PC16-251 EXHIBIT “A”
Conditions of Approval for
Tentative Tract Map No. 31456
as revised by Extension of Time No. 2015-229 for
a Residential Subdivision of 161.34 gross acres
into 177 Single Family Residential Lots
Section I: Conditions applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Section III: Engineering/Grading/Transportation
Conditions of Approval
Section IV: Riverside County Fire Department
Conditions of Approval
Section V: Riverside County Environmental Health
Conditions of Approval
Section VI: Riverside County Environmental Programs
Department Conditions of Approval
Section VII: Riverside County Parks/Menifee Community
Services 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. 31456 shall be
henceforth defined as follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all mean
the Permittee of this project.
TENTATIVE MAP = Tentative Tract Map No. 31456, Amended No. 4, dated
12/14/05.
EXHIBT D = Tentative Tract Map No. 31456, Drainage Maintenance Exhibit,
dated 12/14/15.
FINAL MAP= Final map for the TENTATIVE TRACT MAP whether recorded in
whole or in phases.
APPROVED EXHIBIT "L"= EXHIBIT "L" dated 12/20/2005
2. Project Description. The project is a Schedule A tentative tract map
proposing to subdivide 161.34 gross acres into 177 residential lots with a
minimum lot size of 7,200 square feet, one (1) 2.60 acre basin, one (1) 3.32
acre HOA owned and maintained park and 96.83 acres of open space.
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 fees,
dedications, reservations and/or other exactions imposed on this project as a
result of the approval or conditional approval of this project.
5. Newly Incorporated City. The City of Menifee is a new City incorporated on
October 1, 2008; the City is studying and adopting its own ordinances,
regulations, procedures, processing and development impact fee structure. In
the future the City of Menifee will identify and put in place various processing
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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,
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 MA P recordation shall be
permitted.
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Section II:
Community Development
Department
Conditions of Approval
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General Conditions
7. Map Act Compliance. This land division shall comply with the State of
California Subdivision Map Act and to all requirements of County Ordinance
No. 460, Schedule A, 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 County 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. No offsite subdivision signs advertising this land
division/development are permitted, other than those allowed under Ordinance
No. 679.4. Violation of this condition of approval may result in no further
permits of any type being issued for this subdivision until the unpermitted
signage is removed.
14. Residential Design Standards. The design standards for the subject parcel[s]
are as follows:
a. Lots created by this map shall conform to the design standards of the
R-1 zone.
b. The front yard setback is 20 feet.
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c. The side yard setback is 5 feet.
d. The street side yard setback is 10 feet.
e. The rear yard setback is 10 feet, except where a rear yard abuts a
street, then the setback shall be the same as the front yard setback, in
accordance with Section 21.77 of Ordinance No. 348.
f. The minimum average width of each lot is 60 feet.
g. The maximum height of one family residence is 40 feet.
h. The minimum parcel size is 7,200 square feet.
i. No more than 50% of the lot shall be covered by structure.
j. Residential driveway approaches shall be a minimum of 12 feet and a
maximum of 30 feet in width, and 20 feet of full height curb is required
between driveways within any one property frontage, in accordance with
Ord. No. 461, Standard No. 207.
EXCEPT AS ALLOWED BY ORDINANCE NO. 348, THERE SHALL BE NO
ENCROACHMENT INTO THE SETBACK.
15. NPDES Compliance. Since the project will disturb one (1) or more acres or is
part of a larger project that will disturb one acres 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.
16. 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.
17. 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
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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.
18. 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.
19. Slope Stability Report No. 655. County Slope Stability Report (SSR) No. 655
was prepared for this project by Leighton & Associates, Inc., and is entitled
"Preliminary Slope Stability Analysis, Tentative Tract Map 31456, Proposed +/-
161 Acre Residential Development, Located Immediately West of Valley
Boulevard, County of Riverside, California", and dated February 16, 2004. In
addition, Leighton and Associates prepared "Response to Comments by the
County of Riverside Transportation and Land Management Agency, County
Slope Stability Report No. 655 Preliminary Slope Stability Analysis, Tetative
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(sic) Tract Map 31456, Proposed +/-161 Acre Residential Development,
Located West pf Valley Boulevard, County of Riverside, California", dated may
17, 2004. This document is herein incorporated as a part of GEO No. 655.
SSR No. 655 concluded:
1) Factors of safety of 1.5 or greater were calculated for the proposed cut
slopes to resist static deep-seated instability if adverse geologic conditions do
not occur.
2) Factors of safety of 1.5 or greater were also calculated for fill slopes.
3) Factors of safety of 1.1 or greater were obtained to resist deep-seated
seismic slope instability.
SSR No. 655 recommended:
1) Additional slope stability analyses should be performed once rough-grading
plans are available based on the results of the recommended site-specific
geotechnical investigation and laboratory testing of onsite materials.
2) Geotechnical recommendations for slope construction should be provided as
part of the site-specific study.
3) All excavations and cut slopes should be observed and mapped by a
geologist during grading operations to verify that the soil and geologic
conditions encountered do not differ significantly from those assumed in the
analysis.
4) The exclusive use of either highly expansive clayey soils or poorly graded
sands is not recommended.
5) Cut and fill slopes should be provided with appropriate drainage features
and fill slopes should be landscaped with drought-tolerant, slope-stabilizing
vegetation as soon as possible after grading.
SSR No. 655 satisfies the requirement for a slope stability assessment for
planning purposes. Final approved of SSR No. 655 is hereby granted for
planning purposes. Engineering and other Uniform Building Code parameters
relative to grading plan/permit approval were not included as a part of this
review or approval. Additional field work, analysis and reporting will be required
as part of the grading plan application process. Engineering and other building
code parameters will be reviewed and additional comments and/or conditions
may be imposed by the Building and Safety Department upon application for
grading and/or building permits.
20. Design Guidelines. The project shall conform to the Countywide Design
Standards and Guidelines adopted January 13, 2004.
21. No Off-Road Uses Allowed. Trail bikes, dune buggies, off-road vehicles and
other similar powered apparatus shall not be operated for purposes such as,
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but not limited to, hill climbing, trail riding, scrambling, racing and riding
exhibitions.
22. 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.
23. If Human Remains Found. 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).
24. 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).
1. 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 Native American tribal representative(s)
and the Community Development Director to discuss the significance of
the find.
2. 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
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Development Director, as to the appropriate mitigation (documentation,
recovery, avoidance, etc.) for the cultural resources.
3. Grading or further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to the
appropriate mitigation.
4. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Treatment and Monitoring
Agreements entered into with the appropriate tribes. This may include
avoidance of the cultural resources through project design, in-place
preservation of cultural resources located in native soils and/or re-burial
on the Project property so they are not subject to further disturbance in
perpetuity.
5. 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.”
25. Inadvertent Paleontological Find. Should fossil remains be encountered
during site development:
1) All site earthmoving shall be ceased in the area of where the fossil
remains are encountered. Earthmoving activities may be diverted to
other areas of the site.
2) The applicant shall retain a qualified paleontologist approved by the
County of Riverside.
3) The paleontologist shall determine the significance of the encountered
fossil remains.
4) Paleontological monitoring of earthmoving activities will continue
thereafter on an as-needed basis by the paleontologist during all
earthmoving activities that may expose sensitive strata. Earthmoving
activities in areas of the project area where previously undisturbed strata
will be buried but not otherwise disturbed will not be monitored. The
supervising paleontologist will have the authority to reduce monitoring
once he/she determines the probability of encountering any additional
fossils has dropped below an acceptable level.
5) If fossil remains are encountered by earthmoving activities when the
paleontologist is not onsite, these activities will be diverted around the
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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
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.
FEES
26. Subsequent Submittals. Any subsequent submittals required by these
conditions of approval, including but not limited to grading plan, building plan or
mitigation monitoring review, shall be reviewed on an hourly basis (research
fee), or other such review fee as may be in effect at the time of submittal, as
required by Resolution No. 13-320 (Cost of Services Fee Study), or any
successor thereto. Each submittal shall be accompanied with a letter clearly
indicating which condition or conditions the submittal is intended to comply
with.
Prior to Final Map
27. 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.
28. Final Map Preparer. The FINAL MAP shall be prepared by a licensed land
surveyor or registered civil engineer.
29. 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 7,200 square
feet net.
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C. All lot sizes and dimensions on the FINAL MAP shall be in conformance
with the development standards of the R-1 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 35 feet of frontage
measured at the front lot line.
F. The common open space areas shall be shown as numbered lots on the
FINAL MAP.
30. CCOC for Remainder Parcel. Prior to the recordation of the FINAL MAP, the
land divider shall file an application for a Conditional Certificate of Land
Division Compliance (CCOC) with the Engineering Department for review and
approval, for the "Remainder Parcel" or any parcel shown as "NOT A PART",
as delineated on the approved TENTATIVE MAP. Any FINAL MAP containing
such a parcel shall not be permitted to record until the Engineering Department
determines that the CCOC will be suitable for recordation within sixty (60) days
of the recordation of the FINAL MAP.
31. ECS Shall be Prepared. The land divider shall prepare an Environmental
Constraints Sheet (ECS) in accordance with Section 2.2. E. & F. of County
Ordinance No. 460, which shall be submitted as part of the plan check review
of the FINAL MAP.
The ECS shall include the following note:
LOTS 1-16 SHALL BE BUILT AS ONE-STORY ONLY.
32. ECS Note Biological. The following Environmental Constraints note shall be
placed on the ECS:
"County Biological Report No. PD-B-03608 was prepared for this property on
October 22, 2003 by BonTerra Consulting and is on file at the City of Menifee
Community Development Department. The property is subject to biological
resources restrictions based on the results of the report."
33. 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 Menifee
Municipal Code Chapter 6 (Ordinance No. 2009-024), which are intended to
reduce the effects of night lighting on the Mount Palomar Observatory. All
proposed outdoor lighting systems shall be in conformance with Menifee
Municipal Code Chapter 6."
34. ECS Open Space. The following Environmental Constraint Note shall be
placed on the ECS:
Lots 178, 179, and 180 will be restricted from future residential development.
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35. Open Space/Conservation Easement. Prior to or concurrent with
recordation, an open space or conservation easement shall be established on
Lots 178, 179, and 180 to the maintenance entity for the open space area to
restrict future residential development of these lots.
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. CC&R Residential POA Common Area. The land divider shall (a) notify the
Planning Department that the following documents shall be shortly, or have
been, submitted to the City Attorney (via the Community Development
Department)for the review and approval of the following documents:
(a) A cover letter identifying the project for which approval is sought
referencing the Planning Division case number(s) and identifying one
individual to represent the land divider if there are any questions
concerning the review of the submitted documents;
(b) One copy and one original, wet signed, notarized and ready for
recordation declaration of covenants, conditions, and restrictions
(CC&Rs). Attached to these documents there shall be included a legal
description of the property included within the CC&Rs and a scaled map
or diagram of such boundaries, both signed and stamped by a California
registered civil engineer or licensed land surveyor.
(c) The declaration of CC&Rs submitted for review shall cover all map
phases, as follows:
(i) Provide for a minimum term of sixty (60) years;
(ii) Provide for the establishment of a property owner's association
comprised of the owners of each individual lot or unit; and
(iii) Provide for the ownership of the common area by either the
property owner's association or a permanent public master
maintenance organization.
(d) The declaration of CC&Rs shall contain the following provisions verbatim:
(i) ”Notwithstanding any provision in this Declaration to the contrary,
the following provisions shall apply:
- The property owners' association established herein shall
manage the 'common areas', more particularly described on
the subdivision map, attached hereto, and shall not sell or
transfer the 'common areas' or any part thereof, absent the
prior written consent of the Community Development
Department of the City of Menifee.
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- The property owners' association shall have the right to assess
the owners of each individual lot or unit for the reasonable cost
of managing such 'common area', and shall have the right to
lien the property of any such owner who defaults in the
payment of a management assessment. The property owners'
association established herein shall regulate individual private
lot development standards.
- The owners of each individual lot shall be responsible for
maintaining all landscaping between the curb of the street and
the proposed sidewalk and side yard landscaping between the
curb of the street and proposed fencing, unless the
landscaping is located within a separate common lot.
- An assessment lien, once created, shall be prior to all other
liens recorded subsequent to the notice of assessment or
other document creating the assessment lien.
- This Declaration shall not be terminated, 'substantially'
amended, or property de-annexed there from absent the prior
written consent of the Community Development Director of the
City of Menifee.”
(ii) A proposed amendment shall be considered 'substantial' if it
affects the extent, usage, or maintenance of the 'common area'
established pursuant to the Declaration.”
(iii) “In the event of any conflict between this Declaration and the
Articles of Incorporation, the Bylaws, or the property owners'
association Rules and Regulations, if any, this Declaration shall
control."
(iv) "The management and maintenance of the project site in
accordance with the Storm Water Pollution Prevention Plans
(SWPPPs), Monitoring Programs, and Post Construction
Management Plans to include the following best management
practices (BMPs) to reduce storm water pollution: Initial residents,
occupants, or tenants of this site shall receive educational
materials on good housekeeping practices which contribute to the
protection of storm water quality. These educational materials
shall be provided by the Riverside County Flood Control and
Water Conservation District and shall be distributed by the
properties owners' association. These materials shall address
good housekeeping practices associated with residential
developments, such as:
- Where improper disposal of trash has occurred, the property
owners' association shall take corrective action within forty-
eight hours of discovery (BMP N5).
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- The street(s) and parking lot(s), more particularly described on
the subdivision map, shall be swept by the property owners'
association at least once a year and shall be swept no later
than October 15th of each year (BMP N6).
(e) The City shall be named as a third party beneficiary in the CC&Rs.
(f) Once approved, the copy and the original declaration of CC&Rs shall be
forwarded by the City Attorney and the Community Development
Department. The Community Development Department will retain the one
copy for the case file, and forward the wet signed and notarized original
declaration of covenants, conditions and restrictions to the City Engineer
for safe keeping until the final map is ready for recordation. The City
Engineer shall record the original declaration of CC&Rs in conjunction
with the recordation of the final map.
(g) A sample document conveying title to the purchaser of an individual lot or
unit which provides that the declaration of CC&Rs is incorporated therein
by reference; and
(h) A deposit for the review of the CC&Rs established pursuant to the City’s
fee schedule at the time the above referenced documents are submitted
to the City Attorney for review and approval.
38. 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. 31456), 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.
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 178), park (lot 179), paseo/trail areas (Lot O and Lot 180)
common slopes and landscaped areas, and common walls outside the
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road Right-of-Way shall be conveyed to the proper maintenance
organization.
39. BMPs in CC&Rs. The declaration of covenants, conditions and restrictions
(CC&Rs) submitted for review shall contain the following provision verbatim:
"The management and maintenance of the 'common area' shall include the
following best management practices (BMPs) to reduce storm water pollution:
All pesticides shall be applied in strict accordance to pesticide laws as stated in
the State of California Agricultural Code. All pesticide applicators shall be
certified by the State as a Qualified Applicator or be directly supervised by a
Qualified Applicator. All fertilizers shall by applied at the rate stipulated by the
manufacturer. Fertilizer Applicators shall be trained in the proper procedures of
determining fertilizer rates and calibration of equipment. Fertilizer shall be
applied in such a manner as to avoid application onto hardscape surfaces.
Annual soil tests are recommended to advise on which fertilizer elements are
needed to avoid application of unnecessary elements, or over application. The
local water agency or resource conservation district can assist with detailed
information concerning this BMP. (BMP N3)
The Homeowners Association is required to implement trash management and
litter control procedures in the common areas aimed at reducing pollution of
drainage water. The Association may contract with their landscape
maintenance firms to provide this service during regularly scheduled
maintenance, which should consist of litter patrol, emptying trash receptacles in
common areas, noting trash disposal violations by homeowners or businesses,
and reporting the violations to the association for investigation. (BMP N5)
The Homeowners Association is required to have its privately owned streets
and parking lots swept prior to the storm season, no later than October 15th of
each year (BMP N6)."
40. Landscape Common Area Maintenance. Prior to map recordation, the
developer/permit holder shall submit Covenants, Conditions, and Restrictions
(CC&R) to the City Attorney (via the Community Development Department) for
review along with the required fees set forth by the City of Menifee as may be
in effect at the time of submittal, as required by Resolution No. 13-320 (Cost of
Services Fee Study), or any successor thereto.
For purposes of landscaping and maintenance, the following minimum
elements shall be incorporated into the CC&R's: 1) Permanent public, quasi-
public or private maintenance organization shall be established for proper
management of the water efficient landscape and irrigation systems. Any
agreements with the maintenance organization shall stipulate that maintenance
of landscaped areas will occur in accordance with Menifee Municipal Code (as
adopted and any amendments thereto) and the County of Riverside Guide to
California Friendly Landscaping. 2) The CC&R's shall prohibit the use of water-
intensive landscaping and require the use of low water use landscaping
pursuant to the provisions of Menifee Municipal Code (as adopted and any
amendments thereto). 3) The common maintenance areas shall include all
those identified on the approved landscape maintenance exhibit.
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41. Trail Plans. The applicant shall submit a trails plan to the City of Menifee for
review and approval. This trails plan shall show the 14 foot wide trail with all
topography, grading, fencing, cross-sections, street crossings and under
crossings, signage (if appropriate), lighting and landscaping. The plan shall be
approved prior to recordation of the final map or approval of the final map by
the City Council.
42. Maintenance Exhibit. Prior to map recordation, the developer shall prepare
an exhibit that shows all open space lots within the tract and the maintenance
entity for each lot. The exhibit shall be reviewed and approved by the
Community Development Department and Public Works and Engineering
Department.
Prior to Issuance of Grading Permits
43. Paleontologist Required. The permittee shall retain a qualified paleontologist
approved by the City of Menifee to create and implement a project-specific plan
for monitoring site grading/earthmoving activities (project paleontologist).
The project paleontologist retained shall review the approved development plan
and shall conduct any pre-construction work necessary to render appropriate
monitoring and mitigation requirements as appropriate. These requirements
shall be documented by the project paleontologist in a Paleontological
Resource Impact Mitigation Program (PRIMP). This PRIMP shall be submitted
to the Community Development Department for review and approval prior to
issuance of a Grading Permit.
Information to be contained in the PRIMP, at a minimum and in addition to
other industry standard and Society of Vertebrate Paleontology standards, are
as follows:
A. The project paleontologist shall participate in a pre-construction project
meeting with development staff and construction operations to ensure an
understanding of any mitigation measures required during construction, as
applicable.
B. Paleontological monitoring of earthmoving activities will be conducted on
an as-needed basis by the project paleontologist during all earthmoving
activities that may expose sensitive strata. Earthmoving activities in areas
of the project area where previously undisturbed strata will be buried but
not otherwise disturbed will not be monitored. The project paleontologist or
his/her assign will have the authority to reduce monitoring once he/she
determines the probability of encountering fossils has dropped below an
acceptable level.
C. If the project paleontologist finds fossil remains, earthmoving activities
will be diverted temporarily around the fossil site until the remains have
been evaluated and recovered. Earthmoving will be allowed to proceed
through the site when the project paleontologist determines the fossils have
been recovered and/or the site mitigated to the extent necessary.
D. If fossil remains are encountered by earthmoving activities when the
project paleontologist is not onsite, these activities will be diverted around
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the fossil site and the project paleontologist called to the site immediately to
recover the remains.
E. If fossil remains are encountered, fossiliferous rock will be recovered
from the fossil site and processed to allow for the recovery of smaller fossil
remains. Test samples may be recovered from other sampling sites in the
rock unit if appropriate.
F. Any recovered fossil remains will be prepared to the point of identification
and identified to the lowest taxonomic level possible by knowledgeable
paleontologists. The remains then will be curated (assigned and labeled
with museum* repository fossil specimen numbers and corresponding fossil
site numbers, as appropriate; places in specimen trays and, if necessary,
vials with completed specimen data cards) and catalogued, an associated
specimen data and corresponding geologic and geographic site data will be
archived (specimen and site numbers and corresponding data entered into
appropriate museum repository catalogs and computerized data bases) at
the museum repository by a laboratory technician. The remains will then be
accessioned into the museum* repository fossil collection, where they will
be permanently stored, maintained, and, along with associated specimen
and site data, made available for future study by qualified scientific
investigators.
* The City of Menifee must be consulted on the repository/museum to
receive the fossil material prior to being curated.
G. A qualified paleontologist shall prepare a report of findings made during
all site grading activity with an appended itemized list of fossil specimens
recovered during grading (if any). This report shall be submitted to the
Community Development Department for review and approval prior to
building final inspection as described elsewhere in these conditions.
All reports shall be signed by the project paleontologist and all other
professionals responsible for the report's content (e.g., Professional Geologist,
Professional Engineer, etc.), as appropriate. Two wet-signed original copies of
the report shall be submitted directly to the Community Development
Department along with a copy of this condition and the grading plan for
appropriate case processing and tracking.
44. Hillside Development Standards. The land divider/permit holder shall cause
grading plans to be prepared which conform to the Hillside Development
Standards: all cut and/or fill slopes, or individual combinations thereof, which
exceed ten feet in vertical height shall be modified by an appropriate
combination of a special terracing (benching) plan, increase slope ratio (i.e.,
3:1), retaining walls, and/or slope planting combined with irrigation.
45. Slope Grading Techniques. The land divider/permit holder shall cause
grading plans to be prepared which show all cut slopes located adjacent to
ungraded natural terrain and exceed ten (10) feet in vertical height to be
contour-graded incorporating the following grading techniques:
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1. The angle of the graded slope shall be gradually adjusted to the angle of the
natural terrain.
2. Angular forms shall be discouraged. The graded form shall reflect the natural
rounded terrain.
3. The toes and tops of slopes shall be rounded with curves with radii designed
in proportion to the total height of the slopes where drainage and stability
permit such rounding.
4. Where cut and/or fill slopes exceed 300 feet in horizontal length, the
horizontal contours of the slope shall be curved in a continuous, undulating
fashion.
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 areas, the land divider/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 land divider 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 land divider/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 areas, complies with the U.S. Army
Corp of Engineers Nationwide Permit Conditions. Or, the land divider shall
obtain a permit under Section 404 of the Clean Water Act. Copies of any
agreements shall be submitted along with the notification.
48. 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 162 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.
49. Fee Balance. Prior to issuance of grading permits, the Community
Development Department shall determine if the deposit based fees are in a
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negative balance. If so, any outstanding fees shall be paid by the
applicant/developer.
50. 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, in compliance with County
Ordinance No. 457, and the conditions of approval for the tentative map.
51. NPDES Compliance. Since this project will disturb one (1) or more acres or is
part of a larger project that will disturb one or more acres, it will require a
National Pollutant Discharge Elimination System (NPDES) Construction
General Permit from the State Water Resources Control Board. Clearance for
grading shall not be given until either the district or the Engineering Department
has determined that the project has complied with the current requirements
regarding the NPDES Construction General Permit.
52. Illegal Dumping Cleanup. The permit holder shall contact the Riverside
County Waste Management Department to identify existing illegal dumping
grounds on site and to coordinate the safe and lawful removal and disposal. A
letter of completion shall be submitted to the Community Development
Department.
53. Preserve Boulders and Outcroppings. The permit holder shall consult with
the City’s Landscape Architect to identify existing boulders and outcrops on
site that can be preserved, relocated/reused, and incorporated in the overall
landscape design where feasible. An exhibit shall be prepared showing the
existing and proposed location of such features and shall be incorporated in
the Landscape Plot Plan.
54. 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
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condition of approval. Upon verification, the Community Development
Department shall clear this condition.
Any newly discovered cultural resources shall be subject to an evaluation, in
consultation with the Native American Tribe(s) and which will require the
development of a treatment plan and monitoring agreement for the newly
discovered resources.
The project archaeologist shall submit a complete final monitoring report no
later than 60 days following completion of the monitoring activities to the City of
Menifee, the property owner, the Eastern Information Center and the
appropriate Tribes. The report shall document the monitoring activities, any
resources that were identified, their final disposition, complete DPR site record
forms and inventory records, and any other pertinent information associated
with the Project.
55. Native American Monitoring (Pechanga). Tribal monitor(s) shall be required
on-site during all ground-disturbing activities, including grading, stockpiling of
materials, engineered fill, rock crushing, etc. The land divider/permit holder
shall retain a qualified tribal monitor(s) from the Pechanga Band of Luiseno
Indians. Prior to issuance of a grading permit, the developer shall submit a
copy of a signed contract between the above-mentioned Tribe and the land
divider/permit holder for the monitoring of the project to the Community
Development Department and to the Engineering Department. The Native
American Monitor(s) shall have the authority to temporarily divert, redirect or
halt the ground-disturbance activities to allow recovery of cultural resources, in
coordination with the Project Archaeologist.
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.
56. 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 sweepers) and watered at least twice
daily. Site wetting must occur often enough to maintain a ten (10) percent
surface soil moisture content throughout all earth moving activities. All
unpaved demolition and construction areas shall be wetted at least twice
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%).
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b. Water active grading/excavation sites and unpaved surfaces at least three
(3) times daily;
c. All paved roads, parking and staging areas must be watered at least once
every two (2) hours of active operations;
d. Site access points must be swept/washed within thirty (30) minutes of
visible dirt deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging
areas;
f. Onsite stockpiles of debris, dirt or dusty material must be covered or
watered at least twice daily;
g. Cover stockpiles with tarps or apply non-toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either be
covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis when
there is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed twenty-five (25) mph;
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;
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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.
57. Trails Plans. Prior to the issuance of any grading permits, the applicant shall
submit grading plans and construction specifications to the City of Menifee
Community Services Department and Engineering Department for review and
approval. These grading plans shall show the location of all trails consistent
with the approved trails plan which was required prior to map recordation.
Prior to Issuance of Building Permit
58. 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.
59. Front Yard Landscaping. All front yards shall be provided with landscaping
and automatic irrigation, as defined by County Ordinance No. 348.
60. Underground Utilities. All utility extensions within a lot shall be placed
underground.
61. Conform Final Site Plan. Final clearance shall be obtained from the
Community Development Department - stipulating that the building plans
submitted conform to the approved Final Plan of Development.
62. School Mitigation. Impacts to the Menifee Union School District and Perris
Union High School District shall be mitigated in accordance with California
State law.
63. 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.
64. 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.
65. 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.
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Subdivision development shall conform to the approved plot plan and shall
conform to the Countywide Design Guidelines or subsequent guidelines
adopted by the City.
The plot plan shall be approved by the Community Development Director prior
to issuance of Building Permits for lots included within that plot plan.
The plot plan shall contain the following elements:
1) A final site plan (40' scale precise grading plan) showing all lots, building
footprints, setbacks, mechanical equipment and model assignments on
individual lots.
2) Each model floor plan and elevations (all sides).
3) Three (3) sets of photographic or color laser prints (8" x 10") of the
sample board and colored elevations shall be submitted for permanent
filing and agency distribution after the Community Development
Department has reviewed and approved the sample board and colored
elevations in accordance with the approved Design Manual and other
applicable standards. All writing must be legible. Three (3) matrix sheets
showing structure colors and texture schemes shall be submitted.
4) At a minimum there should be three different floor plans for each Area, as
defined in the Design Guidelines. The number of floor plans for each
Area shall be in accordance with the Design Guidelines. For development
projects that are to be constructed in phases, a phasing plan shall be
submitted to assure that the requirements for the number of floor plans is
being met.
5) Homes and garages shall be placed at varying distances from the street
and have varying entry locations.
6) The colors and materials on adjacent residential structures should be
varied to establish a separate identity for the dwellings. A variety of colors
and textures of building materials is encouraged, while maintaining overall
design continuity in the neighborhood. Color sample boards shall be
submitted as a part of the application and review process.
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.
SITE SPECIFIC: LOTS 1-16 SHALL ALL BE BUILT AS ONE STORY HOMES.
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66. 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 178,
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.
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.
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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.
11) The Landscape Plot Plan shall include native boulders and outcrops in
the overall landscape design as proscribed in condition of approval titled
“Preserve Boulders and Outcroppings”.
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.
67. 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 and the
Countywide Design Guidelines.
1. The plan shall show all project fencing including, but not limited to, perimeter
fencing, side and rear yard fencing, retaining walls and open space or park
fencing. A typical frontal view of all fences shall be shown on the fencing plan.
2. All utility service areas and enclosures shall be screened from view with
landscaping or decorative barriers or baffle treatments, as approved by the
Planning Department.
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3. All wood fencing shall be treated with heavy oil stain to match the natural
shade to prevent bleaching from irrigation spray.
4. All wood fence posts shall be steel set in concrete.
5. 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).
6. 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.
7. 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,
8. Corner lots shall be constructed with wrap-around decorative block wall
returns.
9. Wrought iron or tubular steel fence sections may be included within tracts
where view opportunities and/or terrain warrant its use. Where privacy of views
is not an issue, tubular steel or wrought iron sections should be constructed in
perimeter walls in order to take advantage of casual view opportunities.
10. Perimeter block walls shall be coating with an anti-graffiti coating.
11. Retaining walls shall be constructed of decorative block (minimum split
face) and provide a masonry cap (rolled mortar cap not allowed).
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 WALL/FENCING PLAN condition of approval shall be cleared individually.
68. Entry Monument Plans. The land divider/permit holder shall file three (3) sets
of an Entry Monument and Gate plot plan to the Community Development
Department for review and approval. Entry monuments should be located on
either side of the primary project entrance (Lot A) and Valley Boulevard. Said
plan shall be submitted to the Department in the form of a plot plan application
pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot Plans not subject to
the California Environmental Quality Act and not subject to review by any
governmental agency other than the Community Development Department),
along with the current fee. The plan shall be in compliance with City of Menifee
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Ordinance No. 2015-167, the TENTATIVE MAP conditions of approval and the
Countywide Design Guidelines.
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 monument(s) and/or gate(s) 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) and/or gate(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 and GATES PLAN 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 Countywide
Design Guidelines or meet line of sight requirements, a Lot Line Adjustment or
a Minor Change to the TENTATIVE MAP may be necessary.
69. Model Home Complex. A plot plan application shall be submitted to the
Community Development Department pursuant to Section 18.30.a.(1) of
Ordinance No. 348 (Plot Plans not subject to the California Environmental
Quality Act and not subject to review by any governmental agency other than
the Community Development Department), along with the current fee.
The Model Home Complex plot plan shall contain the following elements and
shall be designed as prescribed in the Countywide Design Guidelines:
1. An engineer's scaled plan showing the model home lots, lot numbers,
tract number, and north arrow.
2. Show front, side and rear yard setbacks.
3. Provide two dimensioned off street parking spaces per model and one
parking space for office use. The plan must have one accessible parking
space.
4. Show detailed fencing plan including height and location.
5. Show typical model tour sign locations and elevation.
6. Three (3) sets of photographic or color laser prints (8" X 10") of the
sample board and colored elevations shall be submitted for permanent
filing and agency distribution after the Community Development
Department has reviewed and approved the sample board and colored
elevations in accordance with the approved Design Manual and other
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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.
70. 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.
71. Illegal Dumping Cleanup. The permit holder shall contact the County of
Riverside Waste Management Department to identify existing illegal dumping
grounds on site and to coordinate the safe and lawful removal and disposal of
existing refuse. A letter of completion shall be submitted to the Community
Development Department.
72. Single Story Homes. Lots 1-16 shall all be built as one-story homes.
73. Performance Securities. Performance securities, in amounts to be
determined by the Community Development Director to guarantee the
installation of plantings, irrigation system, trails, 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.
74. 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 park, basins, and
other common areas. The amount of hours for the Inspections will be
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determined by the Community Development Department's Landscape
personnel prior to approval of the requisite Minor Plot Plan for Planting and
Irrigation.
75. Quimby Fees. Payment of in-lieu fees. The proposed subdivision may 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.
76. Park Plans. Prior to building permit issuance, the applicant shall submit a
working park plan for the 3.32 acre park on lot 179 to the City of Menifee
Community Services Department for review and approval. The plan shall be
prepared consistent with the park plan requirements detailed in Menifee
Municipal Code Chapter 9.86 and Park Design Guidelines, and with Menifee
Municipal Code Chapter 15.04 for water efficient landscaping. The park plan
shall be a working drawing.
Prior to Final Inspection
77. Block Wall Anti-graffiti. The land divider/permit holder shall construct a six (6)
foot high decorative block wall as depicted on Exhibit W. The required wall
shall be subject to the approval of the Community Development Department.
An anti-graffiti coating shall be provided on all block walls, and written
verification from the developer shall be provided to the Community
Development Department.
78. 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.
79. Concrete Driveways. The land divider/permit holder shall cause all driveways
to be constructed of cement concrete.
80. Fencing and Wall Compliance. Walls and Fencing shall be provided
throughout the subdivision in accordance with the approved final site
development plans and/or wall and fence plans.
81. Entry Monuments. Prior to the first occupancy within the tract, entry
monuments shall be installed in accordance with the approved entry monument
plans.
82. 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.
83. Final Planning Inspection. The permittee shall obtain final occupancy sign-off
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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.
84. 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 162 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.
85. 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.
86. Roll-Up Garage Doors. All residences shall have automatic roll-up garage
doors.
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 f ees 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. Any 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. 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.
91. 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?”
92. 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.
93. Landscape Installation. All required landscape planting and irrigation
(including within any detention basins, expanded parkways, entry monuments,
or other landscaping within any open space lot), shall have been installed in
accordance with approved Landscaping, Irrigation, and Shading Plans, Menifee
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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.
94. 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.
Prior to Issuance of Given Building Permit or Occupancy
95. Trail Construction 1. Prior to the issuance of the 89th building permit, the
applicant shall build the 14 foot wide trails as shown on the approved trails plan
for the eastern portion of the trail generally located between the eastern
boundary of the project and behind proposed lot 60 at Lot H.
96. Trail Construction 2. Prior to the issuance of the 125th building permit, the
applicant shall build the 14 foot wide trails as shown on the approved trails
plan, including the remaining western portion of the trails starting behind lot 60
at Lot H and proceeding to the northern and western portions of the developed
area.
97. Park Construction. Prior to the issuance of the 89th Building Permit within the
TENTATIVE MAP, the park within lot 179 shall be constructed, fully operable
and open for public use.
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Section III:
Engineering/Transportation/
Grading Conditions of Approval
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The following are the Public Works Engineering Department Conditions of Approval for
this project which shall be satisfied at no cost to the City or any other Government
Agency. All questions regarding the intent of the following conditions shall be referred to
the Public Works Engineering Department, Land Development Section. The
developer/property owner shall use the standards and design criteria stated in the
following conditions, and shall comply with all applicable City of Menifee standards and
ordinances. Should a conflict arise between City of Menifee standards and design
criteria, and any other standards and design criteria, those of the City of Menifee shall
prevail.
A. GENERAL CONDITIONS:
98. Subdivision Map Act: The developer/property owner shall comply with the
State of California Subdivision Map Act.
99. All improvement plans and grading plans shall be drawn on twenty-four (24)
inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or
other registered/licensed professional as required.
100. Street Sweeping: Owner shall cause property to be annexed into the City’s
citywide CFD 2015-2 as the district funding mechanism to pay for the
project’s participation in the City’s street sweeping services, as approved by
the City Engineer.
101. Plan Check Submittals: Appropriate plan check submittal forms shall be
completed and required plan copies, necessary documents, references, fees,
deposits, etc. shall be submitted as outlined in the City approved submittal
forms. All submittals shall be date stamped by the engineer. All large format
plans shall be bulk folded to 9”x12”. A CD of all items shall be submitted with
each plan check. A scanned image of all final approved grading and
improvement plans shall be provided to the City. ACAD files 2004 or later are
required for all final maps upon approval.
102. Plan Submittals and Approvals: A copy of the improvement plans, grading
plans and any other necessary documentation along with supporting
hydrologic and hydraulic calculations shall be submitted to the PW
Engineering Department for review. The plans must receive PW approval
prior to final map recordation; or issuance of any construction and/or grading
permit or issuance of building permits as determined by the PW Director.
103. As -Built Plans: The developer/property owner shall cause the civil engineer
of record to submit project base line of work for all layers in Auto CAD DXF
format on Compact Disc (CD) to the Public Works Department. If the required
files are unavailable, the developer/property owner shall pay a scanning fee
to cover the cost of scanning the as-built plans. The timing for submitting the
as-built plans shall be as determined by the Public Works Director/City
Engineer.
104. Construction Times Of Operation: The developer/property owner shall
monitor, supervise, and control all construction and construction related
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activities to prevent them from causing a public nuisance including, but not
limited to, strict adherence to the following:
(a) Any construction within the City limits located 1/4 of a mile from an
occupied residence shall be limited to the hours of 7:00 a.m. to 5:00 p.m.,
Monday through Saturday, except on nationally recognized holidays in
accordance with Municipal Code Section 8.01.020. Construction on
Sunday or nationally recognized holidays are not permitted unless prior
approval is obtained from the City Building Official or City Engineer.
(b) Removal of spoils, debris, or other construction materials deposited on
any public street no later than the end of each working day.
(c) The construction site shall accommodate the parking of all motor vehicles
used by persons working at or providing deliveries to the site. Violation of
any condition or restriction or prohibition set forth in these conditions shall
subject the owner, applicant to remedies as set forth in the City Municipal
Code. In addition, the Public Works Director or the Building Official may
suspend all construction related activities for violation of any condition,
restriction or prohibition set forth in these conditions until such a time it
has been determined that all operations and activities are in conformance
with these conditions.
(d) A Pre-Construction meeting is mandatory with the City’s Public Works
Senior Inspector prior to start of any construction activities for this site.
105. Bond Agreements And Improvement Security: The developer/property
owner shall post bonds or security in forms acceptable to the City,
guaranteeing the construction of all required grading and improvements in
accordance with applicable City policies and ordinances, and as determined
by the Public Works Director/City Engineer. The grading and improvements
shall include, but not limited to: onsite/offsite grading, street improvements,
street lights, traffic signals, signing and striping, landscaping within right of
way or dedicated easements, water quality BMPs, and storm drainage
facilities.
106. Map Definitions: The words identified in the following list that appear in all
capitals in the attached conditions of Tentative Tract Map No. 31456 shall be
henceforth defined as follows:
TENTATIVE MAP = Tentative Tract Map No. 31456, Amended No. 4, dated
12/14/05.
FINAL MAP= Final map for the TENTATIVE TRACT MAP whether recorded
in whole or in phases.
APPROVED EXHIBIT "L"= EXHIBIT "L" dated 12/20/2005
107. Project Description: The project is a Schedule A tract map proposing to
subdivide 161.34 gross acres into 177 residential lots with a minimum lot size
of 7,200 square feet, one (1) 2.60 acre basin, one (1) 3.32 acre park and
96.83 acres of open space.
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108. 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 fees,
dedications, reservations and/or other exactions imposed on this project as a
result of the approval or conditional approval of this project.
109. AB 341. AB 341 focuses on increased commercial waste recycling as a
method to reduce greenhouse gas (GHG) emissions. The regulation requires
businesses and organizations that generate four or more cubic yards of
waste per week and multifamily units of 5 or more, to recycle. A business
shall take at least one of the following actions in order to reuse, recycle,
compost, or otherwise divert commercial solid waste from disposal:
a. Source separate recyclable and/or compostable material from solid waste
and donate or self-haul the material to recycling facilities.
b. Subscribe to a recycling service with their waste hauler.
c. Provide recycling service to their tenants (if commercial or multi-family
complex).
d. Demonstrate compliance with the requirements of California Code of
Regulations Title 14.
110. AB 1826. AB 1826 (effective April 1, 2016) requires businesses to generate
eight (8) cubic yards or more or organic waste per week to arrange for
organic waste recycling services. The threshold amount of organic waste
generated requiring compliance by businesses is reduced in subsequent
years. Businesses subject to AB 1826 shall take at least one of the
follo9wing actions in order to divert organic waste from disposal:
a. Source separate organic material from all other recyclables and donate or
self-haul to a permitted organic waste processing facility.
b. Enter into a contract or work agreement with gardening or landscaping
service provider or refuse hauler to ensure the waste generated from
those services meet the requirements of AB 1826.
c. Consider xeriscaping and using drought tolerant/low maintenance
vegetation in all landscaped areas of the project.
Prior to Building Permit Issuance
111. Recyclables Collection and Loading Area Plot Plan. Prior to the issuance
of a building permit for each building, the applicant shall submit three (3)
copies of a Recyclables Collection and Loading Area plot plan to the City of
Menifee Engineering/Public Works Department for review and approval. The
plot plan shall show the location of and access to the collection area for
recyclable materials, along with its dimensions and construction detail,
including elevation/façade, construction materials and signage. The plot plan
shall clearly indicate how the trash and recycling enclosures shall be
accessed by the hauler.
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The applicant shall provide documentation to the Community Development
Department to verify that Engineering and Public Works has approved the
plan prior to issuance of a building permit.
112. Waste Recycling Plan. Prior to the issuance of a building permit for each
building, a Waste Recycling Plan (WRP) shall be submitted to the City of
Menifee Engineering/Public Works Department approval. At a minimum, the
WRP must identify the materials (i.e., concrete, asphalt, wood, etc.) that will
be generated by construction and development, the projected amounts, the
measures/methods that will be taken to recycle, reuse, and/or reduce the
amount of materials, the facilities and/or haulers that will be utilized, and the
targeted recycling or reduction rate. During project construction, the project
site shall have, at a minimum, two (2) bins; one for waste disposal and the
other for the recycling of Construction and Demolition (C&D) materials.
Additional bins are encouraged to be used for further source separation of
C&D recyclable materials. Accurate record keeping (receipts) for recycling of
C&D recyclable materials and solid waste disposal must be kept.
Arrangements can be made through the franchise hauler.
The applicant shall provide documentation to the Community Development
Department to verify that Engineering and Public Works has approved the
plan prior to issuance of a building permit.
Prior to Certificate of Occupancy
113. Waste Management Clearance. Prior to issuance of an occupancy permit
for each building, evidence (i.e., receipts or other type of verification) shall be
submitted to demonstrate project compliance with the approved WRP to the
Engineering and Public Works Department in order to clear the project for
occupancy permits. Receipts must clearly identify the amount of waste
disposed and Construction and Demolition (C&D) materials recycled.
B. GRADING:
General Conditions
114. 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 PW Engineering Department – Land Development Division
conditions of approval.
115. Obey All Grading Regs: All grading shall conform to the latest California
Building Code, City adopted County Ordinance 457, and all other relevant
laws, rules and regulations governing grading in Riverside County and prior
to commencing any grading which includes 50 or more cubic yards, the
applicant shall obtain a grading permit from the PW Engineering Department.
116. Disturbance Needs Grading Permit: Ordinance 457 requires a grading
permit prior to clearing, grubbing or any top soil disturbances related to
construction grading.
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117. Dust Control: All necessary measures to control dust shall be implemented
by the developer during grading.
118. 2:1 Max Slope Ratio: Grade slopes shall be limited to a maximum steepness
ratio of 2:1 (horizontal to vertical) unless otherwise approved.
119. Minimum Drainage Grade: Minimum drainage grade shall be 1% except on
Portland cement concrete where 0.35% shall be the minimum.
120. Drainage and Terracing: Provide drainage facilities and terracing in
conformance with the California Building Code's chapter on "Grading."
121. Slope Setbacks: Observe slope setbacks from buildings and property lines
per the California Building Code - as amended by Ordinance 457.
122. No Grading and Subdividing: IF MASS GRADING IS PROPOSED -
UNDER A PREVIOUSLY APPROVED SUBDIVISION, AT THE SAME TIME
THAT APPLICATION FOR FURTHER SUBDIVISION FOR THAT PARCEL
IS BEING MADE, AN EXCEPTION TO ORDINANCE 460 SECTION 4.4.B IS
REQUIRED. OBTAIN THE EXCEPTION FROM THE PLANNING
DIRECTOR.
123. Erosion Control Plans: All grading plans shall require approved erosion
control plans. Graded but undeveloped land shall provide, in addition to
erosion control planting, drainage facilities deemed necessary to control or
prevent erosion. Erosion and sediment control Best Management Practices
(BMPs) are required year round in compliance with the State Water
Resources Control Board (SWRCB) General Construction Permit. Additional
erosion protection may be required during a rain event, or before an
anticipated rain event.
Prior to Final Map Recordation
124. Offsite Grading Easements: Prior to final map recordation, or issuance of a
grading permit or building permit, whichever occurs first or as determined by
the PW Director, the developer/property owner shall obtain all required
easements and/or permissions necessary to perform offsite grading, from
affected land owners. A notarized and recorded agreement or documents
shall be submitted to the Public Works Engineering Department.
Prior to Grading Permit Issuance
125. Grading Bonds: Grading in excess of 199 cubic yards will require
performance security to be posted with the PW Engineering Department.
Single Family Dwelling units graded one lot per permit and proposing to
grade less than 5,000 cubic yards are exempt.
126. Slope Erosion Control: Erosion control- landscape plans, required for
manufactured slopes greater than 3 feet in vertical height, are to be signed by
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a registered landscape architect and bonded per the requirements of
Ordinance 457, see form 284-47.
127. Geotech/Soils Report: Geotechnical soils reports, required in order to obtain
a grading permit, shall be submitted to the PW Engineering Department's
Land Development Division 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 PW/Engineering 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.
128. Drainage Design Q100: 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 PW Engineering 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 the City.
129. Off-Site Grading Onus: Prior to the issuance of a grading permit, it shall be
the sole responsibility of the owner/applicant to obtain any and all proposed
or required easements and/or permissions necessary to perform the grading
herein proposed.
130. 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.
131. 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, and a
Notice of Termination (NOT) has been issued by the SWRCB. The SWRCB
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considers a construction project complete once a Notice of Termination has
been issued.
132. 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.
133. IMPORT/EXPORT: In instances where a grading plan involves import or
export, prior to obtaining a grading permit, the applicant shall have obtained
approval for the import/export location from the Public Works department. If
an Environmental Assessment, prior to issuing a grading permit, did not
previously approve either location, a Grading Environmental Assessment
shall be submitted to the Planning Director for review and comment and to
the Public Works Department Director for approval. Additionally, if the
movement of import/export occurs using City roads, review and approval of
the haul routes by the Transportation Department will be required.
Prior to Building Permit Issuance
134. 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.
135. Final Rough Grading Conditions: Prior to issuance of each building permit,
the developer/property owner shall cause the Civil Engineer of Record and
Soils Engineer of Record for the approved grading plans, to submit signed
and wet stamped rough grade certification and compaction test reports with
90% or better compaction, for the lots for which building permits are
requested. The certifications shall use City approved f orms, and shall be
submitted to the Public Works Engineering Department for verification and
acceptance.
136. Conformance to Elevations/Geotechnical Compaction: Rough grade
elevations for all building pads and structure pads submitted for grading plan
check approval shall be in substantial conformance with the elevations shown
on approved grading plans. Compaction test certification shall be in
compliance with the approved project geotechnical/soils report.
Prior to Certificate of Occupancy
137. Manufactured Slopes: Plant and irrigate all manufactured slopes steeper
than a 4:1 (horizontal to vertical) ratio and 3 feet or greater in vertical height
with grass or ground cover; slopes 15 feet or greater in vertical height shall
be planted with additional shrubs or trees as approved by the Public Works
Department's Erosion Control Specialist.
138. Drainage Swales: Finish grade shall be sloped to provide proper drainage
away from all exterior foundation walls. The slope shall be not less than one -
half inch per foot for a distance of not less than 3 feet from any point of
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exterior foundation. Drainage swales shall not be less than 1 1/2 inches
deeper than the adjacent finish grade at the foundation.
139. Final Grade Certification: The developer/property owner shall cause the
Civil Engineer of Record for the approved grading plans, to submit signed
and wet stamped final grade certification on City approved form, for each
building for which a certificate of occupancy is requested. The certification
shall be submitted to the Public Works Engineering Department for
verification and acceptance.
140. Conform to Elevations: Final grade elevations of all building or structure
finish floors submitted for grading plan check approval shall be in substantial
conformance with the elevations shown on the approved grading plans.
C. DRAINAGE:
General Conditions
141. Flood Hazard Report: Tract 31456 proposes to subdivide 161 acres into
single family residences in the Sun City area. The project is located west of
Valley Boulevard between McCall Boulevard and City Boulevard.
The topography of the project site consists of well-defined ridges and natural
watercourses that traverse the property. The site drains in three directions.
Calculations have been submitted in support for the detention/debris basin
shown on the tentative map. The basin shall not discharge more than the
design flow rate for the existing flow through the 54-inch storm drain crossing
Valley Boulevard, the capacity of which has been identified to be 270.8 cfs.
The project shall provide a hydraulic model to determine how the system
functions in order to validate the hydraulic capacity, velocities, and hydraulic
grade line through the system, which must be approved by the City Engineer.
Incremental increased runoff due to development of this site need not be
considered. The basin must meet City standards (ie maintenance access to
the basin perimeter as well as to the toe of any embankment).
>>>>Offsite/Open Space Flows>>>>> The tract receives offsite debris laden
storm runoff from the foothills along the northern and western boundary of the
property. A storm drain and inlets works are proposed to collect these flows
and convey flows to the proposed basin. Interceptor drains are proposed on
the northeast corner and along the western boundary of this tract to collect
offsite flows. The interceptor ditches shall meet the City’s criteria described in
(see original County COA 10.FLOOD.RI.15)
“10.FLOOD.RI.15: The criteria for maintenance access of
terrace/interceptor is as follows: A minimum 5-foot access road shall be
provided at appropriate / feasible intervals, approved by the PW Engineering
Department, in order for maintenance entities to acquire access to interceptor
drains. Flows between 6-10 cfs shall be a minimum 6-foot rectangular
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channel. Terrace/interceptor drains are unacceptable for flows greater
than 10 cfs. Flows greater than 10 cfs shall be brought to the street. “
The proposed inlet located just west and above Lot 163 requires special
attention. If this inlet and/or interceptor ditch were to become plugged, it is
likely flows would break out and impact Lot 163. In order to prevent this, the
inlet shall be sized for bulked flows, and the shape of the interceptor ditch
shall be a rectangular section, not a trapezoid.
142. 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. The property shall be graded to drain to
the adjacent street or an adequate outlet.
143. 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.
144. Coordinate Drainage Design: 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. A drainage easement
shall be obtained from the affected property owners for the release of
concentrated or diverted storm flows. A copy of the recorded drainage
easement shall be submitted to the PW Engineering Department for review.
145. Interceptor Drain Criteria: A minimum 5-foot access road shall be provided
at intervals, as approved by the PW Engineering Department , in order for
maintenance entities to acquire access to interceptor drains.
146. Perpetuate Drainage Patterns: The property's street and lot grading shall
be designed in a manner that perpetuates the existing natural drainage
patterns with respect to tributary drainage areas, outlet points and outlet
conditions. Otherwise, a drainage easement shall be obtained from the
affected property owners for the release of concentrated or diverted storm
flows. A copy of the recorded drainage easement shall be submitted to the
City of Menifee for review.
147. 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.
148. 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.
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149. Trash Racks: Trash Racks shall be installed at all inlet structures that collect
runoff from open areas with potential for large, floatable debris.
150. Construct Detention/Debris Basin: Debris catchment volumes maybe
based upon the yields approved for the Menifee Specific Plan or an
independent study may be submitted to the PW Engineering Department for
review and approval. The basin shall be designed so that capacity of the
existing 54-inch storm drain connection in Valley Boulevard is not exceeded.
The basin must meet City standards (ie maintenance access to the basin
perimeter as well as to the toe of any embankment).
Prior to Map Recordation
151. Submit Plans: A copy of the improvement plans, grading plans, final map,
environmental constraint sheet, BMP improvement plans, and any other
necessary documentation along with supporting hydrologic and hydraulic
calculations shall be submitted to the PW Engineering Department for review.
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. For facilities proposed for ownership by the Flood Control District,
plans shall be submitted to Flood Control with a Flood Control Deposit Based
Fee Worksheet and the appropriate plan check fee deposit.
152. Onsite Easements on Final Map: 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".
153. Offsite Easements or Redesign: Offsite drainage facilities shall be located
within dedicated drainage easements obtained from the affected property
owner(s). Document(s) shall be recorded and a copy submitted to the PW
Engineering 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.
154. Written Permission for Grading: 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. A copy of the written
authorization shall be submitted to the PW Engineering Department for
review and approval.
155. Items to Accept Facility: Construction inspection of the flood control
facilities to be built with this tract must be performed by either the PW
Engineering Department and/or the Flood Control District. For storm drain
facilities proposed to be publicly owned and maintained, the developer
(owner) must request in writing that one of these agencies accept the
proposed system. The request shall note the project number, location, briefly
describe the system (sizes and lengths) and include an exhibit that shows the
proposed alignment. The request to the District shall be addressed to the
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General Manager-Chief Engineer, Attn: Chief of the Planning Division.
If the Flood Control District is willing to maintain requested facilities, three
items must be accomplished prior to recordation of the final map or starting
construction of the drainage facilities: 1) the developer shall submit to the
District the preliminary title reports, plats and legal descriptions for all right of
way to be conveyed to the District and secure that right of way to the
satisfaction of the District; 2) an agreement with the District and any
maintenance partners must be executed which establishes the terms and
conditions of inspection, operation and maintenance; and 3) plans for the
facility must be signed by the District's General Manager-Chief Engineer. The
plans cannot be signed prior to execution of the agreement. An application to
draw up an agreement must be submitted to the attention of the District's
Administrative Services Section. All right of way transfer issues must be
coordinated with the District's Right of Way Section.
The engineer/developer will need to submit proof of flood control facility
bonds and a certificate of insurance to the District's Inspection section before
a pre-construction meeting can be scheduled.
156. Storm Drain Facilities Maintenance Designation, Reference Map Exhibit
Z– The maintenance designation map identifying the storm drain facilities
proposed for ownership and maintenance by either the Riverside County
Flood Control Facilities or the City of Menifee, shall be included as an exhibit
to the proposed Tentative Tract Map. The exhibit was prepared by ACS
Consulting Inc. and stamped received by PW Engineering Department on
Dec 28, 2015. In summary the following are proposed:
Facilities proposed for Ownership and Maintenance by the RCFC: Line
“A”, Lateral Line “A-3, and Debris Basin “B”. These are the conveyance
systems for flows from Collection Basin A and Collection Basin A-3
Facilities proposed for Ownership and Maintenance by the City of
Menifee: Lines B, D, E; Laterals A-1, A-2, A-3A, A-4, A-5, E; all CP
laterals within public right of ways; Collection Basin A, Collection Basin A-
3, and Water Quality Basin B
All proposed facilities are within planned public right of ways, and shall be
consistent with the preliminary drainage study prepared and reviewed for this
development. In the event the proposed conceptual drainage design change
during final engineering, the change including the system ownership and
maintenance responsibilities shall reviewed and approved by the Flood
Control District and the City of Menifee. The developer acknowledges that
substantial design changes may require resubmittal of the tentative tract map
for further consideration.
157. Materials Testing and Inspection Report for the 54” RCP – A Materials
and Inspection Report for the Existing 54” RCP west of Valley Blvd prepared
by Leighton and Associates, Inc. (Reference Project No. 10932-002, dated
June 18, 2015) was submitted to the PW Engineering Department. All repair
recommendations in the report may be included in the storm drain plans and
studies through an as-built process, or submitted as a separate plan for
review and approval by the PW Engineering Department. All approved
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repairs shall be completed with the construction of the proposed Lateral Line
E storm drain facility. However, prior to start of any repair, a specialty
contractor shall submit a detailed method of construction and list of materials
to be used for approval by the PW Engineering Department. The report shall
be referenced and made a part of any construction plan for the described
repair work.
158. Lateral Line “E” Connection to Existing Storm Drain System on Valley
Blvd – Prior to final map recordation, the storm drain plans shall include the
repair of the existing 54” RCP storm drain connection with a storm drain
lateral located at station 4+26 as described in the inspection report for the
existing 54” RCP, referenced in these conditions. Any necessary
encroachment or access permit from the adjacent California Golf and Art
Country Club shall be the responsibility of the applicant.
159. Updating the Materials Testing and Inspection Report for the Repair of
the 54” RCP - The PW Engineering Department has reviewed the report
described in these conditions preliminarily, however, since it is uncertain as to
when the actual repair will occur, the developer shall resubmit a materials
testing and inspection report for the 54” RCP within three months of the
anticipated construction/repair work to reevaluate the current condition of the
storm drain facility to be repaired. The resulting findings and
recommendations, prepared by a licensed professional in the field, shall be
reviewed and approved by the PW Engineering Department. The developer
acknowledges that the design for the offsite storm drain system maybe
impacted by any findings, and therefore should be responsible to implement
all necessary repair recommendations by the updated report. Any costs
associated with the review and approval of an updated report shall be the
responsibility of the developer.
D. STREET IMPROVEMENTS & DEDICATIONS
General Conditions
160. Conform to Standards: Street improvements shall conform to all applicable
City Design Standards and Specifications, the City General Plan, City
adopted Riverside County Ordinance 461, and all other relevant laws, rules
and regulations governing street construction in the City.
161. Map Resubmittal: It is understood that the tentative tract map correctly
shows acceptable centerline elevations, all existing easements, traveled
ways, and drainage courses with appropriate Q's, and that their omission or
unacceptability may require the map to be resubmitted for further
consideration.
162. Paving or Paving Repairs: The applicant shall be responsible for obtaining
the paving inspections required by Ordinance 461. Paving and/or paving
repairs for utility street cuts shall be per City of Menifee Standards and
Specifications and as approved by the Public Works Director/City Engineer.
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163. Concrete Work: All concrete work including curbs, gutters, sidewalks,
driveways, cross gutters, catch basins, manholes, vaults, etc. shall be
constructed to meet a 28 day minimum concrete strength of 3,250 psi.
164. Sewer Lines: All sewer line alignments shall be designed such that the
manholes are aligned with the center of lanes or on the lane line and in
accordance with City adopted Riverside County Ordinances 460/461 and
Eastern Municipal Water District standards.
165. Water Mains and Hydrants: All water mains and fire hydrants providing
required fire flows shall be constructed in accordance with City adopted
Riverside County Ordinance Numbers 460 and 787, and subject to the
approval of the Eastern Municipal Water District and the Riverside County
Fire Department.
166. Dry Utility Installations: Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with Ordinance 460 and 461, or as approved by the Public Works
Director/City Engineer. This also applies to existing overhead lines which are
33.6 kilovolts or below along the project frontage, within the project
boundaries, and between the nearest poles offsite in each direction of the
project site. The timing for the completion of the undergrounding shall be
determined by the PW Director. A certificate should be obtained from
pertinent utility company and submitted to the PW -Engineering Department
as proof of completion.
167. TS/Conditions 1: As previously conditioned by the County of Riverside: The
Transportation Department has reviewed the traffic study submitted for the
referenced project. The study has been prepared in accordance with County-
approved guidelines. We generally concur with the findings relative to traffic
impacts.
The Comprehensive General Plan circulation policies require a minimum of
Level of Service 'C', except that Level of Service 'D' may be allowed with
Board of Supervisors' approval in community development areas at
intersections of any combination of secondary highways, major highways,
arterials, urban arterials, expressways or state highways and ramp
intersections.
The study indicates that it is possible to achieve adequate Level of Service
for the following intersections based on the traffic study assumptions.
Valley Boulevard (NS) at: North Project Access (EW) Cherry Hills Boulevard
(EW) South Project Access (EW)
Murrieta Road (NS) at: McCall Boulevard (EW) Cherry Hills Boulevard (EW)
Sun City Boulevard (NS) at: McCall Boulevard (EW) Cherry Hills Boulevard
(EW)
Bradley Road (NS) at: McCall Boulevard (EW)
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I-215 Freeway SB Ramps (NS) at: McCall Boulevard (EW)
I-215 Freeway NB Ramps (NS) at: McCall Boulevard (EW)
As such, the proposed project is consistent with this General Plan policy.
The associated conditions of approval incorporate mitigation measures
identified in the traffic study, which are necessary to achieve or maintain the
required level of service.
Based on the previously County approved TS from 2003, conclusions were
based on “opening year” traffic conditions, projected at the time to be 2005.
With this Extension of Time, a revised Traffic Impact Analysis (TIA) will be
required prior to final map recordation, based on current traffic counts and
information, and current City of Menifee Traffic Preparation Guidelines. The
TIA shall be reviewed and approved by the PW Engineering Department prior
to approval of a final map.
168. Drainage 1: The land divider shall protect downstream properties from
damages caused by alteration of the drainage patterns, i.e., concentration or
diversion of flow. Protection shall be provided by constructing adequate
drainage facilities including enlarging existing facilities and/or by securing a
drainage easement. All drainage easements shall be shown on the final map
and noted as follows: "Drainage Easement - no building, obstructions, or
encroachments by landfills are allowed". The protection shall be as approved
by the PW Engineering Department.
169. 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 PW Engineering
Department permits the use of streets for drainage purposes, the provisions
of Article XI of 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 PW Engineering Department.
170. Std Intro (Ord 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 adopted County Ordinance 460 and City
adopted Riverside County Road Improvement Standards (Ordinance 461). 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 PW/Engineering
Department.
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171. Off-Site Phase: Should the applicant choose to phase any portion of this
project, said applicant shall provide off-site access roads to City maintained
roads as approved by the PW Engineering Department.
Prior to Map Recordation
172. Dedications: As previously conditioned by the County of Riverside:
Lot 'A' (entry) shall be improved within the dedicated right -of-way in
accordance with County Standard No. 103, Section A. (46'/76') (modified)
Lots 'F' ad 'G' shall be improved within the dedicated right-of-way in
accordance with County Standard No. 105, Section A. (36'/60')
Lots 'A', 'B'. 'C', 'D', 'E', 'H', 'I' and 'J' shall be improved within the dedicated
right-of-way in accordance with County Standard No. 104, Section A. (40'/60')
Street sections shall meet current City of Menifee standards and
specifications and shall be approved by the PW Director/City Engineer.
173. Existing Maintained: As previously conditioned by the County of Riverside:
Valley Boulevard is a paved County maintained road and shall be improved
with concrete curb-and-gutter located 43 feet from centerline and match up
asphalt concrete paving; reconstruction; or resurfacing of existing paving as
determined by the City of Menifee PW/Engineering Department, within a 64
foot half-width dedicated right-of-way in accordance with draft County
Standard No. 92, (1 of 2). (43'/64')
Street sections shall meet current City of Menifee standards and
specifications, and shall be approved by the PW Director/City Engineer.
174. 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 City of Menifee Public Works Department. Completion of
road improvements does not imply acceptance for maintenance by City.
175. Off-Site Info: The off-site rights-of-way required for said access road(s) shall
be accepted for public purposes if not already accepted.
176. Easement/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.
177. Street Name Sign: The land divider shall install street name sign(s) in
accordance with City adopted County Standard No. 816 as directed by the
PW/Engineering Department.
178. Landscaping: The project proponent shall comply in accordance with
landscaping requirements within public road rights-of-way, in accordance with
City adopted County Ordinance 461. Landscaping shall be installed within
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Valley Boulevard and Lot 'A' (entry street). Landscaping plans shall be
submitted on standard City Plan sheet format (24" X 36"). Landscaping plans
shall be submitted with the street improvement plans. For landscaping
improvements where maintenance is to be provided by the citywide
Community Facilities Maintenance District (CFD 2015-2), landscaping plans
shall depict ONLY such landscaping, irrigation and related facilities that are to
be placed within the public road rights-of-way and easements dedicated to
the City for CFD maintenance.
179. Soils 2: The developer/owner shall submit a preliminary soils and pavement
investigation report addressing the construction requirements within the road
right-of-way.
180. Intersection/50’ Tangent: 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 PW Engineering Department.
181. 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/City Engineer. 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 and meter 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.
182. Street Light 1 Cert.: Prior to final map recordation, the developer shall
guarantee the construction of street lights supporting the proposed
development, per City of Menifee standards and specifications.
183. Off-Site Access 1: The landowner/developer shall provide/acquire sufficient
public off-site rights-of-way to provide for a paved access road to a paved
and maintained road. Said access road shall be constructed in accordance
with County Standard No. 104, Section A (40'/60') at a grade and alignment
as approved by the City Engineer. Should the applicant fail to provide/acquire
said off-site right-of-way, the map shall be returned for redesign. The
applicant shall provide the appropriate environmental clearances for said off-
site improvements prior to recordation or the signature of any street
improvement plans.
Said off-site access road shall be the easterly extension of Lot 'D' to Valley
Boulevard a paved and City maintained highway.
*NOTE* Concrete and curb and gutters, 6' wide curb face sidewalks, and
curb returns will be required as part of the offsite access road requirements.
184. Streetlight Plan: A separate street light plan is required for this project.
Street lighting shall be designed in accordance with City standards and
specifications.
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185. R&BBD: Prior to the recordation of the final map, or any phase thereof, the
project proponent shall pay fees in accordance with Zone B of the Menifee
Valley Road and Bridge Benefit District. Should the project proponent choose
to defer the time of payment, a written request shall be submitted to the City,
deferring said payment to the time of issuance of a building permit. Fees
which are deferred shall be based upon the fee schedule in effect at the time
of issuance of the permit.
186. Corner Cutback 1: All corner cutbacks shall be applied per Standard 805,
Ordinance 461, except for corners at Entry streets intersecting with General
Plan roads, they shall be applied per Exhibit 'C' of the City adopted, Riverside
Countywide Design Guidelines.
187. 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 PW Engineering 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 kilovolts 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 PW Engineering Department for
verification purposes.
188. Street Name Sign: The land divider shall install street name sign(s) in
accordance with City adopted County Standard No. 816 as directed by the
PW/Engineering Department.
189. Acceptance of Public Roadway Dedication and Improvements:
Easements and right-of way for public roadways shall be granted to the City
of Menifee through final map, or other acceptable recordable instrument.
Prior to Grading Permit Issuance
190. Submit Plans: A copy of the improvement plans, grading plans, BMP
improvement plans and any other necessary documentation along with
supporting hydrologic and hydraulic calculations shall be submitted to the PW
Engineering Department for review. The plans must receive PW Engineering
Department approval prior to the issuance of grading 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.
191. Erosion Control after Rough 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 PW
Engineering Department for review.
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192. Off-Site Easement or Redesign: Offsite drainage facilities shall be located
within dedicated drainage easements obtained from the affected property
owner(s). Document(s) shall be recorded and a copy submitted to the PW
Engineering 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.
193. Street Name Sign: The land divider shall install street name sign(s) in
accordance with City adopted County Standard No. 816 as directed by the
PW/Engineering Department.
194. Acceptance of Public Roadway Dedication and Improvements:
Easements and right-of way for public roadways shall be granted to the City
of Menifee through final map, or other acceptable recordable instrument.
Prior to Building Permit Issuance
195. 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.
196. Encroachment Permits: The developer/property owner shall obtain all
required encroachment permits and clearances prior to start of any work
within City, State, or local agency right-of-way.
197. Improvement Bonds: Prior to issuance of any construction permit for all
required onsite and offsite public improvements, the developer/project owner
shall post acceptable bonds or security to guarantee the construction of all
required improvements. The bonds shall be in accordance with all applicable
City ordinances, resolutions and municipal codes (See also bond agreement
condition under General Conditions).
Prior to Certificate of Occupancy
198. 80% Completion: Occupancy releases will not be issued by Building and
Safety for any lot exceeding 80% of the total recorded residential lots within
any map or phase of map prior to completion of the following improvements:
a) Primary and Alternate (secondary) access roads shall be completed and
paved to finish grade according to the limits indicated in the improvement
plans and as noted elsewhere in these conditions.
b) Interior roads shall be completed and paved to finish grade according to
the limits indicated in the improvement plans and as noted elsewhere in these
conditions. All curbs, gutters, sidewalks and driveway approaches shall be
installed.
c) Storm drains and flood control facilities shall be completed according to the
improvement plans and as noted elsewhere in these conditions. Written
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confirmation of acceptance for use by the Flood Control District, if app licable,
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.
199. Intersection/50’ Tangent: 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 City Engineer.
200. WRCOG – 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.
201. Street Lights Install: Install streetlights along the streets associated with
development in accordance with the approved street lighting plan and City of
Menifee standard plans and specifications. Street light annexation into the
citywide CFD, as approved by the PW Engineering Department, shall be
completed. It shall be the responsibility of the Developer to ensure that
streetlights are energized along the streets of those lots where the Developer
is seeking Building Final Inspection (Occupancy).
202. 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 PW Engineering Department.
This also applies to existing overhead lines which are 33.6 kilovolts or below
along the project frontage and between the nearest poles offsite in each
direction of the project site. A certificate should be obtained from the pertinent
utility company and submitted to the PW Engineering Department as proof of
completion.
203. Graffiti Abatement: Prior to issuance of an occupancy permit the project
proponent shall complete annexation into a City administered landscaping
and lighting maintenance district, County Service Area and/or a Community
Facilities District for graffiti abatement of walls and other permanent
structures along City maintained road rights-of-way.
204. Landscaping: Prior to issuance of an occupancy permit, the project
proponent shall complete annexation into a City administered landscaping
and lighting maintenance district, County Service Area and/or a Community
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Facilities District as approved by the PW Engineering Department for
continuous landscape maintenance within for continuous landscape
maintenance within public road rights-of-way, in accordance with Ordinance
461.
205. Driveways And Driveway Approaches – Driveways and driveway
approaches shall be designed and constructed per City of Menifee No. 208.
The modified County of Riverside standard 207A may be used as determined
by the Public Works Director/City Engineer. Prior to issuance of Certificate of
Occupancy, the proposed driveway as shown on the proposed Plot Plan shall
be constructed. Additional driveways will only be permitted upon approval by
the City Public Works Director/City Engineer.
206. Signing and Striping Plan: A signing and striping plan is required for this
project. The applicant shall be responsible for any additional paving and/or
striping removal caused by the striping plan. Any changes to the proposed
development, may result in the need for additional striping, signage, or
improvements to meet minimum requirements for circulation.
207. Construction Traffic Control Plan - Prior to start of any project related
construction, the developer/property owner may be required to submit to the
Public Works Engineering Department for review and approval, a
Construction Traffic Control Plan in compliance with all applicable City
ordinances, standards and specifications, and the latest edition of the
CAMUTCD. This traffic control plan shall address impacts from construction
vehicular traffic, noise, and dust and shall propose measures to mitigate
these effects. The traffic control plan shall include a Traffic Safety Plan for
safe use of public roads right of way during construction. The plan shall
specify the following mitigation measures to address the following:
a. Dust and dirt fallout from truck loads and gets entrained onto City
roadways: (1) Biweekly street sweeping during construction activity, and
daily during all grading operations. (2) Approved BMPs shall be installed
at all approved construction entrances as part of the SWPPP.
b. Noise from construction truck traffic: Include construction time and
operation of vehicles through surrounding residential streets.
c. Traffic safety within the road right-of-way: Include temporary traffic control
measures and devices.
E. NPDES and WQMP
All City of Menifee requirements for NPDES and Water Quality Management Plans
(WQMP) shall be met per City of Menifee Municipal Code Chapter 15.01 for
Stormwater/Urban Runoff Management Program unless otherwise approved by the
Public Works Director/City Engineer. This project is required to submit a project
specific WQMP prepared in accordance with the latest WQMP guidelines approved
by the Regional Water Quality Control Board.
208. 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
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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.
Prior to Issuance of Grading Permit
209. Final Project Specific Water Quality Management Plan (Final WQMP):
Prior to issuance of a grading permit, a FINAL project specific WQMP in
substantial conformance with the approved PRELIMINARY WQMP, shall be
reviewed and approved by the Public Works Engineering Department. Final
construction plans shall incorporate all of the structural BMPs identified in the
approved FINAL WQMP. The final developed project shall implement all
structural and non-structural BMPs specified in the approved FINAL WQMP.
One copy of the approved FINAL WQMP on a CD-ROM in pdf format shall be
submitted to the Public Works Engineering Department. The FINAL WQMP
submittal shall include at the minimum the following reports/studies:
Hydrology/hydraulics report
Soils Report that includes soil infiltration capacity
Limited Phase II Environmental Site Assessment Report, as may be
required by an approved Phase I ESA Report
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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.
210. 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.
211. WQMP Right of Entry and Maintenance Agreement: Prior to, or concurrent
with the approval of the FINAL WQMP, the developer/property owner shall
record Covenants, Conditions and Restrictions (CC&R’s), or enter into an
acceptable Right of Entry and Maintenance Agreement with the City to inform
future property owners of the requirement to perpetually implement the
approved FINAL WQMP.
Prior to Issuance of Certificate of Occupancy
212. 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 been 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.
213. 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
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Operation and Maintenance Plan, and shall include the site for in a City
maintained database for future periodic inspection.
214. 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.
G. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD) 2015-2
215. Prior to City incorporation, this development was conditioned to annex into
the Riverside County Transportation and Land Management Agency (TLMA)
Consolidated Landscape and Lighting Maintenance District (L&LMD, the
Riverside County Economic Development Agency’s (EDA) County Service
Area (CSA), and Valleywide Recreation & Parks District. 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.
Prior to Recordation of Final Map
216. 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.
217. CFD Annexation Agreement - In the event timing for this development’s
schedule prevents the developer/property owner from complying with
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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.
218. 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.
219. Landscape Improvement Plans for CFD Maintenance – Landscape
improvements within public ROW and/or areas dedicated to the City for the
citywide CFD to maintain shall be prepared on a separate City CFD plans for
review and approval by the PW Engineering Department. The plans may be
prepared for each map phase or as one plan for the entire development as
determined by the PW Director. When necessary as determined by the PW
Director, a separate WQMP construction plan on City title block maybe
required for review and approval by the PW Engineering Department prior to
issuance of a grading permit.
220. 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.
221. 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.
222. 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.
H. FEES, DEPOSITS AND DEVELOPMENT IMPACT FEES
223. FEES AND DEPOSITS – Prior to approval of final maps, grading plans,
improvement plans, issuance of building permits, and/or issuance of
certificate of occupancy, the developer/property owner shall pay all fees,
deposits as applicable. These shall include the regional Transportation
Uniform Mitigation Fee (TUMF), any applicable Traffic Signal Mitigation Fees,
Development Impact Fees (DIF), and any applicable Road and Bridge Benefit
District (RBBD) Fee. Said fees and deposits shall be collected at the rate in
effect at the time of collection as specified in current City resolutions and
ordinances.
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Prior to Recordation of Final Map
224. ZONE B OF THE RBBD - Prior to the recordation of the final map, or any
phase thereof, the project proponent shall pay fees in accordance with Zone
B of the Menifee Valley Road and Bridge Benefit District. Should the project
proponent choose to defer the time of payment, a written request shall be
submitted to the City, deferring said payment to the time of issuance of a
building permit. Fees approved for deferral shall be based upon the fee
schedule in effect at the time of issuance of the permit.
Prior to Issuance of Grading Permit or Building Permit
225. ADP FEES - Tract 31856 is located within the limits of the
Homeland/Romoland Area Drainage Plan for which the Riverside County
Flood Control District ADP 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.
Prior to Issuance of Certificate of Occupancy
226. TUMF FEES - Prior to the issuance of an occupancy permit, the
developer/property owner shall pay the Transportation Uniform Mitigation Fee
(TUMF) in accordance with the fee schedule in effect at the time of issuance,
pursuant to adopted City Ordinance governing the TUMF program.
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Section IV:
Riverside County Fire Department
Conditions of Approval
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General Conditions
227. 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.
228. Hydrant Spacing. Schedule A fire protection approved standard fire
hydrants, (6"x4"x2 1/2") located one at each street intersection and spaced
no more than 330 feet apart in any direction, with no portion of any lot
frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000
GPM for 2 hour duration at 20 PSI. Shall include perimeter streets at each
intersection and spaced 660 feet apart.
Prior to Final Map
229. 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.
230. ECS Fuel Modification. ECS map must be stamped by the Riverside County
Surveyor with the following note: Prior to the issuance of a grading permit, the
developer shall prepare and submit to the fire department for approval a fire
protection/vegetation management that hould include but not limited to the
following items: a) Fuel modification to reduce fire loading. b) Appropriate fire
breaks according to fuel load, slope and terrain. c) Non flammable walls
along common boundaries between rear yards and open space. d)
Emergency vehicle access into open space areas shall be provided at
intervals not to exceed 1500'. e) A homeowner's association or appropriate
district shall be responsible for maintenance of all fire protection measures
within the open space areas.
ANY HABITAT CONSERVATION ISSUE AFFECTING THE FIRE
DEPARTMENT FUEL MODIFICATION REQUIREMENT, SHALL HAVE
CONCURRENCE WITH THE RESPONSIBLE WILDLIFE AND/OR OTHER
CONSERVATION AGENCY.
231. 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.
232. 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.
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Prior to Issuance of Grading Permit
233. Fuel Modification. Prior to the issuance of a grading permit, the developer
shall prepare and submit to the fire department for approval a fire
protection/vegetation management that should include but not limited to the
following items:
a) fuel modification to reduce fire loading
b) appropriate fire breaks according to fuel load, slope and terrain.
c) non flammable walls along common boundaries between rear yards and
open space.
d) emergency vehicle access into open space areas shall be provided at
intervals not to exceed 1500 feet
e) a homeowner's association or appropriate district shall be responsible for
maintenance of all fire protection measures within open space areas.
ANY HABITAT CONSERVATION ISSUE AFFECTING THE FIRE
DEPARTMENT FUEL MODIFICATION REQUIREMENT, SHALL HAVE
CONCURRENCE WITH THE RESPONBILE WILDLIFE AND/OR OTHER
CONSERVATION AGENCY.
Prior to Issuance of Building Permit
234. 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.
235. 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.
Prior to Final Inspection
236. Sprinkler System Residential. Residential fire sprinklers are required in all
one and two family dwellings per the California Residential code, California
Building Code and the California Fire Code. Install Fire Sprinkler Systems
per NFPA 13D, 2010 Edition. Installation of the fire sprinklers will be verified
prior to issuance of occupancy.
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Section V:
Riverside County Environmental
Health Conditions of Approval
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General Conditions
237. Eastern Municipal Water District. Eastern Municipal Water District
(EMWD) potable water service and sanitary sewer service is proposed. It is
the responsibility of the developer to ensure that all other requirements to
obtain potable water service and sanitary sewer service are met with EMWD,
as well as, all other applicable agencies.
Retention Basins. Any proposed retention basins shall be constructed and
maintained in a manner that prevents vector breeding and vector nuisance.
Prior to Final Map
238. Water Plan. A water system shall have plans and specifications approved by
the water company and the Department of Environmental Health.
239. Money. Financial arrangements (securities posted) must be made for the
water improvement plans and be approved by County Counsel.
240. 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.
241. Annex Finalized. Annexation proceedings must be finalized with the
applicable purveyor for sanitation service.
242. Sewer Easements. Sewer easement for lot 118 required.
Prior to Grading Permit
243. Hazmat Phase II. A Phase II Environmental Assessment is required to be
completed for pesticides or other hazardous materials used on the property.
The results must be reviewed by Haz Mat to verify that the levels are below
hazardous waste criteria. If there are questions regarding the number of
samples or other requirements, contact Doug Thompson at (951) 358-5055.
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Section VI:
Riverside County Environmental
Programs Department
Conditions of Approval
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Prior to Issuance of Grading Permits
244. Gnatcatcher Nesting Survey. Potential suitable habitat for California
gnatcatcher is present onsite and this property occurs within an MSHCP Cell,
thus no grading permits may be issued during the breeding season (March 1
- August 15) without written documentation that no California gnatcatchers
currently inhabit this site. A presence/absence survey for this species shall be
conducted by a biologist that has an MOU with EPD and the findings
submitted to EPD for review prior to issuance of any grading permit.
245. 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 avoided
pursuant to the MSHCP and the Migratory Bird Treaty Act. However, when
the Burrowing Owl is present, relocation outside of the nesting season (March
1 through August 31) by a qualified biologist shall be required. The County
Biologist shall be consulted to determine appropriate type of relocation (active
or passive) and translocation sites. Occupation of this species on the project
site may result in the need to revise grading plans so that take of "active"
nests is avoided or alternatively, a grading permit may be issued once the
species has been actively relocated.
If the grading permit is not obtained within 30 days of the survey a new
survey shall be required.
If the site is not precise graded within than six (6) months of the rough and/or
mass grading of the site, or if construction and/or disturbance of the site is
suspended for a period of six (6) months or more, a new survey shall be
required.
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Section VII:
Riverside County Parks/
Community Services Department
Conditions of Approval
69
General Conditions
246. Park Annexation. All parklands must be annexed into a Communities
Facilities District or other acceptable mechanism as determined by the City of
Menifee.
Trail Maintenance. The land divider, or any successor-in-interest to the land
divider, shall be responsible for maintenance and upkeep of any trail
easement required under these conditions until such time as the maintenance
is taken over by a Communities Facilities District or any other appropriate
maintenance district.
Prior to Final Map
247. Trail Easement. Prior to or in conjunction with the recordation of the final
map, the applicant shall offer for dedication to the City of Menifee easements
for trails purposes. This easement shall be as shown on the approved trails
plan.
The Sun City/Menifee Area Plan identifies trails traversing the proposed
project area. The trails plan shall show these trails throughout the project and
mostly combined with the paseos as identified on the exhibit.
Prior to Issuance of Grading Permits
248. Trail Plan. Prior to the issuance of any grading permits, the applicant shall
submit a trails plan to the Engineering and Public Works Department for
review and approval. This trails plan shall show the trails as follows:
The trails plan show shall the trails with topography, grading cross sections
and plans for all street crossings/under crossings.
The trails plan must be reviewed and approved by the Community Services
Department, including the Parks, Recreation and Trails Commission.
Prior to Building Permit
249. Trail Construction. Prior to the issuance of the 89th building permit, the
applicant shall build the trails as shown on the approved trails plan.
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The undersigned warrants that he/she is an authorized representative of the
project referenced above, that I am specifically authorized to consent to all of the
foregoing conditions, and that I so consent as of the date set out below.
_______________________________________________ ___________________
Signed Date
_______________________________________________ ___________________
Name (please print) Title (please print)