PC15-236EXHIBIT “A”
Conditions of Approval for
Tentative Tract Map No. 31536
as revised by Extension of Time No. 2015-135 for
a Residential Subdivision of 49.47 gross acres
into 44 Single Family Residential Lots
Section I: Conditions applicable to All Departm ents
Section II: Planning Conditions of Approval
Section III: Engineering/Grading/Transportation
Conditions of Approval
Section IV: Riverside County Fire Department
Conditions of Approval
Section V: Riverside County Environmental Health
Conditions of Approval
Section VI: Riverside County Environmental Programs
Department Conditions of Approval
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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. 31536 shall be
henceforth defined as follows:
TENTATIVE MAP = Tentative Tract Map No. 31536, Amended No. 4, dated
08/31/05.
2. Project Description. The land division hereby permitted is to subdivide 49.47
gross acres into 44 single family residential lots with one acre minimum lot size
and one 1.14 acre detention basin (LOT 45).
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 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 f ees,
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.
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,
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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 County of Riverside Board of Supervisors original
approval date, unless extended as provided by County Ordinance No. 460.
Action on a minor change and/or revised map request shall not extend the time
limits of the originally approved TENTATIVE MAP. A hold shall be placed on
the TENTATIVE MAP, and a hold shall be placed on any subsequent minor
change or revised map, which shall be set to take effect on the expiration date.
The hold effective date shall be extended in accordance with any permitted
extensions of time. The hold shall be downgraded to a notice upon recordation
of the first phase of the TENTATIVE MAP. The hold or notice shall remain in
effect until the recordation of the final phase of the TENTATIVE MAP. If the
TENTATIVE MAP expires before the recordation of the final phase the hold or
notice shall remain in effect and no further FINAL MAP recordation shall be
permitted.
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Section II:
Planning
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 County Ordinance
No. 460, Schedule B, unless modified by the conditions listed herein.
8. Fees for Review. Any subsequent review/approvals required by the conditions
of approval, including but not limited to grading or building plan review or
review of any mitigation monitoring requirement, shall be reviewed on an hourly
basis, or other appropriate fee, as listed in ounty Ordinance No. 671. Each
submittal shall be accompanied with a letter clearly indicating which condition
or conditions the submittal is intended to comply with.
9. 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.
10. 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.
11. 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).
12. 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.
13. No Offsite Signage. There shall be no offsite signage associated with this land
division, except as otherwise provided by Ordinance No. 679.3 (Kiosk
Program).
14. Residential Design Standards. The design standards for the subject parcel
are as follows:
a. Lots created by this map shall conf orm to the design standards of the
A-1-1 zone.
b. The front yard setback is 20 feet.
c. The rear yard setback is 10 feet.
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d. The side yard setback is 5 feet except when a lot abuts a street then
the setback is 10 feet.
e. The minimum average width of each lot is 100 feet.
f. The minumum average depth of each lot is 150 feet
g. The maximum height of one family residence is 40 feet. The maximum
height of any one family residence is 40 feet.
h. The maximum height of a communication tower and/or broadcasting
antenna is 10 feet.
i. The minimum parcel size is one acre gross.
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. No more than 50% of the lot are shall be covered by a dwelling or
structure
EXCEPT AS ALLOWED BY ORDINANCE NO. 348, THERE SHALL BE NO
ENCROACHMENT INTO THE SETBACK.
15. Design Guidelines. The land divider shall comply with the Countywide Design
Standards and Guidelines.
16. NPDES Compliance. Since the project will disturb one (1) acre or more, the
land divider/permit holder shall comply with all of the applicable requirements of
the National Pollution Discharge Elimination System (NPDES) and shall
conform to NPDES Best Management Practices for Stormwater Pollution
Prevention Plans during the life of this permit.
17. Ordinance No. 659 (DIF). 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 Riverside County Ordinance No. 659, which requires the
payment of the appropriate fee set forth in the Ordinance. Riverside County
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 Riverside County 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.
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18. Ordinance No. 810 (Open Space). 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 Riverside County Ordinance No. 810, which
requires payment of the appropriate fee set forth in the Ordinance. Riverside
County 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 Riverside County Ordinance No. 810 is rescinded, this condition
will no longer be applicable. However, should Riverside County 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.
19. Required Minor Plans. 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. These three
plans may be applied for separately for the whole tract or for phases.
4. Landscaping plans totally in the road right-of-Way shall be submitted to the
Transportation Department only.
5. Each phase shall have a separate wall and fencing plan.
6. Entry monument and gate entry 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" (80 series) conditions.
20. 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.
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21. Human Remains. If human remains are encountered, State Health and Safety
Code Section 7050.5 states that no further disturbance shall occur until the
Riverside County Coroner has made the necessary findings as to origin.
Further, pursuant to Public Resource Code Section 5097.98(b) remains shall
be left in place and free from disturbance until a final decision as to the
treatment and disposition has been made. If the Riverside County Coroner
determines the remains to be Native American, the Native American Heritage
Commission shall be contacted within the period specified by law (24 hours).
Subsequently, the Native American Heritage Commission shall identify the
"most likely descendant." The most likely descendant shall then make
recommendations and engage in consultation concerning the treatment of the
remains as provided in Public Resources Code Section 5097.98. Human
remains from other ethnic/cultural groups with recognized historical
associations to the project area shall also be subject to consultation between
appropriate representatives from that group and the Community Development
Director.
It is understood by all parties that unless otherwise required by law, the site of
any reburial of Native American human remains or associated grave goods
cultural artifacts shall not be disclosed and shall not be governed by public
disclosure requirements of the California Public Records Act. The Coroner,
pursuant to the specific exemption set forth in California Government Code
6254 (r)., parties, and Lead Agencies, will be asked to withhold public
disclosure information related to such reburial, pursuant to the specific
exemption set forth in California Government Code 6254(r).
22. Inadvertent Archeological Find. If during ground disturbance activities,
unique cultural resources are discovered that were not assessed by the
archaeological report(s) and/or environmental assessment conducted prior to
project approval, the following procedures shall be followed. Unique cultural
resources are defined, for this condition only, as being multiple artifacts in
close association with each other, but may include fewer artifacts if the area of
the find is determined to be of significance due to its sacred or cultural
importance as determined in consultation with the Native American Tribe(s).
i. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
developer, the archaeologist, the tribal representative(s) and the
Community Development Director to discuss the significance of the find.
ii. At the meeting, the significance of the discoveries shall be discussed and
after consultation with the tribal 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.
iii. Grading of further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to the
appropriate mitigation.
iv. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Treatment and Monitoring
Agreements entered into with the appropriate tribes. This may include
avoidance of the cultural resources through project design, in-place
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preservation of cultural resources located in native soils and/or re-burial
on the Project property so they are not subject to further disturbance in
perpetuity.
v. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred
method of preservation for archaeological resources and cultural
resources. If the landowner and the Tribe(s) cannot agree on the
significance or the mitigation for the archaeological or cultural resources,
these issues will be presented to the City Community Development
Director for decision. The City Community Development Director shall
make the determination based on the provisions of the California
Environmental Quality Act with respect to archaeological resources,
recommendations of the project archeologist and shall take into account
the cultural and religious principles and practices of the Tribe.
Notwithstanding any other rights available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council.”
23. 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
necessary, vials with completed specimen data cards) and catalogued, an
associated specimen data and corresponding geologic and geographic
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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.
Prior to Final Map
24. Prepare a Final Map. After the approval of the TENTATIVE MAP and prior to
the expiration of said map, the land divider shall cause the real property
included within the TENTATIVE MAP, or any part thereof, to be surveyed and a
FINAL MAP thereof prepared in accordance with the current Engineering
Department requirements, the conditionally approved TENTATIVE MAP, and in
accordance with Article IX of County Ordinance No. 460.
25. Final Map Preparer. The FINAL MAP shall be prepared by a licensed land
surveyor or registered civil engineer.
26. Surveyor Checklist. The Engineering Department shall review any FINAL
MAP and ensure compliance with the following:
A. All lots on the FINAL MAP shall be in substantial conformance with the
approved TENTATIVE MAP relative to size and configuration.
B. All lots on the FINAL MAP shall have a minimum lot size of one acre
gross minimum.
C. All lot sizes and dimensions on the FINAL MAP shall be in conformance
with the development standards of the R-A zone, and with the General
Plan.
D. All lots on the FINAL MAP shall comply with the length to width ratios, as
established by Section 3.8.C. of County Ordinance No. 460.
E. All knuckle or cul-de-sac lots shall have a minimum of 40 feet of frontage
measured at the front lot line.
F. The common open space areas shall be shown as a numbered lots on
the FINAL MAP.
27. Annex to Park District. The land divider shall submit written proof to the
Community Development Department - Development Review Division that the
subject property has been annexed to the Citywide Community Facilities
District.
28. ECS Shall be Prepared. The land divider shall prepare an Environmental
Constraints Sheet (ECS) in accordance with Section 2.2. E. & F. of County
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Ordinance No. 460, which shall be submitted as part of the plan check review
of the FINAL MAP.
29. ECS Note Right-to-Farm. The following Environmental Constraints Note shall
be placed on the ECS:
"Lot Nos. 1 through 11 and 20 through 35 as shown on this map, are located
partly or wholly within, or within 300 feet of, land zoned for primarily agricultural
purposes by the City of Menifee. It is the declared policy of the City of Menifee
that no agricultural activity, operation, or facility, or appurtenance thereof,
conducted or maintained for commercial purposes in the City, and in a manner
consistent with proper and accepted customs and standards, as established
and followed by similar agricultural operations in the same locality, shall be or
become a nuisance, private or public, due to any changed condition in or about
the locality, after the same has been in operation for more than three (3) years,
if it wasn't a nuisance at the time it began. The term "agricultural activity,
operation or facility, or appurtenances thereof" includes, but is not limited to,
the cultivation and tillage of the soil, dairying, the production, cultivation,
growing and harvesting of any apiculture, or horticulture, the raising of
livestock, fur bearing animals, fish or poultry, and any practices performed by a
farmer or on a farm as incident to, or in conjunction with, such farming
operations, including preparation for market, delivery to storage or to market, or
to carriers for transportation to market."
In the event the number of lots, or the configuration of lots, of the FINAL MAP
differs from that shown on the approved TENTATIVE MAP, the actual language
used above shall reflect those lots which are partly or wholly within 300 feet of
agriculturally zoned (A-1, A-2, A-P, A-D) properties.
30. ECS Note Archaeological. The following Environmental Constraints note shall
be placed on the ECS:
"County Archaeological Report no. PD-A-3323 was prepared for this property
on 1/22/04 by Thomas Leslie and Associates and is on file at the Community
Development Department. The property is subject to surface alteration
restrictions based on the results of the report."
31. ECS Note Biological. The following Environmental Constraints note shall be
placed on the ECS:
"County Biological Report No. PD-B-2987 was prepared for this property on
7/16/04 by Thomas Leslie and Associates and is on file at the Community
Development Department. Biological resources requiring protection include, but
are not limited to, burrowing owl habitat and jurisdictional waters. The property
is subject to biological resources restrictions based on the results of the report."
32. ECS Note MAFB Noise. The following Environmental Constraints Note shall
be placed on the ECS:
"This land division is affected by aircraft noise from Air Force operations as
defined by the March Air Force Base Air Installation Compatible Use Zone
(AICUZ) report."
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33. ALUC Clearance. A clearance letter from Riverside County Airport Land Use
Commission shall be provided to the Riverside County Community
Development Department verifying compliance with the conditions of the March
Air Reserve Base Air Installation Compatible Use Zone (AICUZ)and in
reference to their letter dated September 16, 2004, that is generally
summarized as follows: The permit holder/land divider or any successor-in-
interest has complied with the required conditions of approval set forth in the
(AICUZ) which includes, but is not limited to, providing avigation easements to
the subject property, complying with ALUC/AICUZ building, lighting, and
emissions standards and causing notification to be made (or a proposal
thereof) to all future residents, tenants, or lessees.
Any subsequent permits shall be review by the ALUC per their conditions of
approval dated September 16, 2004.
34. Comply with Ordinance 457. The land divider shall provide proof to The Land
Management Agency - Land Use Section that all structures for human
occupancy presently existing and proposed for retention comply with
Ordinance Nos. 457 and 348.
35. Ag/Dairy Notification. The land divider shall submit a detailed proposal for the
notification of all initial and future purchasers of dwelling units within the subject
project of the existence of dairies and/or other agricultural uses within the
vicinity of the property and potential impacts resulting from those uses. Said
notification shall be in addition to any notice required by Ordinance No. 625
(Riverside County Right-to-Farm Ordinance).
Said approved notification shall be provided to all initial and all future
purchasers of dwelling units within the subject project.
36. Fee Balance. Prior to recordation, the Community Development Department
shall determine if the deposit based fees for the TENTATIVE MAP are in a
negative balance. If so, any unpaid fees shall be paid by the land divider and/or
the land divider's successor-in-interest.
37. Common Area Maintenance. PRIOR TO MAP RECORDATION, the following
procedures for common area maintenance procedures shall be complied with:
a. A permanent master maintenance organization shall be established for
(Tract Map No. 31536), to assume ownership and maintenance
responsibility for all common recreation, open space, circulation
systems, detention basins, and landscaped areas. The organization may
be public or private. 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.
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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.
d. The common areas to be maintained by the master maintenance
organization shall include, but not be limited to, the following: detention
basin (lot 45), common slopes and landscaped areas, and common walls
(fencing and walls along Cumming and Citation Avenues and Mapes and
Malaga Roads) outside the road Right-of-Way shall be conveyed to the
proper maintenance organization.
38. Conditions, Covenants and Restrictions (Public Common Areas). If the
permanent master maintenance organization referenced in the condition
entitled "Common Area Maintenance" is a public organization, the applicant
shall convey to the public organization fee simple title, to all common open
space areas, free and clear of all liens, taxes, assessments, leases (recorded
or unrecorded) and easement, except those easements which in the sole
discretion of the public organization are acceptable. The common areas
anticipated to be owned and maintained by a public organization are noted on
the MAINTENANCE PLAN.
As a condition precedent to the public organization accepting title to such
areas, the applicant shall submit the following documents to the City of Menifee
Community Development Department for review along with the current fee,
which shall be subject to the approval of that department and the City Attorney:
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 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
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the property owners' association shall unconditionally accept from the City
of Menifee, upon the City’s demand, title to all or any part of the 'common
area', more particularly described on Exhibit 'A' attached hereto. The
decision to require activation of the property owners' association and the
decision to require that the association unconditionally accept title to the
'common area' shall be at the sole discretion of the City
In the event that the 'common area', or any part thereof, is conveyed to
the property owners' association, the association, thereafter, shall own
such 'common area', shall manage and continuously maintain such
'common area', and shall not sell or transfer such 'common area' or any
part thereof, absent the prior written consent of the Community
Development Director of the City or the City's successor-in-interest. The
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.
39. ECS Note Mt Palomar Lighting. The following Environmental Constraint Note
shall be placed on the ECS:
"This property is subject to lighting restrictions as required by County
Ordinance No. 655, 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 County Ordinance No. 655."
40. ECS Affected Lots. The following note shall be placed on the FINAL MAP:
"Environmental Constraint Sheet affecting lots 14 and 15 shall be on file in the
City of Menifee Engineering and Public Works Department, in E.C.S. Book ___,
Page ___. The Rock outcropping situated within lots 14 and 15 shall be
preserved and noted on the FINAL MAP. Some portions of the outcropping
may be removed for road construction purposes.
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ADDED AT PC 12-07-2005
41. ECS - Cultural Resources. The following note shall be placed on the FINAL
MAP: “Environmental Constraint Sheet affecting certain areas of the map shall
be on file in the City of Menifee Engineering and Public Works Department, in
E.C.S. Book ___, Page ___. Cultural Resources have been identified on the
project site that should be preserved in place if feasible. The location of these
resources are noted in a confidential report prepared by Thomas Leslie
Corporation dated January 22, 2004 (PDA 3323) which is on file with the
Tentative Tract Map with the City of Menifee. The proposed grading shall
avoid the rock outcroppings where these cultural resources are located where
possible. If not feasible to avoid entirely, grading shall minimize the impacts to
the rock outcroppings located on these lots, in particular to avoid the identified
cultural resources. If avoidance and minimizing impacts is not feasible, the
rock outcroppings on these lots shall be located elsewhere on the project site
for preservation. If rock outcroppings are relocated, a revised exhibit showing
the new locations of the outcroppings/non-disturbance areas shall be provided
to the Community Development Department”
Prior to Issuance of Grading Permits
42. SKR Fee. 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 49.47 acres (gross) in
accordance with the TENTATIVE MAP. If the development is subsequently
revised, this acreage amount may be modified in order to reflect the revised
development project acreage amount. In the event 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.
43. Fee Balance. 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.
44. Grading Plan Review. The land divider/permit holder shall cause a plan check
application for a grading plan to be submitted to the Community Development
Department for review by the Engineering Department. Said grading plan shall
be in conformance with the approved tentative map, PD-B-2987 and PD-A-
3323, in compliance with County Ordinance No. 457, and the conditions of
approval for the tentative map.
45. NPDES Compliance. Since this project will disturb one (1) or more acres, it will
require a National Pollutant Discharge Elimination System (NPDES)
Construction General Permit from the State Water Resources Control Board.
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Clearance for grading shall not be given until either the district or the
Department of Building and Safety has determined that the project has
complied with the current requirements regarding the NPDES Construction
General Permit.
46. Section 1601/1603 Permit. Should any grading or construction be proposed
within or along the banks of any natural watercourse or wetland located either
on-site or on any required off-site improvement area, the permit holder shall
provide written notification to the Community Development Department that the
appropriate California Department of Fish and Game notification pursuant to
Sections 1601/1603 of the California Fish and Game Code has taken place. Or,
the permit holder shall obtain an "Agreement Regarding Proposed Stream or
Lake Alteration" (Section 1601/1603 Permit). Copies of any agreement shall be
submitted with the notification
47. Section 404 Permit. Should any grading or construction be proposed within or
alongside the banks of the watercourse or wetland, the permit holder shall
provide written notification to the Community Development Department that the
alteration of any watercourse or wetland, located either on-site or on any
required off-site improvement area, complies with the U.S. Army Corps of
Engineers Nationwide Permit Conditions. Or, the land divider shall obtain a
permit under Section 404 or the Clean Water Act. Copies of any agreements
shall be submitted along with the notification.
48. Archaeologist Retained. Prior to issuance of a grading permit the project
applicant shall retain a Riverside County qualified archaeologist to monitor all
ground disturbing activities in an effort to identify any unknown archaeological
resources.
The Project Archaeologist and the 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 initial ground disturbing activities and
excavation of each portion of the project site including clearing, grubbing, tree
removals, mass or rough grading, trenching, stockpiling of materials, rock
crushing, structure demolition and etc. The Project Archaeologist and the Tribal
representative(s), shall have the authority to temporarily divert, redirect or halt
the ground disturbance activities to allow identification, evaluation, and
potential recovery of cultural resources in coordination with any required
special interest or tribal monitors.
The developer/permit holder shall submit a fully executed copy of the contract
to the Community Development Department to ensure compliance with this
condition of approval. Upon verification, the Community Development
Department shall clear this condition.
Any newly discovered cultural resources shall be subject to an evaluation, in
consultation with the Native American Tribe(s) and which will require the
development of a treatment plan and monitoring agreement for the newly
discovered resources.
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The project archaeologist shall submit a complete final monitoring report no
later than 60 days following completion of the monitoring activities to the City of
Menifee, the property owner, the Eastern Information Center and the
appropriate Tribes. The report shall document the monitoring activities, any
resources that were identified, their final disposition, complete DPR site record
forms and inventory records, and any other pertinent information associated
with the Project.
49. Native American Monitoring (Soboba). Tribal monitor(s) shall be required
on-site during all ground-disturbing activities, including grading, stockpiling of
materials, engineered fill, rock crushing, etc. The land divider/permit holder
shall retain a qualified tribal monitor(s) from the Soboba Band of Luiseno
Indians. Prior to issuance of a grading permit, the developer shall submit a
copy of a signed contract between the above-mentioned Tribe and the land
divider/permit holder for the monitoring of the project to the Community
Development Department and to the Engineering Department. The Native
American Monitor(s) shall have the authority to temporarily divert, redirect or
halt the ground-disturbance activities to allow recovery of cultural resources, in
coordination with the Project Archaeologist.
The Developer shall relinquish ownership of all cultural resources, including all
archaeological artifacts that are of Native American origin, found in the project
area for proper treatment and disposition to a curational facility that meets or
exceeds Federal Curation Standards outlined in 36 CFR 79. The
Applicant/Permittee shall be responsible for all curation costs.
50. 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;
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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;
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.
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51. Cultural Resources Avoidance. Cultural Resources have been identified on
the project site that should be preserved in place if feasible. The location of
these resources are noted in a confidential report prepared by Thomas Leslie
Corporation dated January 22, 2004 (PDA 3323) which is on file with the
Tentative Tract Map with the City of Menifee. The proposed grading shall
avoid the rock outcroppings where these cultural resources are located where
possible. If not feasible to avoid entirely as determined by the archeologist,
grading shall minimize the impacts to the rock outcroppings located on these
lots, in particular to avoid the identified cultural resources. If avoidance and
minimizing impacts is not feasible, the rock outcroppings on these lots shall be
located elsewhere on the project site for preservation.
52. Rock Outcropping Lots 14 and 15. The following note shall be placed on
Grading Plans: "The Rock outcropping situated within lots 14 and 15 shall be
preserved and shown on the grading plans. Some portions of the outcropping
may be removed for road construction purposes.”
Prior to Issuance of Building Permit
53. 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.
54. Underground Utilities. All utility extensions within a lot shall be placed
underground.
55. Conform Final Site Plan. Final clearance shall be obtained from the
Community Development Department - Development Review Division
stipulating that the building plans submitted conform to the approved Final Plan
of Development.
56. 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 addresses indoor noise impacts. The exterior,
unmitigated impact (second stories) for Mapes and Malaga Roads are 70 Ldn.
Home design must be shown to reduce interior noise to at or below 45 Ldn for
those homes along Mapes Road (lots 1 11,through 15 of the TENTATIVE
MAP) and Malaga Road, (lots 16-21 of the TENTATIVE MAP) 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 mitigation measures, if any, shall be forwarded from the
environmental Health Department to the Building Department and the
Community Development Department for implementation into the final building
plans.
57. School Mitigation. Impacts to the Romoland Unified School District and Perris
Union High School District shall be mitigated in accordance with California
State law.
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58. Submit Building Plans. The land divider/permit holder shall cause building
plans to be submitted to the Community Development Department for review
by the Building Department. Said plans shall be in conformance with the
TENTATIVE MAP.
59. Fee Balance. Prior to issuance of building 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.
60. Final Site of Development.
A plot plan application shall be submitted to the Community Development
Department pursuant to Section 18.30.a.(1) of Ordinance No. 348 (Plot Plans
not subject to the California Environmental Quality Act and not subject to
review by any governmental agency other than the Community Development
Department), along with the current fee.
Subdivision development shall conform to the approved plot plan and shall
conform to the Countywide Design Guidelines or subsequent guidelines
adopted by the City.
The plot plan shall be approved by the Community Development Director prior
to issuance of Building Permits for lots included within that plot plan.
The plot plan shall contain the following elements:
1) A final site plan (40' scale precise grading plan) showing all lots, building
footprints, setbacks, mechanical equipment and model assignments on
individual lots.
2) Each model floor plan and elevations (all sides).
3) Three (3) sets of photographic or color laser prints (8" x 10") of the
sample board and colored elevations shall be submitted for permanent
filing and agency distribution after the Community Development
Department has reviewed and approved the sample board and colored
elevations in accordance with the approved Design Manual and other
applicable standards. All writing must be legible. Three (3) matrix sheets
showing structure colors and texture schemes shall be submitted.
4) At a minimum there should be three different floor plans for each Area, as
defined in the Design Guidelines. The number of floor plans for each
Area shall be in accordance with the Design Guidelines. For development
projects that are to be constructed in phases, a phasing plan shall be
submitted to assure that the requirements for the number of floor plans is
being met.
5) Homes and garages shall be placed at varying distances from the street
and have varying entry locations.
6) The colors and materials on adjacent residential structures should be
varied to establish a separate identity for the dwellings. A variety of colors
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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.
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.
61. Landscape Plot Plan. 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., APPROVED EXHIBIT L and the TENTATIVE MAP
conditions of approval.
The plan shall address all areas and conditions of the tract requiring
landscaping and irrigation to be installed including, but not limited to lot 45,
(common area and/or basin landscaping, and individual front yard
landscaping). Emphasis shall be placed on using plant species that are drought
tolerant and low water using.
If the detention basin is proposed to be maintained by an HOA or other non-
public entity, landscape plans shall include landscaping for this area. If the
detention basin is proposed to be maintained by the Community Facilities
District, a confirmation of acceptability by the City of Menifee Engineering
Department for proposed landscaping shall be provided to the Community
Development Department.
The plans shall provide for the following:
1) Permanent automatic irrigation systems shall be installed on all
landscaped areas requiring irrigation. Low water use systems are
encouraged.
2) All utility service areas and enclosures shall be screened from view with
landscaping and decorative barriers or baffle treatments, as approved by
the Community Development Department. Utilities shall be placed
underground.
3) Any required landscape screening shall be designed to be opaque up to a
minimum height of six (6) feet at maturity.
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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) All specimen trees and significant rock outcroppings on the subject
property intended for retention shall be shown on the project's grading
plans. Replacement trees for those to be removed shall also be shown.
8) All trees shall be minimum double-staked. Weaker and/or slow-growing
trees shall be steel-staked.
9) Multi-programmable irrigation controllers which have enough programs to
break up all irrigation stations into hydro zones shall be used. If practical
and feasible, rain shutoff devices shall be employed to prevent irrigation
after significant precipitation. Irrigation systems shall be designed so
areas which have different water use requirements are not mixed on the
same station (hydro zones). Assistance in implementing a schedule
based on plant water needs is available from CIMIS or Mobile Lab. The
use of drip irrigation should be considered for all planter areas that have a
shrub density that will cause excessive spray interference of an overhead
irrigation system. Use flow reducers to mitigate broken heads next to
sidewalks, streets, and driveways.
10) Plants with similar water requirements shall be grouped together in order
to reduce excessive irrigation runoff and promote surface filtration, where
possible.
NOTES: The Landscape plot plan may include the requirements of any other
minor plot plan required by the subdivision conditions of approval. However,
minor plot plan conditions of approval shall be cleared individually.
Landscaping plans for areas that are totally within the road right-of-way shall be
submitted to the Transportation Department ONLY.
62. 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
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shall be in compliance with City of Menifee Ordinance No. 2015-167, and the
TENTATIVE MAP conditions of approval.
The plot plan shall contain the following elements:
1) A color rendering of a frontal view of all/the entry monument(s) with
landscaping.
2) A plot plan of the entry monuments with landscaping drawn to an
engineer's scale. If lighting is planned, the location of lights, their intended
direction, and proposed power shall be indicated.
3) An irrigation plan for the entry monument(s).
NOTE: The requirements of this plot plan may be incorporated with any
minor plot plan required by the conditions of approval for this subdivision.
However, this ENTRY MONUMENT condition of approval shall be cleared
individually.
The monument plan shall be approved prior to issuance of Building Permits. If
monuments do not accommodate design requirements of the SPECIFIC PLAN
or meet line of sight requirements, a Lot Line Adjustment or a Minor Change to
the TENTATIVE MAP may be necessary.
63. Walls/Fencing Plot Plan. The land divider/permit holder shall file three (3) sets
of a Wall/Fencing Plan to the Community Development Department for review
and approval. Said plan shall be submitted to the Department in the form of a
plot plan application pursuant to Ordinance No. 348, Section 18.30. a.(1) (Plot
Plans not subject to the California Environmental Quality Act and not subject to
review by any governmental agency other than the Community Development
Department), along with the current fee. The plan shall be in compliance with
Section 18.12, and the TENTATIVE MAP conditions of approval. The following
conditions shall be applied to the project based on the information provided by
the acoustical consultant:
A.The plan shall show all project fencing including, but not limited to, perimeter
fencing, side and rear yard fencing, and open space or park fencing. A typical
frontal view of all fences shall be shown on the fencing plan. A.The plan shall
show all project fencing including, but not limited to, perimeter fencing, side and
rear yard fencing, and open space or park fencing. A typical frontal view of all
fences shall be shown on the fencing plan.
B.All utility service areas and enclosures shall be screened from view with
landscaping or decorative barriers or baffle treatments, as approved by the
Community Development Department.
C. Front yard return walls shall be constructed of view fence (tubular steel)
masonry block no more than three (3') in height (slump stone or material of
similar appearance, maintenance, and structural durability), split rail fencing, or
wood fencing and shall be no higher than five feet in height.
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D.Side yard gates are required on one side of front yard, and shall be
constructed of wrought iron, tubular steel, weed, or slump stone or masonry
with a tubular steel combination. Side and rear yard fencing shall be masonry,
slump stone or other material of similar appearance, maintenance, and
structural durability and no higher than three (3'). 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).
E.All new residences constructed on lots of less than 20,000 square feet shall
include rear and side yard fencing constructed of masonry block that is a
minimum of five (5) feet in height. The maximum height of walls or fencing shall
be six (6) feet in height. In the desert areas, block walls are discouraged on the
perimeter in favor of increased setbacks with extensive drought tolerant
landscaping, berms and fencing such as split rails.
F.Except for the desert areas, all lots having rear and/or side yards facing local
streets or otherwise open to public view shall have fences or walls constructed
of decorative block,
G.Corner lots shall be constructed with wrap-around decorative block wall
returns. (Note: exceptions for the desert area discussed above.)
H.Side yard gates are required on one side of the home and shall be
constructed of powder-coated wrought iron or tubular steel.
I.Wrought iron or tubular steel fence sections may be included within tr acts
where view opportunities and/or terrain warrant its use. Where privacy of views
is not an issue, tubular steel or wrought iron sections should be constructed in
perimeter walls in order to take advantage of casual view opportunities.
J.Perimeter block walls shall be coating with an anti-graffiti coating.
64. Model Home Complex. A plot plan application shall be submitted to 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.
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.
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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.
The model home complex plan shall be approved prior to issuance of a
Building Permit.
65. 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 for the proposed
basin, 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.
66. 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 for landscaping within the proposed basin. 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.
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67. Building Separation. Building separation between all buildings shall not be
less than ten (10) feet. Additional encroachments are only allowed as permitted
by County Ordinance No. 348.
68. ALUC Clearance. PRIOR TO THE ISSUANCE OF BUILDING PERMITS the
land divider/permit holder or any successor-in-interest shall submit plans
stamped by the Building and Safety Department to the Riverside County Airport
Land Use Commission for a review that includes, but is not limited to, verifying
that interior noise levels of the dwellings fall below the maximum requirements
of 45 dB and that building height is acceptable, as set forth in the CLUP for the
March Air Reserve Base. The ALUC shall respond in writing to the Community
Development Department verifying compliance with this condition of approval.
69. Quimby Fees. Payment of in-lieu fees. The proposed subdivision will fulfill
Quimby obligations through the payment of in-lieu fees for 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.
Prior to Final Inspection
70. Block Wall Antigraffiti. All walls as required within these conditions of
approval and permitted as part of the Approved Fencing Plan shall be subject
to the approval of the Building Department. An anti-graffiti coating shall be
provided on all block walls, and written verification from the developer shall be
provided to both the Community Development Department, and the
Development Review Division.
71. Front Yard Landscaping. All front yards shall be provided with landscaping
and automatic irrigation as defined by City of Menifee Municipal Code 9.86.
Landscaping and Irrigation shall comply with the Menifee Municipal Code
Chapter 15.04, Riverside County Guide to California Friendly Landscaping, and
Ordinance No. 859 (as adopted and any amendments thereto) provided that
said ordinance has been amended to address residential tracts. The front yard
landscaping must be installed prior to final occupancy release.
72. 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?”
73. 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
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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.
74. Landscape Installation. All required landscape planting and irrigation, shall
have been installed in accordance with approved Landscaping, Irrigation, and
Shading Plans, Menifee Municipal Code Chapter 15.04 and 9.86 (as adopted
and any amendments thereto), Eastern Municipal Water District requirements
and the Riverside County Guide to California Landscaping. All landscape and
irrigation components shall be in a condition acceptable to the Community
Development Department. The plants shall be healthy and free of weeds,
disease or pests. The irrigation system shall be properly constructed and
determined to be in good working order.
75. Final Landscape Approval. The final landscape approval following installation
shall be subject to the review and approval of the City’s Landscape
Architectural Consultant and the Community Development Director. The
Community Development Director may require additional trees, shrubs and/or
groundcover as necessary, if site inspections reveal landscape deficiencies
that were not apparent during the plan review process.
76. Quimby Fees. The land divider/permit holder shall present certification to the
Community Development Department that payment of parks and recreation
fees and/or dedication of land for park use in accordance with Section 10.35 of
County Ordinance No. 460 has taken place. Said certification shall be obtained
from the City of Menifee.
77. Concrete Driveways. The land divider/permit holder shall cause all driveways
to be constructed of cement concrete.
78. Fencing Compliance. Fencing shall be provided throughout the subdivision in
accordance with the approved final site development plans.
79. Entry Monuments. Prior to the first occupancy within the tract, entry
monuments shall be installed in accordance with the approved entry monument
plans.
80. 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.
81. Driveways. The land divider/permit holder shall cause all driveways to be
constructed of cement concrete.
82. 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.
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83. SKR Fees. Prior to the issuance of a certificate of occupancy, or upon building
permit final inspection, whichever comes first, 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 49.47 acres
(gross) in accordance with TENTATIVE MAP. If the development is
subsequently revised, this acreage amount may be modified in order to reflect
the revised development project acreage amount. In the event 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.
84. Mitigation Monitoring. The land divider/permit holder shall prepare and submit
a written report to the Community Development Department demonstrating
compliance with all these conditions of approval and mitigation measures of
this permit and Environmental Assessment No. 39098.
The Community Development Director may require inspection or other
monitoring to ensure such compliance.
85. Roll-Up Garage Doors. All residences shall have automatic roll-up garage
doors.
86. Airport Notification. PRIOR TO THE ISSUANCE OF OCCUPANCY
PERMITS the land divider/permit holder or any successor shall cause the
notification of airport vicinity to all future purchasers and/or residents of real
property within the boundary of the TENTATIVE MAP.
87. Fees. Prior to issuance of occupancy/final inspections, the Community
Development Department shall determine if the deposit based fees for project
are in a negative balance. If so, any outstanding fees shall be paid by the
permittee.
88. 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.
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89. 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.
90. 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.
91. 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.
92. Landscape Installation. All required landscape planting and irrigation, shall
have been installed in accordance with approved Landscaping, Irrigation, and
Shading Plans, Menifee Municipal Code Chapter 15.04 and 9.86 (as adopted
and any amendments thereto), Eastern Municipal Water District requirements
and the Riverside County Guide to California Landscaping. All landscape and
irrigation components shall be in a condition acceptable to the Community
Development Department. The plants shall be healthy and free of weeds,
disease or pests. The irrigation system shall be properly constructed and
determined to be in good working order.
93. Final Landscape Approval. The final landscape approval following installation
shall be subject to the review and approval of the City’s Landscape
Architectural Consultant and the Community Development Director. The
Community Development Director may require additional trees, shrubs and/or
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groundcover as necessary, if site inspections reveal landscape deficiencies
that were not apparent during the plan review process.
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Section III:
Engineering/Transportation/
Grading Conditions of Approval
33
General Conditions
94. MAP-GIN INTRODUCTION. Improvement such as grading, filling, over
excavation and re-compaction, and base or paving which require a grading
permit are subject to the included Building and Safety Grading Division
conditions of approval.
95. MAP-G1.2 OBEY ALL GDG REGS. All grading shall conform to the California
Building Code, Ordinance 457, and all other relevant laws, rules and
regulations governing grading in Riverside County, as well as the City of
Menifee, and prior to commencing any grading, the applicant shall obtain a
grading permit from the Public Works Department.
96. GRADING PERMIT. City adopted County Ordinance 457 requires a grading
permit prior to clearing, grubbing or any top soil disturbances related to
construction grading.
97. DUST CONTROL. All necessary measures to control dust shall be
implemented by the developer during grading.
98. MAX SLOPE RATIO. Grade slopes shall be limited to a maximum steepness
ratio of 2:1 (horizontal to vertical) unless otherwise approved.
99. MINIMUM DRAINAGE GRADE. Minimum drainage grade shall be 1% except
on portland cement concrete where 0.35% shall be the minimum.
100. SLOPE SETBACKS. Observe slope setbacks from buildings and property lines
per the California Building Code - as amended by City adopted County
Ordinance 457.
101. NPDES SUPPLEMENT “A”. In order to insure compliance with supplement
"A" - New Development Guidelines for Santa Ana, Santa Margarita and
Whitewater Drainage Management Plan, all Specific Land Use cases (plot
plans, conditional use cases, & public use permits) shall provide, as part of
their conceptual grading and drainage exhibit, for the control of impervious
areas graded to drain to a BMP filtration system. Direct drainage from
impervious areas to the street or a storm drain facility shall be avoided.
102. TRAFFIC STUDY. The County Transportation Department has exempted this
project from submitting a traffic study for the subject project. In lieu of a full
traffic study for the proposed development, the developer shall provide a traffic
scoping analysis to determine necessary traffic mitigation measures necessary
to support the proposed development, or as approved by the City of Menifee
Public Works Director.
103. DRAINAGE 1. The land divider shall protect downstream properties from
damages caused by alteration of the drainage patterns, i.e., concentration or
34
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 Public Works Department.
104. DRAINAGE 2. The land divider shall accept and properly dispose of all off-site
drainage flowing onto or through the site. In the event the Transportation
Department permits the use of streets for drainage purposes, the provisions of
Article XI of 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 subdivider shall provide adequate drainage facilities
and/or appropriate easements as approved by the Public Works Department.
105. COUNTY ORDINANCE 460/461. With respect to the conditions of approval for
the referenced tentative exhibit, the land divider shall provide all street
improvements, street improvement plans and/or road dedications set forth
herein in accordance with City approved County Ordinance 460 and Riverside
County Road Improvement Standards (Ordinance 461), as well as City of
Menifee standard plans and specifications. It is understood that the tentative
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. These Ordinances and all conditions of approval are essential
parts and a requirement occurring in ONE is as binding as though occurring in
all. All questions regarding the true meaning of the conditions shall be referred
to the Public Works Department.
106. OFF-SITE PHASE. Should the applicant choose to phase any portion of this
project, said applicant shall provide off-site access roads to County maintained
roads as approved by the Public Works Department.
107. 10 YR CURB - 100 YR 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.
108. 100 YR SUMP OUTLET. Drainage facilities outletting sump conditions shall be
designed to convey the tributary 100 year storm flows. Additional emergency
escape shall also be provided.
109. DRAINAGE PATTERNS. Development of this property shall be coordinated
with the development of adjacent properties to ensure that watercourses
remain unobstructed and stormwaters are not diverted from one watershed to
another. This may require the construction of temporary drainage facilities or
offsite construction and grading.
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110. DRAINAGE EASEMENT DOCUMENTATION. A drainage easement shall be
obtained from the affected property owners for the release of concentrated or
diverted storm flows onto the adjacent property. A copy of the recorded
drainage easement shall be submitted to the District for review and approval.
111. ADP FACILITIES. Prior to initiation of the final construction drawings for those
facilities required to be built as part of the Homeland/Romoland Area Drainage
Plan, the developer shall contact the Riverside County Flood Control and
Water Conservation District to ascertain the terms and conditions of design,
construction, inspection, transfer of rights of way, project credit in lieu of
charges and reimbursement schedules which may apply. The developer shall
note that if the estimated cost for required Area Drainage Plan facilities
exceeds the required mitigation charges and the developer wishes to receive
credit for reimbursement in excess of his charges, the facilities will be
constructed as a public works contract. Scheduling for construction of these
facilities will be at the discretion of the District.
112. CONSTRUCT LINE B-5. The developer shall construct Romoland MDP Line B-
5 in Alicante Drive from the detention basin to the very well defined drainage
ditch in Menifee Road (1320 Ft. west of the project site).
113. MAP – OWNER MAINTENANCE NOTICE. The subdivider 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.
114. FLOOD HAZARD REPORT. Tract 31536 is a proposal to subdivide 49.47
acres into single family lots and a detention basin in the Romoland Area. The
project is located on the southeast corner of Mapes Road and Cumming
Avenue.
The project is within the San Jacinto River sub-watershed within the Santa Ana
River Watershed, which is tributary to impaired waterbodies Lake Elsinore and
Canyon Lake. The developer has provided a draft Storm Water Pollution
Prevention Plan that has mitigation for its potential water quality impacts.
This site receives offsite flows from the northeast from a drainage area of
approximately 131-acres. The developer proposes to collect these flows on the
east side of Malaga Road and route them through the proposed detention
basin. The proposed collector inlet on the east side of Malaga Road will require
offsite grading and may require drainage facilities to be located offsite. If the
developer cannot obtain such rights, the map should be redesigned to
eliminate the need for the easement.
Alicante Drive floods after heavy rain storms and would not be an adequate
outlet for the proposed increased runoff basin for the site. Therefore, the
developer shall construct Romoland MDP Line B-5 in Alicante Drive from the
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detention basin to the very well defined drainage ditch in Menifee Road (1320
Ft. west of the project site). This (county maintained) roadside ditch is an
adequate outlet for the project.
The capacity of Romoland Master Plan Line B-5 is based on the 10-year storm
(70 cfs), a 39 " RCP pipe. However, because Alicante Drive is not improved (no
capacity to carry storm water), the pipe will have to be upsized to
accommodate the un-attenuated 100-year flowrate. The construction of Line B-
5 would be credited against the projects' ADP fees, but the credit would only be
for the cost of the 39" storm drain proposed in the board adopted ADP.
The increased runoff basin shown on the exhibit appears to be sufficient to
mitigate the impacts of the development. Final design of the increased runoff
basin will not be required until the improvement plan stage of this development.
Therefore, the project may need modifications at the plan check stage in order
to comply with the increased runoff criteria.
This site is located within the bounds of the Homeland/Romoland, line A Sub-
Watershed Area Drainage Plan (ADP) for which drainage fees have been
established by the Board of Supervisors. Applicable ADP fees will be due (in
accordance with the Rules and Regulations for Administration of Area Drainage
Plans) prior to permits for this project. Although the current fee for this ADP is
$21,052 per acre, the fee due will be based on the fee in effect at the time of
payment. The fee is payable to the Flood Control District by cashier's check or
money order only. The District will not accept personal or company checks.
115. BMP – ENERGY DISSIPATORS. Energy Dissipators, such as rip-rap, 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.
116. BMP – TRASH RACKS. Trash Racks shall be installed at all inlet structures
that collect runoff from open areas with potential for large, floatable debris.
117. ECS WATER. 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 material placed on an individual lot.
Prior to Final Map
118. BOND SECURITY. Financial arrangements (securities posted) must be made
for the water improvement plans and be approved by City of Menifee Public
Works Department.
119. SEWER PLAN. A sewer system shall have mylar plans and specifications as
approved by the District, the County Survey Department and the Department of
Environmental Health.
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120. ANNEXATION FINALIZED. Annexation proceedings must be finalized with the
applicable purveyor for sanitation service.
121. 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.
122. CFD ANNEXATION AGREEMENT. In the event timing for this development’s
schedule prevents the developer/property owner from complying with condition
of approval for CFD annexation, the developer shall enter into a CFD
annexation agreement to allow the annexation to complete after the recordation
of a final map but prior to issuance of a Certificate of Occupancy. The
developer shall be responsible for all costs associated with the preparation of
the CFD annexation agreement. The agreement shall be approved by the City
Council prior to final map recordation.
123. ASSESSMENT SEGREGATION - Should this project lie within any
assessment/benefit district, the applicant shall, prior to recordation, make
application for and pay for their reapportionment of the assessments or pay the
unit fees in the benefit district unless said fees are deferred to building permit.
124. 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.
125. 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.
126. 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.
127. SOILS. The developer/owner shall submit a preliminary soils and pavement
investigation report addressing the construction requirements within the road
right-of-way.
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128. CENTERLINE INTERSECTIONS. All centerline intersections shall be at 90
degrees, plus or minus 5 degrees, with a minimum 50' tangent, measured from
flowline/curbface or as approved by the Public Works Department or City
Engineer.
129. STREET LIGHTS. A separate street light plan is required for this project.
Street lighting shall be designed in accordance City of Menifee standards and
specifications 1000-10006.
130. UTILITY PLAN. Electrical power, telephone, communication, street lighting,
and cable television lines shall be designed to be placed underground in
accordance with City adopted County ordinance 460 and 461, or as approved
by the Public Works Department. The applicant is responsible for coordinating
the work with the serving utility company. This also applies to existing overhead
lines which are 33.6 kilowatts or below along the project frontage and between
the nearest poles offsite in each direction of the project site. A disposition note
describing the above shall be reflected on design improvement plans whenever
those plans are required. A written proof for initiating the design and/or
application of the relocation issued by the utility company shall be submitted to
the Public Works Department for verification purposes.
131. SUBMIT ECS & FINAL MAP. A copy of the environmental constraint sheet and
the final map shall be submitted to the Public Works Department for review and
approval. All submittals shall be date stamped by the engineer and include the
appropriate plan check fee.
132. MAINTENANCE MECHANISM. Evidence of a viable maintenance mechanism
shall be submitted to the Public Works Department for review and approval.
133. ONSITE EASEMENTS. Onsite drainage facilities located outside of road right
of way shall be contained within drainage easements shown on the final map.
A note shall be added to the final map stating, "Drainage easements shall be
kept free of buildings and obstructions".
134. EASEMENT DOCUMENTATION. The proposed collector inlet on the east side
of Malaga Road will require offsite grading and may require drainage facilities
to be located offsite. Offsite drainage facilities shall be located within dedicated
drainage easements obtained from the affected property owners). Document(s)
shall be recorded and a copy submitted to the Public Works Department prior
to recordation of the final map. If the developer cannot obtain such rights, the
map should be redesigned to eliminate the need for the easement.
135. PERMISSION TO GRADE. Written permission shall be obtained from the
affected property owners allowing the proposed grading and/or facilities to be
installed outside of the tract boundaries, prior to grading permit issuance. A
copy of the written authorization shall be submitted to the Public Works
Department for review and approval.
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136. INCREASED RUNOFF. The proposed development of this site will adversely
impact downstream property owners by increasing the rate and volume of flood
flows. To mitigate this impact, the developer has proposed a detention basin.
Although final design of the basin will not be required until the improvement
plan stage of this development, the applicant's engineer has submitted a
preliminary hydrology and hydraulics study that indicates that the general size,
shape and location of the proposed basin is sufficient to mitigate the impacts of
the development.
137. INCREASED RUNOFF CRITERIA. The entire area of proposed development
will be routed through a detention facility(s) to mitigate increased runoff. All
basins must have positive drainage; dead storage basins shall not be
acceptable.
Storms to be studied will include the 1-hour, 3-hour, 6-hour and 24-hour
duration events for the 2-year, 5-year and 10-year return frequencies.
Detention basin(s) and outlet(s) sizing will ensure that none of these storm
events has a higher peak discharge in the "after" condition than in the "before"
condition.
For the 2-year and 5-year events the loss rate will be determined using an
AMC I condition. For the 10-year event AMC II will be used. Constant loss rates
shall be used for the 1-hour, 3-hour and 6-hour events. A variable loss rate
shall be used for the 24-hour events.
Low Loss rates will be determined using the following:
1. Undeveloped Condition --> LOW LOSS = 90%
2. Developed Condition --> LOW LOSS = .9 - (.8 X % IMPERVIOUS)
3. Basin Site --> LOW LOSS = 10%
Where possible and feasible the on-site flows should be mitigated before
combining with off-site flows to minimize the size of the detention facility
required. If it is necessary to combine off-site and on-site flows into a detention
facility two separate conditions should be evaluated for each duration/return
period/before-after development combination studied; the first for the total
tributary area (off-site plus on-site), and the second for the area to be
developed alone (on-site). It must be clearly demonstrated that there is no
increase in peak flow rates under either condition (total tributary area or on-site
alone), for each of the return period/duration combinations required to be
evaluated. A single plot showing the pre-developed, post-developed and routed
hydrographs for each storm considered, shall be included with the submittal of
the hydrology study.
No outlet pipe(s) will be less than 18" in diameter. Where necessary an orifice
plate may be used to restrict outflow rates. Appropriate trash racks shall be
40
provided for all outlets less than 48" in diameter.
The basin(s) and outlet structure(s) must be capable of passing the 100-year
storm without damage to the facility.
Mitigation basins should be designed for joint use and be incorporated into
open space or park areas. Sideslopes should be no steeper than 4:1 and
depths should be minimized where public access is uncontrolled.
A viable maintenance mechanism, acceptable to both the City of Menifee,
should be provided for detention facilities. Generally, this would mean a CSA,
landscape maintenance district, parks agency or commercial property owners
association. Residential homeowners associations would generally be
acceptable.
138. INCREASED RUNOFF STUDY. A complete drainage study including, but not
limited to, hydrologic and hydraulic calculations for the proposed detention
basin shall be submitted to the Public Works Department for review and
approval.
Increased runoff mitigation basin criteria shall be as indicated in condition
"50.FLOOD RI.15". If the Riverside County Board of Supervisors approves an
increased runoff policy which supersedes this criteria prior to the submittal of
the complete drainage study, then the Board policy shall apply.
139. IMPROVEMENT PLANS. Improvement plans for the required improvements
must be prepared and shall be based upon a design profile extending a
minimum of 300 feet beyond the project boundaries at a grade and alignment
as approved by the Public Works Department. Completion of road
improvements does not imply acceptance for maintenance by City.
140. EASMENT/SUR. 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.
141. ACCESS RESTRICTION. Lot access shall be restricted on Mapes Road,
Malaga Road and Citation Avenue and so noted on the final map.
142. TRAFFIC STUDY. The County Transportation Department has exempted this
project from submitting a traffic study for the subject project. Prior to map
recordation, in lieu of a full traffic study for the proposed development, the
developer shall provide a traffic scoping analysis to determine necessary traffic
mitigation measures necessary to support the proposed development, or as
approved by the City of Menifee Public Works Director.
41
Prior to Issuance of Grading Permits
143. GRADING SECURITY. Grading in excess of 199 cubic yards will require
performance security to be posted with the Public Works Department. Single
Family Dwelling units graded one lot per permit and proposing to grade less
than 5,000 cubic yards are exempt.
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 approved by an Environmental Site Assessment,
a Grading Environmental Site Assessment shall be submitted for review and
approval by the Community Development and the Public Works Engineering
Departments prior to issuance of any grading permit. A haul route must be
submitted for approval by the Engineering department prior to grading
operations.
145. EROSION CONTROL. Landscape plans, required for manufactured slopes
greater than 3 feet in vertical height, are to be signed by a registered landscape
architect and bonded per the requirements of Ordinance 457, see form 284-47.
146. SOILS REPORT. Geotechnical soils reports, required in order to obtain a
grading permit, shall be submitted to the Public Works Department for review
and approval prior to issuance of a grading permit.
All grading shall be in conformance with the recommendations of the
geotechnical/soils reports as approved by the City of Menifee, Public Works
Department.*
*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.
147. DRAINAGE DESIGN. All grading and drainage shall be designed in
accordance with Riverside County Flood Control & Water Conservation
District's conditions of approval regarding this application. If not specifically
addressed in their conditions, drainage shall be designed to accommodate 100
year storm flows.
Additionally, the Public Works Department's conditional approval of this
application includes an expectation that the conceptual grading plan reviewed
and approved for it complies or can comply with any WQMP (Water Quality
Management Plan) required by Riverside County Flood Control and Water
Conservation District.
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148. ONSITE EASEMENTS. Onsite drainage facilities located outside of road right
of way shall be contained within drainage easements shown on the final map.
A note shall be added to the final map stating, "Drainage easements shall be
kept free of buildings and obstructions".
149. EASEMENT DOCUMENTATION. The proposed collector inlet on the east side
of Malaga Road will require offsite grading and may require drainage facilities
to be located offsite. Offsite drainage facilities shall be located within dedicated
drainage easements obtained from the affected property owners). Document(s)
shall be recorded and a copy submitted to the Public Works Department prior
to recordation of the final map. If the developer cannot obtain such rights, the
map should be redesigned to eliminate the need for the easement.
150. PERMISSION TO GRADE. Written permission shall be obtained from the
affected property owners allowing the proposed grading and/or facilities to be
installed outside of the tract boundaries, prior to grading permit issuance. A
copy of the written authorization shall be submitted to the Public Works
Department for review and approval.
151. INCREASED RUNOFF. The proposed development of this site will adversely
impact downstream property owners by increasing the rate and volume of flood
flows. To mitigate this impact, the developer has proposed a detention basin.
Although final design of the basin will not be required until the improvement
plan stage of this development, the applicant's engineer has submitted a
preliminary hydrology and hydraulics study that indicates that the general size,
shape and location of the proposed basin is sufficient to mitigate the impacts of
the development.
152. INCREASED RUNOFF CRITERI A. The entire area of proposed development
will be routed through a detention facility(s) to mitigate increased runoff. All
basins must have positive drainage; dead storage basins shall not be
acceptable.
Storms to be studied will include the 1-hour, 3-hour, 6-hour and 24-hour
duration events for the 2-year, 5-year and 10-year return frequencies.
Detention basin(s) and outlet(s) sizing will ensure that none of these storm
events has a higher peak discharge in the "after" condition than in the "before"
condition.
For the 2-year and 5-year events the loss rate will be determined using an
AMC I condition. For the 10-year event AMC II will be used. Constant loss rates
shall be used for the 1-hour, 3-hour and 6-hour events. A variable loss rate
shall be used for the 24-hour events.
Low Loss rates will be determined using the following:
1. Undeveloped Condition --> LOW LOSS = 90%
43
2. Developed Condition --> LOW LOSS = .9 - (.8 X % IMPERVIOUS)
3. Basin Site --> LOW LOSS = 10%
Where possible and feasible the on-site flows should be mitigated before
combining with off-site flows to minimize the size of the detention facility
required. If it is necessary to combine off-site and on-site flows into a detention
facility two separate conditions should be evaluated for each duration/return
period/before-after development combination studied; the first for the total
tributary area (off-site plus on-site), and the second for the area to be
developed alone (on-site). It must be clearly demonstrated that there is no
increase in peak flow rates under either condition (total tributary area or on-site
alone), for each of the return period/duration combinations required to be
evaluated. A single plot showing the pre-developed, post-developed and routed
hydrographs for each storm considered, shall be included with the submittal of
the hydrology study.
No outlet pipe(s) will be less than 18" in diameter. Where necessary an orifice
plate may be used to restrict outflow rates. Appropriate trash racks shall be
provided for all outlets less than 48" in diameter.
The basin(s) and outlet structure(s) must be capable of passing the 100-year
storm without damage to the facility.
Mitigation basins should be designed for joint use and be incorporated into
open space or park areas. Sideslopes should be no steeper than 4:1 and
depths should be minimized where public access is uncontrolled.
A viable maintenance mechanism, acceptable to both the City of Menifee,
should be provided for detention facilities. Generally, this would mean a CSA,
landscape maintenance district, parks agency or commercial property owners
association. Residential homeowners associations would generally be
acceptable.
153. INCREASED RUNOFF STUDY. A complete drainage study including, but not
limited to, hydrologic and hydraulic calculations for the proposed detention
basin shall be submitted to the Public Works Department for review and
approval.
Increased runoff mitigation basin criteria shall be as indicated in condition
"50.FLOOD RI.15". If the Riverside County Board of Supervisors approves an
increased runoff policy which supersedes this criteria prior to the submittal of
the complete drainage study, then the Board policy shall apply.
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
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specific WQMP prepared in accordance with the latest WQMP guidelines approved by
the Regional Water Quality Control Board.
154. FINAL PROJECT SPECIFIC WATER QUALITY MANAGEMENT PLAN
(FINAL WQMP). Prior to issuance of a grading permit or a building permit
whichever occurs first, a FINAL project specific WQMP in substantial
conformance with an 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 that include
testing for the presence of bio solids/sludge, and other potential
contaminants at the site as determined by the PW Director/City Engineer.
155. 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.
156. SWPPP. Prior to approval of the grading plans, the developer/property owner
shall prepare a Storm Water Pollution Prevention Plan (SWPPP) for the
development. The developer/property owner shall be responsible for uploading
the SWPPP into the State’s SMARTS database system, and shall ensure that
the SWPPP is updated to constantly reflect the actual construction status of the
site. A copy of the SWPPP shall be made available at the construction site at
all times until construction is completed. The SWRCB considers a construction
project complete once a Notice of Termination has been issued by SWRCB.
157. 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.
158. GRADING PERMIT. Prior to issuance of any building permit, the property
owner shall obtain a grading permit and/or approval to construct from the
Public Works Department.
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159. SIGNING AND STRIPING PLAN. A signing and striping plan is required for this
project. The plan shall conform with all applicable City standards, approved
project traffic study, and applicable provisions of the CAMUTCD. The applicant
shall be responsible for any additional paving required to implement the striping
plan.
160. CONSTRUCTION TRAFFIC CONTROL PLAN. Prior to commencement of
construction of any kind, the applicant shall submit to the City PW -Engineering
Department for approval a Construction Traffic Control Plan in compliance with
the latest CAMUTCD standards or as determined by the PW Director/City
Engineer. This plan shall address impacts from truck traffic, noise, and dust
and shall propose measures to minimize these effects and provide for safe use
of the roads during construction. Included in this plan shall be the Traffic Safety
Plan for construction impacts in the road right-of-way. This plan shall specify,
for each phase, what measures are required to mitigate the following:
a. Dust and dirt fallout from truck loads and from entrainment onto City
roadways. Street sweeping is required biweekly during construction
activity and daily during all grading operations. Corrugated steel panels,
gravel, and wheel washing BMPs shall be installed at all approved
construction entrances as part of the SWPPP.
b. Noise mitigation from truck traffic, including timing of construction, and
operation of vehicles through the surrounding residential streets.
c. Traffic safety within the road right-of-way including temporary traffic
control measures and devices.
161. SIGHT DISTANCE EXHIBIT. A separate line of sight exhibit shall be provided
with grading plans to verify adequate sight distance requirements by showing
the limited use areas on the grading plan.
162. CITY STANDARDS AND COUNTY ORDINANCE 461. With respect to the
conditions for tentative exhibits, the applicants shall provide all street
improvements, street improvement plans and/or road dedications set forth
herein in accordance with current City Standards and City adopted Riverside
County Road Improvement Standards (Ordinance 461), as approved by the
PW Director/City Engineer. It is understood that the exhibit correctly shows
acceptable centerline elevations, all existing easements, traveled ways, and
drainage courses with appropriate Q's. These Standards and Ordinances and
all conditions of approval are essential parts and a requirement occurring in
one is as binding as though occurring in all. All questions regarding the true
meaning of the conditions shall be referred to the City PW -Engineering
Department.
163. 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.
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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
164. 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.
165. 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.
166. WQMP RIGHT OF ENTRY AND M AINTENANCE 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.
167. STREET DEDICATIONS. Malaga Road shall be improved within the dedicated
right-of-way in accordance with draft County No. 94. (32'/50'), or City of
Menifee standards, as approved by the PW Director.
All interior streets shall be improved within the dedicated right-of-way in
accordance with draft County Standard No. 105, Section B. (36'/56'), or City of
Menifee standards, as approved by the PW Director.
168. EXISTING MAINTAINED. The original County conditions require that Mapes
Road a paved County 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
Public Works Department within a 50 foot half-width dedicated right-of-way in
accordance with draft County Standard No. 94. (32'/50') Malaga shall be
designed as a collector street, and per the City of Menifee General Plan,
provide Class III bike lanes. Malaga Road has been designated as an NEV
shared roadway.
169. IMPROVEMENT – PART WIDTH. The original County conditions require that
Cumming Avenue shall be improved with 34 feet of asphalt concrete pavement
within a 48' part-width dedicated right-of-way in accordance with County
Standard No. 103, Section A. (22'/32'), or City of Menifee standards, as
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approved by the PW Director. Citation Avenue shall be improved with 29 feet
of asphalt concrete pavement within a 44' part-width dedicated right-of-way in
accordance with County Standard No. 105, Section A. (18'/30'), or City of
Menifee standards, as approved by the PW Director.
Any improvements along the project frontage within the public right-of-way
which are deemed to be substandard by site inspection, shall be improved by
the developer to half width plus 12-feet, or as approved by the City of Menifee
Public Works Director.
170. STREET NAME SIGN. The land divider shall install street name sign(s) in
accordance with County Standard No. 816, or City of Menifee standard plans
and specifications as directed by the Public Works Department.
171. LANDSCAPING. The project proponent shall comply in accordance with
landscaping requirements within public road rights-of-way, in accordance with
Ordinance 461. Landscaping shall be installed within Mapes Road, Malaga
Road and Citation Avenue. Landscaping plans shall be submitted on standard
County Plan sheet format (24" X 36"). Landscaping plans shall be submitted
with the street improvement plans. If landscaping maintenance to be annexed
to City CFD2015-2, landscaping plans shall depict ONLY such landscaping,
irrigation and related facilities as are to be placed within the public road rights-
of -way.
172. ASSESSMENT DISTRICT. Should this project lie within any
assessment/benefit district, the applicant shall, prior to recordation, make
application for and pay for their reapportionment of the assessments or pay the
unit fees in the benefit district unless said fees are deferred to building permit.
173. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD)
2015-2
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 considered by both the TLMA
and the EDA.
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.
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Prior to Issuance of Building Permit
174. GARAGE DOORS. 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.
175. GRADING CONDITIONS - The property applicant shall obtain a grading permit
and approval to construct from the City Engineering Department. The
applicant’s civil engineer shall provide the standard City of Menifee rough
grade certification form prior to issuance of building permit for each building.
The applicant’s geotechnical engineer shall submit compaction reports with
90% and 95% or better prior to building permit issuance.
176. NO BUILDING PERMIT WITHOUT GRADING PERMIT. Prior to issuance of
any building permit, the property applicant shall obtain a grading permit and/or
approval to construct from the City PW-Engineering Department.
177. CONFORM TO ELEVATIONS/GEOTECHNICAL COMPACTION. Rough
Grade Elevations of all building pads and structure pads submitted for grading
plan check approval shall be in substantial conformance with the elevations
shown on the approved Grading Plans. The appropriate Engineer-of-Record
Rough Grade Certification shall be submitted for verification/acceptance to the
City Engineering Department. The appropriate Engineer-of-Record
Compaction Testing Certification meeting compliance with the approved project
geotechnical/soils report shall be submitted for verification/acceptance to the
City Engineering Department.
178. STREET LIGHT 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.
179. FINANCING MECHANISM. The applicant/developer or any successor in
interest, may participate in the establishment and funding of a public/private
infrastructure financing mechanism including, but not limited to, a Community
Facilities District, Infrastructure Financing District, private loans or grants or
other public and/or private funding mechanism(s) as approved by the City.
Evidence of financing the developer’s share of the ultimate improvements shall
be demonstrated to the satisfaction of the City Manager prior to issuance of a
building permit.
180. BMP IMPROVEMENT PLANS. A copy of the BMP improvement plans along
with any necessary documentation shall be submitted to the City for review. A
copy of the improvement plan and grading plan shall be included for reference.
The plans must receive the City’s approval prior to issuance of permits. All
submittals shall be date stamped by the engineer and include a completed City
Deposit Based Fee Worksheet and the appropriate plan check fee deposit.
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181. LANDSCAPING IN THE RIGHT OF WAY. Landscaping within public road
right-of-way shall comply with PW -Engineering Department standards and
Ordinance 461 and shall require approval by the Engineering Department.
182. MAP PHASING. If the tract is built in phases, each phase shall be protected
from the 1 in 100 year tributary storm flows.
183. EROSION CONTROL AFTER GRADING. 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 the Public Works Department
for review.
184. OFFSITE EASEMENT OR RE-DESIGN. 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
District prior to recordation of the final map. If the developer cannot obtain such
rights, the map should be redesigned to eliminate the need for the easement.
185. ADP FEES. This project is located within the limits of the Homeland/Romoland
Area Drainage Plan for which drainage fees have been adopted.
Drainage fees shall be paid with cashier's check or money order only to the
District at the time of the issuance of grading permits for the approved parcels
or at the time of issuance of building permits if no grading permits are issued
for the parcels and may be paid, at the option of the land owner, in pro rata
amounts. The amount of the drainage fee required to be paid shall be the
amount that is in effect for the particular Area Drainage Plan at the time of
issuance of the grading permits or issuance of the building permits if grading
permits are not issued.
186. BMP EDUCATION. The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
protection of stormwater quality to all initial residents. The developer may
obtain NPDES Public Educational Program materials from the Riverside
County Flood Control’s NPDES Section by either the District's website
www.floodcontrol.co.riverside.ca.us, e-mail fcnpdes@co.riverside.ca.us, or the
toll free number 1-800-506-2555. Please provide Project number, number of
units and location of development. Note that there is a five-day minimum
processing period requested for all orders.
The developer must provide to the Public Works Department a notarized
affidavit stating that the distribution of educational materials to the tenants is
assured prior to the issuance of occupancy permits.
A copy of the notarized affidavit for the Water Quality Management Plan
(WQMP), must be placed in the report. The District MUST also receive the
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original notarized affidavit with the 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.
187. Trash Enclosures Standards and Specifications – Storm runoff resulting in
direct contact with trash enclosure, or wastewater runoff from trash enclosure
are prohibited from running off a site onto the City MS4 without proper
treatment. Trash enclosures in new developments and redevelopment projects
shall meet new storm water quality standards including:
a) Provision of a solid impermeable roof with a minimum clearance height to
allow the bin lid to completely open.
b) Constructed of reinforced masonry without wooden gates. Walls shall be
at least 6 feet high.
c) Provision of concrete slab floor, graded to collect any spill within the
enclosure.
d) All trash bins in the trash enclosure shall be leak proof with lids that are
continuously kept closed.
e) The enclosure area shall be protected from receiving direct rainfall or run-
on from collateral surfaces.
Any standing liquids within the trash enclosures without floor drain must be
cleaned up and disposed of properly using a mop and a bucket or a wet/dry
vacuum machine. All non-hazardous liquids without solid trash may be put in
the sanitary sewer as an option, in accordance with Eastern Municipal Water
District (EMWD) criteria.
An alternate floor drain from the interior of the enclosure that discharges to the
sanitary sewer may be constructed only after obtaining approval from EMWD.
This option requires the following:
a) The trash enclosure shall be lockable and locked when not in use with a
2-inch or larger brass resettable combination lock. Only employees and
staff authorized by the enclosure property owner shall be given access.
This requirement may not be applicable to commercial complexes with
multiple tenants.
b) A waterless trap primer shall be provided to prevent escape of gasses
from the sewer line and save water.
c) Hot and cold running water shall be provided with a connection nearby
with an approved backflow preventer. The spigot shall be protected and
located at the rear of the enclosure to prevent damage from bins.
188. ROUGH GRADE CERTIFICATION. The applicant’s civil engineer shall provide
the standard City of Menifee rough grade certification form.
Prior to Final Inspection
189. SLOPE RATIO. 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 Public Works Department.
190. FINISH GRADE. 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
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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.
191. 80% COMPLETION. Occupancy releases will not be issued to the Public
Works Department 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, or Public
Works Department, 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 City adopted County Ordinance 461.
192. 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.
193. CONFORM TO ELEVATIONS. Final Grade Elevations of all building finish
floors and structure finish floors submitted for grading plan check approval shall
be in substantial conformance with the elevations shown on the approved
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Grading Plans. The appropriate Engineer-of-Record Final Grade Certification
shall be submitted for verification/acceptance to the City Engineering
Department.
194. FINAL GRADE CERTIFICATION. The applicant’s civil engineer shall provide
the standard City of Menifee final grade certification form prior to certificate of
occupancy of each building.
195. PLANT AND IRRIGATED SLOPES. Plant and irrigate all slopes greater than
or equal to 3' in vertical height with grass or ground cover. Slopes that exceed
15' in vertical height are to be provided with shrubs and/or trees per City
adopted County Ordinance 457.
196. BMP EDUCATION. The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
protection of storm water quality to all initial users. The developer may obtain
NPDES Public Educational Program materials from the Flood Control District's
NPDES Section by either the District's website
www.floodcontrol.co.riverside.ca.us, e-mail fcnpdes@co.riverside.ca.us, or the
toll free number 1-800-506-2555. Please provide Project number, number of
units and location of development.
197. BMPS INSTALLED. All structural BMPs described in the project-specific
WQMP shall be constructed and installed in conformance with approved plans
and specifications. It shall be demonstrated that the applicant is prepared to
implement all non-structural BMPs described in the approved project specific
WQMP and that copies of the approved project-specific WQMP are available
for the future owners/occupants. The City will not release occupancy permits
for any portion of the project prior to the completion of these tasks.
198. BMP MAINTENANCE AND INSPECTIONS. The BMP maintenance plan shall
contain provisions for all treatment controlled BMPs to be inspected as
described in the project’s FINAL WQMP. Required documentation shall identify
the entity that will inspect and maintain all structural BMPs within the project
boundaries. A copy of all necessary documentation shall be submitted to the
City for review and approval prior to the issuance of occupancy permits.
199. TUMF. Prior to the issuance of an occupancy permit, the project proponent
shall pay the Transportation Uniform Mitigation Fee (TUMF) in accordance with
the fee schedule in effect at the time of issuance, pursuant to Ordinance No.
824.
200. STREET SWEEPING. Street sweeping annexation into CFD 2015-2 as
approved by the Public Works Department shall be completed.
201. UTILITY INSTALL. 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 Department. This
also applies to existing overhead lines which are 33.6 kilowatts or below along
the project frontage and between the nearest poles offsite in each direction of
the project site.
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A certificate should be obtained from the pertinent utility company and
submitted to the Public Works Department as proof of completion.
202. 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.
203. 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.
204. 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
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.
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Section IV:
Riverside County Fire Department
Conditions of Approval
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General Conditions
205. Blue Dot Reflectors. Blue retroreflective 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 Department.
206. Hydrant Spacing. Schedule B fire protection approved standard fire
hydrants, (6"x4"x2 1/2") located one at each street intersection and spaced no
more than 660 feet apart in any direction, with no portion of any lot frontage
more than 330 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
207. ECS Roofing Material. ECS map must be stamped by the Riverside
County Surveyor with the following note: All buildings shall be constructed with
class "B" material as per the California Building Code.
208. 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.
209. ECS Water-Combustible. 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 material placed on an individual lot.
Prior to Issuance of Building Permit
210. 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 and/or secondary.
Approved water plans must be at the job site.
211. 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.
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Prior to Final Inspection
212. 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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Prior to Final Map
213. Water Plan. A water system shall have plans and specifications
approved by the water company and the Department of Environmental Health.
214. Money. Financial arrangements (securities posted) must be made for the
water improvement plans and be approved by County Counsel.
215. Sewer Plan. A sewer system shall have mylar plans and specifications as
approved by the District, the County Survey Department and the Department of
Environmental Health.
216. Annex Finalized. 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 Permits
217. 30-Day Burrowing Owl 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
Environmental Programs Department. If it is determined that the project site is
occupied by the Burrowing Owl, take of "active" nests shall be a voided
pursuant to the MSHCP and the Migratory Bird Treaty Act. However, when the
Burrowing Owl is present, relocation outside of the nesting season (March 1
through August 31) by a qualified biologist shall be required. The County
Biologist shall be consulted to determine appropriate type of relocation (active
or passive) and translocation sites. Occupation of this species on the project
site may result in the need to revise grading plans so that take of "active" nests
is avoided or alternatively, a grading permit may be issued once the species
has been actively relocated.
If the grading permit is not obtained within 30 days of the survey a new survey
shall be required.
62
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)