tracts 32100, 32101, and 32102 have coordinated a drainage plan in
order to assure that the capacity of downstream proposed storm drains are not
exceeded. A Preliminary Hydrology Study for Tracts 32101 and Tract 32102 was
received on November 19, 2004. The majority of the site outlets to Grande Vista
Avenue Storm Drain Stage 1 (Tract 25253-1). A portion of the southwest corner
drains (Drainage area "A11") into Falcon Hill Drive Storm Drain Stage 1 (Tract
25285-3). The study has verified that the peak flow rates of the proposed
tentative maps do not exceed the respective design flow rate of the existing
storm drains constructed with Tract 25253-1 and Tract 25285-3.
The onsite storm flows for the tract is proposed to be collected in two storm drain
systems and conveyed to the storm drain system within proposed adjacent
development to the west (Tracts 25253 and 25285). This development shall
construct, or wait for these developments to construct, a facility from the site to
Salt Creek Channel. These drainage systems outlet to Salt Creek Channel. Salt
Creek is considered to be an adequate outlet, therefore a detention basin to
mitigate the increased runoff flows is not be necessary.
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The southern tip (approximately 5 lots) of this map is within the 100-year Zone a
floodplain limits as delineated on Panel No. 060245-2085. Tract 29837 has
obtained a CLOMR for this area, and has been processing a LOMR-F since
December 2004. Unless a LOMR has been filed by Tract 29837 for this portion of
the tract, the developer shall obtain a LOMR prior to final building inspections or
issuance of certificate of occupancy for lots impacted by the floodplain. If the
LOMR-F by Tract 29837 has been issued, a copy shall be provided to the PW
Department prior to approval of any grading plan for TTM 32102.
148. Construct Outlet to Salt Creek - The onsite storm flows for the tract is
proposed to be collected in two storm drain systems and conveyed to the storm
drain system within proposed adjacent development to the west (Tracts 25253
and 25285). TTM 32102 development shall construct, or wait for Tracts 25253
and 25285 developments to construct, a facility from the site to Salt Creek
Channel.
149. Slope Setbacks - Observe slope setbacks from buildings and property
lines per the California Building Code - as amended by Ordinance 457.
150. Minimum Drainage Grade - Minimum drainage design grade shall be
1% except on Portland cement concrete surfaces where 0.35% shall be the
minimum.
151. 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.
152. 100 Year Sump Outlet - Drainage facilities out-letting sump conditions
shall be designed to convey the tributary 100-year storm flows. Additional
emergency escape shall also be provided.
153. Perpetuate Drainage Patterns (Easement) - The property's street and
lot grading shall be designed in a manner that perpetuates the existing natural
drainage patterns with respect to tributary drainage area, outlet points and
outlet conditions
A drainage easement shall be obtained from the affected property owners for the
release of concentrated or diverted storm flows. A copy of the recorded drainage
easement shall be submitted to the District for review.
154. Owner Maintenance Notice - The developer/property owner shall record
sufficient documentation to advise purchasers of any lot within the subdivision
that the owners of individual lots are responsible for the maintenance of the
drainage facility within the drainage easements shown on the final map.
155. BMP Energy Dissipators - Energy Dissipators, such as riprap, shall be
installed at the outlet of a storm drain system that discharges 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.
156. Trash Racks - Trash Racks shall be installed at all inlet structures that
collect runoff from open areas with potential for large, floatable debris.
157. Coordinate Drainage Design - Development of this property shall be
coordinated with the development of adjacent properties to ensure that
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watercourses remain unobstructed and stormwater runoff are not diverted from
one watershed to another. This may require the construction of temporary
drainage facilities or offsite construction and grading.
158. Drainage 1 - The developer/property owner shall protect downstream
properties from damages caused by alteration of the drainage patterns, i.e.,
concentration or diversion of flow. Protection shall be provided by constructing
adequate drainage facilities including enlarging existing facilities and/or by
securing a drainage easement. All drainage easements shall be shown on the
final map and noted as follows: "Drainage Easement - no building, obstructions,
or encroachments by landfills are allowed". The protection shall be as approved
by the PW-Engineering Department.
159. Drainage 2 - The developer/property owner shall accept and properly
dispose of all off-site drainage flowing onto or through the site. In the event the
PW -Engineering Department permits the use of streets for drainage purposes,
applicable provisions of the City adopted County Ordinance No. 460 will apply.
Should the quantities exceed the street capacity or the use of streets be
prohibited for drainage purposes, the sub-divider shall provide adequate
drainage facilities and/or appropriate easements as approved by the PW -
Engineering Department
Prior to Issuance of Grading Permit
160. Perpetual Drainage Patterns - 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.
Prior to issuance of a grading permit, a copy of the recorded drainage easements
from all affected property owners shall be submitted to the Public Works
Engineering Department.
161. 100 Year Drainage Facilities - All drainage facilities shall be designed to
accommodate 100-year storm flows in accordance with the Riverside County
Flood Control & Water District hydrology guidelines, and as approved by the
City of Menifee.
162. Map Phasing - If the tract is built in phases, each phase shall be
protected from the 1 in 100-year tributary storm flows.
Prior to Recordation of Final Map
163. Map Offsite Easement - Offsite drainage facilities shall be located within
dedicated drainage easements obtained from the affected property owner(s).
Document(s) shall be recorded and a copy submitted to the PW Department
prior to recordation of the final map or grading permit issuance whichever
comes first, or as determined by the PW Director. If the developer cannot
obtain such rights, the map should be redesigned to eliminate the need for the
easement.
164. Map Onsite Easement – Onsite drainage facilities located outside of
road right of way shall be contained within drainage easements shown on the
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final map. A note shall be added to the final map stating, "Drainage easements
shall be kept free of buildings and obstructions".
165. Encroachment Permit – Prior to final map recordation or grading permit
issuance whichever comes first, or as determined by the PW Director, an
encroachment permit shall be obtained for any work within the District right of
way or connection to District facilities. The encroachment permit application
shall be processed and approved concurrently with the improvement plans.
166. BMP Maintenance & Inspection - Unless an alternate viable
maintenance entity is identified, the CC&R's for the development's
Homeowners Association (HOA) shall contain provisions for all privately owned
catch basins to be inspected, and if required, cleaned in accordance with the
latest requirement of the City’s MS4 Permit. The CC&R's shall identify the
entity that will inspect and maintain all structural BMP's within the project
boundaries. A copy of the CC&R's shall be submitted to the City for review and
approval.
167. Drainage Facilities for Ownership and Maintenance by the
Flood Control District - Some proposed large drainage facilities maybe
requested for ownership and maintenance by the Flood Control District. For
such drainage facilities, applicable District standards and guidelines shall be
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.
168. Acceptance of Storm Drain Facilities by the Riverside County Flood
Control District - Inspection and maintenance of all proposed storm drain
system to be constructed with this tract shall be performed by either the City of
Menifee or the Flood Control District. For facilities proposed for ownership an d
maintenance by the District, the developer/property owner shall request the
District in writing, through the City of Menifee PW Engineering Department. The
request must also be approved by the City of Menifee. The request shall note
the project number, location, briefly describe the system (sizes and lengths)
and include an exhibit that shows the proposed alignment. The request to the
District shall be addressed to Flood Control’s General Manager-Chief Engineer,
and sent through the City of Menifee, PW Engineering Department.
If the District is willing to maintain any proposed drainage system, the following
items must be accomplished prior to recordation of the final map; or prior to
start of construction of the drainage facility, or as determined by the PW
Director. The developer/property owner shall 1) shall submit preliminary title
reports, plats and legal descriptions for all right of way to be conveyed to the
District and secure that right of way to the satisfaction of the District; 2) enter
into a cooperative agreement with the City and the District that establishes the
terms and conditions of the inspection, operation and maintenance of proposed
drainage facilities; and 3) have the drainage facility plans signed by the
District's General Manager-Chief Engineer. Note that plans cannot be signed
prior to full execution of the agreement. An application to draw up a cooperative
agreement shall be submitted to the attention of Mark Wills, or current Flood
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Control Manager having oversight for such request. All right of way transfer
issues must be coordinated with the District's Right of Way Section.
The developer/property owner shall submit proof of flood control facility bonds
and agreement, and a certificate of insurance to the City of Menifee PW
Engineering Department before a pre-construction meeting can be scheduled
for drainage facilities proposed to be maintained by the District.
Prior to Issuance of Certificate of Occupancy
168. LOMR - The southern tip (approximately 5 lots) of this map is within the
100-year Zone A floodplain limits as delineated on Panel No. 060245-2085.
Tract 29837 has obtained a CLOMR for this area, and has been processing a
LOMR-F since December 2004. Unless a LOMR has been filed by Tract 29837
for this portion of the tract, the developer shall obtain a LOMR prior to final
building inspections or issuance of certificate of occupancy for lots impacted by
the floodplain. If the LOMR-F by Tract 29837 has been issued, a copy shall be
provided to the PW Department prior to approval of any grading plan for TTM
32102.
169. 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.
D. TRAFFIC ENGINEERING, STREET IMPROVEMENTS AND DEDICATIONS
170. SP 158 – Development Standards - Prior to any project approval, the
development standards of Specific Plan No. 158 shall be reviewed and
complied with.
171. SP 158 – Future Bike Trails - All future bike trails developed as part of
this specific plan, with the exception of Aldergate Drive, should be designated
as Class I bikeways generally located within separate rights of way in
accordance with the standards contained within Chapter 1000 of the California
Department of Transportation- Highway Design Manual (Fourth Edition).
172. Notice of Name Change for Newport Road to Domenigoni Parkway –
The street name for Newport Road from Laguna Vista Drive to easterly City
limits has changed to Domenigoni Parkway, therefore the Newport Road
segment fronting this project is affected. Notice is hereby given that all
documents such as studies, reports, tentative maps, site plans, and these
conditions where the road fronting this project being referred to as Newport
Road, shall now mean Domenigoni Parkway.
173. Traffic Study - The Riverside County Transportation Department has
reviewed the traffic study submitted for this project. The study has been
prepared in accordance with County-approved guidelines. The County
generally concurred with the findings relative to traffic impacts.
The traffic study was prepared following the County Comprehensive General
Plan circulation policies that require a minimum of Level of Service 'C', except
that Level of Service 'D' may be allowed with County Board of Supervisors'
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approval in community development areas at intersections of any combination
of secondary highways, major highways, arterials, urban arterials, expressways
or state highways and ramp intersections.
The study indicates that it is possible to achieve adequate levels of service for
the following intersections based on the traffic study assumptions.
Briggs Road/Newport Road, Leon Road/Newport Road, Antelope
Road/Newport Road, Lindenberger Road/Newport Road, Menifee
Road/Newport Road, Menifee Road/Simpson Road, SR-79/Simpson
Road, SR-79/Domenigoni Parkway, Menifee Road/McCall Boulevard,
Rice Road/Newport Road, Encanto Drive/McCall Boulevard, Antelope
Road/McCall Boulevard, Lindenberger Road/Simpson Road, I-215 NB
Ramps/Newport Road, I-215 SB Ramps/Newport Road, I-215 NB
Ramps/McCall Boulevard, I-215 SB Ramps/McCall Boulevard.
As such, the proposed project was found consistent with the County General
Plan policy.
The associated conditions of approval incorporate mitigation measures
identified in the traffic study, which are necessary to achieve or maintain the
required level of service.
Prior to final map recordation, the developer shall provide a copy of the traffic
study reviewed and concurred with by the Riverside County Transportation
Department. Since the traffic study was prepared prior to City incorporation,
consistency with the County General Plan was used to evaluate the traffic
study. Since incorporation, the City has adopted its General Plan. Therefore,
prior to final map recordation, the traffic study evaluated by the Riverside
County for this project shall be re-evaluated and/or updated for consistency
with the City of Menifee General Plan. Prior to final map recordation, any
inconsistent findings with the City of Menifee GP shall be addressed by the
developer, which may include updating the TIA to City standards, or as
approved by the PW Director.
174. Street improvements shall conform to all applicable City Design
Standards and Specifications, the City General Plan, City adopted Riverside
County Ordinances 461 and 460 as determined by the PW Director, and all
other relevant laws, rules and regulations governing street construction in the
City.
175. It is understood that the tentative tract map correctly shows acceptable
centerline elevations, all existing easements, traveled ways, and drainage
courses with appropriate Q's, and that their omission or unacceptability may
require the map to be resubmitted for further consideration. All questions
regarding the true meaning of these conditions shall be referred to the PW
Department
176. Paving or Paving Repairs – The applicant shall be responsible for
obtaining the paving inspections required by Ordinance 461. Paving and/or
paving repairs for utility street cuts shall be per City of Menifee Standards and
Specifications and as approved by the Public Works Director/City Engineer.
177. Concrete Work – All concrete work including curbs, gutters, sidewalks,
driveways, cross gutters, catch basins, manholes, vaults, etc. shall be
constructed to meet a 28-day minimum concrete strength of 3,250 psi.
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178. Sewer Lines – All sewer line alignments shall be designed such that the
manholes are aligned with the center of lanes or on the lane line and in
accordance with Riverside County Ordinances 460/461 and Eastern Municipal
Water District standards.
179. Water Mains and Hydrants - All water mains and fire hydrants providing
required fire flows shall be constructed in accordance with the Riverside
County Ordinance Numbers 460 and 787, and subject to the approval of the
Eastern Municipal Water District and the Riverside County Fire Department.
180. 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, within the project boundaries.
A certificate should be obtained from pertinent utility company and submitted to
the PW-Engineering Department as proof of completion.
Prior to Recordation of Final Map
181. SCE Facilities and Easement - Prior to final map recordation, the
developer shall obtain a Non-interference letter from SCE for their facilities on
Briggs Road. SCE easements and utilities that map over proposed subdivision
lots shall be quitclaimed and utility lines relocated prior to the recordation of the
final map.
182. Traffic Study Analysis – Prior to final map recordation, the developer
shall provide a copy of the traffic study reviewed and concurred with by the
Riverside County Transportation Department, prior to City incorporation. Since
the traffic study was prepared prior to City incorporation, consistency with the
County General Plan was used to evaluate the traffic study. Since
incorporation, the City has adopted its General Plan. Therefore, prior to final
map recordation, the traffic study evaluated by the Riverside County for this
project shall be re-evaluated and/or updated for consistency with the City of
Menifee General Plan. Prior to final map recordation, any inconsistent findings
with the City of Menifee GP shall be addressed by the developer, which may
include updating the TIA to City standards, or as approved by the PW Director.
183. Design of Traffic Signals - The project proponent shall be responsible
for the design of traffic signals at the intersections of:
Briggs Road/Newport Road with fee credit eligibility.
Lindenberger Road/Newport Road with no fee credit given for Traffic Signal
Mitigation Fees.
Installation of the signal (s) shall be as specified elsewhere in these COAs.
184. Traffic Signal Geometrics - The intersection of Briggs Road/Newport
Road shall be improved to provide the following geometrics:
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Northbound: Two left turn lanes, two through lanes, and one right turn lane.
Southbound: Two left turn lanes, two through lanes, and one right turn lane.
Eastbound: Two left turn lanes, three through lanes, and one right turn lane.
Westbound: Two left turn lanes, three through lanes, and one right turn lane.
The intersection of Lindenberger Road/Newport Road shall be improved to
provide the following geometrics:
Northbound: One exclusive left turn lanes, one exclusive through lane, one
shared through/right turn lane.
Southbound: One exclusive left turn lane, one exclusive through lane, one
shared through/right turn lane.
Eastbound: Two exclusive left turn lanes, two exclusive through lanes, one
exclusive right turn lane.
Westbound: Two exclusive left turn lanes, two exclusive through lanes, one
exclusive right turn.
Any off-site widening required providing these geometrics shall be the
responsibility of the landowner/developer, or as approved by the PW
Department.
185. Lindenberger Road - Lindenberger Road is a paved City maintained
road and shall be improved with concrete curb-and-gutter located 32 feet from
centerline and match up asphalt concrete paving; reconstruction; or resurfacing
of existing paving as determined by the PW Department within a 50 foot half -
width dedicated right-of-way in accordance with Exhibit 'H' of the Countywide
Design Guidelines (32'/50'), or as determined by the PW Director.
186. Improvement Plans - Improvement plans for required improvements
must be prepared and shall be based upon a design profile extending a
minimum of 300 feet beyond the project boundaries at a grade and alignment
as approved by the PW -Engineering Department. Completion of road
improvements does not imply acceptance for maintenance by City.
187. Striping Plan - A signing and striping plan is required for this project. The
applicant shall be responsible for any additional paving and/or striping removal
caused by the striping plan.
188. Provide Easement Map – An easement map showing all existing and
proposed easements shall be provided for review and approval by the PW
Department. The map shall label all easements and Easements Notes provided
reflecting information such as instrument numbers, easement beneficiaries,
and purpose of the easements. Copies of recorded easement documents shall
be provided along with a recent title report. Any easement not owned by a
public utility, public entity or subsidiary, not relocated or eliminated prior to final
map approval, shall be delineated on the final map in addition to having the
name of the easement holder, and the nature of their interests, shown on the
map.
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189. Access Restriction - Lot access shall be restricted on Newport Road,
Lindenberger and Briggs Road and so noted on the final map.
190. Street Name Sign - The developer/property owner shall install street
name sign(s) in accordance with applicable City Standard as directed by the
PW -Engineering Department.
191. Vacation of Lindenberger Road - The applicant, by his/her design, is
requesting a vacation of the existing dedicated rights-of-way along
Lindenberger Road. Accordingly, prior to recordation of the final map, the
applicant shall have filed a separate application with the City for a conditional
vacation of the above-referenced rights-of-way, and the City Council shall have
approved the vacation request. If the City Council denies the vacation request,
the tentative map as designed may not record. The applicant may, however,
redesign the map utilizing the existing rights-of-way, and may then reprocess
the map after paying all appropriate fees and charges.
192. Dedications – The following dedications were based on the Countywide
Design Guidelines, prior to City incorporation. The project shall ensure that
dedications are consistent with the current City General Plan.
Newport Road (now Domenigoni Parkway) shall be improved within the
dedicated right-of-way in accordance with Exhibit 'L' of the Countywide Design
Guidelines. (55'/76')
*NOTE* Coordinate with Riverside County Improvement Plans for Newport Road
(now Domenigoni Parkway), Work Order A8-0785, approved 05/24/04.
Lindenberger Road (portions) shall be improved within the dedicated right -of-way
in accordance with Exhibit 'H' of the Countywide Design Guidelines. (64/100').
Briggs Road shall be improved within the dedicated right-of-way in accordance
with Exhibit 'I' of the Countywide Design Guidelines. (76'/118')
Streets 'T' and 'U' (entry) shall be improved within the dedicated right -of-way in
accordance with County Standard 103, Section A. (50'/80') (modified)
Streets 'E' (entry) Westerly of Lindenberger Road, shall be improved within the
dedicated right-of-way in accordance with County Standard 103, Section A.
(46'/76') (modified)
Streets 'E' and Lindenberger Road to Street 'J' shall be improved within the
dedicated right-of-way in accordance with County Standard 103, Section A.
(44'/66')
All other internal street shall be improved within the dedicated right-of-way in
accordance with Exhibit 'F' of the Countywide Design Guidelines. (36'/56').
Tentative Tract Map 32102 shall correctly reflect dedications currently in process
(September 2015) for adjoining Tract 32101 located southeast of this project.
Tract 32101 is utilizing Lot 279 of this project as a WQMP basin. The project
shall correctly show the alignments of the roads leading to the basin including the
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realignment of Lindenberger Road and Falcon Hill (E Street). Any omission or
misrepresentation of these dedications currently in process may require said
tentative tract map to be resubmitted for further consideration.
193. The off-site rights-of-way required for said access road(s) shall be
accepted to vest title in the name of the public if not already accepted.
194. Landscaping for City Maintenance - The project proponent shall
comply in accordance with City landscaping requirements within public road
rights-of-way. Landscaping shall be installed within Newport Road (Domenigoni
Pkwy), Lindenberger Road, and Briggs Road. Landscaping plans shall be
submitted on standard City Plan sheet format (24" X 36"), and shall be
submitted with the street improvement plans. Landscaping plans shall only
show areas for maintenance by the City’s Maintenance District.
195. Corner Cutback - All corner cutbacks shall be applied per City Standard
or County Standard 805 as determined by the PW Director, and City adopted
Ordinance 461, except for corners at Entry streets intersecting with General
Plan roads. In this case, they shall be applied per City Standard or as
determined by the PW Director.
196. Intersection – 50’ Tangent - All centerline intersections shall be at 90
degrees, plus or minus 5 degrees, with a minimum 50' tangent, measured from
flow line/curb face or as approved by the PW Director/City Engineer.
197. Off-site Access - The developer/property owner shall provide/acquire
sufficient public off-site right-of-way to provide for two paved access roads to a
paved and maintained road. Said access roads shall be constructed in
accordance with applicable City or adopted County Standard No. 106, Section
B (32'/60') at a grade and alignment as approved by the PW -Engineering
Department. Should the applicant fail to provide/acquire said off-site right-of-
way, the map shall be returned for redesign. The applicant shall provide the
appropriate environmental clearances for said off-site improvements prior to
recordation or the signature of any street improvement plans.
Said off-site access road shall be the westerly extension of Newport Road (now
Domenigoni Parkway) to the paved and City maintained portion of Newport Road
(Domenigoni Pkwy).
Said off-site access road shall be the southerly extension of Briggs Road to the
paved and maintained portion of Briggs Road, with connections to existing roads
as approved by the PW -Engineering Department.
198. Street Sweeping - Prior to City incorporation, the project has been
conditioned to annex into the Riverside County EDA County Service Area
(CSA) 152. Unless the CSA 152 annexation has been completed for this
project prior to City incorporation, no further CSA 152 annexation are accepted
for developments within the City of Menifee. Instead, compliance with the street
sweeping requirement is accomplished by project annexation into the citywide
CFD 2015-2. See project conditions under “CFD 2015-2 annexation”.
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199. Streetlight Plan - A separate street light plan may be prepared for the
construction of the street lights for this project, or combined with the public
street improvement plans for this project as determined by the PW Director/City
Engineer.
200. Streetlight Maintenance - The developer/property owner shall verify to
determine whether or not the development is within an existing CSA. If the
project is within the boundaries of a CSA for streetlight maintenance, the
project shall detach from this CSA and annex into the citywide CFD 2015-2 for
streetlight maintenance.
201. Onsite and Offsite Public Street Lights Ownership and Maintenance
– All proposed public street lights shall be designed in accordance with City
approved standards and specifications, as determined and approved by the
PW Director. Unless determined otherwise by the PW Director/City Engineer,
the City shall have ownership and maintenance of all proposed public street
lights and associated appurtenances, and therefore shall be provided with
adequate service points for power. The design shall be incorporated in the
project’s street improvement plans or in a separate street light plan or as
determined and approved by the PW Director.
202. Public Street Light Service Point Addressing – The developer shall
coordinate with the PW Department and with Southern California Edison the
assignment of addresses to public street light service points. These service
points shall also be owned by the City and shall be located within the public
right of way or within duly dedicated public easements.
203. Acceptance of Public Roadway Dedication and Improvements –
Easements and right-of way for public roadways shall be granted to the City of
Menifee through final map, or other acceptable recordable instrument.
Prior to Building Permit Issuance
204. Garage Door Setback - Garage door setbacks for all residential zones
shall be 24 feet for a conventional door or 20 feet for a roll-up door, measured
from the back of the sidewalk to the face of garage door or the face of the curb
if no sidewalk is required, or 20 feet from the street right-of-way, whichever
setback is greater.
Prior to Issuance of Construction Permit/Encroachment Permit
205. 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.
206. Improvement Bonds – Prior to issuance of any construction permit for all
required onsite and offsite public improvements, the developer/project owner
shall post acceptable bonds or security to guarantee the construction 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).
Prior to Issuance of Certificate of Occupancy
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207. Driveways and Driveway Approaches – Driveways and Driveway
Approaches shall be designed and constructed per City of Menifee No. 208.
The modified County of Riverside standard 207A may be used as determined
by the Public Works Director/City Engineer. Prior to issuance of Certificate of
Occupancy, the proposed driveway as shown on the proposed Plot Plan shall
be constructed.
208. 80% Completion of Total Lots – Occupancy releases will not be issued
to Building and Safety for any lot exceeding 80% of the total recorded
residential lots within any map or phase of map prior to completion of the
following improvements:
a) 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.
b) 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.
c) 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 for use by the Flood Control District, if applicable,
is required.
d) 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.
e) 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.
f) Landscaping and irrigation, water and electrical systems shall be installed
and operational in accordance with County Ordinance 461.
209. Traffic Signal Installation - The project proponent shall be responsible
for the construction and installation of traffic signals at the following locations:
Briggs Road/Newport Road with fee credit eligibility.
Lindenberger Road/Newport Road (Domenigoni Pkwy) with no fee credit given
for traffic signal mitigation fees.
Where credit is eligible, the project proponent shall contact the PW Department
and enter into an agreement for signal mitigation fee credit or reimbursement
prior to start of construction of the signals. All work shall be pre -approved by and
shall comply with the requirements of the PW Department and the public contract
code in order to be eligible for fee credit of reimbursement.
210. Street Light Installation - Prior to final Building Inspection or Issuance of
Certificate of Occupancy, install streetlights along the streets associated with
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this development in accordance with the approved street lighting plan or
improvement plans, and City standards, conditions of approval for street lights,
or County Ordinances 460 and 461 as approved by the PW Director/City
Engineer.
It shall be the responsibility of the developer to ensure that streetlights are
energized along the streets of those lots where the developer is seeking Building
Final Inspection, or Issuance of Certificate of Occupancy.
Prior to Issuance of Construction Permit/Encroachment Permit
211. Signing and Striping Plan – Prior to issuance of a construction permit,
any necessary signing and striping plan shall be approved by the City Traffic
Engineer in accordance with City ordinances, standards and specifications, and
with the latest edition of the CAMUTCD.
212. Construction Traffic Control Plan - Prior to start of any project related
construction, the developer/property owner may be required to submit to the
Public Works Engineering Department for review and approval, a Construction
Traffic Control Plan in compliance with all applicable City ordinances,
standards and specifications, and the latest edition of the CAMUTCD. This
traffic control plan shall address impacts from construction vehicular traffic,
noise, and dust and shall propose measures to mitigate these effects. The
traffic control plan shall include a Traffic Safety Plan for safe use of public
roads right of way during construction. The plan shall specify the following
mitigation measures to address the following:
a. Dust and dirt fallout from truck loads and gets entrained onto City
roadways: (1) Biweekly street sweeping during construction activity, and
daily during all grading operations. (2) Approved BMPs shall be installed
at all approved construction entrances as part of the SWPPP.
b. Noise from construction truck traffic: Include construction time and
operation of vehicles through surrounding residential streets.
c. Traffic safety within the road right-of-way: Include temporary traffic control
measures and devices.
E. NPDES and WQMP
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 unless otherwise approved by the
Public Works Director/City Engineer. This project is required to submit a project
specific WQMP prepared in accordance with the latest WQMP guidelines approved
by the Regional Water Quality Control Board.
213. 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:
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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.
Prior to Issuance of Grading Permit
214. Final Project Specific Water Quality Management Plan (Final WQMP)
– Prior to issuance of a 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) Hydrology/hydraulics report
(b) Soils Report that includes soil infiltration capacity
(c) Limited Phase II Environmental Site Assessment Report
215. 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.
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216. 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.
217. 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
218. WQMP/BMP Education – Prior to issuance of Certificate of Occupancy, the
developer/project owner shall provide the City proof of notification to future
occupants of all non-structural BMP’s and educational and training
requirements for said BMP’s as directed in the approved WQMP. Acceptable
proof of notification must be in the form of a notarized affidavit at the minimum.
The developer may obtain NPDES Public Educational Program materials from
the Riverside County Flood Control and Water Conservation District's (District)
NPDES Section by either the District's website
www.floodcontrol.co.riverside.ca.us.
The developer must provide to the PW Engineering Department a notarized
affidavit stating that the distribution of educational materials to future homebuyers
has bee completed prior to issuance of occupancy permits.
A copy of the notarized affidavit must be placed in the WQMP. The PW
Engineering Department MUST be provided with the original notarized affidavit
with plan check submittal in order to clear the appropriate condition. Placing a
copy of the affidavit without submitting the original will not guarantee clearance of
the condition.
219. 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 for in a City
maintained database for future periodic inspection.
220. BMP Maintenance & Inspection – If the development is establishing a
Homeowners Association (HOA The CC&R's for the development's
Homeowners Association (HOA) shall contain inspection provisions for any
privately owned treatment control BMPs, and if required, cleaned no later than
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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.
F. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD)
2015-2
221. Prior to City incorporation, this development has been conditioned to annex
into the Riverside County Transportation and Land Management Agency
(TLMA) Consolidated Landscape and Lighting Maintenance District (L&LMD)
89-1C, and the Riverside County Economic Development Agency’s (EDA)
County Service Area (CSA) 152. 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 special
districts only for annexed properties within City boundaries. Although the City
has now oversight on the assessment of this project under these Districts,
annexations into these Districts are no longer accepted.
The development is proposing construction of certain facilities that will eventually
become public, or provision of certain public services. These include
maintenance and operation of water quality basins, street sweeping, landscape,
streetlights, and graffiti abatement. The City has established a citywide
maintenance Community Facilities District (CFD 2015-2) that provide either
equivalent or additional services beyond the authorized service limits of the either
the L&LMD or the CSA.
Prior to Recordation of Final Map
222. Annexation to the Citywide Community Facilities District (CFD) 2015-2 -
Prior to, or concurrent with the recordation of the 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 Maintenance District (Services) CFD 2015-2. The citywide CFD shall
be responsible for:
The maintenance of public improvements or facilities that benefit this
development, including but not limited to, public landscaping, streetlights, traffic
signals, streets, drainage facilities, water quality basins, graffiti abatement, 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.
223. Landscape Improvement Plans for CFD Maintenance – Landscape
improvements within public ROW and/or areas dedicated to the City for the
citywide CFD to maintain shall comply with City landscape design guidelines
and standards. Plans shall be prepared on a separate City CFD plans for
review and approval by the PW Engineering Department, and the Community
Services Department. The plans may be prepared for each map 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.
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224. 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.
225. 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.
226. Maintenance of CFD Accepted Facilities – All landscaping and appurtenant
facilities to be maintained by the citywide 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.
G. FEES, DEPOSITS AND DEVELOPMENT IMPACT FEES
227. Fees and Deposits – Prior to approval of final maps, grading plans,
improvement plans, issuance of building permits, and/or issuance of certificate
of occupancy, the developer/property owner shall pay all fees, deposits as
applicable. These shall include the regional Transportation Uniform Mitigation
Fee (TUMF), any applicable Traffic Signal Mitigation Fees, Development
Impact Fees (DIF), and any applicable Road and Bridge Benefit District (RBBD)
Fee. 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.
Prior to Recordation of Final Map
228. Zone D of the RBBD - Prior to the recordation of the final map, or any phase
thereof, the project proponent shall pay fees in accordance with Zone D of the
Menifee Valley Road and Bridge Benefit District. Should the project proponent
choose to defer the time of payment, a written request shall be submitted to the
City, deferring said payment to the time of issuance of a building permit. Fees
approved for deferral shall be based upon the fee schedule in effect at the time
of issuance of the permit.
Prior to Issuance of Certificate of Occupancy
229. TUMF Fees - Prior to the issuance of an occupancy permit, the
developer/property owner shall pay the Transportation Uniform Mitigation Fee
(TUMF) in accordance with the fee schedule in effect at the time of issuance,
pursuant to adopted City Ordinance governing the TUMF program.
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Section IV:
Riverside County Fire Department
Conditions of Approval
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General Conditions
230. 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.
231. 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 330 feet apart in any direction, with no portion of any lot frontage
more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for 2
hour duration at 20 PSI. Shall include perimeter streets at each intersection
and spaced 660 feet apart.
Prior to Final Map
232. 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.
233. Secondary Access. In the interest of Public Safety, the project shall
provide an Alternate or Secondary Access(s). Said Alternate or Secondary
Access(s) shall have concurrence and approval of both the Transportation
Department and the Riverside County Fire Department.
234. ECS – Roofing Material. ECS map must be stamped by the Riverside
County Surveyor with the following note: All buildings shall be constructed with
class "A" material as per the California Building Code.
235. ECS- Driveway Access. ECS map must be stamped by the Riverside
County Surveyor with the following note: Driveways exceeding 150' in length,
but less than 800' in length, shall provide a turnout near the midpoint of the
driveway. Where the driveway exceeds 800', turnouts shall be provided no
more than 400' apart. Turnouts shall be a minimum of 10' wide and 30' in
length, with a minimum 25' taper on each end.
A approved turnaround shall be provided at all building sites on driveways over
150 feet in length, and shall be within 50' of the building.
236. ECS Note Lot 283. Lot 283 shall remain an open space lot. No buildings
or structures shall be placed upon said lot.
237. 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.
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Prior to Issuance of Building Permit
238. 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
and all access primary and/or secondary. Approved water plans must be on the
job site.
239. Secondary/Alternative Access. In the interest of Public Safety, the
project shall provide an Alternate or Secondary Access(s). Said Alternate or
Secondary Access(s) shall have concurrence and approval of both the
Transportation Department and the Riverside County Fire Department.
240. 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, 2010 Edition. Plans must be submitted to the Fire Department for
review and approval prior to building permit issuance.
241. HFA Review and Approval. Fire department shall review and approve
setbacks, water and access for all single family dwellings, additions and
projections that are in a hazardous fire area.
Prior to Final Inspection
242. 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, 2010 Edition. Installation of the fire sprinklers will be verified prior
to issuance of occupancy.
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Section V:
Riverside County Environmental
Health Conditions of Approval
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General Conditions
243. Eastern Municipal Water District. Eastern Municipal Water District
(EMWD) potable water service and sanitary sewer service is proposed. 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.
244. Retention Basins. Any proposed retention basins shall be constructed
and maintained in a manner that prevents vector breeding and vector nuisance.
Prior to Final Map
245. Water System. A water system shall have plans and specifications
approved by Eastern Municipal Water District and the Department, the City
Engineering Department, of Environmental Health.
246. Financial Arrangements. Financial arrangements (securities posted)
must be made for the water improvement plans and be approved by City
Attorney.
247. 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.
248. Annexation. Annexation proceedings must be finalized with the
applicable purveyor for sanitation service.
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Section VI:
Riverside County Environmental
Programs Department
Conditions of Approval
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Prior to Issuance of Grading Permit
249. Burrowing Owl Preconstruction Survey. 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 City of Menifee Community Development 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 City 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 the site is not precise graded within than six (6) months of the rough and/or
mass grading of the site, or if construction and/or disturbance of the site is
suspended for a period of six (6) months or more, a new survey shall be
required.
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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 Date
_______________________________________________ ___________________
Name (please print) Title (please print)