CONDITIONS OF APPROVAL
Tentative Tract Map (PEN22-0077)
CITY OF MORENO VALLEY
CONDITIONS OF APPROVAL
Tentative Tract Map (PEN22-0077)
EFFECTIVE DATE:
EXPIRATION DATE:
COMMUNITY DEVELOPMENT DEPARTMENT
Special Conditions
1. All site plans, grading plans, landscape and irrigation plans, and street improvement plans shall be coordinated for consistency with this approval.
2. This approval shall comply with all applicable requirements of the City of Moreno Valley Municipal Code.
3. 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, the General Plan, and the conditions contained herein per the Municipal Code.
4. A drought tolerant landscape palette shall be utilized throughout the tract in compliance with the City’s Landscape Requirements. (9.17)
5. Prior to recordation of the final map, final median enhancement /landscape/irrigation plans shall be submitted to and approved by the Planning Division, and Public Works Department - Special Districts Division for review and approval by each division. (GP - Circulation Master Plan)
6. All landscaped areas in perpetuity shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
7. 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 per the Municipal Code.
8. Prior to the issuance of building permits, mitigation measures contained in the Mitigation Monitoring Program approved with this project shall be implemented as provided therein.
9. Prior to any site disturbance and /or grading plan submittal, and or final map
CONDITIONS OF APPROVAL
Tentative Tract Map (PEN22-0077)
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)
10. Prior to grading plan approval, wall and fence plans shall be submitted to and 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.
11. Prior to building final, as determined by the Planning Official, all required and proposed fences and walls shall be constructed /installed per the approved plans on file in the Planning Division per the Municipal Code.
12. 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 dwelling units for Tentative Tract Map 38421 pursuant to the administrative procedures defined in the Town Center at Moreno Valley Specific Plan.
13. Prior to the last building final, as determined by the Planning Official, 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 disease-free per the Municipal.
14. 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)
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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 restrictions prohibiting motorized vehicles from these areas. e. Oleander plants or trees shall be prohibited on open space lots adjacent to multi-use trails.
15. All undeveloped portions of the site in perpetuity shall be maintained in a manner that provides for the control of weeds, erosion, and dust per the Municipal.
FIRE DEPARTMENT
Fire Prevention Bureau
16. All Fire Department access roads or driveways shall not exceed 12 percent grade . (CFC 503.2.7 and MVMC 8.36.060[G])
17. 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)
18. 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)
19. 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) 3 of 17
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20. The Fire Code Official is authorized to enforce the fire safety during construction requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)
21. Prior to issuance of Building Permits, the applicant /developer shall participate in the Fire Impact Mitigation Program. (Fee Resolution as adopted by City Council)
22. 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])
23. Prior to issuance of the building permit for development, independent paved access to the nearest paved road, maintained by the City shall be designed and constructed by the developer within the public right of way in accordance with City Standards. (MVMC 8.36.060, CFC 501.4)
24. 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)
25. 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)
26. 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)
27. Prior to construction, all traffic calming designs /devices must be approved by the Fire Marshal and City Engineer.
28. 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.
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PUBLIC WORKS DEPARTMENT
Land Development
29. 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.
30. Any work performed within public right-of-way requires an encroachment permit.
31. 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.
32. The developer shall comply with all applicable provisions of the Specific Plan, 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]
33. 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.
34. 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. 5 of 17
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(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.
35. 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.
36. 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)]
37. 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.
38. 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.
39. Any proposed private storm drain system that connects to an existing storm drain system shall have a manhole placed at the right -of-way line to mark the beginning of the publicly maintained portion of the storm drain.
40. 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. Tract Map;
b. Mass/Rough grading w/ erosion control plan (prior to grading permit issuance);
c. Street, Storm Drain, Sewer and Water (prior to map approval); d. Final drainage study (prior to grading/street improvement plan approval); e. Final WQMP (prior to plan approval);
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f. As-Built revision for all plans (prior to Occupancy release)
41. 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.
42. A completed /signed encroachment permit application required prior to permit issuance.
43. A valid City business license is required for any business doing work within the City (at least receipt showing payment).
44. Approved Certificate of Liability Insurance (COI) for designated permit signer (indicated on application) required prior to permit issuance/extension.
45. Provide a construction schedule prior to encroachment permit issuance.
46. One (1) 24"x36" and one (1) 11 "x17" paper copy of the approved plans required prior to encroachment permit issuance.
47. A pre -construction meeting with project engineer and all necessary field personnel required prior to encroachment permit issuance.
48. An approved traffic control plan required prior to encroachment permit issuance.
49. 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 Department of Tax & Fee Administration construction site sub -permit for the jobsite 7 of 17
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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.
50. 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. [Government Code]
51. 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 . [Municipal Code]
Prior to Grading Plan Approval
52. 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-hour duration events for the 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.
53. Emergency overflow areas shall be shown at all applicable drainage improvement locations in the event that the drainage improvement fails or exceeds full capacity.
54. 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;
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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.
55. 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.
56. 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.
57. 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.
58. 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.
59. 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 9 of 17
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noted on the grading plans.
Prior to Grading Permit
60. 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)]
61. 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.
62. 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.
63. 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)]
64. 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]
65. A completed/signed application required prior to grading permit issuance.
66. A valid City business license for all contractors is required (at least receipt showing payment).
67. Provide a construction schedule prior to grading permit issuance.
68. One (1) 24"x36" and one (1) 11 "x17" paper copy of the approved plans required prior to grading permit issuance.
69. A pre -construction meeting with project engineer and all necessary field personnel required prior to grading permit issuance.
70. An active SWPPP and WDID required prior to grading permit issuance.
71. 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. 10 of 17
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Prior to Map Approval
72. All proposed street names shall be submitted for review and approved by the City Engineer, if applicable. [MC 9.14.090(E.2.k)]
73. 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.
74. After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Land Development Division.
75. Resolution of all drainage issues shall be as approved by the City Engineer.
76. 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]
77. 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.
78. 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]
79. All public improvement plans required for this project shall be approved by the City Engineer in order to execute the Public Improvement Agreement (PIA).
80. 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.
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81. The developer shall enter into a Cooperative Agreement if required by the Riverside County Flood Control and Water Conservation District and the City 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.
Prior to Improvement Plan Approval
82. 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.
83. The developer shall submit clearances from all applicable agencies, and pay all applicable plan check fees.
84. The street improvement plans shall comply with current City policies, plans and applicable City standards (i.e. MVSI-160 series, etc.) throughout this project.
85. 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.
86. 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]
87. 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.
88. 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.
89. All dry and wet utilities shall be shown on the plans and any crossings shall be 12 of 17
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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.
90. 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.
Prior to Occupancy
91. Prior to final occupancy, 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.
92. Prior to final occupancy, the grade certifications shall be submitted for review and approved by the City Engineer.
93. 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, sidewalks, drive approaches, pedestrian ramps, street lights (MVU:
SL-2), signing, striping, 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, catch basins and local depressions.
c. Sewer and water systems including, but not limited to: sanitary sewer, potable water and recycled water.
d. Under grounding of all existing and proposed utilities adjacent to and on -site. [MC 9.14.130]
e. Relocation of overhead electrical utility lines including, but not limited to :
electrical, cable and telephone.
94. For commercial, industrial and multi -family projects, 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 13 of 17
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the covenants and agreements can be obtained by contacting the Land Development Division.
95. 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.
96. 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.
Transportation Engineering Division
97. Conditions of approval may be modified or added if a phasing plan is submitted for this subdivision.
98. Prior to issuance of a construction permit, construction traffic control plans prepared by a qualified, registered Civil or Traffic engineer may be required for plan approval or as required by the City Traffic Engineer.
99. The following report was reviewed and approved by the City Traffic Engineer: Town Center at Moreno Valley Specific Plan Traffic Analysis, prepared by Urban Crossroads, dated February 12, 2025. The applicant is responsible for the mitigations as identified in the TIA or as modified approved by the City Engineer. As identified in Table 1-3, the applicant shall be responsible to either construct improvements, or contribute fair share fees.
Any improvements to Caltrans facilities require approval of Caltrans. Note that these conditions of approval do not imply or convey any agreement or commitment by the 14 of 17
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City as to what improvements Caltrans will allow and approve for facilities in their jurisdiction. The applicant shall be responsible for obtaining a Caltrans encroachment permit prior to performing any work within Caltrans right-of-way. 100. Bike facilities shall be provided along the project frontage in accordance with the City's Bike Master Plan.
101. In the event a bus turnout is required by the City of Moreno Valley and Riverside Transit Agency (RTA) along Alessandro Boulevard, west of Nason Avenue, a bus turnout shall be designed and constructed per City Standard Plan No. MVSI-161-0 and RTA’s design requirements.
102. Prior to the approval of street improvement plans, the intersection of Nason Avenue at Alessandro Boulevard shall be designed to provide the following lane configuration (at a minimum):
- Northbound: One left-turn lane, two through lanes, and one right-turn lane; - Southbound: Two left-turn lanes, three through lanes, and one right-turn lane; - Eastbound: Two left-turn lanes, two through lanes, and one right-turn lane; - Westbound: Two left-turn lanes, one through lane, and one right-turn lane.
The eastbound approach will include a striped area that would accommodate a future, second eastbound through lane once Alessandro Boulevard is widened to the east of Nason Street to accommodate the necessary second receiving lane .
Similarly, the southbound approach will include a striped area that would accommodate a future second southbound left turn lane once Alessandro Boulevard is widened to the east of Nason Street to accommodate the necessary second receiving lane.
The applicant may enter into a reimbursement agreement with the City or as required by the City Engineer for the widening of Alessandro Boulevard, east of Nason Avenue, associated with the second eastbound departure lane. Failure to enter into an agreement with the City may result in no reimbursements. 103. Prior the approval of the street improvement plans, traffic signal plans shall be prepared for the intersection of Alessandro Boulevard at A Street and of Nason Avenue at Larkmead Court.
In the event that the signals are not warranted and not approved by the City Traffic Engineer, a separate signing and striping plan shall be prepared to design the intersections as side -street, stop-controlled intersections. Turn restrictions at Nason Avenue at Larkmead Court shall prohibit the eastbound and westbound left turn movements.
104. Prior to the approval of street improvement plans, a median improvement plans 15 of 17
CONDITIONS OF APPROVAL
Tentative Tract Map (PEN22-0077)
shall be prepared by a registered Civil Engineer for the raised, landscaped median along Nason Avenue and Alessandro Boulevard to accommodate queues as determined by traffic study or as approved by the City Traffic Engineer. The medians shall be designed per current City standards. Median construction shall include, but not be limited to, paving, curbs, landscape, signing and striping. 105. The intersection of Bay Avenue and Street A shall be improved as a four -legged, single-lane roundabout to the satisfaction of the City Engineer 106. 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. Turn lanes shall be striped to provide storage lane lengths in accordance with the traffic study. A two -way left -turn lane shall be installed along Cottonwood Avenue.
107. Prior to the approval of street improvement plans, an interim turnaround area shall be designed at the southerly terminus of Letterman Street in accordance with the Fire Department's requirements.
108. Prior to the final approval of the street improvement plans, the plans shall provide all the necessary lane transitions to match proposed improvements to existing conditions.
109. Prior to map approval, all improvements shall be completed to the satisfaction of the City Engineer or financial securities shall be submitted as a guarantee of the completion of the improvements required by the conditions of approval. 110. Prior to issuance of any building permit, applicants for subsequent developments shall make fair share contributions to the City of Moreno Valley and other agencies for the impacted road segments and intersection as identified in Table 1-3 of the approved traffic study in accordance with the City 's Traffic Impact Analysis (TIA) Guidelines.
111. Prior to the final approval of the street improvement plans, a traffic signal modification plan shall be prepared for the existing traffic signal at the intersection of Nason Avenue and Bay Avenue to accommodate a four -legged intersection .
Traffic signal modification plan shall be prepared per the latest edition of the California Manual on Uniform Traffic Control Devices (CAMUTCD) and current City of Moreno Valley Standard Plans by a qualified registered Civil Engineer. Signal modifications may include, but not be limited to, signal pole installation, replacement or relocation, communication conduit, fiber optic cable, controller cabinet relocation , controller upgrades, signing and striping, and ADA curb ramps.
PARKS & COMMUNITY SERVICES DEPARTMENT
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CONDITIONS OF APPROVAL
Tentative Tract Map (PEN22-0077)
112. Prior to building permit final, unless required differently by local, state or federal law , the developer /owner or developer 's/owner’s successor -in-interest shall pay all applicable impact or mitigation fees, including but not limited to Multi -species Habitat Conservation Plan (MSHCP) mitigation fees, Stephens’ Kangaroo Rat (SKR) Habitat Conservation Plan mitigation fee, Transportation Uniform Mitigation fees (TUMF), and the City’s adopted Development Impact Fees. (Ord) 113. This project is subject to current Quimby Fees.
Standard Conditions
114. Detailed final plans 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.
115. 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.
116. Prior to recordation of the Final Map, the applicant shall post security to guarantee construction or modification of parks, trails and /or bikeways for the City /CSD.
Copies of said documentation shall be provided to PCS, prior to the approval of the Final Map.
117. 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.
118. 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.
119. Applicable plan check and inspection fees shall be paid, per the approved City fee schedule.
120. A restriction shall be placed on lots that back up to City /CSD owned or maintained parks, trails, bikeways, and landscaped areas, preventing openings or gates accessing the City /CSD owned or maintained property. This shall be documented through Covenants, Conditions, and Restrictions (CC&R’s). A copy of the CC &R’s with this 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 17 of 17
CONDITIONS OF APPROVAL
Tentative Tract Map (PEN22-0077)
Map.
121. 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. 18 of 17