1 Resolution No. 2024-XX
September 17, 2024
RESOLUTION NUMBER 2024-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MORENO
VALLEY, CALIFORNIA, APPROV ING GENERAL PLAN AMENDMENT
(PEN22-0133) TO AMEND THE GENERAL PLAN LAND USE MAP
CHANGING THE LAND USE DESIGNATION FROM RESIDENTIAL 3
(R3) TO RESIDENTIAL 10 (R10) AND APPROVING CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT (PEN22-0136) AND TENTATIVE TRACT MAP NO. 3 8443 (PEN22-0130) FOR 135 SINGLE -
FAMILY RESIDENTIAL LOTS FOR THE PROPERTY LOCATED SOUTH
OF COTTONWOOD AVENUE, EAST OF NASON STREET, NORTH OF
BAY AVENUE (APNS: 488-190-005, 488-190-027, AND 488-190-028) WHEREAS, the City of Moreno Valley (“City”) is a general law city and a municipal corporation of the State of California, and
WHEREAS, Highpointe MV I, LLC (“Applicant”) has submitted applications for a General Plan Amendment (PEN22- 0133), a Change of Zone (PEN22- 0134), a Conditional Use Permit for a Planned Unit Development (PEN22 -0136), and a Tentative Tract Map No. 38443 (PEN22-0130) to subdivide three (3) existing parcels into 135 single family lots, on approximately 28.2 acres with associated public improvements (“Proposed Project”) located on the south side of Cottonwood Avenue, east of Nason Street, north of Bay Avenue (APNs: 488-190-005, 488-190-027, and 488-190-028) (“Project Site”); and WHEREAS, Section 9.02.060 (Conditional Use Permits) of the Moreno Valley Municipal Code acknowledges that the purpose of a conditional use permit is to allow the establishment of uses that may have special impacts or uniqueness such that their effect on the surrounding environment cannot be determined in advance of the use being proposed for a particular location and that the conditional use permit application process involves the review of the location, design, and configuration of improvements related to the Proposed Project, and the potential impact of the Proposed Project on the surrounding area based on fixed and established standards; and
WHEREAS, Chapter 9.14 (Land Division) of the Moreno Valley Municipal Code imposes conditions of approval upon projects for which a Tentative Tract Map is required, which conditions may be imposed by the City Council to address on-site improvements, off-site improvements, the manner in which the Project Site is used, and any other conditions as may be deemed necessary to protect the public health, safety, and welfare and ensure that the Proposed Project will be develo ped in accordance with the purpose and intent of Title 9 (Planning and Zoning) of the Municipal Code; and WHEREAS, the applications for the Proposed Project have been evaluated in accordance with Section 9.02.060 (Conditional Use Permits), and Chapter 9.14 (Land Divisions) respectively, of the Municipal Code with consideration given to the City’s General Plan, Zoning Ordinance, and other applicable laws and regulations; and WHEREAS, consistent with the requirements of Section 9.02.060 (Conditional Use Permits) and Chapter 9.14 (Land Divisions) of the Municipal Code, at the public hearing, 2 Resolution No. 2024-XX
September 17, 2024
the City Council considered Conditions of Approval to be imposed upon Conditional Use Permit (PEN22-0136) and Tentative Tract Map No. 3844 (PEN22-0130), which conditions were prepared by Planning Division staff who deemed said conditions to be necessary to protect the public health, safety, and welfare and to ensure the Proposed Project will be developed in accordance with the purpose and intent of Title 9 (Planning and Zoning) of the Municipal Code; and
WHEREAS, on July 25, 2024, after the public hearing to consider the Proposed Project was duly conducted by the Planning Commission, at which time all interested persons were provided with an opportunity to testify and to present evidence, the Planning Commission adopted Resolution Nos. 2024 -24 and 2024 -26 forwarding a recommendation that the City Council approve General Plan Amendment (PEN22-0133), Conditional Use Permit (PEN22- 0136) and Tentative Tract Map 38443 (PEN22- 0130); and
WHEREAS, on July 25, 2024, in accordance with the provisions of the California Environmental Quality Act (CEQA
1) and CEQA Guidelines 2, the Planning Commission
approved Resolution 2024-23, recommending that the City Council adopt the Initial Study and Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program; and
WHEREAS, pursuant to the provisions of Section 9.02.200 (Public Hearing and Notification Procedures) of the Municipal Code and Government Code Section 65905, a public hearing was scheduled for September 17, 2024, before the City Council and notice thereof was duly published, posted, and mailed to all property owners of record within 600 feet of the Project Site; and
WHEREAS, on September 17, 2024, a public hearing was conducted by the City Council to consider the Proposed Project, including General Plan Amendment (PEN 22- 0133) which would be the second amendment of the Moreno Valley General Plan Land Use Element for 2024, at which time all interested persons were provided with an opportunity to testify and present evidence; and
WHEREAS, on September 17, 2024, in accordance with the provisions of the California Environmental Quality Act (CEQA
1) and CEQA Guidelines 2 the City Council
adopted Resolution 2024-XX, certifying and adopting the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program prepared for the Proposed Project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MORENO VALLEY, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. Recitals and Exhibits
That the foregoing Recitals and attached exhibits are true and correct and are
1 Public Resources Code §§ 21000-21177
2 14 California Code of Regulations §§15000-15387
3 Resolution No. 2024-XX
September 17, 2024
hereby incorporated by this reference.
Section 2. Notice
That pursuant to Government Code Section 66020(d)(1), notice is hereby given that the Proposed Project is subject to certain fees, dedications, reservations, and other exactions as provided herein, in the staff report and conditions of approval (collectively, “Conditions”) and these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions; and that the Applicant has been further notified that the ninety -day approval period in which the Applicant may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has commenced.
Section 3. Evidence
That the City Council has considered all evidence submitted into the Administrative Record for the proposed General Plan Amendment, including, but not limited to, the following:
(a) Moreno Valley General Plan and all other relevant provisions contained therein;
(b) Title 9 (Planning and Zoning) of the Moreno Valley Municipal Code and all other relevant provisions referenced therein;
(c) Moreno Valley General Plan A mendment (PEN22-0133) changing the land use designation from R 3 Residential to R10 Residential and all relevant provisions contained therein as shown on Exhibit A;
(d) Applications for the approval of General Plan Amendment (PEN2 2-0133), Conditional Use Permit (PEN22- 0136) and Tentative Tract Map No. 38443 (PEN22-0130) and including Resolution Nos. 2024-XX, and all documents, records, and references contained therein;
(e) Conditions of Approval for Conditional Use Permit (PEN22- 0136) and Tentative Tract Map No. 38443 (PEN22-0130) are attached as Exhibit B; (f) Planning Division Staff Report prepared for the Planning Commission and City Council’s consideration and all documents, records, and references related thereto, and Planning Division Staff’s presentation at the public hearing;
(g) Testimony, and/or comments from Applicant and its representatives during the public hearing; and
(h) Testimony and/or comments from all persons provided in written format or correspondence, at, or prior to, the public hearing.
Section 4. Findings
That based on the foregoing Recitals and the Evidence contained in the Administrative Record as set forth above, the City Council makes the following findings:
(a) The General Plan Amendment and Proposed Project is consistent with the existing goals, objectives, policies, and programs of the General Plan; 4 Resolution No. 2024-XX
September 17, 2024
(b) The Proposed Project complies with all applicable zoning and other regulations;
(c) The Proposed Project will not be det rimental to or adversely affect the public health, safety, or general welfare or materially injurious to properties or improvements in the vicinity; The location, design, and operation of the Proposed Project will be compatible with existing and planned land uses in the vicinity;
(d) The design or improvement of the proposed land division is consistent with applicable specific plans;
(e) The site of the proposed land division is physically suitable for the type of development;
(f) The site of the proposed land division is physically suitable for the proposed density of the development;
(g) The design of the proposed land division or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; (h) That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision;
(i) The design of the proposed land division or the type of improvements are not likely to cause serious public health problems;
(j) The proposed land division is not subject to the Williamson Act pursuant to the California Land Conservation Act of 1965;
(k) The proposed land division and the associated design and improvements are consistent with applicable ordinances of the City;
(l) The design of the land division provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision; and (m) The effect of the proposed land division on the housing needs of the region was considered and balanced against the public service needs of the residents of Moreno Valley and available fiscal and environmental resources.
Section 5. Approval
That based on the foregoing Recitals, Administrative Record and Findings, as set forth herein, the City Council hereby approves Proposed Project, including General Plan Amendment (PEN22-0133) as shown on Exhibit A, and Conditional Use Permit (PEN22- 0136) and Tentative Tract Map No. 38443 (PEN22-0130), attached hereto as Exhibit B.
Section 6. Repeal of Conflicting Provisions
That all the provisions as heretofore adopted by the City Council that are in conflict with the provisions of this Resolution are hereby repealed.
Section 7. Severability
That the City Council declares that, should any provision, section, paragraph, 5 Resolution No. 2024-XX
September 17, 2024
sentence or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.
Section 8. Effective Date
That this Resolution shall take effect immediately upon the date of adoption.
Section 9. Certification
That the City Clerk of the City Council shall certify to the passage of this Resolution.
PASSED AND ADOPTED THIS 17th DAY OF SEPTEMBER 2024.
CITY OF MORENO VALLEY
CITY COUNCIL
_____________________________________
Ulises Cabrera,
Mayor of the City of Moreno Valley
ATTEST:
_____________________________________________
Patty Rodriguez,
Acting Manager of the Office of Mayor and City Council/City Clerk
APPROVED AS TO FORM:
_____________________________________________
Steven B. Quintanilla,
City Attorney
Exhibits:
Exhibit A: General Plan Amendment Exhibit
Exhibit B: Conditions of Approval - Conditional Use Permit (PEN22-0136) and Tentative Tract Map No. 38443 (PEN22-0130)
Exhibit A
GENERAL PLAN AMENDMENT
888.9
745.5
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet745.50 372.77
Land Use
DISCLAIMER: The information shown on this map was compiled from the City of Moreno Valley GIS and Riverside County GIS. The land base and facility information on this map is for display purposes only and should not be relied upon without independent verification as to its accuracy. Riverside County and City of Moreno Valley will not be held responsible for any claims, losses or damages resulting from the use of this map.
Notes:
5/21/2024Print Date:
Current Land Use
Sphere of Influence
R1 Residential
R2 Residential
Rural Residential
R3 Residential
R5 Residential
R10 Residential
R15 Residential
R20 Residential
R30 Residential
Hillside Residential
Downtown Center
Project Site
Current Land Use:
Residential 3 (R3)
Proposed Land Use:
Residential 10 (R10)
Exhibit B
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT (PEN22-0136) AND
TENTATIVE TRACT MAP 38443 (PEN22-0130)
CONDITIONS OF APPROVAL
Conditional Use Permit (PEN22-0136)
CIT
Y OF MORENO VALLEY
CONDITIONS OF APPROVAL
Conditional Use Permit (PEN22-0136)
EFFECTIVE DATE:
EXPIRATION DATE:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. A change or modification to the land use or the approved site plans may require a separate
approval. Prior to any change or modification, the property owner shall contact the City of Moreno Valley Community Development Department to determine if a separate approval is required.
2. In accordance with the Developer’s obligation to defend, indemnify and hold harmless
the City, including but not limited to as set forth in more detail in the Project’s Conditions of Approval, Moreno Valley Municipal Code Section 9.02.310 (Indemnification of City for Discretionary Approvals), and the Project application, Developer shall enter into an Advanced Funding Agreement with the City no later than ten (10) calendar days from Planning Commission’s approval of the Project. A copy of said Agreement is on file with the Community Development Director.
3. The developer, or the developer's successor-in-interest, shall be responsible for maintaining any undeveloped portion of the site in a manner that provides for the control of weeds, erosion and dust. (MC 9.02.030)
4. This approval shall expire three years after the approval date of this project unless used
or extended as provided for by the City of Moreno Valley Municipal Code; otherwise it shall become null and void and of no effect whatsoever. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter pursued to completion, or the beginning of substantial utilization contemplated by this approval. (MC 9.02.230)
5. The Developer shall defend, indemnify and hold harmless the City, city council, commissions,
boards, subcommittees and the City’s elected and appointed officials, commissioners, board members, officers, agents, consultants and employees (“City Parties”) from and against any and all liabilities, demands, claims, actions or proceedings and costs and expenses incidental thereto (including costs of defense, settlement and reasonable attorneys' fees), which any or all of them may suffer, incur, be responsible for or pay out as a result of or in connection with any challenge to the legality, validity or adequacy of any of the following items: ( i) any prior or current agreements by and among the City and the Developer; (ii) the 1 of 32
CONDITIONS OF APPROVAL
Conditional Use Permit (PEN22-0136)
current, concurrent and subsequent permits, licenses and entitlements approved by the City; (iii) any environmental determination made by the City in connection with the Project Site and the Project; and (iv) any proceedings or other actions undertaken by the City in connection with the adoption or approval of any of the above. In the event of any administrative, legal, equitable action or other proceeding instituted by any third party (including without limitation a governmental entity or official) challenging the legality, validity or adequacy of any of the above items or any portion thereof, the Parties shall mutually cooperate with each other in defense of said action or proceeding. Notwithstanding the above, the City, at its sole option, may tender the complete defense of any third party challenge as described herein. In the event the City elects to contract with special counsel to provide for such a defense, the City shall meet and confer with the Developer regarding the selection of counsel, and the Developer shall pay all costs related to retention of such counsel by the City.
6. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash and debris. (MC 9.02.030)
7. The site shall be developed in accordance with the approved plans on file in the Community
Development Department - Planning Division, the Municipal Code regulations, General Plan, and the conditions contained herein. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Official. (MC
9.14.020)
8. Any signs indicated on the submitted plans are not included with this approval. Any signs,
whether permanent (e.g. wall, monument) or temporary (e.g. banner, flag), require separate application and approval by the Planning Division. No signs are permitted in the public right of way. (MC 9.12)
9. All site plans, grading plans, landscape and irrigation plans, fence/wall plans, lighting plans and street improvement plans shall be coordinated for consistency with this approval.
Special Conditions
10. The site has been approved for a Conditional Use Permit for a Planned Unit Development
(PEN22-0136) for Tentative Tract Map 38443 (PEN22-0130), for 135 single-family residential lots with associated public improvements and an aquatic public park, per the approved plans and the Planned Unit Development Guidelines.
A change or modification shall require separate approval.
11. Separate Administrative Plot Plans, including Design Review (product approval), Model Home Complex, or custom home reviews, are required for approval of the 2 of 32
CONDITIONS OF APPROVAL
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design of the future single-family homes for Tentative Tract Map 38443.
12. The site has been approved for Tentative Tract Map 38443 (PEN22-0130) and Conditional Use Permit for a Planned Unit Development (PEN22-0136), which are tied together and shall expire at the same time. Extensions of time must be filed individually for each project, and further extensions cannot exceed the Subdivision Map Act. A change or modification shall require separate approval.
13. Prior to the start of any construction, temporary security fencing shall be erected .
The
fencing shall be a minimum of six (6) feet high with locking, gated access and shall remain through the duration of construction. Security shall remain in place until the project is completed or the above conditions no longer exist. (Security fencing is required if there is: construction, unsecured structures, unenclosed storage of materials and/or equipment, and/or the condition of the site constitutes a public hazard).
Prior to Grading Permit
14. Prior to issuance of any grading permit, all Conditions of Approval and Mitigation Measures shall be printed on the grading plans.
15. Prior to approval of any grading plan, local and master-planned multi-use trail easements shall be shown on the rough and precise grading plans in accordance with the City's Master Trail Plan.
16. Prior to issuance of any grading permits, mitigation measures contained in the Mitigation
Monitoring Program approved with this project shall be implemented as provided therein. A mitigation monitoring fee, as provided by City ordinance, shall be paid by the applicant within 30 days of project approval. No City permit or approval shall be issued until such fee is paid. (CEQA)
17. Prior to the issuance of any grading permits and prior to any physical disturbance of any
natural drainage course, for any area determined to contain riparian vegetation , the applicant shall obtain a stream bed alteration agreement or permit, or a written waiver of the requirement for such an agreement or permit, from both the California Department of Fish and Wildlife and the U.S. Army Corps of Engineers. Written verification of such a permit or waiver shall be provided to the Planning Division and the Public Works Department - Land Development Division. (CEQA, State and Federal codes)
18. Prior to issuance of grading permits, the developer shall pay the applicable Stephens
’ Kangaroo Rat (SKR) Habitat Conservation Plan mitigation fee. (Ord)
19. If potential historic, archaeological, Native American cultural resources or 3 of 32
CONDITIONS OF APPROVAL
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paleontological resources are uncovered during excavation or construction activities at
the project site, work in the affected area must cease immediately and a qualified person (meeting the Secretary of the Interior's standards (36CFR61)) shall be consulted by the applicant to evaluate the find, and as appropriate recommend alternative measures to avoid, minimize or mitigate negative effects on the historic , prehistoric, or paleontological resource. Determinations and recommendations by the consultant shall be immediately submitted to the Planning Division for consideration, and implemented as deemed appropriate by the Community Development Director, in consultation with the State Historic Preservation Officer (SHPO) and any and all affected Native American Tribes before any further work commences in the affected area.
If human remains are discovered during grading and other construction excavation , no further disturbance shall occur until the County Coroner has made necessary findings as to origin. If the County Coroner determines that the remains are potentially Native American, the California Native American Heritage Commission shall be notified within 5-days of the published finding to be given a reasonable opportunity to identify the “most likely descendant.” The “most likely descendant” shall then make recommendations, and engage in consultations concerning the treatment of the remains (California Public Resources Code 5097.98). (GP Objective 23.3, CEQA).
20. Within thirty (30) days prior to any grading or other land disturbance, a pre-construction survey for Burrowing Owls shall be conducted pursuant to the established guidelines of Multiple Species Habitat Conservation Plan. The pre-construction survey shall be submitted to the Planning Division prior to any disturbance of the site and/or grading permit issuance.
21. Prior to the issuance of grading permits, a temporary project identification sign shall be
erected on the site in a secure and visible manner. The sign shall be conspicuously posted at the site and remain in place until occupancy of the project .
The sign shall include the following:
a. The name (if applicable) and address of the development. b. The developer’s name, address, and a 24-hour emergency telephone number.
22. Prior to approval of any grading permit, the tree plan shall be submitted to and approved
by the Planning Division. The plan shall identify all mature trees (4 inch trunk diameter or larger) on the subject property and City right-of-way. Using the grading plan as a base, the plan shall indicate trees to be relocated, retained, and removed. Replacement trees shall be shown on the plan, be a minimum size of 24 inch box, and meet a ratio of three replacement trees for each mature tree removed or as approved by the Planning Official. (GP Objective 4.4, 4.5, DG) 4 of 32
CONDITIONS OF APPROVAL
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Prior to Building Permit
23. Prior to issuance of any building permit, all Conditions of Approval and Mitigation Measures shall be printed on the building plans.
24. Prior to the issuance of building permits, the developer shall provide documentation that
contact was made to the U.S. Postal Service to determine the appropriate type and location of mailboxes.
25. Prior to the issuance of building permits, landscape and irrigation plans for areas maintained
by the Homeowner’s Association shall be submitted to the Planning Division. All landscape plans shall be approved by the Planning Division prior to the release of any building permits for the site. The plans shall be prepared in accordance with the City's Landscape Development Guidelines. Landscaping is required for the sides and or slopes of all water quality basin and drainage areas , while a hydroseed mix with irrigation is acceptable for the bottom of the basin areas. All detention basins shall include trees, shrubs and groundcover up to the concreted portion of the basin. A solid decorative wall with pilasters, tubular steel fence with pilasters or other fence or wall approved by the Planning Official is required to secure all water quality and detention basins.
26. Prior to the issuance of any building permits, landscaping and irrigation plans shall be
submitted for review and approved by the Planning Division per the Landscape Requirements for single-family developments. After the third plan check review for landscape plans, an additional plan check fee shall apply.
27. Prior to issuance of a building permit, the developer/property owner or developer's successor-in-interest shall pay all applicable impact fees due at permit issuance, including but not limited to Multi-species Habitat Conservation Plan (MSHCP) mitigation fees. (Ord)
28. Prior to the issuance of a building permit, the developer/owner or developer's/owner’s successor-in-interest shall pay all applicable impact fees, including but not limited to Transportation Uniform Mitigation fees (TUMF), and the City’s adopted Development Impact Fees. (Ord)
29. Prior to issuance of building permits, for projects that will be phased, a phasing plan shall
be submitted to and approved by the Planning Division if occupancy is proposed to be phased.
Prior to Building Final or Occupancy
30. Prior to building final, all required landscaping and irrigation shall be installed per 5 of 32
CONDITIONS OF APPROVAL
Conditional Use Permit (PEN22-0136)
plan, certified by the Landscape Architect and inspected by the Planning Division. (MC 9.03.040, MC 9.17).
31. Prior to building final, all required and proposed fences and walls shall be constructed
according to the approved plans on file in the Planning Division. (MC
9.080.070).
COMMUNITY DEVELOPMENT DEPARTMENT
Building Division
32. The appropriation from local tax from construction contracts to the local jurisdiction of
the specific construction job site is hereby required. This is accomplished by a contractor or subcontractor obtaining a construction site sub-permit for the job site.
The contractors, or subcontracts, that have individual contracts with a value of $5 million or more are subject to this condition.
The qualifying contract price applies to each contract or subcontract for work performed at the jobsite, and not to the total value of the prime contract. In order to obtain a jobsite sub-permit, the contractor or subcontractor must meet the following criteria:
a) have an active permit with the California Department of Tax and Fee Administration (CDTFA),
b) must be registered as a retailer, not consumer, of materials, and c) have an executed contract over $5 million to install materials at the jobsite.
The Prime Contractor will require that the subcontractors or other contractors exercise their option to obtain a California Department of Tax & Fee Administration construction site sub-permit for the jobsite and allocate all eligible use tax payments to the City of Moreno Valley. Prior to any Notice to Proceed(s), the Prime Contractor shall provide the City of Moreno Valley Finance and Management Services Department with a list of subcontractors associated with the project along with a copy of their sub-permit that shows their CDTFA account number or a signed statement that sales and use tax does not apply to their portion of the project.
33. All new structures shall be designed in conformance to the latest design standards adopted
by the State of California in the California Building Standards Code (California Code of Regulations, Title 24) including requirements for allowable area, occupancy separations, fire suppression systems, accessibility, etc.
34. Any construction within the city shall only be completed between the hours of seven a.m.
to seven p.m. Monday through Friday, excluding holidays, and from eight a.m. to four p.m. on Saturday, unless written approval is first obtained from the Building Official or City Engineer per City of Moreno Valley Municipal Code (MC 8.14.040E).
35. The proposed development is subject to the payment of required development fees 6 of 32
CONDITIONS OF APPROVAL
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as required by the City’s current Fee Ordinance at either 1) based on time of valid building application submittal, 2) prior to permit issuance, or 3) as determined by the City (via special ordinance, etc.).
36. The proposed residential project shall comply with the California Green Building Standards
Code, Section 4.106.4, mandatory requirements for Electric Vehicle Charging Stations (EVCS).
37. The proposed project is subject to approval by the Moreno Valley Unified School District
and all applicable fees and charges shall be paid prior to permit issuance .
Contact MVUSD at 951.571.7690 Ext. 17376 for specific details.
38. Prior to construction submittal, all new development, including residential accessory dwelling
units (ADU's) are required to obtain a new property address. Address requests must be part of your initial application. The form can be obtained at http://www.moval.org/city_hall/forms/building-safety/AddressRequest.pdf.
39. The proposed project’s occupancy shall be classified by the Building Official and must
comply with exiting, occupancy separation(s) and minimum plumbing fixture requirements. Minimum plumbing fixtures shall be provided per the California Plumbing Code, Table 422.1. The occupant load and occupancy classification shall be determined in accordance with the California Building Code.
40. Building plans submitted shall be signed and sealed by a California licensed design professional
as required by the State Business and Professions Code.
Electronic/Digital signature is acceptable as all plan submittals are electronic reviews.
41. Contact the Building Safety Division for permit application submittal requirements.
The
following link gives the minimum plan submittal requirements:
http://www.moval.org/city_hall/forms/building-safety/SFD-ADU-RoomAdditionPlanG uidelines.pdf.
42. Prior to permit issuance, every applicant shall submit a properly completed Waste Management
Plan (WMP), as a portion of the building or demolition permit process (MC 8.80.030).
43. The proposed project is subject to approval by the Eastern Municipal Water District and
all applicable fees and charges shall be paid prior to permit issuance. Contact EMWD at 951.928.3777 for specific details.
FIRE DEPARTMENT
7 of 32
CONDITIONS OF APPROVAL
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Fire Prevention Bureau
44. All Fire Department access roads or driveways shall not exceed 12 percent grade. (CFC 503.2.7 and MVMC 8.36.060[G])
45. The Fire Department emergency vehicular access road shall be (all weather surface) capable of sustaining an imposed load of 80,000 lbs. GVW, based on street standards approved by the Public Works Director and the Fire Prevention Bureau. The approved fire access road shall be in place during the time of construction. Temporary fire access roads shall be approved by the Fire Prevention Bureau. (CFC 501.4, and MV City Standard Engineering Plan 108d)
46. The angle of approach and departure for any means of Fire Department access shall
not exceed 1 ft drop in 20 ft (0.3 m drop in 6 m), and the design limitations of the fire apparatus of the Fire Department shall be subject to approval by the AHJ. (CFC 503 and MVMC 8.36.060)
47. Prior to issuance of Building Permits, the applicant/developer shall provide the Fire Prevention Bureau with an approved site plan for Fire Lanes and signage. (CFC 501.3)
48. Prior to issuance of Certificate of Occupancy or Building Final, “Blue Reflective Markers”
shall be installed to identify fire hydrant locations in accordance with City specifications. (CFC 509.1 and MVLT 440A-0 through MVLT 440C-0)
49. Prior to issuance of Certificate of Occupancy or Building Final, all commercial buildings
shall display street numbers in a prominent location on the street side and rear access locations. The numerals shall be a minimum of twelve inches in height. (CFC 505.1, MVMC 8.36.060[I])
50. Existing fire hydrants on public streets are allowed to be considered available .
Existing
fire hydrants on adjacent properties shall not be considered available unless fire apparatus access roads extend between properties and easements are established to prevent obstruction of such roads. (CFC 507, 501.3) a - After the local water company signs the plans, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Moreno Valley Fire Department prior to beginning construction. They shall be maintained accessible.
51. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code (CFC), and related codes, which are in effect at the time of building plan submittal. 8 of 32
CONDITIONS OF APPROVAL
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52. The Fire Code Official is authorized to enforce the fire safety during construction requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)
53. Prior to issuance of Building Permits, the applicant/developer shall participate in the Fire Impact Mitigation Program. (Fee Resolution as adopted by City Council)
54. Fire lanes and fire apparatus access roads shall have an unobstructed width of not less
than twenty–four (24) feet and an unobstructed vertical clearance of not less the thirteen (13) feet six (6) inches. (CFC 503.2.1 and MVMC 8.36.060[E])
55. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer
shall install a fire sprinkler system based on square footage and type of construction, occupancy or use. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Chapter 9, MVMC 8.36.100[D])
56. The minimum number of fire hydrants required, as well as the location and spacing of
fire hydrants, shall comply with the C.F.C., MVMC, and NFPA 24. Fire hydrants shall be located no closer than 40 feet to a building. A fire hydrant shall be located within 50 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are (6” x 4” x 2 ½” x 2 ½”) (CFC 507.5.1, 507.5.7, Appendix C, NFPA 24-7.2.3, MVMC 912.2.1)
57. Fire Department access driveways over 150 feet in length shall have a turn-around as
determined by the Fire Prevention Bureau capable of accommodating fire apparatus. (CFC 503 and MVMC 8.36.060, CFC 501.4)
58. If construction is phased, each phase shall provide an approved emergency vehicular
access way for fire protection prior to any building construction. ( CFC 501.4)
59. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction
of all commercial buildings per CFC Appendix B and Table B105.1.
The applicant/developer shall provide documentation to show there exists a water system capable of delivering said waterflow for 2 hour(s) duration at 20-PSI residual operating pressure. The required fire flow may be adjusted during the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. Specific requirements for the project will be determined at time of submittal. (CFC 507.3, Appendix B)
60. Single Family Dwellings. Schedule "A" fire prevention approved standard fire hydrants (6” x 4” x 2 ½”) shall be located at each intersection of all residential streets. Hydrants shall be spaced no more than 500 feet apart in any direction so 9 of 32
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that no point on the street is more than 250 feet from a hydrant. Minimum fire flow shall be 1000 GPM for 1 hour duration of 20 PSI. Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, serving one and two-family residential developments, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along the tract boundary for transportation hazards. (CFC 507.3, Appendix B, MVMC
8.36.060).
61. Dead-end streets and/or fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround for fire apparatus.
62. Prior to building construction, dead end roadways and streets which have not been completed
shall have a turnaround capable of accommodating fire apparatus. ( CFC 503.2.5)
63. Prior to issuance of Building Permits, the applicant/developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for review. Plans shall: a.
Be signed by a registered civil engineer or a certified fire protection engineer; b.
Contain a Fire Prevention Bureau approval signature block; and c. Conform to hydrant type, location, spacing of new and existing hydrants and minimum fire flow required as determined by the Fire Prevention Bureau. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Moreno Valley Fire Department prior to beginning construction. They shall be maintained accessible.
PUBLIC WORKS DEPARTMENT
Land Development
64. Aggregate slurry, as defined in Section 203-5 of Standard Specifications for Public Works Construction, shall be required prior to 90% security reduction or the end of the one-year warranty period of the public streets as approved by the City Engineer.
If slurry is required, a slurry mix design shall be submitted for review and approved by the City Engineer. The latex additive shall be Ultra Pave 70 (for anionic) or Ultra Pave 65 K (for cationic) or an approved equal per the geotechnical report. The latex shall be added at the emulsion plant after weighing the asphalt and before the addition of mixing water. The latex shall be added at a rate of two to two-and-one-half (2 to 2½) parts to one-hundred (100) parts of emulsion by volume.
Any existing striping shall be removed prior to slurry application and replaced per City standards.
65. The developer shall comply with all applicable City ordinances and resolutions including
the City’s Municipal Code (MC) and if subdividing land, the Government Code (GC) of the State of California, specifically Sections 66410 through 66499.58, 10 of 32
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1 said sections also referred to as the Subdivision Map Act (SMA). [MC 9.14.010]
66. The final approved conditions of approval (COAs) issued and any applicable Mitigation Measures by the Planning Division shall be photographically or electronically placed on mylar sheets and included in the Grading and Street Improvement plans.
67. The developer shall monitor, supervise and control all construction related activities , so
as to prevent these activities from causing a public nuisance, including but not limited to, insuring strict adherence to the following:
(a) Removal of dirt, debris, or other construction material deposited on any public street no later than the end of each working day.
(b) Observance of working hours as stipulated on permits issued by the Land Development Division.
(c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. (d) All dust control measures per South Coast Air Quality Management District (SCAQMD) requirements during the grading operations.
Violation of any condition, restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedy as noted in City Municipal Code 8.14.090. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.
68. Drainage facilities (e.g., catch basins, water quality basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows.
Secondary emergency escape shall also be provided.
69. Local tax from construction contracts may be allocated to the local jurisdiction of the specific
construction jobsite. This is accomplished by a contractor or subcontractor electing to obtain a construction site sub-permit for the jobsite. The contractors, or subcontracts, that have individual contracts with a value of $5 million or more are eligible for this election. This qualifying contract price applies to each contract or subcontract for work performed at the jobsite, and not to the total value of the prime contract. In order to be eligible for a jobsite sub-permit, the contractor or subcontractor must meet the following criteria:
a) have an active permit with the California Department of Tax and Fee Administration (CDTFA),
b) must be registered as a retailer, not consumer, of materials, and c) have an executed contract over $5 million to install materials at the jobsite.
The $5 million threshold applies to individual contracts held by a contractor or subcontractor and not the total project value. The Prime Contractor will require that the subcontractors or other contractors exercise their option to obtain a California 11 of 32
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Department of Tax & Fee Administration construction site sub-permit for the jobsite and allocate all eligible use tax payments to the City of Moreno Valley. Prior to any Notice to Proceed(s), the Prime Contractor will require that the subcontractor or other contractors provide the City of Moreno Valley with either a copy of their sub-permit that shows their CDTFA account number or a signed statement that sales and use tax does not apply to their portion of the project. The Prime Contractor will provide the City with a list of subcontractors associated with the project.
70. In the event right-of-way or offsite easements are required to construct offsite improvements necessary for the orderly development of the surrounding area to meet the public health and safety needs, the developer shall make a good faith effort to acquire the needed right-of-way in accordance with the Land Development Division’s administrative policy. If unsuccessful, the Developer shall enter into an agreement with the City to acquire the necessary right-of-way or offsite easements and complete the improvements at such time the City acquires the right-of-way or offsite easements which will permit the improvements to be made. The developer shall be responsible for all costs associated with the right-of-way or easement acquisition. [GC 66462.5]
71. If improvements associated with this project are not initiated within two (2) years of the date of approval of the Public Improvement Agreement (PIA), the City Engineer may require that the engineer's estimate for improvements associated with the project be modified to reflect current City construction costs in effect at the time of request for an extension of time for the PIA or issuance of a permit. [MC
9.14.210(B)(C)]
72. The developer shall protect downstream properties from damage caused by alteration
of drainage patterns (i.e. concentration or diversion of flow, etc).
Protection shall be provided by constructing adequate drainage facilities, including, but not limited to, modifying existing facilities or by securing a drainage easement . [MC 9.14.110]
73. Public drainage easements, when required, shall be a minimum of 25 feet wide and shall
be shown on the map and plan, and noted as follows: “Drainage Easement – no structures, obstructions, or encroachments by land fills are allowed.” In addition, the grade within the easement area shall not exceed a 3:1 (H:V) slope, unless approved by the City Engineer.
74. The maintenance responsibility of the proposed storm drain line shall be clearly identified.
Storm drain lines within private property will be privately maintained and those within public streets will be publicly maintained.
75. The proposed private storm drain system shall connect to the proposed public storm
drain system. A storm drain manhole shall be placed at the right-of-way line 12 of 32
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to mark the beginning of the publicly maintained portion of this storm drain.
76. For single family residential subdivisions, all lots shall drain to the street at a minimum
surface grade of 2.0% and on-site drainage shall be conveyed onto the street with subsurface drains at a minimum grade of 0.5% per current City Standards MVSI-152 and MVSI-153A. No cross-lot or over the sidewalk drainage shall be allowed.
77. This project shall submit civil engineering design plans, reports and/or documents (prepared by a registered/licensed civil engineer) for review and approval by the City Engineer per the current submittal requirements, prior to the indicated threshold or as required by the City Engineer. The submittal consists of, but is not limited to, the following:
a. Final tract map (recordation prior to building permit issuance); b. Rough grading w/ erosion control plan (prior to grading permit issuance); c. Precise grading w/ erosion control plan (prior to building permit issuance); d. Sewer and water plans (prior to building permit issuance); e. Public improvement plans (e.g., street / storm drain with striping, RCFC & WCD storm drain, traffic signal, etc.) (prior to map approval); f. Final drainage study (prior to grading plan approval); g. Final WQMP (prior to grading plan approval);
h. Legal documents (e.g., easement(s), dedication(s), vacation, etc.) (prior to building permit issuance);
i. As-Built revision for all plans (prior to occupancy release).
78. Water quality best management practices (BMPs) designed to meet Water Quality Management Plan (WQMP) requirements for single-family residential development shall not be used as a construction BMP. Water quality BMPs shall be maintained for the entire duration of the project construction and be used to treat runoff from those developed portions of the project. Water quality BMPs shall be protected from upstream construction related runoff by having proper best management practices in place and maintained. Water quality BMPs shall be graded per the approved design plans and once landscaping and irrigation has been installed, it and its maintenance shall be turned over to an established Homeowner’s Association (HOA). The Homeowner’s Association shall enter into an agreement with the City for basin maintenance.
Prior to Grading Plan Approval
79. Resolution of all drainage issues shall be as approved by the City Engineer.
80. A final detailed drainage study (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer. The study shall include, but not be limited to: existing and proposed hydrologic conditions as well as 13 of 32
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hydraulic calculations for all drainage control devices and storm drain lines. The study
shall analyze 1, 3, 6 and 24-hour duration events for the 2, 5, 10 and 100-year storm events [MC 9.14.110(A.1)]. A digital (pdf) copy of the approved drainage study shall be submitted to the Land Development Division.
81. Emergency overflow areas shall be shown at all applicable drainage improvement locations in the event that the drainage improvement fails or exceeds full capacity
82. A final project-specific Water Quality Management Plan (WQMP) shall be submitted for review and approved by the City Engineer, which:
a. Addresses Site Design Best Management Practices (BMPs) such as minimizing impervious areas, maximizing permeability, minimizes directly connected impervious areas to the City’s street and storm drain systems, and conserves natural areas;
b. Incorporates Source Control BMPs and provides a detailed description of their implementation;
c. Describes the long-term operation and maintenance requirements for BMPs requiring maintenance; and
d. Describes the mechanism for funding the long-term operation and maintenance of the BMPs.
A copy of the final WQMP template can be obtained on the City’s Website or by contacting the Land Development Division. A digital (pdf) copy of the approved final project-specific Water Quality Management Plan (WQMP) shall be submitted to the Land Development Division.
83. The final project-specific Water Quality Management Plan (WQMP) shall be consistent with the approved P-WQMP, as well as in full conformance with the document: “Water Quality Management Plan - A Guidance Document for the Santa Ana Region of Riverside County” dated October 22, 2012. The F-WQMP shall be submitted and approved prior to application for and issuance of grading permits. At a minimum, the F-WQMP shall include the following: Site Design BMPs; Source Control BMPs, Treatment Control BMPs, Operation and Maintenance requirements for BMPs and sources of funding for BMP implementation. a. The Applicant has proposed to incorporate the use of <TYPE OF BMP>. Final design and sizing details of all BMPs must be provided in the first submittal of the F-WQMP. The Applicant acknowledges that more area than currently shown on the plans may be required to treat site runoff as required by the WQMP guidance document.
b. The Applicant shall substantiate the applicable Hydrologic Condition of Concerns (HCOC) in Section F of the F-WQMP. The HCOC designates that the project will be exempt from mitigation requirements based on Exemption 3 c. All proposed LID BMP’s shall be designed in accordance with the RCFC&WCD’s Design Handbook for Low Impact Development Best Management Practices, dated September 2011.
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d. The proposed LID BMP’s as identified in the project-specific P-WQMP shall be incorporated into the Final WQMP.
e. The NPDES notes per City Standard Drawing No. MVFE-350-0 shall be included in the grading plans.
f. Post-construction treatment control BMPs, once placed into operation for post-construction water quality control, shall not be used to treat runoff from construction sites or unstabilized areas of the site.
g. Prior to precise grading plan approval, the grading plan shall show any proposed trash enclosure to include a cover (roof) and sufficient size for dual bin (1 for trash and 1 for recyclables). The architecture shall be approved by the Planning Division and any structural approvals shall be made by the Building and Safety Division.
84. The developer shall ensure compliance with the City Grading ordinance, these Conditions of
Approval and the following criteria:
a. The project street and lot grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage area and outlet points. Unless otherwise approved by the City Engineer, lot lines shall be located at the top of slopes.
b. Any grading that creates cut or fill slopes adjacent to the street shall provide erosion control, sight distance control, and slope easements as approved by the City Engineer.
c. All improvement plans are substantially complete and appropriate clearance letters are provided to the City.
d. A soils/geotechnical report (addressing the soil’s stability and geological conditions of the site) shall be submitted to the Land Development Division for review. A digital (pdf) copy of the soils/geotechnical report shall be submitted to the Land Development Division.
85. Grading plans (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
86. The developer shall select Low Impact Development (LID) Best Management Practices (BMPs) designed per the latest version of the Water Quality Management Plan (WQMP) - a guidance document for the Santa Ana region of Riverside County.
87. The developer shall submit recorded slope easements from adjacent property owners
in all areas where grading resulting in slopes is proposed to take place outside of the project boundaries. For all other offsite grading, written permission from adjacent property owners shall be submitted.
88. A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared in conformance with the State’s current Construction Activities Storm Water General 15 of 32
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Permit. A copy of the current SWPPP shall be kept at the project site and be available for review upon request.
89. Any proposed trash enclosure shall include a solid cover (roof) and sufficient size for dual bin (one for trash and one for recyclables). The architecture shall be approved by the Planning Division and any structural approvals shall be made by the Building & Safety Division.
90. For projects that will result in discharges of storm water associated with construction with
a soil disturbance of one or more acres of land, the developer shall submit a Notice of Intent (NOI) and obtain a Waste Discharger’s Identification number (WDID#) from the State Water Quality Control Board (SWQCB) which shall be noted on the grading plans.
Prior to Grading Permit
91. A receipt showing payment of the Area Drainage Plan (ADP) fee to Riverside County Flood Control and Water Conservation District shall be submitted. [MC
9.14.100(O)]
92. If the developer chooses to construct the project in phases, a Construction Phasing Plan
for the construction of on-site public or private improvements shall be submitted for review and approved by the City Engineer.
93. Prior to the payment of the Development Impact Fee (DIF), the developer may enter into a DIF Improvement Credit Agreement to secure credit for the construction of applicable improvements. If the developer fails to complete this agreement prior to the timing specified above, credits may not be given. The developer shall pay current DIF fees adopted by the City Council. [Ord. 695 § 1.1 (part), 2005] [MC
3.38.030, 040, 050]
94. A digital (pdf) copy of all approved grading plans shall be submitted to the Land Development Division.
95. Security, in the form of a cash deposit (preferable), bond or letter of credit shall be submitted as a guarantee of the implementation and maintenance of erosion control measures. At least twenty-five (25) percent of the required security shall be in the form of a cash deposit with the City. [MC 8.21.160(H)]
96. Security, in the form of a cash deposit (preferable), bond or letter of credit shall be submitted as a guarantee of the completion of the grading operations for the project. [MC 8.21.070]
97. Prior to the payment of the Transportation Uniform Mitigation Fee (TUMF), the 16 of 32
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developer may enter into a TUMF Improvement Credit Agreement to secure credit for
the construction of applicable improvements. If the developer fails to complete this agreement by the timing specified above, credits may not be given. The developer shall pay current TUMF fees adopted by the City Council. [Ord. 835 § 2.1, 2012] [MC 3.44.060]
Prior to Map Approval
98. All proposed street names shall be submitted for review and approved by the City Engineer, if applicable. [MC 9.14.090(E.2.k)]
99. A copy of the Covenants, Conditions and Restrictions (CC&R's) shall be submitted for review and approved by the City Engineer. The CC&R's shall include, but not be limited to, access easements, reciprocal access, private and/or public utility easements as may be relevant to the project. In addition, for single-family residential development, bylaws and articles of incorporation shall also be included as part of the maintenance agreement for any water quality BMPs. 100. The developer shall enter into a Cooperative Agreement with the City and Riverside County
Flood Control and Water Conservation District establishing the terms and conditions covering the inspection, operation and maintenance of Master Drainage Plan facilities required to be constructed as part of the project. 101. After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Land Development Division.
102. Resolution of all drainage issues shall be as approved by the City Engineer. 103. If the project involves the subdivision of land, maps may be developed in phases with
the approval of the City Engineer. Financial security shall be provided for all public improvements associated with each phase of the map. The boundaries of any multiple map increment shall be subject to the approval of the City Engineer. If the project does not involve the subdivision of land and it is necessary to dedicate right-of-way/easements, the developer shall make the appropriate offer of dedication by separate instrument. In either case, the City Engineer may require the dedication and construction of necessary utility, street or other improvements beyond the project boundary, if the improvements are needed for circulation, parking, access, or for the welfare or safety of the public. This approval must be obtained prior to the Developer submitting a Phasing Plan to the California Bureau of Real Estate. [MC 9.14.080(B)(C), GC 66412 & 66462.5] 104. Maps (prepared by a registered civil engineer and/or licensed surveyor) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
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105. Under the current permit for storm water activities required as part of the National Pollutant
Discharge Elimination System (NPDES) as mandated by the Federal Clean Water Act, this project shall establish a Home Owners Association (HOA) to finance the maintenance of the “Water Quality BMPs”. Any lots which are identified as “Water Quality BMPs” shall be owned in fee by the HOA. 106. The developer shall guarantee the completion of all related improvements required for
this project by executing a Public Improvement Agreement (PIA) with the City and posting the required security. [MC 9.14.220]
107. All public improvement plans required for this project shall be approved by the City Engineer in order to execute the Public Improvement
Agreement (PIA).
108. The developer shall comply with the requirements of the City Engineer based on recommendations
of the Riverside County Flood Control District regarding the construction of County Master Plan Facilities.
109. All street dedications shall be free of all encumbrances, irrevocably offered to the public
and shall continue in force until the City accepts or abandons such offers , unless otherwise approved by the City Engineer.
Prior to Improvement Plan Approval
110. The developer is required to bring any existing access ramps adjacent to and fronting
the project to current ADA (Americans with Disabilities Act) requirements.
However, when work is required in an intersection that involves or impacts existing access ramps, all access ramps in that intersection shall be retrofitted to comply with current ADA requirements, unless otherwise approved by the City Engineer. 111. The developer shall submit clearances from all applicable agencies, and pay all applicable plan check fees.
112. The street improvement plans shall comply with current City policies, plans and applicable City standards (i.e. MVSI-160 series, etc.) throughout this project. 113. The design plan and profile shall be based upon a centerline, extending beyond the project
boundaries a minimum distance of 300 feet at a grade and alignment approved by the City Engineer.
114. Drainage facilities (i.e. catch basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows. Secondary emergency escape shall also be provided.
115. The hydrology study shall be designed to accept and properly convey all off -site 18 of 32
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drainage flowing onto or through the site. In the event that the City Engineer permits the
use of streets for drainage purposes, the provisions of current City standards shall apply. Should the quantities exceed the street capacity or the use of streets be prohibited for drainage purposes, as in the case where one travel lane in each direction shall not be used for drainage conveyance for emergency vehicle access on streets classified as minor arterials and greater, the developer shall provide adequate facilities as approved by the City Engineer. [MC 9.14.110 A.2] 116. All public improvement plans (prepared by a licensed/registered civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
117. Any missing or deficient existing improvements along the project frontage shall be constructed
or secured for construction. The City Engineer may require the ultimate structural section for pavement to half-street width plus 18 feet or provide core test results confirming that existing pavement section is per current City Standards; additional signing & striping to accommodate increased traffic imposed by the development, etc.
118. Prior to improvement plan approval, pavement core samples of existing pavement shall
be taken and findings submitted to the City for review and consideration of pavement improvements. The City will determine the adequacy of the existing pavement structural section. If the existing pavement structural section is found to be adequate, the developer may still be required to perform a 2 inch grind and overlay or slurry seal, depending on the severity of existing pavement cracking, as required by the City Engineer. If the existing pavement section is found to be inadequate, the Developer shall replace the pavement to meet or exceed the City's pavement structural section standard
119. The plans shall indicate any restrictions on trench repair pavement cuts to reflect the City
’s moratorium on disturbing newly-constructed pavement less than three (3) years old and recently slurry sealed streets less than one (1) year old. Pavement cuts may be allowed for emergency repairs or as specifically approved in writing by the City Engineer. Special requirements shall be imposed for repaving, limits to be determined by the City Engineer.
120. All dry and wet utilities shall be shown on the plans and any crossings shall be potholed
to determine actual location and elevation. Any conflicts shall be identified and addressed on the plans. The pothole survey data shall be submitted to Land Development with the public improvement plans for reference purposes only. The developer is responsible to coordinate with all affected utility companies and bear all costs of any utility relocation.
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Prior to Encroachment Permit
121. A digital (pdf) copy of all approved improvement plans shall be submitted to the Land Development Division.
122. The plans shall indicate any restrictions on trench repair pavement cuts to reflect the City
’s moratorium on disturbing newly-constructed pavement less than three (3) years old and recently slurry sealed streets less than one (1) year old. Pavement cuts may be allowed for emergency repairs or as specifically approved in writing by the City Engineer. Special requirements shall be imposed for repaving, limits to be determined by the City Engineer.
123. Any work performed within public right-of-way requires an encroachment permit.
Prior to Building Permit
124. An engineered-fill certification, rough grade certification and compaction report shall be submitted for review and approved by the City Engineer. A digital (pdf) copy of the approved compaction report shall be submitted to the Land Development Division. All pads shall meet pad elevations per approved grading plans as noted by the setting of “blue-top” markers installed by a registered land surveyor or licensed civil engineer.
125. For all subdivision projects, the map shall be recorded (excluding model homes). [MC 9.14.190]
126. Prior to building permit issuance, the developer shall dedicate the following right of way to accommodate the required improvements:
(a)
The necessary street right of way dedication on the south and north sides of Cottonwood Avenue (88' R/W / 64’ CC: Minor Arterial, City Standard No.
MVSI-105A-2) along the project frontage.
(b) The necessary street right of way dedication on the south and north sides of Bay Avenue (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0) along the project frontage. Any existing right of way in excess of 66’ full-width along the project frontage shall be vacated.
(c) The necessary street right of way dedication on the west and east sides of Street A (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0) along the project frontage.
(d) The necessary street right of way dedication on Streets B, C, D, E, F, and G (56' R/W / 36' CC: Local Street, City Standard No. MVSI-107A-0) along the project frontage.
(e) Corner cutback right of way dedication per City Standard No. MVSl-165-0 on all intersecting public streets, as directed by the City Engineer. 20 of 32
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(f) Knuckle right of way dedication per City Standard No. MVSl-162-0 for the intersection of Street D and Street G, as directed by the City Engineer. (g) Cul-de-sac right of way dedication per City Standard No. MVSl-163A-0 for Street B, as directed by the City Engineer.
127. A walk through with a Land Development Inspector shall be scheduled to inspect existing
improvements within public right of way along project frontage. Any missing, damaged or substandard improvements including ADA access ramps that do not meet current City standards shall be required to be installed, replaced and /or repaired. The applicant shall post security to cover the cost of the repairs and complete the repairs within the time allowed in the public improvement agreement used to secure the improvements.
128. Certification to the line, grade, flow test and system invert elevations for the water quality control BMPs shall be submitted for review and approved by the City Engineer (excluding models homes).
Prior to Occupancy
129. All required as-built plans (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
130. The final/precise grade certification shall be submitted for review and approved by the City Engineer.
131. The developer shall complete all public improvements in conformance with current City
standards, except as noted in the Special Conditions, including but not limited to the following:
a. Street improvements including, but not limited to: pavement, base, curb and/or gutter, cross gutters, spandrel, sidewalks, drive approaches, pedestrian ramps, street lights (MVU: SL-2), signing, striping, undersidewalk drains, landscaping and irrigation, medians, pavement tapers/transitions and traffic control devices as appropriate.
b. Storm drain facilities including, but not limited to: storm drain pipe, storm drain laterals, open channels, catch basins and local depressions. c. City-owned utilities.
d. Sewer and water systems including, but not limited to: sanitary sewer, potable water and recycled water.
e. Undergrounding of all existing and proposed utilities adjacent to and on-site. [MC 9.14.130]
f. Relocation of overhead electrical utility lines including, but not limited to:
electrical, cable and telephone.
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132. For residential subdivisions, punch list work for improvements and capping of streets
in that phase shall be completed and approved for acceptance by the City Engineer, prior to the following thresholds:
a. Issuance of a certificate of occupancy for the last 20% or last 5 homes (whichever is more) of any map phase.
133. Prior to the first occupancy permit, Master Drainage Plan (MDP) Line H storm drain shall be constructed of reinforced concrete pipe (RCP) in Street A from Cottonwood Avenue to Alessandro Avenue to discharge into proposed Line H Stage 2.
Neighboring Tract 38442 is also conditioned to construct Line H from Cottonwood Avenue to Line H Stage 2. If Tract 38443 develops before Tract 38442 then offsite right of way for the segment of Line H between Bay Street and Alessandro Boulevard shall be obtained by the developer.
At its upstream end, Line H shall connect to an existing culvert crossing under Cottonwood Avenue that discharges flows from the existing Moreno Cottonwood Sedimentation Basin located north of Cottonwood Avenue, or as approved by the City Engineer. Additionally, in the 100-year event about 275 cfs of offsite runoff is tributary to the northwest corner of Tract 38443. This flow shall be collected on the north side of Cottonwood Avenue and conveyed in a storm drain lateral in Cottonwood Avenue to Line H. To accommodate the main inlet structure within Cottonwood Avenue right of way, sidewalk is not required to be constructed adjacent to the inlet structure. Emergency escape shall be directed to the proposed concrete v-ditch along the tract’s western boundary and conveyed to Bay Avenue.
At the downstream end, Line H shall discharge into the proposed Line H Stage 2 90” RCP in Alessandro Boulevard. The Line H Stage 2 is conditioned to be constructed by Tract 38236, as shown on the Moreno MDP Line H, Stage 2 improvement plans (City ID LC022-0019, Project No. 4-0-00763 and 4-0-00789). In the event Tract 38236 does not construct Line H Stage 2, Tract 38443 shall construct Line H Stage 2 as shown on LCO22-0019. Final design, sizing, and alignment shall be coordinated with the City and Riverside County Flood Control and Water Conservation District (RCFC & WCD) and shall be as approved by the City Engineer.
134. Prior to occupancy, the following improvements shall be completed:
Cottonwood
Avenue (88' R/W / 64’ CC: Minor Arterial, City Standard No.
MVSI-105A-2) shall be constructed to achieve a full-width of 64' of pavement, along the entire project's north frontage and from the westerly tract boundary to the easterly tract boundary. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition/joins to existing, street lights, pedestrian ramps, and dry and wet utilities. Prior to improvement plan approval, the developer shall provide to the City Engineer the results of coring tests confirming 22 of 32
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that said existing pavement section has been constructed per City Standard No.
MVSI-105A-2.
Any missing or deficient improvements along the project's north frontage shall be constructed prior to issuance of a certificate of occupancy. 135. Prior to occupancy, the following improvements shall be completed:
Bay
Avenue (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0), shall be constructed to achieve a full-width of 44’ of pavement, along the entire project's south frontage and from the westerly tract boundary to approximately 200’ to the west to join existing Bay Avenue improvements. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition /joins to existing, street lights, pedestrian ramps, and dry and wet utilities. 136. Prior to occupancy, the following improvements shall be completed:
Street
A (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0), between Cottonwood Avenue and Bay Avenue, shall be constructed to achieve a full-width of 44’ of pavement. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition /joins to existing, street lights, pedestrian ramps, and dry and wet utilities.
137. Prior to occupancy, the following improvements shall be completed:
Streets
B, C, D, E, F, and G (56' R/W / 36' CC: Local Street, City Standard No.
MVSI-107A-0) shall be constructed to achieve a full-width of 36’. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition /joins to existing, street lights, pedestrian ramps, and dry and wet utilities. 138. A “Stormwater Treatment Device and Control Measure Access and Maintenance Covenant”,
"Maintenance Agreement for Water Quality Improvements located in the public right-of-way" and a "Declaration of Restrictive Covenants (encroachment on City easement)" shall be recorded to provide public notice of the maintenance requirements to be implemented per the approved final project-specific WQMP. A boilerplate copy of the covenants and agreements can be obtained by contacting the Land Development Division.
139. The applicant shall ensure the following, pursuant to Section XII. I. of the 2010 NPDES Permit:
a. Field verification that structural Site Design, Source Control and Treatment Control BMPs are designed, constructed and functional in accordance with the approved Final Water Quality Management Plan (WQMP).
b. Certification of best management practices (BMPs) from a state licensed civil engineer. An original WQMP BMP Certification shall be submitted for review and approved by the City Engineer.
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140. The Developer shall comply with the following water quality related items:
a.
Notify the Land Development Division prior to construction and installation of all structural BMPs so that an inspection can be performed. b. Demonstrate that all structural BMPs described in the approved final project-specific WQMP have been constructed and installed in conformance with the approved plans and specifications;
c. Demonstrate that Developer is prepared to implement all non-structural BMPs described in the approved final project-specific WQMP; and d. Demonstrate that an adequate number of copies of the approved final project-specific WQMP are available for future owners/occupants. e. Clean and repair the water quality BMP's, including re-grading to approved civil drawing if necessary.
f. Obtain approval and complete installation of the irrigation and landscaping.
Special Districts Division
141. Maintenance Responsibility. The ongoing maintenance of any landscaping required to be installed behind the curb shall be the responsibility of the property owner. 142. The ongoing maintenance of any water quality BMP (e.g. Bioswale) constructed in the public right of way shall be the responsibility of a property owner association or the property owner.
Prior to Building Permit
143. Street Light Coordination/Advanced Energy Fees. Prior to the issuance of the 1st Building Permit for this project, the Developer shall pay New Street Light Installation Fees for all street lights required to be installed for this development. Payment will be collected by the Land Development Division. Fees are based on the street light administration/coordination and advanced energy fees as set forth in the City Fees, Charges, and Rates as adopted by City Council and effective at the time of payment. Any change in the project which increases the number of street lights to be installed requires payment of the fees at the then current fee. Questions may be directed to the Special Districts Administration at 951.413.3470 or [email protected].
144. Major Infrastructure SFD Major Infrastructure Financing District. Prior to applying for the 1st Building Permit, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or use the alternative identified at the time of the special financing district formation) to provide an ongoing funding source for the construction and maintenance of major infrastructure improvements, which may include but is not limited to thoroughfares, bridges, and certain flood control improvements. This condition will be applicable provided said district is under 24 of 32
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development at the time this project applies for the 1st Building Permit. This condition must be fully satisfied prior to issuance of the 1st Certificate of Occupancy. This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings. An alternative to satisfying this condition will be identified at such time as a special financing district has been established. At the time of development, the developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to determine if this condition is applicable. 145. Maintenance Services Funding. Prior to applying for the 1st Building Permit, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or use the alternative identified at the time of the special financing district formation) to provide an ongoing funding source for the operation and maintenance of public improvements and/or services associated with impacts of the development. This condition will only be applicable provided said district is under development at the time this project applies for the 1st Building Permit.
This condition must be fully satisfied prior to issuance of the 1st Certificate of Occupancy. This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings. 25 of 32
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An alternative to satisfying this funding source will be identified at such time as a special
financing district has been established. At the time of development, the developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to determine if this condition is applicable.
Prior to Map Approval
146. CFD 2014-01. Prior to City Council action authorizing the recordation of the final map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee, form an association to fund the services or fund an endowment ) to provide an ongoing funding source for a) Street Lighting Services for capital improvements, energy charges, and maintenance and/or b) street and storm drain maintenance.
This condition must be fully satisfied prior to issuance of the 1st Building Permit.
This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.
Alternatively, the condition can be satisfied by the Developer forming a property owner association that will be responsible for the improvements and any and all operation and maintenance costs for the improvements or by fundi 147. Park Maintenance Funding. Prior to City Council action authorizing the recordation of
the map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or fund an endowment) to provide an ongoing funding source for the continued maintenance, enhancement, and/or retrofit of parks, open spaces, linear parks, and/or trails systems.
This condition must be fully satisfied prior to issuance of the 1st Building Permit.
This condition will be satisfied with the successful annexation/formation (i.e. special 26 of 32
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election process) into a special financing district and payment of all costs associated
with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.
Alternatively, the condition can be satisfied by the Developer funding an endowment in an amount sufficient to yield an annual revenue stream that meets the annual obligation, as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition.
148. Public Safety Services Funding. Prior to City Council action authorizing the recordation
of the map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or fund an endowment) to provide an ongoing funding source for Public Safety operational services including but not limited to :
Police Protection, Fire Protection & Suppression, Emergency Medical Response and Paramedic Services.
This condition must be fully satisfied prior to issuance of the 1st Building Permit.
This condition will be satisfied with the successful annexation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district .
At the time of the public hearing to consider annexation into the district, the qualified elector(s) will not protest the annexation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.
Alternatively, the condition can be satisfied by the Developer funding an endowment 27 of 31
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in an amount sufficient to yield an annual revenue stream that meets the annual obligation,
as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition.
Transportation Engineering Division
149. Conditions of approval may be modified or added if a phasing plan is submitted for this development.
150. Driveways shall conform to City of Moreno Valley Standard Plan No. MVSI-1 11A-0 for residential driveway approaches.
151. Cottonwood Avenue is classified and shall be improved as a Minor Arterial (88'R
W/64'CC) per City Standard MVSI-105A-2 to full-width. Any improvements, including transitions, undertaken by this project shall be consistent with the city standards.
152. Bay Avenue is classified and shall be improved as a Collector (66'R W/44'CC) per City of Moreno Valley Standard MVSI-106B-0. Full-width improvements shall be constructed from the project's east boundary to 200-ft west of the project's west boundary. Any improvements undertaken by this project shall be consistent with the City's standards.
153. Street "A" shall be improved as a Collector (66'RW/44'CC) per City of Moreno Valley Standard Plan No. MVSI-106B-0 between Bay Avenue and Cottonwood Avenue. Any improvements undertaken by this project shall be consistent with city standards.
154. Street "B" through "J" shall be improved as a Local Street (56'RW/36'CC) per City of Moreno Valley Standard Plan No. MVSI-106B-0. Any improvements undertaken by this project shall be consistent with city standards. 155. Knuckles shall be designed and constructed per City Standard Plan No.
MVSI-162-0.
156. The intersections of Bay Avenue/Street "A" and Cottonwood Avenue/Street "B" will ultimately be a four-legged intersection and in interim condition it shall be designed and constructed as three-legged intersections. A stop sign shall be installed on Street "A" at Cottonwood Avenue, facing northbound traffic, and on Street "A" at Bay Avenue, facing southbound traffic.
157. Prior to final approval of any landscaping or monument sign plans, the project plans shall
demonstrate that sight distance at the project driveways conforms to City 28 of 32
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Standard Plan No. MVSI-164A, B, C-0.
158. Prior to the final approval of the street improvement plans, a signing and striping plan
shall be prepared per City of Moreno Valley Standard Plans - Section 4 for all streets within the project area. Appropriate "end of the road" treatment shall be installed at the east terminus of Bay Avenue, as approved by the City Engineer.
Parking restrictions along Street A shall be shown on the signing and striping plan to provide adequate corner sight distance.
159. Prior to acceptance of streets into the City-maintained road system, all approved signing and striping shall be installed per current City Standards and the approved plans.
Prior to Building Permit
160. Prior to issuance of a construction permit, construction traffic control plans prepared by
a qualified, registered Civil or Traffic engineer shall be submitted for plan approval.
Prior to Building Final or Occupancy
161. Prior to issuance of a certificate of occupancy, all street improvements including signing
and striping shall be constructed/installed per the approved plans and current city standards.
PARKS & COMMUNIT Y SERVICES DEPARTMENT
162. This project is subject to current Development Impact Fees. 163. This project is subject to current Quimby Fees.
164.
a. Parks and Community Services project construction shall adhere to: The City’s Standard Plans, ‘The Greenbook Standard Specifications for Public Works Construction’, ‘California Code of Regulations Title 24’, and the Park and Community Services Specification Guide.
b. The General Contractor shall be properly licensed with the State of California for which the work is being performed. Licenses must be current and in good standing, for the duration of the project.
c. A map of all easements and the corresponding easement rights shall be presented to Parks and Community Services prior to scheduling the Tentative Map for approval.
d. (R) A restriction shall be placed on lots that are adjacent to the Parks and Community Services project, preventing openings or gates accessing the site. This 29 of 32
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shall be done through Covenants, Conditions, and Restrictions (CC&R’s). A copy of the CC&R’s with this/her restriction noted shall be submitted and approved by the Director of Parks and Community Services or his/her designee prior to the recordation of the Final Map.
e. The following plans require Parks and Community Services written approval:
Tentative tract/parcel maps; rough grading plans (including all Delta changes); Final Map; precise grading plans; street improvement plans; traffic signal plans; fence and wall plans; landscape plans for areas adjacent to parks; park improvement plans.
f. (GP) A detailed rough grading plan with profile of all walkways in the parks project shall be submitted and approved by the Director of Parks and Community Services or his/her designee prior to the issuance of grading permits. g. Grading certification and compaction tests are required, prior to any improvements being installed.
h. A minimum two-foot graded bench is required where turf, walkways, or other flat work adjoin landscaped or open space areas.
i. (R) Prior to the approval of the Final Map, a detailed map of the park or community services site and areas adjacent to the site shall be submitted to the Director of Parks and Community Services or his/her designee prior for review and written approval.
j. (R) All necessary documents to convey to the City and/or the Community Services District any required dedications for parks or open space, as specified on the tentative map or in these Conditions of Approval shall be submitted by the developer to Parks and Community Services, prior to the recordation of the final map.
k. (R) Prior to recordation of the Final Map, the developer shall post security (bonds) to guarantee construction of the park to the City’s standards. Copies of the bonds shall be provided to Parks and Community Services, prior to the approval of the Final Map.
l. (BP) Prior to the issuance of the first Building Permit, final park improvement plans (mylars and AutoCAD & PDF file on a CD-ROM) shall be reviewed and approved by the Community Development Department – Planning Division; the Public Works Department – Land Development and Transportation Division; Fire Prevention; and Parks and Community Services Department. Landscaped areas adjacent to the park shall be designed to prevent water on the park.
m. Eight sets of complete park and community services site improvement plans shall be submitted to Parks and Community Services for routing. Adjacent landscaping and walls shall be shown on the plans. Final construction plans and details require wet stamped and signed Mylars, eight sets of bond copies and one Mylar copy from the City signed mylars, the AutoCAD file on CD, and a PDF file on CD. As-builts for the parks have the same requirements as final plan submittals. 165. n. Drive approaches shall adhere to City Std. Plan #1 18C. o. In order to prevent the delay of building permit issuance, any deviation from 30 of 32
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materials shall be submitted to Director of Parks and Community Services or his/her
designee and approved in writing 60-days prior to the commencement of park construction.
p. Any unauthorized deviation from the approved plan, specifications, City Standard Plans, or Conditions of Approval may result in the delay of building permit issuance and/or building Finals/Certificate of Occupancy of the project conditioned for improvements.
q. Where required, decorative solid-grouted block wall (no precision block, stucco, veneer finishes, PVC, or wood fencing) with a minimum height of 72” on the park side shall be installed along lots that adjoin the park. Block walls shall be located solely on private property. If landscaping is to be utilized between the block wall and the park, a PVC fence shall be installed along the park separating the landscaping from the park (where required). All block walls that have public view shall have an anti-graffiti coating per Parks and Community Services specifications. Combination block/tubular steel fences shall only be utilized where approved by Parks and Community Services. Tubular steel shall comply with Parks and Community Services standards. Coating for tubular steel shall be anti-graffiti coating for metal per Parks and Community Services specifications. If alternate products are requested, the requested material(s) shall be presented to the Director of Parks and Community Services or his/her designee for review and approval. Under no circumstances can alternate products be utilized without prior written authorization from the Director of Parks and Community Services or his/her designee. r. All inspections shall be requested two (2) working days in advance from the Parks and Community Services Department at the time of grading and installation of any improvements.
s. Any damage to existing landscape or trail areas due to project construction shall be repaired/replaced by the developer, or developer’s successors in interest, at no cost to the City or Community Services District.
t. (BP)Parks and Community Services project construction in single family developments shall commence prior to 30% of total building permit issuance.
Park/Trail completion and acceptance (single family developments) for maintenance shall be completed prior to 70% of total building permit issuance. u. (CO) Parks and Community Services project construction in multi-family or commercial developments shall commence with the rough grading. All Parks and Community Services projects shall be completed and accepted for maintenance prior to the issuance of 50% of the total certificates-of-occupancy (for multi-family and/or commercial developments).
PCS-3 (R) If Special Districts, a Division of the Public Works Department, requires this project to supply a funding source for the continued maintenance, enhancement, and or retrofit of neighborhood parks, open spaces, linear parks, and/or trails systems, the Developer must notify Special Districts of intent to record the final map 70 days prior to recordation of the final map and the financial option selected to fund the continued maintenance. (California Government Code, GP Chapter 2.7) 31 of 32
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PCS-3b (BP) If Special Districts, a Division of the Public Works Department, requires this project to supply a funding source for the continued maintenance , enhancement, and or retrofit of neighborhood parks, open spaces, linear parks, and/or trails systems, the Developer must notify Special Districts of intent to request building permits 70 days prior to their issuance and the financial option selected to fund the continued maintenance. (California Government Code, GP Chapter 2.7) Standard Conditions
166. Detailed final plans (mylars, PDF, and AutoCAD file on a DVD-R) for parks, trails/bikeways, fencing, and adjoining landscaped areas shall be submitted to and approved by the Director of Parks and Community Services, or his/her designee, prior to the issuance of any building permits. All plans are to include a profile showing grade changes.
167. Within the improvements for PCS, the applicant shall show all existing and planned easements
on all maps and plans. Easements on City/CSD owned or maintained parks, trails, bikeways, and landscape shall be identified on each of these plans with the instrument number of the recorded easement.
168. Applicable plan check and inspection fees shall be paid, per the approved City fee schedule.
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entative Tract Map (PEN22-0130)
CITY OF MORENO VALLEY
CONDITIONS OF APPROVAL
Tentative Tract Map (PEN22-0130)
EFFECTIVE DATE:
EXPIRATION DATE:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. The developer, or the developer's successor-in-interest, shall be responsible for maintaining any undeveloped portion of the site in a manner that provides for the control of weeds, erosion and dust. (MC 9.02.030)
2. The Developer shall defend, indemnify and hold harmless the City, city council, commissions,
boards, subcommittees and the City’s elected and appointed officials, commissioners, board members, officers, agents, consultants and employees (“City Parties”) from and against any and all liabilities, demands, claims, actions or proceedings and costs and expenses incidental thereto (including costs of defense, settlement and reasonable attorneys' fees), which any or all of them may suffer, incur, be responsible for or pay out as a result of or in connection with any challenge to the legality, validity or adequacy of any of the following items: ( i) any prior or current agreements by and among the City and the Developer; (ii) the current, concurrent and subsequent permits, licenses and entitlements approved by the City; (iii) any environmental determination made by the City in connection with the Project Site and the Project; and (iv) any proceedings or other actions undertaken by the City in connection with the adoption or approval of any of the above. In the event of any administrative, legal, equitable action or other proceeding instituted by any third party (including without limitation a governmental entity or official) challenging the legality, validity or adequacy of any of the above items or any portion thereof, the Parties shall mutually cooperate with each other in defense of said action or proceeding. Notwithstanding the above, the City, at its sole option, may tender the complete defense of any third party challenge as described herein. In the event the City elects to contract with special counsel to provide for such a defense, the City shall meet and confer with the Developer regarding the selection of counsel, and the Developer shall pay all costs related to retention of such counsel by the City.
3. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash and debris. (MC 9.02.030)
4. The site shall be developed in accordance with the approved plans on file in the Community
Development Department - Planning Division, the Municipal Code 1 of 36
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entative Tract Map (PEN22-0130)
regulations, General Plan, and the conditions contained herein. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Official. (MC
9.14.020)
5. Any signs indicated on the submitted plans are not included with this approval. Any signs,
whether permanent (e.g. wall, monument) or temporary (e.g. banner, flag), require separate application and approval by the Planning Division. No signs are permitted in the public right of way. (MC 9.12)
6. All site plans, grading plans, landscape and irrigation plans, fence/wall plans, lighting plans and street improvement plans shall be coordinated for consistency with this approval.
7. A change or modification to the land use or the approved site plans may require a separate
approval. Prior to any change or modification, the property owner shall contact the City of Moreno Valley Community Development Department to determine if a separate approval is required.
8. In accordance with the Developer’s obligation to defend, indemnify and hold harmless
the City, including but not limited to as set forth in more detail in the Project’s Conditions of Approval, Moreno Valley Municipal Code Section 9.02.310 (Indemnification of City for Discretionary Approvals), and the Project application, Developer shall enter into an Advanced Funding Agreement with the City no later than ten (10) calendar days from Planning Commission’s approval of the Project. A copy of said Agreement is on file with the Community Development Director.
Special Conditions
9. All site plans, grading plans, landscape and irrigation plans, and street improvement plans shall be coordinated for consistency with this approval.
10. Prior to grading plan approval, Basin fencing shall include wrought iron fencing with pilasters
11. Prior to building final, a basin maintained by an HOA or other private entity, landscape
(trees, shrubs and groundcover) and irrigation shall be installed, and maintained by the HOA or other private entity with documentation provided to the Planning Division.
12. Prior to issuance of building permits, final front and street side yard landscape and irrigation
plans, and slope landscape plans and basin landscape plans, shall be approved.
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entative Tract Map (PEN22-0130)
13. This approval shall comply with all applicable requirements of the City of Moreno V
alley Municipal Code.
14. The grading plans shall show any conservation easement lots.
15. Prior to grading plan approval, decorative block walls shall be provided along the street side for all corner lots. (MC 9.08.070)
16. The site shall be developed in accordance with the approved tentative map on file in the
Community Development Department -Planning Division, the Municipal Code regulations, General Plan, and the conditions contained herein. (MC 9.14.020)
17. Prior to issuance of a building permit, the developer/owner or developer's/owner’s successor-in-interest shall pay all applicable impact fees, including but not limited to Transportation Uniform Mitigation fees (TUMF), and the City’s adopted Development Impact Fees. (Ord)
18. A drought tolerant landscape palette shall be utilized throughout the tract in compliance with the City
’s Landscape Requirements. (9.17)
19. Prior to the issuance of grading permits, final erosion control landscape and irrigation
plans for all cut or fill slopes over 3 feet in height shall be submitted to and approved by the Planning Division. The plans shall be designed in accordance with the slope erosion plan as required by the City Engineer. Man-made slopes greater than 10 feet in height shall be "land formed" to conform to the natural terrain and shall be landscaped and stabilized to minimize visual scarring. (GP Objective 1.5, MC 9.08.080, DG)
20. If potential historic, archaeological, Native American cultural resources, or paleontological resources are uncovered during excavation or construction activities at the project site, work in the affected area must cease immediately and a qualified person (meeting the Secretary of the Interior's standards (36CFR61)) shall be consulted by the applicant to evaluate the find, and as appropriate recommend alternative measures to avoid, minimize or mitigate negative effects on the historic , prehistoric, or paleontological resource. Determinations and recommendations by the consultant shall be immediately submitted to the Planning Division for consideration, and implemented as deemed appropriate by the Community Development Director, in consultation with the State Historic Preservation Officer (SHPO) and any and all affected Native American Tribes before any further work commences in the affected area.
If human remains are discovered during grading and other construction excavation , no further disturbance shall occur until the County Coroner has made necessary findings as to origin. If the County Coroner determines that the remains are potentially Native American, the California Native American Heritage Commission 3 of 36
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entative Tract Map (PEN22-0130)
shall be notified within 5-days of the published finding to be given a reasonable opportunity to identify the “most likely descendant.” The “most likely descendant” shall then make recommendations, and engage in consultations concerning the treatment of the remains (California Public Resources Code 5097.98). (GP Objective 23.3, CEQA).
21. All landscaped areas in perpetuity shall be maintained in a healthy and thriving condition, free from weeds, trash and debris. (MC 9.02.030)
22. Prior to issuance of building permit issuance, landscape plans (trees, shrubs and groundcover) for basins maintained by an HOA or other private entity shall be submitted to and approved by the Planning Division for the sides and/or slopes. A hydroseed mix w/irrigation is acceptable for the bottom of all the basin areas. All detention basins shall include trees, shrubs and groundcover up to the concreted portion of the basin. A solid decorative (e.g. split face, color variation, pattern variation, or as approved by the Planning Official) wall with pilasters, tubular steel fence with pilasters or other fence or wall approved by the Planning Official is required to secure all water quality and detention basins more than 18 inches in depth.
23. This tentative map shall expire three years after the approval date of this tentative map
unless extended as provided by the City of Moreno Valley Municipal Code; otherwise it shall become null and void and of no effect whatsoever in the event the applicant or any successor in interest fails to properly file a final map before the date of expiration. (MC 9.02.230, 9.14.050, 080)
24. Prior to the issuance of grading permits, mitigation measures contained in the Mitigation
Monitoring Program approved with this project shall be implemented as provided therein.
25. Prior to any site disturbance and/or grading plan submittal, and or final map recordation, a mitigation monitoring fee, as provided by City ordinance, shall be paid by the applicant/owner. No City permit or approval shall be issued until such fee is paid. (CEQA)
26. Prior to issuance of a building permit, the developer/property owner or developer's successor-in-interest shall pay all applicable impact fees due at permit issuance, including but not limited to Multi-species Habitat Conservation Plan (MSHCP) mitigation fees. (Ord.)
27. Prior to approval of any grading plan, local and master-planned multi-use trail easements shall be shown on the rough and precise grading plans in accordance with the City's Master Trail Plan.
28. Prior to grading plan approval, wall and fence plans shall be submitted to and 4 of 36
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approved by the Planning Division to include a six (6) foot high solid decorative (e.g. split face, color variation, pattern variation, or as approved by the Planning Official ) block wall along the all tract perimeters.
29. Prior to final map recordation, or building permit issuance, subdivision phasing (including
any proposed common open space or improvement phasing, if applicable), shall be subject to a separate Phasing Plan submittal for Planning Division approval. Any proposed phasing shall provide for adequate vehicular access to all lots in each phase as determined by the City Transportation Engineer or designee and shall substantially conform to all intent and purpose of the subdivision approval. (MC 9.14.080)
30. Within thirty (30) days prior to any grading or other land disturbance, a pre-construction survey for Burrowing Owls shall be conducted pursuant to the established guidelines of Multiple Species Habitat Conservation Plan. The pre-construction survey shall be submitted to the Planning Division prior to any disturbance of the site and/or grading permit issuance.
31. Prior to building final, all required and proposed fences and walls shall be constructed/installed
per the approved plans on file in the Planning Division. (MC
9.080.070)
32. Prior to the issuance of grading permits, a temporary project identification sign shall be
erected on the site in a secure and visible manner. The sign shall be conspicuously posted at the site and remain in place until occupancy of the project .
The sign shall include the following: The name and address of the development and the developer's name and address to include a 24-hour emergency phone number.
33. Separate Administrative Plot Plans, including, Design Review (product approval), Model Home Complex or custom home reviews are required for approval of the design of the future single-family homes for Tentative Tract Map No. 38443.
34. Single-family projects of 5 or more units in the R5, R3, R2 and RA2 or density districts. Prior to approval of a precise grading plan, final front and street side yard landscape and irrigation plans shall be submitted to and approved by the Planning Division. The plans shall be prepared in accordance with the City's Municipal Code Landscape Requirements, and include required street trees.
35. Prior to issuance of grading permits, the developer shall pay the applicable Stephen
’s’ Kangaroo Rat (SKR) Habitat Conservation Plan mitigation fee.
36. Prior to building final, slope landscape and irrigation shall be installed, certified by the
Landscape Architect with documentation provided to the Planning Division with an inspection performed and approved by the Planning Division. Landscaping on lots not yet having dwelling units shall be maintained by the developer weed and 5 of 36
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disease free. (MC 9.03.040)
37. Prior to the issuance of any grading permits and prior to any physical disturbance of any
natural drainage course, or any wetland determined to contain riparian vegetation, the applicant shall obtain a stream bed alteration agreement or permit, or a written waiver of the requirement for such an agreement or permit, from both the California Department of Fish and Game and the U.S. Army Corps of Engineers.
Written verification of such a permit or waiver shall be provided to both the Planning Division and the Public Works Department - Land Development Division. (CEQA, State and Federal codes)
38. Prior to recordation of the final subdivision map, the following documents shall be submitted
to and approved by the Planning Division which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approval:
a. The document to convey title
b. Deed restrictions, easements, or Covenants, Conditions and Restrictions to be recorded
The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for general maintenance of the site, joint access to proposed parcels, open space use restrictions , conservation easements, guest parking, feeder trails, water quality basins, lighting, landscaping and common area use items such as general building maintenance (apartments, condominiums and townhomes) tot lot/public seating areas and other recreation facilities or buildings. The approved documents shall also contain a provision, which provides that they may not be terminated and/or substantially amended without the consent of the City and the developer's successor-in-interest. (MC 9.14.090)
In addition, the following deed restrictions and disclosures shall be included within the document and grant deed of the properties:
a. The developer and homeowners association shall promote the use of native plants and trees and drought tolerant species.
b. All lots designated for open space and or detention basins, shall be included as an easement to, and maintained by a Homeowners Association (HOA) or other private maintenance entity. All reverse frontage landscape areas shall also be maintained by the onsite HOA. Language to this effect shall be included and reviewed within the required Covenant Conditions and Restrictions (CC&Rs) prior to the approval of the final map.
c. Maintenance of any and all common facilities.
d. A conservation easement for lettered lots shall be recorded on the deed of the property and shown on the final map. Said easement shall include access 6 of 36
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restrictions prohibiting motorized vehicles from these areas. e.
Oleander plants or trees shall be prohibited on open space lots adjacent to multi-use trails.
39. Prior to final map recordation any required trail easements shall be provided.
40. Prior to approval of a grading plan, a detailed trail plan shall be submitted to and approved
by the Planning Division. The plan shall indicate widths, maximum slopes, physical conditions, fencing, walls, and/or amenities in accordance with City standards.
41. Prior to approval of any grading permit, a tree plan shall be submitted to and approved
by the Planning Division. The plan shall identify all mature trees (4 inch trunk diameter or larger) on the subject property and City right-of-way. Using the grading plan as a base, the plan shall indicate trees to be relocated, retained, and removed. Replacement trees shall be shown on the plan, be a minimum size of 24 inch box, and meet a ratio of three replacement trees for each mature tree removed or as approved by the Planning Official. (GP Objective 4.4, 4.5, DG)
42. All undeveloped portions of the site in perpetuity shall be maintained in a manner that provides for the control of weeds, erosion and dust. (MC 9.02.030)
43. Prior to the issuance of building permits, the developer shall provide documentation that
contact was made to the U.S. Postal Service to determine the appropriate type and location of mailboxes.
44. Prior to grading plan approval, wall and fence plans shall be submitted to and approved
by the Planning Division subject to the City’s Municipal Code, including the following:
a. Side and rear yard fences/walls (not adjacent to a right of way) shall be constructed of decorative block, poly-vinyl, or wood, as approved by the Planning Official.
b. A solid decorative (e.g. split face, color variation, pattern variation, or as approved by the Planning Official) block wall with pilasters and a cap is required along the perimeter of the tract adjacent to any right of way or reverse frontage location and along any right of way within the interior of the tract (all corner lots). c. A six (6) foot-high combination wall with pilasters is required at the top of the slope along an open space area adjacent to a park or as approved by the Planning Official.
d. Decorative open iron or steel fencing with pilasters is required adjacent to open space areas and view lots.
45. The site has been approved for Tentative Tract Map 38443 (PEN22-0130) and Conditional Use Permit for a Planned Unit Development (PEN22-0136), which are 7 of 36
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tied together and shall expire at the same time. Extensions of time must be filed individually
for each project, and further extensions cannot exceed the Subdivision Map Act. A change or modification shall require separate approval.
46. The site has been approved for Tentative Tract Map 38443, which includes 135 single-family residential lots with associated public improvements, an aquatic public park, per the approved plans, and the associated Conditional Use Permit for a Planned Unit Development. A change or modification shall require separate approval.
COMMUNITY DEVELOPMENT DEPARTMENT
Building Division
47. Prior to submittal, all new development, including residential second units, are required
to obtain a valid property address prior to permit application. Addresses can be obtained by contacting the Building Safety Division at 951.413.3350.
48. Contact the Building Safety Division for permit application submittal requirements.
49. Any construction within the city shall only be as follows: Monday through Friday seven
a.m. to seven p.m(except for holidays which occur on weekdays), eight a.m. to four p.m.; weekends and holidays (as observed by the city and described in the Moreno Valley Municipal Code Chapter 2.55), unless written approval is first obtained from the Building Official or City Engineer.
50. Building plans submitted shall be signed and sealed by a California licensed design professional as required by the State Business and Professions Code.
51. The proposed development shall be subject to the payment of required development
fees as required by the City’s current Fee Ordinance at the time a building application is submitted or prior to the issuance of permits as determined by the City.
52. The proposed project will be subject to approval by the Eastern Municipal Water District
and all applicable fees and charges shall be paid prior to permit issuance .
Contact the water district at 951.928.3777 for specific details.
53. All new structures shall be designed in conformance to the latest design standards adopted
by the State of California in the California Building Code, (CBC) Part 2, Title 24, California Code of Regulations including requirements for allowable area, occupancy separations, fire suppression systems, accessibility, etc.
54. The proposed residential project shall comply with the California Green Building 8 of 36
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Standards Code, Section 4.106.4, mandatory requirements for Electric Vehicle Charging Station (EVCS).
55. Prior to permit issuance, every applicant shall submit a properly completed Waste Management
Plan (WMP), as a portion of the building or demolition permit process. (MC 8.80.030)
56. The appropriation from local tax from construction contracts to the local jurisdiction of
the specific construction job site is hereby required. This is accomplished by a contractor or subcontractor obtaining a construction site sub-permit for the job site.
The contractors, or subcontracts, that have individual contracts with a value of $5 million or more are subject to this condition.
The qualifying contract price applies to each contract or subcontract for work performed at the jobsite, and not to the total value of the prime contract. In order to obtain a jobsite sub-permit, the contractor or subcontractor must meet the following criteria:
a) have an active permit with the California Department of Tax and Fee Administration (CDTFA),
b) must be registered as a retailer, not consumer, of materials, and c) have an executed contract over $5 million to install materials at the jobsite.
The Prime Contractor will require that the subcontractors or other contractors exercise their option to obtain a California Department of Tax & Fee Administration construction site sub-permit for the jobsite and allocate all eligible use tax payments to the City of Moreno Valley. Prior to any Notice to Proceed(s), the Prime Contractor shall provide the City of Moreno Valley Finance and Management Services Department with a list of subcontractors associated with the project along with a copy of their sub-permit that shows their CDTFA account number or a signed statement that sales and use tax does not apply to their portion of the project.
57. The proposed development is subject to the payment of required development fees as
required by the City’s current Fee Ordinance at either 1) based on time of valid building application submittal, 2) prior to permit issuance, or 3) as determined by the City (via special ordinance, etc.).
58. The proposed project is subject to approval by the Moreno Valley Unified School District
and all applicable fees and charges shall be paid prior to permit issuance .
Contact MVUSD at 951.571.7690 Ext. 17376 for specific details.
FIRE DEPARTMENT
Fire Prevention Bureau
59. All Fire Department access roads or driveways shall not exceed 12 percent grade. (CFC 503.2.7 and MVMC 8.36.060[G])
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60. The Fire Department emergency vehicular access road shall be (all weather surface) capable of sustaining an imposed load of 80,000 lbs. GVW, based on street standards approved by the Public Works Director and the Fire Prevention Bureau. The approved fire access road shall be in place during the time of construction. Temporary fire access roads shall be approved by the Fire Prevention Bureau. (CFC 501.4, and MV City Standard Engineering Plan 108d)
61. The angle of approach and departure for any means of Fire Department access shall
not exceed 1 ft drop in 20 ft (0.3 m drop in 6 m), and the design limitations of the fire apparatus of the Fire Department shall be subject to approval by the AHJ. (CFC 503 and MVMC 8.36.060)
62. Prior to construction, all locations where structures are to be built shall have an approved
Fire Department access based on street standards approved by the Public Works Director and the Fire Prevention Bureau. (CFC 501.4)
63. Prior to issuance of Building Permits, the applicant/developer shall provide the Fire Prevention Bureau with an approved site plan for Fire Lanes and signage. (CFC 501.3)
64. Prior to issuance of Certificate of Occupancy or Building Final, “Blue Reflective Markers”
shall be installed to identify fire hydrant locations in accordance with City specifications. (CFC 509.1 and MVLT 440A-0 through MVLT 440C-0)
65. Prior to issuance of Certificate of Occupancy or Building Final, all commercial buildings
shall display street numbers in a prominent location on the street side and rear access locations. The numerals shall be a minimum of twelve inches in height. (CFC 505.1, MVMC 8.36.060[I])
66. Existing fire hydrants on public streets are allowed to be considered available .
Existing
fire hydrants on adjacent properties shall not be considered available unless fire apparatus access roads extend between properties and easements are established to prevent obstruction of such roads. (CFC 507, 501.3) a - After the local water company signs the plans, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Moreno Valley Fire Department prior to beginning construction. They shall be maintained accessible.
67. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code (CFC), and related codes, which are in effect at the time of building plan submittal. 10 of 36
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68. The Fire Code Official is authorized to enforce the fire safety during construction requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)
69. Prior to issuance of Building Permits, the applicant/developer shall participate in the Fire Impact Mitigation Program. (Fee Resolution as adopted by City Council)
70. Fire lanes and fire apparatus access roads shall have an unobstructed width of not less
than twenty–four (24) feet and an unobstructed vertical clearance of not less the thirteen (13) feet six (6) inches. (CFC 503.2.1 and MVMC 8.36.060[E])
71. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer
shall install a fire sprinkler system based on square footage and type of construction, occupancy or use. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Chapter 9, MVMC 8.36.100[D])
72. The minimum number of fire hydrants required, as well as the location and spacing of
fire hydrants, shall comply with the C.F.C., MVMC, and NFPA 24. Fire hydrants shall be located no closer than 40 feet to a building. A fire hydrant shall be located within 50 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are (6” x 4” x 2 ½” x 2 ½”) (CFC 507.5.1, 507.5.7, Appendix C, NFPA 24-7.2.3, MVMC 912.2.1)
73. Fire Department access driveways over 150 feet in length shall have a turn-around as
determined by the Fire Prevention Bureau capable of accommodating fire apparatus. (CFC 503 and MVMC 8.36.060, CFC 501.4)
74. During phased construction, dead end roadways and streets which have not been completed
shall have a turn-around capable of accommodating fire apparatus. (CFC 503.1 and 503.2.5)
75. If construction is phased, each phase shall provide an approved emergency vehicular
access way for fire protection prior to any building construction. ( CFC 501.4)
76. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction
of all commercial buildings per CFC Appendix B and Table B105.1.
The applicant/developer shall provide documentation to show there exists a water system capable of delivering said waterflow for 2 hour(s) duration at 20-PSI residual operating pressure. The required fire flow may be adjusted during the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. Specific requirements for the project will be determined at time of submittal. (CFC 507.3, Appendix B) 11 of 36
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77. Single Family Dwellings. Schedule "A" fire prevention approved standard fire hydrants (6” x 4” x 2 ½”) shall be located at each intersection of all residential streets. Hydrants shall be spaced no more than 500 feet apart in any direction so that no point on the street is more than 250 feet from a hydrant. Minimum fire flow shall be 1000 GPM for 1 hour duration of 20 PSI. Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, serving one and two-family residential developments, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along the tract boundary for transportation hazards. (CFC 507.3, Appendix B, MVMC
8.36.060).
78. Dead-end streets and/or fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround for fire apparatus.
79. Prior to building construction, dead end roadways and streets which have not been completed
shall have a turnaround capable of accommodating fire apparatus. ( CFC 503.2.5)
80. Prior to issuance of Building Permits, the applicant/developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for review. Plans shall: a.
Be signed by a registered civil engineer or a certified fire protection engineer; b.
Contain a Fire Prevention Bureau approval signature block; and c. Conform to hydrant type, location, spacing of new and existing hydrants and minimum fire flow required as determined by the Fire Prevention Bureau. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Moreno Valley Fire Department prior to beginning construction. They shall be maintained accessible.
FINANCIAL & MANAGEMENT SE RVICES DEPARTMENT
Moreno Valley Utility
81. This project requires the installation of electric distribution facilities. A non-exclusive easement
shall be provided to Moreno Valley Utility and shall include the rights of ingress and egress for the purpose of operation, maintenance, facility repair, and meter reading.
82. This project requires the installation of electric distribution facilities. The developer shall
submit a detailed engineering plan showing design, location and schematics for the utility system to be approved by the City Engineer. In accordance with Government Code Section 66462, the Developer shall execute an agreement with the City providing for the installation, construction, improvement and dedication of the utility system following recordation of final map and concurrent with trenching operations and other improvements so long as said agreement incorporates the 12 of 36
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approved engineering plan and provides financial security to guarantee completion and dedication of the utility system.
The
Developer shall coordinate and receive approval from the City Engineer to install, construct, improve, and dedicate to the City all utility infrastructure including but not limited to, conduit, equipment, vaults, ducts, wires (including fiber optic cable), switches, conductors, transformers, and “bring-up” facilities including electrical capacity to serve the identified development and other adjoining, abutting, or benefiting projects as determined by Moreno Valley Utility – collectively referred to as “utility system” (to and through the development), along with any appurtenant real property easements, as determined by the City Engineer to be necessary for the distribution and/or delivery of any and all “utility services” to and within the project. For purposes of this condition, “utility services” shall mean electric, cable television, telecommunication (including video, voice, and data) and other similar services designated by the City Engineer. “Utility services” shall not include sewer , water, and natural gas services, which are addressed by other conditions of approval.
The City, or the City’s designee, shall utilize dedicated utility facilities to ensure safe, reliable, sustainable and cost effective delivery of utility services and maintain the integrity of streets and other public infrastructure. Developer shall, at developer 's sole expense, install or cause the installation of such interconnection facilities as may be necessary to connect the electrical distribution infrastructure within the project to the Moreno Valley Utility owned and controlled electric distribution system .
83. Existing Moreno Valley Utility electrical infrastructure shall be preserved in place.
The
developer will be responsible, at developer’s expense, for any and all costs associated with the relocation of any of Moreno Valley Utility’s underground electrical distribution facilities, as determined by Moreno Valley Utility, which may be in conflict with any developer planned construction on the project site.
84. This project shall coordinate and receive approval from the City Engineer to install , construct,
improve, and dedicate to the City fiber optic cable improvements consisting of fiber optic cable, splices and termination equipment to serve the identified development and other adjoining, abutting, or benefiting projects as determined by Moreno Valley Utility along with any appurtenant real property easements, as determined by the City Engineer to be necessary for the distribution and/or delivery of any and all “fiber optic services” to and within the project.
85. This project shall coordinate and receive approval from the City Engineer to install , construct,
improve, and dedicate to Moreno Valley Utility fiber optic cable improvements consisting of conduit, and pull boxes to serve the identified development and other adjoining, abutting, or benefiting projects as determined by Moreno Valley Utility along with any appurtenant real property easements, as 13 of 36
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determined by the City Engineer to be necessary for the distribution and/or delivery of any and all “fiber optic services” to and within the project.
86. This project shall coordinate and receive approval from the City Engineer to install , construct,
improve, and dedicate to Moreno Valley Utility electric streetlight improvements consisting of streetlight poles, mast-arms, fixtures conduit, wiring, terminations and pull boxes to serve the identified development and other adjoining , abutting, or benefiting projects as determined by the Land Development Department along with any appurtenant real property easements, as determined by the City Engineer to be necessary for the distribution and/or delivery of any and all “street light services” to and within the project.
PUBLIC WORKS DEPARTMENT
Land Development
87. Aggregate slurry, as defined in Section 203-5 of Standard Specifications for Public Works Construction, shall be required prior to 90% security reduction or the end of the one-year warranty period of the public streets as approved by the City Engineer.
If slurry is required, a slurry mix design shall be submitted for review and approved by the City Engineer. The latex additive shall be Ultra Pave 70 (for anionic) or Ultra Pave 65 K (for cationic) or an approved equal per the geotechnical report. The latex shall be added at the emulsion plant after weighing the asphalt and before the addition of mixing water. The latex shall be added at a rate of two to two-and-one-half (2 to 2½) parts to one-hundred (100) parts of emulsion by volume.
Any existing striping shall be removed prior to slurry application and replaced per City standards.
88. The developer shall comply with all applicable City ordinances and resolutions including
the City’s Municipal Code (MC) and if subdividing land, the Government Code (GC) of the State of California, specifically Sections 66410 through 66499.58, said sections also referred to as the Subdivision Map Act (SMA). [MC 9.14.010]
89. The final approved conditions of approval (COAs) issued and any applicable Mitigation Measures by the Planning Division shall be photographically or electronically placed on mylar sheets and included in the Grading and Street Improvement plans.
90. The developer shall monitor, supervise and control all construction related activities , so
as to prevent these activities from causing a public nuisance, including but not limited to, insuring strict adherence to the following:
(a) Removal of dirt, debris, or other construction material deposited on any public street no later than the end of each working day.
(b) Observance of working hours as stipulated on permits issued by the Land 14 of 36
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Development Division.
(c)
The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. (d) All dust control measures per South Coast Air Quality Management District (SCAQMD) requirements during the grading operations.
Violation of any condition, restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedy as noted in City Municipal Code 8.14.090. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.
91. Drainage facilities (e.g., catch basins, water quality basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows.
Secondary emergency escape shall also be provided.
92. In the event right-of-way or offsite easements are required to construct offsite improvements necessary for the orderly development of the surrounding area to meet the public health and safety needs, the developer shall make a good faith effort to acquire the needed right-of-way in accordance with the Land Development Division’s administrative policy. If unsuccessful, the Developer shall enter into an agreement with the City to acquire the necessary right-of-way or offsite easements and complete the improvements at such time the City acquires the right-of-way or offsite easements which will permit the improvements to be made. The developer shall be responsible for all costs associated with the right-of-way or easement acquisition. [GC 66462.5]
93. If improvements associated with this project are not initiated within two (2) years of the date of approval of the Public Improvement Agreement (PIA), the City Engineer may require that the engineer's estimate for improvements associated with the project be modified to reflect current City construction costs in effect at the time of request for an extension of time for the PIA or issuance of a permit. [MC
9.14.210(B)(C)]
94. The developer shall protect downstream properties from damage caused by alteration
of drainage patterns (i.e. concentration or diversion of flow, etc).
Protection shall be provided by constructing adequate drainage facilities, including, but not limited to, modifying existing facilities or by securing a drainage easement . [MC 9.14.110]
95. Public drainage easements, when required, shall be a minimum of 25 feet wide and shall
be shown on the map and plan, and noted as follows: “Drainage Easement – no structures, obstructions, or encroachments by land fills are allowed.” In addition, the grade within the easement area shall not exceed a 3:1 (H:V) slope, unless 15 of 36
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approved by the City Engineer.
96. The maintenance responsibility of the proposed storm drain line shall be clearly identified.
Storm drain lines within private property will be privately maintained and those within public streets will be publicly maintained.
97. The proposed private storm drain system shall connect to the project's proposed storm drain system. A storm drain manhole shall be placed at the right-of-way line to mark the beginning of the publicly maintained portion of this storm drain.
98. For single family residential subdivisions, all lots shall drain to the street at a minimum
surface grade of 2.0% and on-site drainage shall be conveyed onto the street with subsurface drains at a minimum grade of 0.5% per current City Standards MVSI-152 and MVSI-153A. No cross-lot or over the sidewalk drainage shall be allowed.
99. This project shall submit civil engineering design plans, reports and/or documents (prepared by a registered/licensed civil engineer) for review and approval by the City Engineer per the current submittal requirements, prior to the indicated threshold or as required by the City Engineer. The submittal consists of, but is not limited to, the following:
a. Final tract map (recordation prior to building permit issuance); b. Rough grading w/ erosion control plan (prior to grading permit issuance); c. Precise grading w/ erosion control plan (prior to building permit issuance); d. Sewer and water plans (prior to building permit issuance); e. Public improvement plans (e.g., street / storm drain with striping, RCFC & WCD storm drain, traffic signal, etc.) (prior to map approval); f. Final drainage study (prior to grading plan approval); g. Final WQMP (prior to grading plan approval);
h. Legal documents (e.g., easement(s), dedication(s), vacation, etc.) (prior to building permit issuance);
i. As-Built revision for all plans (prior to occupancy release). 100. Water quality best management practices (BMPs) designed to meet Water Quality Management Plan (WQMP) requirements for development shall not be used as a construction BMP. Water quality BMPs shall be maintained for the entire duration of the project construction and be used to treat runoff from those developed portions of the project. Water quality BMPs shall be protected from upstream construction related runoff by having proper best management practices in place and maintained. Water quality BMPs shall be graded per the approved design plans and once landscaping and irrigation has been installed, it and its maintenance shall be turned over to an established Homeowner’s Association (HOA). 101. Local tax from construction contracts may be allocated to the local jurisdiction of the specific
construction jobsite. This is accomplished by a contractor or subcontractor 16 of 36
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electing to obtain a construction site sub-permit for the jobsite. The contractors, or subcontracts, that have individual contracts with a value of $5 million or more are eligible for this election. This qualifying contract price applies to each contract or subcontract for work performed at the jobsite, and not to the total value of the prime contract. In order to be eligible for a jobsite sub-permit, the contractor or subcontractor must meet the following criteria:
a) have an active permit with the California Department of Tax and Fee Administration (CDTFA),
b) must be registered as a retailer, not consumer, of materials, and c) have an executed contract over $5 million to install materials at the jobsite.
The $5 million threshold applies to individual contracts held by a contractor or subcontractor and not the total project value. The Prime Contractor will require that the subcontractors or other contractors exercise their option to obtain a California Department of Tax & Fee Administration construction site sub-permit for the jobsite and allocate all eligible use tax payments to the City of Moreno Valley. Prior to any Notice to Proceed(s), the Prime Contractor will require that the subcontractor or other contractors provide the City of Moreno Valley with either a copy of their sub-permit that shows their CDTFA account number or a signed statement that sales and use tax does not apply to their portion of the project. The Prime Contractor will provide the City with a list of subcontractors associated with the project.
Prior to Grading Plan Approval
102. Resolution of all drainage issues shall be as approved by the City Engineer. 103. A final detailed drainage study (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer. The study shall include, but not be limited to: existing and proposed hydrologic conditions as well as hydraulic calculations for all drainage control devices and storm drain lines. The study shall analyze 1, 3, 6 and 24-hour duration events for the 2, 5, 10 and 100-year storm events [MC 9.14.110(A.1)]. A digital (pdf) copy of the approved drainage study shall be submitted to the Land Development Division. 104. Emergency overflow areas shall be shown at all applicable drainage improvement locations in the event that the drainage improvement fails or exceeds full capacity. 105. A final project-specific Water Quality Management Plan (WQMP) shall be submitted for review and approved by the City Engineer, which:
a. Addresses Site Design Best Management Practices (BMPs) such as minimizing impervious areas, maximizing permeability, minimizes directly connected impervious areas to the City’s street and storm drain systems, and conserves natural areas;
b. Incorporates Source Control BMPs and provides a detailed description of 17 of 36
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their implementation;
c.
Describes the long-term operation and maintenance requirements for BMPs requiring maintenance; and
d. Describes the mechanism for funding the long-term operation and maintenance of the BMPs.
A copy of the final WQMP template can be obtained on the City’s Website or by contacting the Land Development Division. A digital (pdf) copy of the approved final project-specific Water Quality Management Plan (WQMP) shall be submitted to the Land Development Division.
106. The final project-specific Water Quality Management Plan (WQMP) shall be consistent with the approved P-WQMP, as well as in full conformance with the document: “Water Quality Management Plan - A Guidance Document for the Santa Ana Region of Riverside County” dated October 22, 2012. The F-WQMP shall be submitted and approved prior to application for and issuance of grading permits. At a minimum, the F-WQMP shall include the following: Site Design BMPs; Source Control BMPs, Treatment Control BMPs, Operation and Maintenance requirements for BMPs and sources of funding for BMP implementation. a. The Applicant has proposed to incorporate the use of a water quality basin.
Final design and sizing details of all BMPs must be provided in the first submittal of the F-WQMP. The Applicant acknowledges that more area than currently shown on the plans may be required to treat site runoff as required by the WQMP guidance document.
b. The Applicant shall substantiate the applicable Hydrologic Condition of Concerns (HCOC) in Section F of the F-WQMP. The HCOC designates that the project will be exempt from mitigation requirements based on Exemption 3. c. All proposed LID BMP’s shall be designed in accordance with the RCFC&WCD’s Design Handbook for Low Impact Development Best Management Practices, dated September 2011.
d. The proposed LID BMP’s as identified in the project-specific P-WQMP shall be incorporated into the Final WQMP.
e. The NPDES notes per City Standard Drawing No. MVFE-350-0 shall be included in the grading plans.
f. Post-construction treatment control BMPs, once placed into operation for post-construction water quality control, shall not be used to treat runoff from construction sites or unstabilized areas of the site.
g. Prior to precise grading plan approval, the grading plan shall show any proposed trash enclosure to include a cover (roof) and sufficient size for dual bin (1 for trash and 1 for recyclables). The architecture shall be approved by the Planning Division and any structural approvals shall be made by the Building and Safety Division.
107. The developer shall ensure compliance with the City Grading ordinance, these Conditions of
Approval and the following criteria:
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a. The project street and lot grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage area and outlet points. Unless otherwise approved by the City Engineer, lot lines shall be located at the top of slopes.
b. Any grading that creates cut or fill slopes adjacent to the street shall provide erosion control, sight distance control, and slope easements as approved by the City Engineer.
c. All improvement plans are substantially complete and appropriate clearance letters are provided to the City.
d. A soils/geotechnical report (addressing the soil’s stability and geological conditions of the site) shall be submitted to the Land Development Division for review. A digital (pdf) copy of the soils/geotechnical report shall be submitted to the Land Development Division.
108. Grading plans (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
109. The developer shall select Low Impact Development (LID) Best Management Practices (BMPs) designed per the latest version of the Water Quality Management Plan (WQMP) - a guidance document for the Santa Ana region of Riverside County. 110. The developer shall submit recorded slope easements from adjacent property owners
in all areas where grading resulting in slopes is proposed to take place outside of the project boundaries. For all other offsite grading, written permission from adjacent property owners shall be submitted.
111. A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared in conformance with the State’s current Construction Activities Storm Water General Permit. A copy of the current SWPPP shall be kept at the project site and be available for review upon request.
112. Any proposed trash enclosure shall include a solid cover (roof) and sufficient size for dual bin (one for trash and one for recyclables). The architecture shall be approved by the Planning Division and any structural approvals shall be made by the Building & Safety Division.
113. For projects that will result in discharges of storm water associated with construction with
a soil disturbance of one or more acres of land, the developer shall submit a Notice of Intent (NOI) and obtain a Waste Discharger’s Identification number (WDID#) from the State Water Quality Control Board (SWQCB) which shall be noted on the grading plans.
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Prior to Grading Permit
114. A receipt showing payment of the Area Drainage Plan (ADP) fee to Riverside County Flood Control and Water Conservation District shall be submitted. [MC
9.14.100(O)]
115. If the developer chooses to construct the project in phases, a Construction Phasing Plan
for the construction of on-site public or private improvements shall be submitted for review and approved by the City Engineer. 116. Prior to the payment of the Development Impact Fee (DIF), the developer may enter into a DIF Improvement Credit Agreement to secure credit for the construction of applicable improvements. If the developer fails to complete this agreement prior to the timing specified above, credits may not be given. The developer shall pay current DIF fees adopted by the City Council. [Ord. 695 § 1.1 (part), 2005] [MC
3.38.030, 040, 050]
117. A digital (pdf) copy of all approved grading plans shall be submitted to the Land Development Division.
118. Security, in the form of a cash deposit (preferable), bond or letter of credit shall be submitted as a guarantee of the implementation and maintenance of erosion control measures. At least twenty-five (25) percent of the required security shall be in the form of a cash deposit with the City. [MC 8.21.160(H)]
119. Security, in the form of a cash deposit (preferable), bond or letter of credit shall be submitted as a guarantee of the completion of the grading operations for the project. [MC 8.21.070]
120. Prior to the payment of the Transportation Uniform Mitigation Fee (TUMF), the developer may enter into a TUMF Improvement Credit Agreement to secure credit for the construction of applicable improvements. If the developer fails to complete this agreement by the timing specified above, credits may not be given. The developer shall pay current TUMF fees adopted by the City Council. [Ord. 835 § 2.1, 2012] [MC 3.44.060]
Prior to Map Approval
121. All proposed street names shall be submitted for review and approved by the City Engineer, if applicable. [MC 9.14.090(E.2.k)]
122. A copy of the Covenants, Conditions and Restrictions (CC&R's) shall be submitted for review and approved by the City Engineer. The CC&R's shall include, but not be limited to, access easements, reciprocal access, private and/or public utility 20 of 36
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easements as may be relevant to the project. In addition, for single-family residential
development, bylaws and articles of incorporation shall also be included as part of the maintenance agreement for any water quality BMPs. 123. The developer shall enter into a Cooperative Agreement with the City and Riverside County
Flood Control and Water Conservation District establishing the terms and conditions covering the inspection, operation and maintenance of Master Drainage Plan facilities required to be constructed as part of the project. 124. After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Land Development Division.
125. Resolution of all drainage issues shall be as approved by the City Engineer. 126. If the project involves the subdivision of land, maps may be developed in phases with
the approval of the City Engineer. Financial security shall be provided for all public improvements associated with each phase of the map. The boundaries of any multiple map increment shall be subject to the approval of the City Engineer. If the project does not involve the subdivision of land and it is necessary to dedicate right-of-way/easements, the developer shall make the appropriate offer of dedication by separate instrument. In either case, the City Engineer may require the dedication and construction of necessary utility, street or other improvements beyond the project boundary, if the improvements are needed for circulation, parking, access, or for the welfare or safety of the public. This approval must be obtained prior to the Developer submitting a Phasing Plan to the California Bureau of Real Estate. [MC 9.14.080(B)(C), GC 66412 & 66462.5] 127. Maps (prepared by a registered civil engineer and/or licensed surveyor) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
128. Under the current permit for storm water activities required as part of the National Pollutant
Discharge Elimination System (NPDES) as mandated by the Federal Clean Water Act, this project shall establish a Home Owners Association (HOA) to finance the maintenance of the “Water Quality BMPs”. Any lots which are identified as “Water Quality BMPs” shall be owned in fee by the HOA. 129. The developer shall guarantee the completion of all related improvements required for
this project by executing a Public Improvement Agreement (PIA) with the City and posting the required security. [MC 9.14.220]
130. All public improvement plans required for this project shall be approved by the City Engineer in order to execute the Public Improvement
Agreement (PIA).
131. The developer shall comply with the requirements of the City Engineer based on 21 of 36
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recommendations of the Riverside County Flood Control District regarding the construction of County Master Plan Facilities.
132. All street dedications shall be free of all encumbrances, irrevocably offered to the public
and shall continue in force until the City accepts or abandons such offers , unless otherwise approved by the City Engineer.
Prior to Improvement Plan Approval
133. The developer is required to bring any existing access ramps adjacent to and fronting
the project to current ADA (Americans with Disabilities Act) requirements.
However, when work is required in an intersection that involves or impacts existing access ramps, all access ramps in that intersection shall be retrofitted to comply with current ADA requirements, unless otherwise approved by the City Engineer. 134. The developer shall submit clearances from all applicable agencies, and pay all applicable plan check fees.
135. The street improvement plans shall comply with current City policies, plans and applicable City standards (i.e. MVSI-160 series, etc.) throughout this project. 136. The design plan and profile shall be based upon a centerline, extending beyond the project
boundaries a minimum distance of 300 feet at a grade and alignment approved by the City Engineer.
137. Drainage facilities (i.e. catch basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows. Secondary emergency escape shall also be provided.
138. The hydrology study shall be designed to accept and properly convey all off -site drainage
flowing onto or through the site. In the event that the City Engineer permits the use of streets for drainage purposes, the provisions of current City standards shall apply. Should the quantities exceed the street capacity or the use of streets be prohibited for drainage purposes, as in the case where one travel lane in each direction shall not be used for drainage conveyance for emergency vehicle access on streets classified as minor arterials and greater, the developer shall provide adequate facilities as approved by the City Engineer. [MC 9.14.110 A.2] 139. All public improvement plans (prepared by a licensed/registered civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
140. Any missing or deficient existing improvements along the project frontage shall be constructed
or secured for construction. The City Engineer may require the ultimate 22 of 36
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structural section for pavement to half-street width plus 18 feet or provide core test results confirming that existing pavement section is per current City Standards; additional signing & striping to accommodate increased traffic imposed by the development, etc.
141. The plans shall indicate any restrictions on trench repair pavement cuts to reflect the City
’s moratorium on disturbing newly-constructed pavement less than three (3) years old and recently slurry sealed streets less than one (1) year old. Pavement cuts may be allowed for emergency repairs or as specifically approved in writing by the City Engineer. Special requirements shall be imposed for repaving, limits to be determined by the City Engineer.
142. All dry and wet utilities shall be shown on the plans and any crossings shall be potholed
to determine actual location and elevation. Any conflicts shall be identified and addressed on the plans. The pothole survey data shall be submitted to Land Development with the public improvement plans for reference purposes only. The developer is responsible to coordinate with all affected utility companies and bear all costs of any utility relocation.
143. Prior to improvement plan approval, pavement core samples of existing pavement shall
be taken and findings submitted to the City for review and consideration of pavement improvements. The City will determine the adequacy of the existing pavement structural section. If the existing pavement structural section is found to be adequate, the developer may still be required to perform a 2 inch grind and overlay or slurry seal, depending on the severity of existing pavement cracking, as required by the City Engineer. If the existing pavement section is found to be inadequate, the Developer shall replace the pavement to meet or exceed the City's pavement structural section standard.
Prior to Encroachment Permit
144. A digital (pdf) copy of all approved improvement plans shall be submitted to the Land Development Division.
145. The plans shall indicate any restrictions on trench repair pavement cuts to reflect the City
’s moratorium on disturbing newly-constructed pavement less than three (3) years old and recently slurry sealed streets less than one (1) year old. Pavement cuts may be allowed for emergency repairs or as specifically approved in writing by the City Engineer. Special requirements shall be imposed for repaving, limits to be determined by the City Engineer.
146. Any work performed within public right-of-way requires an encroachment permit. 23 of 36
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Prior to Building Permit
147. An engineered-fill certification, rough grade certification and compaction report shall be submitted for review and approved by the City Engineer. A digital (pdf) copy of the approved compaction report shall be submitted to the Land Development Division. All pads shall meet pad elevations per approved grading plans as noted by the setting of “blue-top” markers installed by a registered land surveyor or licensed civil engineer.
148. For all subdivision projects, the map shall be recorded (excluding model homes). [MC 9.14.190]
149. A walk through with a Land Development Inspector shall be scheduled to inspect existing
improvements within public right of way along project frontage. Any missing, damaged or substandard improvements including ADA access ramps that do not meet current City standards shall be required to be installed, replaced and /or repaired. The applicant shall post security to cover the cost of the repairs and complete the repairs within the time allowed in the public improvement agreement used to secure the improvements.
150. Certification to the line, grade, flow test and system invert elevations for the water quality control BMPs shall be submitted for review and approved by the City Engineer (excluding models homes).
151. Prior to building permit issuance, the developer shall dedicate the following right of way to accommodate the required improvements:
(a)
The necessary street right of way dedication on the south and north sides of Cottonwood Avenue (88' R/W / 64’ CC: Minor Arterial, City Standard No.
MVSI-105A-2) along the project frontage.
(b) The necessary street right of way dedication on the south and north sides of Bay Avenue (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0) along the project frontage. Any existing right of way in excess of 66’ full-width along the project frontage shall be vacated.
(c) The necessary street right of way dedication on the west and east sides of Street A (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0) along the project frontage.
(d) The necessary street right of way dedication on Streets B, C, D, E, F, and G (56' R/W / 36' CC: Local Street, City Standard No. MVSI-107A-0) along the project frontage.
(e) Corner cutback right of way dedication per City Standard No. MVSl-165-0 on all intersecting public streets, as directed by the City Engineer. (f) Knuckle right of way dedication per City Standard No. MVSl-162-0 for the intersection of Street D and Street G, as directed by the City Engineer. (g) Cul-de-sac right of way dedication per City Standard No. MVSl-163A-0 for 24 of 36
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Street B, as directed by the City Engineer.
Prior to Occupancy
152. All required as-built plans (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
153. The final/precise grade certification shall be submitted for review and approved by the City Engineer.
154. The developer shall complete all public improvements in conformance with current City
standards, except as noted in the Special Conditions, including but not limited to the following:
a. Street improvements including, but not limited to: pavement, base, curb and/or gutter, cross gutters, spandrel, sidewalks, drive approaches, pedestrian ramps, street lights (MVU: SL-2), signing, striping, undersidewalk drains, landscaping and irrigation, medians, pavement tapers/transitions and traffic control devices as appropriate.
b. Storm drain facilities including, but not limited to: storm drain pipe, storm drain laterals, open channels, catch basins and local depressions. c. City-owned utilities.
d. Sewer and water systems including, but not limited to: sanitary sewer, potable water and recycled water.
e. Undergrounding of all existing and proposed utilities adjacent to and on-site. [MC 9.14.130]
f. Relocation of overhead electrical utility lines including, but not limited to:
electrical, cable and telephone.
155. For residential subdivisions, punch list work for improvements and capping of streets
in that phase shall be completed and approved for acceptance by the City Engineer, prior to the following thresholds:
a. Issuance of a certificate of occupancy for the last 20% or last 5 homes (whichever is more) of any map phase.
156. A “Stormwater Treatment Device and Control Measure Access and Maintenance Covenant”,
"Maintenance Agreement for Water Quality Improvements located in the public right-of-way" and a "Declaration of Restrictive Covenants (encroachment on City easement)" shall be recorded to provide public notice of the maintenance requirements to be implemented per the approved final project-specific WQMP. A boilerplate copy of the covenants and agreements can be obtained by contacting the Land Development Division.
157. The applicant shall ensure the following, pursuant to Section XII. I. of the 2010 25 of 36
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NPDES Permit:
a.
Field verification that structural Site Design, Source Control and Treatment Control BMPs are designed, constructed and functional in accordance with the approved Final Water Quality Management Plan (WQMP).
b. Certification of best management practices (BMPs) from a state licensed civil engineer. An original WQMP BMP Certification shall be submitted for review and approved by the City Engineer.
158. The Developer shall comply with the following water quality related items:
a.
Notify the Land Development Division prior to construction and installation of all structural BMPs so that an inspection can be performed. b. Demonstrate that all structural BMPs described in the approved final project-specific WQMP have been constructed and installed in conformance with the approved plans and specifications;
c. Demonstrate that Developer is prepared to implement all non-structural BMPs described in the approved final project-specific WQMP; and d. Demonstrate that an adequate number of copies of the approved final project-specific WQMP are available for future owners/occupants. e. Clean and repair the water quality BMP's, including re-grading to approved civil drawing if necessary.
f. Obtain approval and complete installation of the irrigation and landscaping. 159. Prior to the first occupancy permit, Master Drainage Plan (MDP) Line H storm drain shall be constructed of reinforced concrete pipe (RCP) in Street A from Cottonwood Avenue to Alessandro Avenue to discharge into proposed Line H Stage 2.
Neighboring Tract 38442 is also conditioned to construct Line H from Cottonwood Avenue to Line H Stage 2. If Tract 38443 develops before Tract 38442 then offsite right of way for the segment of Line H between Bay Street and Alessandro Boulevard shall be obtained by the developer.
At its upstream end, Line H shall connect to an existing culvert crossing under Cottonwood Avenue that discharges flows from the existing Moreno Cottonwood Sedimentation Basin located north of Cottonwood Avenue, or as approved by the City Engineer. Additionally, in the 100-year event about 275 cfs of offsite runoff is tributary to the northwest corner of Tract 38443. This flow shall be collected on the north side of Cottonwood Avenue and conveyed in a storm drain lateral in Cottonwood Avenue to Line H. To accommodate the main inlet structure within Cottonwood Avenue right of way, sidewalk is not required to be constructed adjacent to the inlet structure. Emergency escape shall be directed to the proposed concrete v-ditch along the tract’s western boundary and conveyed to Bay Avenue.
At the downstream end, Line H shall discharge into the proposed Line H Stage 2 90” RCP in Alessandro Boulevard. The Line H Stage 2 is conditioned to be constructed by Tract 38236, as shown on the Moreno MDP Line H, Stage 2 26 of 36
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improvement plans (City ID LC022-0019, Project No. 4-0-00763 and 4-0-00789). In the event Tract 38236 does not construct Line H Stage 2, Tract 38443 shall construct Line H Stage 2 as shown on LCO22-0019. Final design, sizing, and alignment shall be coordinated with the City and Riverside County Flood Control and Water Conservation District (RCFC & WCD) and shall be as approved by the City Engineer.
160. Prior to occupancy, the following improvements shall be completed:
Cottonwood
Avenue (88' R/W / 64’ CC: Minor Arterial, City Standard No.
MVSI-105A-2) shall be constructed to achieve a full-width of 64' of pavement, along the entire project's north frontage and from the westerly tract boundary to the easterly tract boundary. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition/joins to existing, street lights, pedestrian ramps, and dry and wet utilities. Prior to improvement plan approval, the developer shall provide to the City Engineer the results of coring tests confirming that said existing pavement section has been constructed per City Standard No.
MVSI-105A-2. Any missing or deficient improvements along the project's north frontage shall be constructed prior to issuance of a certificate of occupancy. 161. Prior to occupancy, the following improvements shall be completed:
Bay
Avenue (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0), shall be constructed to achieve a full-width of 44’ of pavement, along the entire project's south frontage and from the westerly tract boundary to approximately 200’ to the west to join existing Bay Avenue improvements. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition /joins to existing, street lights, pedestrian ramps, and dry and wet utilities. 162. Prior to occupancy, the following improvements shall be completed:
Street
A (66' R/W / 44' CC: Collector, City Standard No. MVSI-106B-0), between Cottonwood Avenue and Bay Avenue, shall be constructed to achieve a full-width of 44’ of pavement. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition /joins to existing, street lights, pedestrian ramps, and dry and wet utilities.
163. Prior to occupancy, the following improvements shall be completed:
Streets
B, C, D, E, F, and G (56' R/W / 36' CC: Local Street, City Standard No.
MVSI-107A-0) shall be constructed to achieve a full-width of 36’. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition /joins to existing, street lights, pedestrian ramps, and dry and wet utilities. 27 of 36
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Special Districts Division
164. Maintenance Responsibility. The ongoing maintenance of any landscaping required to be installed behind the curb shall be the responsibility of the property owner. 165. Right of Way Water Quality BMP Maintenance. The ongoing maintenance of any water
quality BMP (e.g. Bioswale) constructed in the public right of way shall be the responsibility of a property owner association or the property owner.
Prior to Building Permit
166. Street Light Coordination/Advanced Energy Fees. Prior to the issuance of the 1st Building Permit for this project, the Developer shall pay New Street Light Installation Fees for all street lights required to be installed for this development. Payment will be collected by the Land Development Division. Fees are based on the street light administration/coordination and advanced energy fees as set forth in the City Fees, Charges, and Rates as adopted by City Council and effective at the time of payment. Any change in the project which increases the number of street lights to be installed requires payment of the fees at the then current fee. Questions may be directed to the Special Districts Administration at 951.413.3470 or [email protected].
167. Major Infrastructure SFD Major Infrastructure Financing District. Prior to applying for the 1st Building Permit, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or use the alternative identified at the time of the special financing district formation) to provide an ongoing funding source for the construction and maintenance of major infrastructure improvements, which may include but is not limited to thoroughfares, bridges, and certain flood control improvements. This condition will be applicable provided said district is under development at the time this project applies for the 1st Building Permit. This condition must be fully satisfied prior to issuance of the 1st Certificate of Occupancy. This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of 28 of 36
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Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings. An alternative to satisfying this condition will be identified at such time as a special financing district has been established. At the time of development, the developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to determine if this condition is applicable. 168. Maintenance Services Funding. Prior to applying for the 1st Building Permit, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or use the alternative identified at the time of the special financing district formation) to provide an ongoing funding source for the operation and maintenance of public improvements and/or services associated with impacts of the development. This condition will only be applicable provided said district is under development at the time this project applies for the 1st Building Permit.
This condition must be fully satisfied prior to issuance of the 1st Certificate of Occupancy. This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.
An alternative to satisfying this funding source will be identified at such time as a special financing district has been established. At the time of development, the developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to determine if this condition is applicable.
Prior to Map Approval
169. CFD 2014-01.Prior to City Council action authorizing the recordation of the final map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee, form an association to fund the services or fund an endowment ) to provide an ongoing funding source for a) Street Lighting Services for capital improvements, energy charges, and maintenance and/or b) street and storm drain 29 of 36
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maintenance.
This
condition must be fully satisfied prior to issuance of the 1st Building Permit.
This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.
Alternatively, the condition can be satisfied by the Developer forming a property owner association that will be responsible for the improvements and any and all operation and maintenance costs for the improvements or by funding an endowment in an amount sufficient to yield an annual revenue stream that meets the annual obligation, as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition.
170. Park Maintenance Funding. Prior to City Council action authorizing the recordation of
the map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or fund an endowment) to provide an ongoing funding source for the continued maintenance, enhancement, and/or retrofit of parks, open spaces, linear parks, and/or trails systems.
This condition must be fully satisfied prior to issuance of the 1st Building Permit.
This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special 30 of 36
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election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.
Alternatively, the condition can be satisfied by the Developer funding an endowment in an amount sufficient to yield an annual revenue stream that meets the annual obligation, as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition.
171. Public Safety Services Funding. Prior to City Council action authorizing the recordation
of the map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or fund an endowment) to provide an ongoing funding source for Public Safety operational services including but not limited to :
Police Protection, Fire Protection & Suppression, Emergency Medical Response and Paramedic Services.
This condition must be fully satisfied prior to issuance of the 1st Building Permit.
This condition will be satisfied with the successful annexation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district .
At the time of the public hearing to consider annexation into the district, the qualified elector(s) will not protest the annexation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.
Alternatively, the condition can be satisfied by the Developer funding an endowment in an amount sufficient to yield an annual revenue stream that meets the annual obligation, as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition.
Transportation Engineering Division
172. Conditions of approval may be modified or added if a phasing plan is submitted for this development.
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173. Driveways shall conform to City of Moreno Valley Standard Plan No. MVSI-1 11A-0 for residential driveway approaches.
174. Cottonwood Avenue is classified and shall be improved as a Minor Arterial (88'R
W/64'CC) per City Standard MVSI-105A-2 to full-width. Any improvements, including transitions, undertaken by this project shall be consistent with the city standards.
175. Bay Avenue is classified and shall be improved as a Collector (66'R W/44'CC) per City of Moreno Valley Standard MVSI-106B-0. Full-width improvements shall be constructed from the project's east boundary to 200-ft west of the project's west boundary. Any improvements undertaken by this project shall be consistent with the City's standards.
176. Street "A" shall be improved as a Collector (66'RW/44'CC) per City of Moreno Valley Standard Plan No. MVSI-106B-0 between Bay Avenue and Cottonwood Avenue. Any improvements undertaken by this project shall be consistent with city standards.
177. Street "B" through "J" shall be improved as a Local Street (56'RW/36'CC) per City of Moreno Valley Standard Plan No. MVSI-106B-0. Any improvements undertaken by this project shall be consistent with city standards. 178. Knuckles shall be designed and constructed per City Standard Plan No.
MVSI-162-0.
179. The intersections of Bay Avenue/Street "A" and Cottonwood Avenue/Street "B" will ultimately be a four-legged intersection and in interim condition it shall be designed and constructed as three-legged intersections. A stop sign shall be installed on Street "A" at Cottonwood Avenue, facing northbound traffic, and on Street "A" at Bay Avenue, facing southbound traffic.
180. Prior to final approval of any landscaping or monument sign plans, the project plans shall
demonstrate that sight distance at the project driveways conforms to City Standard Plan No. MVSI-164A, B, C-0.
181. Prior to the final approval of the street improvement plans, a signing and striping plan
shall be prepared per City of Moreno Valley Standard Plans - Section 4 for all streets within the project area. Appropriate "end of the road" treatment shall be installed at the east terminus of Bay Avenue, as approved by the City Engineer.
Parking restrictions along Street A shall be shown on the signing and striping plan to provide adequate corner sight distance.
182. Prior to acceptance of streets into the City-maintained road system, all approved 32 of 36
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signing and striping shall be installed per current City Standards and the approved plans.
Prior to Building Permit
183. Prior to issuance of a construction permit, construction traffic control plans prepared by
a qualified, registered Civil or Traffic engineer shall be submitted for plan approval.
Prior to Building Final or Occupancy
184. Prior to issuance of a certificate of occupancy, all street improvements including signing
and striping shall be constructed/installed per the approved plans and current city standards.
PARKS & COMMUNIT Y SERVICES DEPARTMENT
185. This project is subject to current Development Impact Fees. 186. This project is subject to current Quimby Fees.
187.
SPECIFIC CONDITIONS OF APPROVAL
PCS-1 Parks and Community Services Department
Standard Park and Community Services Project Conditions:
a. Parks
and Community Services project construction shall adhere to: The City’s Standard Plans, ‘The Greenbook Standard Specifications for Public Works Construction’, ‘California Code of Regulations Title 24’, and the Park and Community Services Specification Guide.
b. The General Contractor shall be properly licensed with the State of California for which the work is being performed. Licenses must be current and in good standing, for the duration of the project.
c. A map of all easements and the corresponding easement rights shall be presented to Parks and Community Services prior to scheduling the Tentative Map for approval.
d. (R) A restriction shall be placed on lots that are adjacent to the Parks and Community Services project, preventing openings or gates accessing the site. This shall be done through Covenants, Conditions, and Restrictions (CC&R’s). A copy of the CC&R’s with this/her restriction noted shall be submitted and approved by the Director of Parks and Community Services or his/her designee prior to the recordation of the Final Map.
e. The following plans require Parks and Community Services written approval:
Tentative tract/parcel maps; rough grading plans (including all Delta changes); Final 33 of 36
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Map; precise grading plans; street improvement plans; traffic signal plans; fence and wall plans; landscape plans for areas adjacent to parks; park improvement plans.
f. (GP) A detailed rough grading plan with profile of all walkways in the parks project shall be submitted and approved by the Director of Parks and Community Services or his/her designee prior to the issuance of grading permits. g. Grading certification and compaction tests are required, prior to any improvements being installed.
h. A minimum two-foot graded bench is required where turf, walkways, or other flat work adjoin landscaped or open space areas.
i. (R) Prior to the approval of the Final Map, a detailed map of the park or community services site and areas adjacent to the site shall be submitted to the Director of Parks and Community Services or his/her designee prior for review and written approval.
j. (R) All necessary documents to convey to the City and/or the Community Services District any required dedications for parks or open space, as specified on the tentative map or in these Conditions of Approval shall be submitted by the developer to Parks and Community Services, prior to the recordation of the final map.
k. (R) Prior to recordation of the Final Map, the developer shall post security (bonds) to guarantee construction of the park to the City’s standards. Copies of the bonds shall be provided to Parks and Community Services, prior to the approval of the Final Map.
l. (BP) Prior to the issuance of the first Building Permit, final park improvement plans (mylars and AutoCAD & PDF file on a CD-ROM) shall be reviewed and approved by the Community Development Department – Planning Division; the Public Works Department – Land Development and Transportation Division; Fire Prevention; and Parks and Community Services Department. Landscaped areas adjacent to the park shall be designed to prevent water on the park. m. Eight sets of complete park and community services site improvement plans shall be submitted to Parks and Community Services for routing. Adjacent landscaping and walls shall be shown on the plans. Final construction plans and details require wet stamped and signed Mylars, eight sets of bond copies and one Mylar copy from the City signed mylars, the AutoCAD file on CD, and a PDF file on CD. As-builts for the parks have the same requirements as final plan submittals. 188. PECIFIC CONDITIONS OF APPROVAL
PCS-2 Parks and Community Services Department
Standard Park and Community Services Project Conditions n. Drive approaches shall adhere to City Std. Plan #
118C.
o. In order to prevent the delay of building permit issuance, any deviation from materials shall be submitted to Director of Parks and Community Services or his/her designee and approved in writing 60-days prior to the commencement of 34 of 36
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park construction.
p. Any
unauthorized deviation from the approved plan, specifications, City Standard Plans, or Conditions of Approval may result in the delay of building permit issuance and/or building Finals/Certificate of Occupancy of the project conditioned for improvements.
q. Where required, decorative solid-grouted block wall (no precision block, stucco, veneer finishes, PVC, or wood fencing) with a minimum height of 72” on the park side shall be installed along lots that adjoin the park. Block walls shall be located solely on private property. If landscaping is to be utilized between the block wall and the park, a PVC fence shall be installed along the park separating the landscaping from the park (where required). All block walls that have public view shall have an anti-graffiti coating per Parks and Community Services specifications. Combination block/tubular steel fences shall only be utilized where approved by Parks and Community Services. Tubular steel shall comply with Parks and Community Services standards. Coating for tubular steel shall be anti-graffiti coating for metal per Parks and Community Services specifications. If alternate products are requested, the requested material(s) shall be presented to the Director of Parks and Community Services or his/her designee for review and approval. Under no circumstances can alternate products be utilized without prior written authorization from the Director of Parks and Community Services or his/her designee. r. All inspections shall be requested two (2) working days in advance from the Parks and Community Services Department at the time of grading and installation of any improvements.
s. Any damage to existing landscape or trail areas due to project construction shall be repaired/replaced by the developer, or developer’s successors in interest, at no cost to the City or Community Services District.
t. (BP)Parks and Community Services project construction in single family developments shall commence prior to 30% of total building permit issuance. Trail completion and acceptance (single family developments) for maintenance shall be completed prior to 70% of total building permit issuance. u. (CO) Parks and Community Services project construction in multi-family or commercial developments shall commence with the rough grading. All Parks and Community Services projects shall be completed and accepted for maintenance prior to the issuance of 50% of the total certificates-of-occupancy (for multi-family and/or commercial developments).
PCS-3 (R) If Special Districts, a Division of the Public Works Department, requires this project to supply a funding source for the continued maintenance , enhancement, and or retrofit of neighborhood parks, open spaces, linear parks, and/or trails systems, the Developer must notify Special Districts of intent to record the final map 70 days prior to recordation of the final map and the financial option selected to fund the continued maintenance. (California Government Code, GP Chapter 2.7)
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PCS-3b (BP) If Special Districts, a Division of the Public Works Department, requires this project to supply a funding source for the continued maintenance , enhancement, and or retrofit of neighborhood parks, open spaces, linear parks, and/or trails systems, the Developer must notify Special Districts of intent to request building permits 70 days prior to their issuance and the financial option selected to fund the continued maintenance. (California Government Code, GP Chapter 2.7) Standard Conditions
189. Detailed final plans (mylars, PDF, and AutoCAD file on a DVD-R) for parks, trails/bikeways, fencing, and adjoining landscaped areas shall be submitted to and approved by the Director of Parks and Community Services, or his/her designee, prior to the issuance of any building permits. All plans are to include a profile showing grade changes.
190. Within the improvements for PCS, the applicant shall show all existing and planned easements
on all maps and plans. Easements on City/CSD owned or maintained parks, trails, bikeways, and landscape shall be identified on each of these plans with the instrument number of the recorded easement.
191. Applicable plan check and inspection fees shall be paid, per the approved City fee schedule.
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