Applicant’s Initials: _____ Page 1 of 17
CONDITIONS OF APPROVAL
PROJECT: PA 2023-06 | RDR-2023-05
PROJECT NAME: Riverside Drive Apartments
PROJECT LOCATION: APN: 379-315-033
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1. Planning Application No. 2023-06 is for a Residential Design Review (RDR No. 2023-05) for the design and construction of a 96-unit multi-family residential apartment complex within 12 two-story buildings. The project also proposes a 1,597 sq. ft. clubhouse with onsite recreational amenities and other related site improvements on a 4.95-acre site in the Residential Mixed Use (RMU) zoning district. The proposed project is located at 32281 Riverside Drive and encompasses Assessor’s Parcel Number (APN) 379-315-033.
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of RDR 2023-05, which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of RDR 2023-05 or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records.
PLANNING DIVISION
4. Residential Design Review No. 2023-05 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 2 of 17 3 9
6 3
8 review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two- year period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application.
5. Prior to the issuance of a building permit, the applicant shall obtain and submit a “Will Serve” letter from Elsinore Valley Municipal Water District to the Director of Community Development. The “will serve” letter shall specifically indicate the specific water flow volumes for both domestic and fire protection water supply.
6. The applicant shall participate in the City of Lake Elsinore Citywide Lighting and Landscape and Street Maintenance District, as appropriate.
7. The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval.
8. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy.
9. All materials and colors depicted on the approved plans shall be used. If the applicant wishes to modify any of the approved materials or colors depicted on the plans, the applicant shall submit a proposal setting forth the modifications for review by the Community Development Director or his designee.
10. The applicant shall comply will all applicable City codes and ordinances.
11. All future development proposals shall be reviewed by the City on a project-by-project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required.
12. Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application.
13. The applicant shall satisfy all conditions of approval prior to the issuance of a Certificate of Occupancy and release of utilities.
14. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation.
Prior to Issuance of Grading Permits/Building Permits
15. The following architectural details shall be provided:
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 3 of 17 3 9
6 3
8 All front fence returns shall be decorative masonry walls. Wood fences will not be allowed along the front elevation. Wood, vinyl or steel (wrought iron or aluminum) gates are allowed in order to allow access to rear yards.
The applicant shall provide four-sided articulation. Architectural enhancements and treatments shall be provided on all residential elevations (front, rear and side) visible from streets and other public views.
All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall be allowed.
16. Prior to the issuance of a grading permit, the project applicant shall obtain all necessary State and Federal permits, approvals, or other entitlements, including obtaining the necessary authorizations from the regulatory agencies for proposed impacts to jurisdictional waters. Authorizations may include a Section 404 Permit from the U.S. Army Corps of Engineers, a Section 1602 Streambed Alteration Agreement from the California Department of Fish and Wildlife, and a Section 401 Water Quality Certification/Waste Discharge Requirement from the Regional Water Quality Control Board.
17. Prior to issuance of a building permit, the applicant shall prepare a Final Wall and Fence Plan addressing the following:
Show that a masonry or decorative block wall will be constructed along the entire tract boundary.
Show materials, colors, and heights of rear, side and front walls/fences for proposed lots.
Show the location of all wood, vinyl or steel (wrought iron or aluminum) gates placed within the front return walls.
Show that side walls for corner lots shall be decorative masonry block walls. Show that those materials provided along the front elevations (i.e. brick, stone, etc.) will wrap around the side elevation and be flush with the front return walls.
18. The Final Wall and Fence Plan shall be submitted to the Community Development Department with appropriate fees, for review and approval by the Community Development Director or designee
19. Signs are not part of this project approval. All signage shall be subject to Planning Division or Planning Commission review and approval prior to installation.
20. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. The applicant shall place a weatherproof 3'x3' sign at the entrance to the project site identifying the approved days and hours of construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not take place on Sunday, or any Legal Holidays. The sign shall identify the name and phone number of the development manager to address any complaints.
21. Construction phasing shall be implemented in accordance with a Phasing Plan, subject to review and approval by the Engineering and Building Departments, which avoids construction traffic from entering occupied neighborhoods within the tract.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 4 of 17 3 9
6 3
8 22. A cash bond in the amount of $1,000 shall be required for any construction trailers used during construction. Bonds will be released after removal of trailers, subject to the approval of the Community Development Director or designee.
23. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance of each building permit.
24. The project shall connect to water and sewer and meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards.
25. All mechanical and electrical equipment associated with the residences shall be ground mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a central location and architecturally screened behind fence returns, subject to the approval of the Community Development Director, prior to issuance of building permit.
26. Building Addresses shall be a minimum of four inches high and shall be easily visible from the public right-of-way. Cre shall be taken to select colors and materials that contract with building walls or trims.
27. For all multi-family development, laundry facilities shall be provided as required by the Lake Elsinore Municipal Code.
28. Any planting within 15 feet of ingres/egress points shall be no higher than 36 inches above grade.
29. Prior to issuance of a building permit, Construction Landscape & Irrigation drawings shall be submitted to the Community Development Department with appropriate fees, for review and approval by the Community Development Director or designee. The applicant shall replace any street trees harmed during construction, in conformance with the City's Street Tree List, at a maximum of 30 feet apart and at least 24-inch box in size.
Perimeter walls shall be protected by shrubs and other plantings that discourage graffiti. The applicant shall ensure a clear line of sight at ingress/egress points by providing plantings within 15 feet of ingress/egress points whose height does not exceed two (2) feet and whose canopy does not fall below six feet.
The landscape plan shall provide for California native drought-tolerant ground cover, shrubs, and trees. Special attention shall be given to use of Xeriscape or drought resistant plantings with combination drip irrigation system to prevent excessive watering.
No front-yard shall be landscaped with grass turf.
All landscape improvements shall be bonded with a ten percent (10%) Faithful Performance Bond of the approved estimated labor and materials cost for all planting.
The bond shall remain in effect for one year from Certificate of Occupancy. All landscaping and irrigation shall be installed within an affected portion of any phase at the time a certificate of occupancy is requested for any building. The Final landscape plan shall be consistent with any approved site and/or plot plan.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 5 of 17 3 9
6 3
8 The Final landscape plan shall include planting and irrigation details. All exposed slopes in excess of three feet in height within the subject tract and within private lots shall have a permanent irrigation system and erosion control vegetation installed, as approved by the Planning Division, prior to issuance of certificate of occupancy.
All landscaping and irrigation shall comply with the water-efficient landscaping requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape Requirements), as adopted and any amendments thereto.
BUILDING DIVISION
General Conditions
30. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal.
31. Compliance with Code. All design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes: 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code.
32. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as clubhouse, trach enclosure tot lots and picnic areas.
33. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Jonathan Oronia at [email protected] or 951-667-4558.
34. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department evidencing the payment or exemption from School Mitigation Fees.
35. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.
36. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits.
37. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 6 of 17 3 9
6 3
8 approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance.
38. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed.
At Plan Review Submittal
39. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
5.507, of the 2022 edition of the California Green Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
40. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval.
41. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued.
Prior to Issuance of Building Permit(s)
42. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division.
Prior to Beginning of Construction
43. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction.
ENGINEERING DEPARTMENT
GENERAL
44. All new submittals for plan check or permit shall be made using the City’s online Citizen Service Portal (CSSP).
45. All engineering plans shall be prepared by a registered Civil Engineer using the City’s standard title block.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 8 of 17 3 9
6 3
8 46. All required engineering reports shall be prepared by a registered Civil Engineer and Soils Engineer, as applicable.
47. All slopes and landscaping within the public right-of-way shall be maintained by the property owner, owner’s association, firms contracted by the property owner’s association, or another maintenance entity approved by the City Council.
48. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds, shall require approval and necessary permits from respective Federal and/or State Agencies.
49. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the applicant shall be required to contract with CR&R, Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated both during cleaning, demolition, clear and grubbing or all other phases of construction and during occupancy.
50. Applicant shall submit a detailed final hydrology and hydraulic study for review and approval for the sufficient containment and conveyance of the storm water to a safe and adequate point as approved by the City Engineer.
51. The site will accommodate all construction activity, building activity, vehicles, etc. No staging on public streets, or private property belonging to others shall be conducted without the written permission of the property owner.
52. Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) shall be implemented.
FEES
53. Applicant shall pay all applicable permit application and Engineering assessed fees, including without limitation plan check and construction inspection fees, at the prevalent rate at time of payment in full.
54. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent rate at time of payment in full. Fees are subject to change. Mitigation and Development Impact Fees include without limitation:
Master Plan of Drainage Fee – Due prior to grading permit issuance. Traffic Infrastructure Fee (TIF) – Due prior to building permit issuance. Transportation Uniform Mitigation Fee (TUMF) – Due prior to occupancy. Stephen’s Kangaroo Rat Mitigation Fee (K-Rat) – Due prior to grading permit issuance.
55. Applicant shall pay in-lieu fees for the undergrounding of existing overhead utilities along the project property frontage. Project is required to submit a detailed engineer’s estimate and exhibit for the City Engineering Department review and approval prior to grading permit issuance. In-lieu fees are required to be paid prior to building permit issuance.
LAND DIVISION
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 9 of 17 3 9
6 3
8 56. Applicant shall provide an irrevocable offer of dedication in fee for the right-of-way of Riverside Drive adjacent to the property for a total right-of-way of 60 feet from centerline to the project property line. Riverside Drive is classified as an Urban Arterial Highway in the City’s General Plan, where full-width is 120 feet and curb-to-curb width is 96 feet.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
57. The project is responsible for complying with the latest Santa Ana Region National Pollutant Discharge Elimination System (NPDES) Permits as warranted based on the nature of development and/or activity.
58. A Final Water Quality Management Plan (WQMP) will be required and shall be prepared in accordance with the latest Santa Ana Region 8 approved template and guidance document.
Final WQMP shall be submitted fore review and approval to the City.
59. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff.
60. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape.
61. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained.
62. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Department.
63. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker.
64. The project site shall implement full trash capture methods/devices approved by the Regional Water Quality Control Board. This shall include installation of connector pipe screens on all onsite and offsite catch basins to which the project discharges.
Construction
65. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General Construction Permit) and compliance with the Green Building Code for sediment and erosion control are required for this project.
66. Prior to grading or building permit for construction or demolition and/or weed abatement activity, projects subject to coverage under the NPDES General Construction Permit shall demonstrate that compliance with the permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 10 of 17 3 9
6 3
8 proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at the project site, updated, and be available for review upon request.
67. Erosion & Sediment Control – Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program and state water quality regulations for grading and construction activities. A copy of the plan shall be incorporated into the SWPPP, kept updated as needed to address changing circumstances of the project site, be kept at the project site, and available for review upon request.
Post-Construction
68. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include:
Demonstrate that the project has complied with all non-structural BMPs described in the project’s WQMP.
Provide signed, notarized certification from the Engineer of Work that the structural BMPs identified in the project’s WQMP are installed in conformance with approved plans and specifications and operational.
Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC&R.
The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1) describe the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long-term operation and maintenance of the referenced BMPs; and (4) provide for annual certification for water quality facilities by a Registered Civil Engineer. The City format shall be used.
Provide documentation of annexation into a CFD for funding facilities to be maintained by the City.
Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the Engineer of Work dated 12 months after the Certificate of Occupancy will be considered in lieu of a Special Investigation by the City.
UTILITIES
69. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the applicant, property owner, and/or his agent.
Overhead utilities (34.5 kV or lower) shall be undergrounded (LEMC Section 16.64).
70. Underground water rights shall be dedicated to the City pursuant to the provisions of LEMC Section 16.52.030, and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. Dedication shall be made on final Tract Map.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 11 of 17 3 9
6 3
8 71. Applicant shall apply for, obtain and submit to the City Engineering Department a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities. Non-Interference Letter (NIL) shall be provided prior to issuance of grading permit.
72. Submit a “Will Serve” letter to the City Engineering Department from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure, volume, etc. Will Serve letters shall be provided prior to issuance of grading permit.
IMPROVEMENTS
73. Project will be responsible for the following improvements:
Reconstruction of existing sidewalk improvements adjacent the project frontage on Riverside Drive as deemed necessary by the City Engineer. Construction of driveway approaches per California Department of Transportation and City of Lake Elsinore approved standards.
Construct curb outlet per City or Cal Trans Standards to accommodate site drainage facilities. Project is required to move the proposed bubbler to private property at final engineering. .
74. Site distance into and out and throughout the project location shall comply with Caltrans standards. Project shall ensure facilities are installed outside of the line of sight of drivers.
75. Project shall be responsible to design and install streetlights on Riverside Drive. Streetlight system shall be designed as LS-2B system. Streetlight plans shall include but are not limited to details such as location, pole and luminaire type, and pull box design. Streetlight plans may be included as part of the Street Improvement plan set.
76. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities shall be provided.
77. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards.
78. A final drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off-site and on-site drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-year storm of 6 hours and 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm duration shall be analyzed to determine the detention requirements to accomplish the desired results.
79. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 12 of 17 3 9
6 3
8 80. Existing capacity of affected California Department of Transportation’s drainage systems cannot be exceeded. Should 100-year runoff volumes be determined to exceed the maximum capacity of the existing State drainage facilities, construction of on-site detention basins, new drainage systems or other impact mitigation will be required.
81. All existing tributary areas, area drainage patterns and runoff volumes having an impact to adjacent SR-74 drainage facilities must be identified and analyzed in the project hydrology study.
82. Review of project drainage design will include an evaluation of runoff impacts to adjacent California Department of Transportation right of way. Where applicable, compliance with pertinent National Pollutant Discharge Elimination System (NPDES)/water quality standards will be required.
83. Ensure that “best management practices” (BMP’s) used to treat site runoff entering California Department of Transportation comply with all applicable National Pollutant Discharge Elimination System (NPDES) or State Regional Water Resources Board regulations.
84. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area.
85. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3).
86. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted with a storm drain filter; all new storm drain inlet facilities constructed by this project shall include a storm drain filter.
87. A registered Civil Engineer shall prepare the improvement (for public and private), signing and striping, and traffic signal plans required for this project. Improvements shall be designed and constructed to City Standards and Codes (LEMC 12.04 and 16.34). Signing, Striping and Traffic signal plans shall be submitted separately from improvement plans.
Permitting/Construction
88. An Encroachment Permit shall be obtained prior to any work on City right-of-way. The developer shall submit the permit application, required fees, and executed agreements, security and other required documentation prior to issuance.
89. An Encroachment Permit from the California Department of Transportation shall be obtained prior to any work within California Department of Transportation right of way. Permit shall be obtained prior to issuance of City permits.
90. The applicant must obtain an encroachment permit from Riverside County Flood Control for any work located within Riverside County Flood Control’s right-of-way or in connection with the Leach Canyon Channel. (Added at the Planning Commission hearing on November 04, 2025)
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 13 of 17 3 9
6 3
8 91. As applicable, a landscape maintenance agreement with California Department of Transportation may be required. If required, provide the agreement to the City of Lake Elsinore prior to the issuance of any encroachment permit(s).
92. Project drainage impacts affecting California Department of Transportation right of way should be identified and addressed.
93. All compaction reports, grade certification, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved.
PRIOR TO GRADING PERMIT
94. A grading plan signed and stamped by a registered Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual.
95. A final Hydrology and Hydraulic report shall be reviewed and approved prior to issuance of grading permits.
96. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern.
97. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance.
98. Applicant shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners.
99. Applicant shall mitigate and prevent any flooding and/or erosion downstream caused by development of the site and/or diversion of drainage.
100. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a manner consistent with the historic flow or to one or a combination of the following: to a public facility; accepted by adjacent property owners by a letter of drainage acceptance; or conveyed to an approved drainage easement.
101. Project grading impacts affecting the California Department of Transportation right of way shall be identified and addressed with Caltrans as applicable.
Permitting/Construction
102. Applicant shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 103. Any grading that affects “waters of the United States”, wetlands or jurisdictional streambeds require approval and necessary permits from respective Federal and/or State Agencies.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 14 of 17 3 9
6 3
8 104. No grading shall be performed without first having obtained a Grading Permit. A grading permit does not include the construction of retaining walls or other structures for which a Building Permit is required.
105. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 106. Hauling in excess of 5,000 cubic yards shall be approved by the City Council (LEMC
15.72.065). Prior to commencement of grading operations, applicant shall provide to the City a map of all proposed haul routes to be used for movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit.
107. All grading shall be done under the supervision of a licensed geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City.
108. Review and approval of the project sediment and erosion control plan shall be completed.
As warranted, a copy of the current SWPPP shall be kept at the project site and be available for review upon request.
109. Approval of the project Final Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 110. Applicant shall obtain applicable environmental clearance from the Planning Department and submit applicable clearance document to the Engineering Department. This approval shall specify that the project complies with all required environmental mitigation triggered by the proposed grading activity.
111. Prior to approval of the Final Map or issuance off a grading permit (whichever comes first), the applicant shall submit an application to the Department of Administrative Services to initiate the Community Facilities District (CFD) annexation, formation, or other mitigation process as approved by Administrative Services. Proof of application submittal shall be provided to the City Engineering Department.
PRIOR TO BUILDING PERMIT
112. Provide soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 113. All public improvement plans shall be completed and approved by the City Engineer. 114. Any dedications and easements shall be recorded with the recorded copy provided to the City prior to issuance of the building permit.
PRIOR TO OCCUPANCY / FINAL APPROVAL / PROJECT CLOSEOUT
115. All public improvements shall be constructed in accordance with the approved plans prior to issuance of occupancy.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 15 of 17 3 9
6 3
8 116. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided.
117. In the event of the damage to City roads from hauling or other construction-related activity, applicant shall pay full cost of restoring public roads to the baseline condition. 118. All final studies and reports, final soil report, showing compliance with recommendations, compaction reports, grade certifications, monument certification (with tie notes delineated on 8 ½” X 11” Mylar) shall be submitted in .tif format on a USB flash drive or electronically to the Engineering Department before final inspection will be scheduled. 119. Applicant shall pay all outstanding applicable processing and development fees prior to occupancy and/or final approval.
120. Applicant shall submit documentation pursuant to City’s Security Release handout. 121. Applicant shall submit as-built all Engineering Department approved project plan sets. After City approval of the paper copy, the developer/owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a digital copy of the “as-built” plans in .tif format. 122. Applicant shall provide AutoCAD and GIS Shape Files off all Street and Storm Drain plans.
All data must be in projected coordinate system: NAD 83 State Plane California Zone VI U.S. Fleet. All parts and elements of the designed system shall be represented discretely.
Include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes include material (PVC, RCP,etc.) and slope.
CITY OF LAKE ELSINORE FIRE MARSHAL
123. The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshall. Questions should be directed to the Office of the Fire Marshall at 130 S. Main Street, Lake Elsinore, CA 92530. Phone: (951) 395-1759
124. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes.
125. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering fire flow as required by the California Fire code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code.
Hydrants must produce the required fire flow per the California Fire Code.\ 126. Fire flow shall be determined by the building of the single largest square footage. The required fire flow is estimated to be 1500 GPM at 20 PSI for a 2-hour duration, per the 2022 California Fire Code and 8,650 square foot building area with Type V-B construction. 127. Prior to building permit issuance, install the approved water system and contract the Fire Department for a verification inspection.
128. Fire Sprinkler Systems: all residential occupancies shall have fire sprinkler systems in accordance with the California Residential Code, California Fire Code, and local ordinances.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 16 of 17 3 9
6 3
8 129.Fire apparatus access: the California Fire Code requires fire apparatus access to within 150 feet of all portions of all buildings. Where apparatus access roads exceed 150 feet in length, an approved turnaround is required. The dimensions of this access shall be a minimum of 24’ wide and shall be shown as a shaded or hash- marked area on the submitted building plans. Minimum requirements are referenced in Riverside County Fire Technical Policy 22-002.
130.Multi-family residential projects require two points of access/egress. Label primary and secondary access on the plan. If secondary access cannot be provided, show independent emergency vehicle access (ingress/ egress for emergency vehicles and egress for inhabitants).
131.Roads and gates must meet Engineering Department and Fire Department standards at the time of building permit application. Electric gates must have a Knox rapid entry system and an infrared opening device. Gates must be set back up to 35 feet to allow emergency vehicles to safely stop away from traffic flow.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD 132. Prior to approval of the Final Map or issuance of a grading permit (whichever comes first), the applicant shall submit an application to the Department of Administrative Services to initiate the annexation process into Community Facilities District No. 2015-1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello-Roos Community Facilities District to offset the annual negative fiscal impacts of the project on public safety operations and maintenance issues in the City. The annexation process shall be completed prior to issuance of the first certificate of occupancy for the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Public Safety services. Applicant shall make a non-refundable deposit of $15,000, or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable.
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services)
133. Prior to approval of the Final Map or issuance of a grading permit (whichever comes first), the applicant shall submit an application to the Department of Administrative Services to initiate the annexation process into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. The annexation process shall be completed prior to issuance of the first certificate of occupancy for the project. Alternatively, the Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 17 of 17 3 9
6 3
8 applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non- refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable.
Conditions of Approval-DRAFT PC:
11/4/2025
PA 2023-06/RDR 2023-05 CC R&F:11/18/2025
Applicant’s Initials: _____ Page 16 of 17 3 9
6 3
8 I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the Planning Commission of the City of Lake Elsinore on _________. I also acknowledge that all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number: