ATT 1 - Exhibit B - Tentative Tract Map COAs_ — Murrieta City Council, May 20, 2025

Exhibit “B”

CONDITIONS OF APPROVAL
FOR
TENTATIVE TRACT MAP NO. 38579, MAP-2023-00014
July 24, 2024
Tentative Tract Map No. 38579, MAP-2023-00014 proposes the subdivision of 17.26 acres into 11 parcels for the development of a 243-unit townhome project. Tentative Tract Map No. 38579, MAP-2023-00014 and related Development Plan DP-2023-00024 (APNs: 392-330-003, -007, -020, -021) approvals run with the land and shall be binding upon the owner of the subject property (“Permittee/Owner”) and all subsequent successors in interest to the maximum extent permitted by law.

PLANNING DIVISION
GENERAL REQUIREMENTS:

The project shall be developed in substantial conformance with approved Tentative Tract Map No. 38579, MAP-2023-00014 dated May 15, 2024. This map shall run with the land and be binding upon all successors in interest to the Permittee/Owner to the maximum extent permitted by law. Any proposed change to the map substantially different from this approval shall require an amendment to this approval.

The Permittee/Owner shall defend (with attorneys approved by the City), indemnify, and hold harmless the City of Murrieta, its agents, officers, and employees from any claims, damages, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning this approval of case number(s): Tentative Tract Map No. 38579, MAP-2023-00014. The City will promptly notify the permittee of any such claim, action, or proceeding against the City and will cooperate fully in the defense.

Any fees due the City of Murrieta for processing this project shall be paid to the City within thirty (30) calendar days of final action by the approval authority, including additional noticing/signage costs, City Attorney review fees, and consultant fees (e.g., traffic, landscaping, fire). Failure to pay such outstanding fees within the time specified shall invalidate any approval or conditional approval granted. No permits, site work, or other actions authorized by this action shall be processed by the City, nor permitted, authorized, or commenced until all outstanding fees are paid to the City.

Pursuant to Section 711.4 of the State of California Fish and Game Code, the Permittee/Owner is required to pay a $50.00 handling fee. Said fees shall be paid to the Clerk/Recorder of the County of Riverside at the time the Notice of Exemption (15183) is filed pursuant to Section 21152 of the Public Resources Code. If this fee is not paid, the approval of this project shall not be operative, vested, or final. To comply with State mandated timelines for filing of a Notice of Exemption the above fee must be delivered to the Planning Division within two (2) working days after the Effective Date.

Tentative Tract Map No. 38579 shall record within two (2) years from the date of the approval, or it shall become null and void unless an extension of time is granted pursuant to City ordinance.

All residential lots shall meet the minimum lot size and the Development Standards required by applicable zoning district. The minimum lot size shall be exclusive of any easements for Public Works or for Community Services District purposes.

This land division shall comply with the State of California Subdivision Map Act and all requirements of the City’s Development Code unless modified by the conditions listed herein.

Any subsequent review/approvals required by the conditions of approval, including but not limited to grading or building plan review or review of any mitigation monitoring requirement, shall be reviewed on an hourly basis, or other appropriate fee, as listed in the City’s fee schedule.

The Planning Commission approval date of the original Tentative Tract Map occurred on _______. All determinations of whether the land division is eligible for an extension of time shall be based on this original approval date.

Failure to abide by and faithfully comply with any and all the conditions shall constitute grounds for revocation of said action by the City of Murrieta’s Planning Commission and City Council.

The Permittee/Owner, or any successor-in-interest to the land divider, shall be responsible for the maintenance and upkeep of all slopes, landscaped areas, and irrigation systems within the land division until such time as those operations are the responsibility of the homeowners association or any other successor-in-interest.

The existing native specimen trees on the subject property identified for preservation on the approved Tentative Tract Map shall remain undisturbed. Where they cannot be preserved, any removal of the identified trees shall be subject to the requirements of the City’s Tree Preservation Ordinance and pre-approval by the Development Services Director.

There shall be no offsite signage associated with this land division, except as otherwise provided by the City’s Development Code Chapter 16.38. Violation of this condition of approval may result in no further permits of any type being issued for this subdivision until the unpermitted signage is removed.

The Permittee/Owner, prior to any construction/development on a lot(s), shall post a notice on the site in a location accessible to the public. The notice shall include the contact information of whom to contact the developer/contractor and the City of Murrieta. This shall be made available to the public to address concerns with construction activities related to the development of this project, including but not limited to: noise, dust control, and construction traffic.

The Tentative Tract Map shall comply with all conditions of approval, mitigation measures and design considerations included within the applicable General Plan Mitigation Monitoring and Reporting Program (MMRP) and related Project Design Features (PDF).

Provide evidence that all applicable Conditions of Approval have been satisfied for the Development Plan Permit, for the steps required prior to issuance of any permit, grading permit, and building permits.

Permittee/Owner acknowledges that the City’s approval of this Tentative Tract Map and related Development Plan is based on the Permittee/Owner’s conceptual plans for various improvements, including but not limited to all off-site improvements, emergency access, building elevations, floor plans, landscaping and irrigation, site grading and drainage, hydro modification and water quality improvements, Americans with Disabilities (ADA) accessibility, site lighting, and on-site parking and circulation. Prior to the issuance of permits, the Permittee/Owner shall submit final design plans to the City for review and approval. The plans shall meet or exceed the requirements of the City’s adopted codes and other policies and programs in order to receive the requested permits and any subsequent approvals.

PRIOR TO FINAL MAP RECORDATION:

After approval of the Tentative Tract Map and prior to the expiration of the map, the Permittee/Owner shall cause the real property included within the Tentative Tract Map, or any part thereof, to be surveyed and a Final Map be submitted to the Engineering Department for review and approval.

The Planning Division and Engineering Department shall review any final map to ensure compliance with the approved tentative tract map. All lot sizes and dimensions shall be in conformance with the development standards of the Multi-Family 2, Residential (MF-2) zone.

An application for street naming shall be submitted to the Planning Division for review and approval (allow for a minimum of 30 days for review by city staff).

Permittee/Owner shall prepare a statement to be provided to the potential purchases of each Subdivided lot, and included in escrow for the sale thereof, indication the General Plan and zone designations for all properties abutting the Map boundaries, with direction to contact the City of Murrieta concerning questions concerning potential uses of undeveloped property and indicating that zoning may be subject to future change. The form of the letter shall be reviewed and approved by the City of Murrieta as a condition of the Map approval.

Development of this project may be done progressively in phases provided a plan is submitted and approved with appropriate fees to the Planning Division and approved prior to issuance of any grading permits.

The land divider shall prepare an Environmental Constraints Sheet (ECS) in accordance with Section 16.98.060.R of the City’s Development Code, which shall be filed simultaneously with the plan check review of the final map. A note shall be placed below the surveyor’s notes on the final map stating the following:
“ENVIRONMENTAL CONSTRAINTS NOTE: Environmental Constraints Sheet Affecting this map is on file in the E.C.S. Book__ , Page____. This note affects Lots Nos.____ or Parcel No.___ .” The ECS shall be labeled “ENVIRONMENTAL CONSTRAINTS SHEET” in the top margin. Applicable items shall be shown under a heading labeled “Environmental Constraints Notes” and shall contain the following statement:
“The environmental constraint information shown on this sheet is for informational purposes describing conditions as of the date of filing and is not intended to affect record title interest. This information is derived from public records or reports and does not imply the correctness or sufficiency of those records or reports by the preparer of this map sheet.” The following notes shall be placed on the Environmental Constraints Sheet:

The property is located within a Very High Fire Hazard Zone as identified in the City’s General Plan and State mapping resources, Specific fire protection requirements may be required, including provisions for fuel modification buffer zones and fire prevention construction.

The City is located within the Mt. Palomar Special Lighting Area, as defined in Section 16.18.110 of the Development Code, low-pressure sodium vapor lighting or overhead high-pressure sodium vapor lighting with shields or cut-off luminaries, shall be utilized.

At the time of filing of the parcel map, domestic water and sewer sources are not provided for the Tentative Tract Map.

The required water system, including fire suppression system, shall be installed and accepted prior to any combustible building material placed onsite.

If during construction/grading, cultural resources are encountered, work shall be halted or diverted in the immediate area until a qualified archaeologist is retained to evaluate the finds and make recommendations for mitigation to the Planning Division. Work shall not resume in the area until the mitigation required by the Planning Division has been implemented.

If any human remains are encountered during ground-disturbing activities, all such activities in the vicinity of the discovery shall be terminated immediately and notification shall be provided to the County Coroner’s office, the Pechanga Band of Luiseno Indians and Consulting Tribe(s) shall be contacted to arrange for the management of the remains. Work shall not resume in the vicinity of the discovery until authorized by the City Planner (Planning Division).

A report documenting the monitoring activities shall be submitted to the City of Murrieta within 60 days of the completion of the grading activities. This report shall document the type of cultural resources recovered and the disposition of these resources.

The Permittee/Owner, or any successor-in-interest to the Permittee/Owner, shall be responsible for maintenance and upkeep of all common areas as identified in the recorded Conditions, Covenants, and Restrictions.

The Subdivider/Permittee shall submit the following documents to the City for review and approval by the City Attorney. A Homeowner’s Association shall be established for the maintenance of the private streets, common areas, and drainage courses:

A declaration of covenants, conditions, and restrictions; and A sample document conveying title to the purchaser of an individual lot or unit, which provides that, the CC&Rs are incorporated therein by reference.

The CC&Rs submitted for review shall (a) provide for a minimum term of 60 years, (b) provide for the establishment of a property owners association comprised of the owners of each individual lot or unit, (c) provide for ownership of the common area by either the property owners association or the owners of each individual lot or unit as tenants in common and (d) contain the following provisions verbatim:

Notwithstanding any provision in this Declaration to the contrary, the following provision shall apply:

The homeowner’s association shall have the right to assess the owners of each individual lot or unit for the reasonable cost of maintaining the private streets, and common areas, and shall have the right to lien the property of any such owner who defaults in the payment of a maintenance assessment.

An assessment lien, once created, shall be prior to all other liens recorded subsequent to the notice of the assessment or other document creating the assessment lien.

This declaration shall not be terminated or substantially amended without prior written consent of the Development Services Director of the City of Murrieta or the City’s successor‑in‑interest.

A proposed amendment shall be considered substantial if it affects the extent, usage or maintenance of the private streets, common areas, and recreational lots.

In the event of any conflict between this Declaration and the Articles of Incorporation, the Bylaws or the property owners association Rules and Regulations, if any, this declaration shall control.

In addition, the CC&Rs shall provide a method for the maintenance of the common areas, privately maintained slopes, and drainage course within the final map, and shall provide to the extent they are not adequately enforced as to the requirements in these conditions of approval, the City shall have the right thereupon to enforce them, at the cost of the owner(s). Once approved, the declaration of covenants, conditions and restrictions shall be recorded at the same time that the final map is recorded.

PRIOR TO ISSUANCE OF A BUILDING PERMIT:

An application for addressing and street naming (if applicable) shall be submitted to the planning department for review and approval prior to building permit issuance (allow for a minimum of 30 days for review/written comment by city staff).

The local postal delivery office shall review and approve all proposed postal delivery arrangements, including location and access to all mailboxes. The Permittee/Owner shall provide the City with evidence of postal service approval.

The Permittee/Owner shall pay all applicable fees, mitigation fees or provide proof that all required fees have been paid in accordance with City policies and ordinances in effect at the time of permit issuance.

PRIOR TO BUILDING FINAL INSPECTION:

The Permittee/Owner shall prepare and submit a written report to the City of Murrieta Planning Division demonstrating compliance with all conditions of approval and mitigation measures for this project.

PRIOR TO FINAL OCCUPANCY:

If a sales office is proposed, prior to occupancy clearance for the sales office, the developer shall post in a conspicuous place within the sales office a copy of the City’s most recent General Plan/Zoning Map (or Specific Plan Land Use Map). A copy of the map shall be obtained from the Planning Division at the Developer’s cost. In the event the map is amended, the developer shall post the amended map, to be paid for by the developer. The City will notify the developer if the map is amended.

ENVIRONMENTAL:

The Permittee/Owner shall comply with all the mitigation measures identified in the General Plan Mitigation Monitoring and Reporting Program (MMRP) and Environmental Project Design Features (PDFs) as adopted for the Oak Crest Townhome Project for implementation of Tentative Tract Map No. 38579, MAP-2023-00014.

All applicable General Plan Mitigation Measures and any related Project Design Features shall be printed onto the mylars, within the first three (3) sheets of the construction plans under the heading “Oak Crest Townhome Project Environmental Requirements.” REQUIRED GENERAL PLAN MITIGATION MEASURES FOR PROJECT IMPLEMENTATION:

MM AES-1 For future development located in or immediately adjacent to residentially zoned properties, construction documents shall include language that requires all construction contractors to strictly control the staging of construction equipment and the cleanliness of construction equipment stored or driven beyond the limits of the construction work area. Construction equipment shall be parked and staged within the project site, as distant from the residential use, as reasonably possible. Staging areas shall be screened from view from residential properties.

MM AES-2 Construction documents shall include language requiring that construction vehicles be kept clean and free of mud and dust prior to leaving the development site. Streets surrounding the development site shall be swept daily and maintained free of dirt and debris.

MM AES-3 Construction worker parking may be located offsite with prior approval by the City. On-street parking of construction worker vehicles on residential streets shall be prohibited.

MM AQ-1 Require the use of Tier 4 emissions standards or better for off-road diesel-powered construction equipment of 50 horsepower or greater. To ensure that Tier 4 construction equipment or better will be used during the proposed Project’s construction, South Coast Air Quality Management District (SCAQMD) staff recommends that the Lead Agency include this requirement in applicable bid documents, purchase orders, and contracts. Successful contractor(s) must demonstrate the ability to supply the compliant construction equipment for use prior to any ground disturbing and construction activities. A copy of each unit’s certified tier specification or model year specification and California Air Resources Board (CARB) or SCAQMD operating permit (if applicable) shall be available upon request at the time of mobilization of each applicable unit of equipment. Additionally, the Lead Agency should require periodic reporting and provision of written construction documents by construction contractor(s) to ensure compliance and conduct regular inspections to the maximum extent feasible to ensure compliance.

MM AQ-2 Require zero-emissions or near-zero emission on-road haul trucks such as heavy-duty trucks with natural gas engines that meet the CARB’s adopted optional NOx emissions standard at 0.02 grams per brake horsepower-hour (g/bhp-hr.), if and when feasible. At a minimum, require that construction vendors, contractors, and/or haul truck operators commit to using 2010 model year trucks (e.g., material delivery trucks and soil import/export) that meet CARB’s 2010 engine emissions standards at 0.01 g/bhp-hr. of particulate matter (PM) and 0.20 g/bhp-hr. of NOx emissions or newer, cleaner trucks. The Lead Agency should include this requirement in applicable bid documents, purchase orders, and contracts. Operators shall maintain records of all trucks associated with project construction to document that each truck used meets these emission standards and make the records available for inspection. The Lead Agency should conduct regular inspections to the maximum extent feasible to ensure compliance.

MM AQ-3 Suspend all onsite construction activities when wind speeds (as instantaneous gusts) exceed 25 miles per hour.

MM AQ-4 All trucks hauling dirt, sand, soil or other loose materials are to be covered, or should maintain at least two feet of freeboard in accordance with California Vehicle Code Section 23114 (freeboard means vertical space between the top of the load and top of the trailer).

MM AQ-5 Enter into applicable bid documents, purchase orders, and contracts to notify all construction vendors, contractors, and/or haul truck operators that vehicle and construction equipment idling time will be limited to no longer than five minutes, consistent with the CARB’s policy. For any idling that is expected to take longer than five minutes, the engine should be shut off. Notify construction vendors, contractors, and/or haul truck operators of these idling requirements at the time that the purchase order is issued and again when vehicles enter the proposed Project site. To further ensure that drivers understand the vehicle idling requirement, post signs at the proposed Project site, where appropriate, stating that idling longer than five minutes is not permitted.

MM AQ-6 Have truck routes clearly marked with trailblazer signs, so that trucks will not enter residential areas.

MM AQ-7 Limit the daily number of trucks allowed at the proposed Project to levels analyzed in the CEQA document. If higher daily truck volumes are anticipated to visit the site, the Lead Agency should commit to re-evaluating the proposed Project through the CEQA process prior to allowing this land use or higher activity level.

MM CR-1 Future development projects shall continue to be evaluated for cultural resources by the City of Murrieta through review by the Eastern Information Center (EIC) and notification of and consultation with the local tribes for new entitlement projects. The projects shall be evaluated for compliance with the California Environmental Quality Act (CEQA) and where feasible, avoidance of cultural resources. If, following review by the EIC and/or tribal consultation, it is determined that there is a potential for impacts to cultural resources, further cultural resources analysis by a qualified professional(s), as defined in Mitigation Measure CR-2, may be required by the City.

MM CR-2 In the event that cultural resources (archaeological and historical) resources are inadvertently unearthed during excavation and grading activities of any future development project, the contractor shall cease all earth-disturbing activities within a 100-foot radius of the area of discovery. If not already retained due to conditions present pursuant to Mitigation Measure CR-1, the project proponent shall retain a qualified professional (i.e., archaeologist, Native American Tribal monitor), subject to approval by the City of Murrieta to evaluate the significance of the find and appropriate course of action (refer to Mitigation Measures CR-1 and CR-3). If avoidance of the resources is not feasible, salvage operation requirements pursuant to Section 15064.5 of the CEQA Guidelines shall be followed. After the find has been appropriately avoided or mitigated, work in the area may resume.

MM CR-3 In the event that human remains are unearthed during excavation and grading activities of any future development project, all activity shall cease immediately. Pursuant to State Health and Safety Code Section 7050.5, no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall within 24 hours notify the Native American Heritage Commission (NAHC). The NAHC shall then contact the most likely descendant of the deceased Native American, who shall serve as consultant on how to proceed with the remains.

MM GEO-1 Prior to issuance of a Grading Permit for each future development project, a registered geologist or soil engineer shall prepare an area-specific Geologic Study, which shall be submitted to the Public Works (Engineering Department) or Building and Safety Division for approval. The Geologic Study shall specify the measures necessary to mitigate impacts related to fault rupture, groundshaking, landslides, liquefaction or dynamic settling, expansive or collapsible soils, lateral spreading, and other geologic and seismic hazards, if any. All recommendations in the Geologic Study shall be implemented during area preparation, grading, and construction.

MM GEO-2 Prior to issuance of any Grading Permit, project applicants of future development projects shall comply with each of the recommendations detailed in the Geotechnical Study, and other such measure(s) as the City deems necessary to adequately mitigate potential seismic and geotechnical hazards.

MM HHM-1 The Community Development Department, in cooperation with the Murrieta Fire Department and the Riverside County Community Health Agency, Materials Management Division, shall provide information to businesses on viable alternatives to hazardous materials. Create an informational pamphlet with existing hazardous material substitutions and retailers that sell the materials. Offer the information to applicable business owners who are required to file as a hazardous waste handler in the City.

MM HHM-2 The Community Development Department, in cooperation with the Murrieta Fire Department and the Riverside County Community Health Agency, Materials Management Division, shall provide information on viable alternatives to household hazardous materials on the City’s website so households may use alternatives. Information will also educate the public to the health, safety, and environmental benefits of using non-hazardous substitutions.

MM HHM-3 Prior to development approval on a project-by-project basis, the project applicant shall confirm the presence or absence of hazardous materials pertaining to the release of hazardous materials into the soil, surface water, and/or groundwater. If necessary, development shall undergo site characterization and remediation on a project-by-project basis, per applicable Federal, State, and/or local standards and guidelines set by the applicable regulatory agency.

MM HYD-1 Prior to issuance of any Grading or Building Permit, and as part of the future development’s compliance with the NPDES requirements, a Notice of Intent shall be prepared and submitted to the San Diego RWQCB providing notification and intent to comply with the State of California General Construction Permit. Also, a Stormwater Pollution Prevention Plan (SWPPP) shall be reviewed and approved by the Director of Public Works and the City Engineer for water quality construction activities onsite. A copy of the SWPPP shall be available and implemented at the construction site at all times. The SWPPP shall outline the source control and/or treatment control BMPs to avoid or mitigate runoff pollutants at the construction site to the “maximum extent practicable.” All recommendations in the Plan shall be implemented during area preparation, grading, and construction. The project applicant shall comply with each of the recommendations detailed in the Study, and other such measure(s) as the City deems necessary to mitigate potential stormwater runoff impacts.

MM HYD-2 Prior to issuance of any Grading Permit, future development projects shall prepare, to the satisfaction of the Director of Public Works and the City Engineer, a Water Quality Management Plan or Stormwater Mitigation Plan, which includes Best Management Practices (BMPs), in accordance with the Riverside County DAMP and the Murrieta WQMP. All recommendations in the Plan shall be implemented during post construction/operation phase. The project applicant shall comply with each of the recommendations detailed in the Study, and other such measure(s) as the City deems necessary to mitigate potential water quality impacts.

MM FP-1 The Murrieta Fire Department shall review future development projects to determine if a Fuel Modification Plan is required. If required, project applicants shall prepare the Fuel Modification Plan in accordance with Fire Department requirements prior to the issuance of a grading or building permit.

MM FP-2 Brush clearance shall be conducted prior to initiation of construction activities in accordance with Murrieta Fire Department requirements.

MM FP-3 Adequate access to all buildings on the project site shall be provided for emergency vehicles during the building construction process.

MM FP-4 Adequate water availability shall be provided to service construction activities.

MM SCH-1 Prior to the issuance of certificate of occupancy, individual project applicants shall submit evidence to the City of Murrieta that legally required school impact mitigation fees have been paid per the mitigation established by the applicable school district.

MM WW-1 Prior to issuance of a wastewater permit for any future development project, the Project Applicant shall pay applicable connection and/or user fees to RCWD, EVMWD, WMWD, or EMWD.

MM WW-2 Prior to issuance of a building permit for any future development project, the Project Applicant shall prepare an engineering study to support the adequacy of the sewer systems and submit the engineering study to the City for review and approval. Any improvements recommended in the engineering study shall be installed prior to the certificate of occupancy for the development project.

MM WW-3 Prior to issuance of a building permit for any future development project, the Project Applicant shall provide evidence that the EMWD has sufficient wastewater transmission and treatment plant capacity to accept sewage flows from buildings for which building permits are being requested.

REQUIRED ENVIRONMENTAL PROJECT DESIGN FEATURES FOR PROJECT IMPLEMENTATION:

PCOA BIO-1
Nesting Birds
To maintain compliance with the MBTA and CFG Code if ground disturbing and/or vegetation clearance activities are scheduled to occur during the avian nesting season (typically February 1 through August 31). A pre-construction nesting bird survey shall be conducted by a qualified biologist within the project impact footprint and a 500-foot buffer where legal access is granted around the disturbance footprint. Surveys shall be conducted within 3 days prior to initiation of activity.

If an active nest is detected during the nesting bird survey. avoidance buffers shall be implemented as determined by a qualified biologist. The buffer shall be of a distance to ensure avoidance of adverse effects to the nesting bird by accounting for topography, ambient conditions. species, nest location. and activity type. All nests shall be monitored as determined by the qualified biologist until nestlings have fledged and dispersed or it is confirmed that the nest has been unsuccessful or abandoned. The qualified biologist shall halt all construction activities within proximity to an active nest if it is determined that the activities are harassing the nest and may result in nest abandonment or take. The qualified biologist shall also have the authority to require implementation of avoidance measures related to noise, vibration, or light pollution if indirect impacts are resulting in harassment of the nest.

PCOA BIO-2 The removal of structures, trees, and snags should be performed outside of the bat maternity roosting season (April 1 through August 15). For structures and trees greater than 16 inches in diameter at breast height that may be disturbed by future activities on the site, irrespective of the time of year, a bat roost assessment shall be conducted to assess the suitability of these areas for day roosting and maternity roosting bats. This assessment shall be conducted by a qualified biologist at least 30 days prior to disturbance. If any of these areas are found to be suitable for roosting bats or show signs of bat use, roost exclusion should occur prior to disturbance. If a maternity roost is discovered or special-status bats are observed, avoidance and minimization measures to avoid impacts should be developed in consultation with the California Department of Fish and Wildlife. Irrespective of the time of year, felled trees and snags shall lay undisturbed for one night to allow any day roosting bats to leave the tree or snag before chipping, grinding, or off-hauling.

PCOA BIO-3 A rare plant survey shall be conducted by a qualified biologist at the site in the spring to confirm the lack of potential for special-status plant species to occur.

PCOA BIO-4
Burrowing Owl MSHCP 30-day Clearance Survey
A pre-construction survey for resident burrowing owls shall be conducted by a qualified biologist within 30 days prior to commencement of grading and construction activities within those portions of the Project site containing suitable burrowing owl habitat. The pre-construction survey shall include suitable habitat up to 656 feet (200 meters) from proposed activities and be conducted prior to the start of staging and construction, regardless of the time of year. Occupied burrows shall not be disturbed during the nesting season (February 1 through August 31) unless a qualified biologist verifies that either: (1) the birds have not begun egg-laying and incubation; or (2) that juveniles from the occupied burrows are foraging independently and capable of independent survival. If burrowing owl is detected within the disturbance area during the non-nesting season and the burrow cannot be avoided, burrowing owl exclusion shall be implemented. At least 1 week will be allowed to accomplish this and allow the owls to acclimate to alternate burrows. If burrowing owl is detected outside the disturbance area but within the Project Area during the non-nesting season, vehicle traffic and construction noise and visual disturbance shall be minimized to reduce the potential for flushing overwintering owls from protective burrows. The results of all preconstruction surveys for burrowing owl shall be provided in a written report to the City of Murrieta Planning Department and other agencies when required by applicable permits and survey protocols.

PCOA BIO-5
Prior to ground disturbing activities, exclusion barriers and/or fencing shall be installed to exclude sensitive wildlife from areas of active construction. The design of the exclusion barriers and fencing will be approved by a qualified biologist and shall be installed in the presence of a qualified biological monitor. The fence will be made of a material that does not allow sensitive reptiles and mammals to pass through, and the bottom will be buried to a depth of a minimum of four inches so that these species cannot crawl under the fence. All support for the exclusion fencing will be placed on the inside of the Project footprint.

A qualified biological monitor will be present during wildlife exclusion fence installation and removal, and during all vegetation clearing, grubbing, and initial ground disturbance. The monitor will have demonstrated experience in biological construction monitoring and knowledge of the biology of the special-status species that may be found in the Study Area., The monitor(s) will have the authority to halt construction, if necessary, if noncompliance actions occur. The biologist will conduct weekly site checks to provide guidance for fence maintenance, provide environmental sensitivity training, and document compliance with permit conditions.

PCOA BIO-6
City of Murrieta Protected Trees
No protected tree shall be removed, cut down, or otherwise destroyed unless a tree removal permit has been approved by the Director. Notwithstanding the above, a tree removal permit shall not be required in the event that the removal or relocation of a protected tree is proposed as part of a discretionary permit application. While a tree removal permit is not required, all other provisions of this chapter shall still apply to the discretionary permit.

The design of each project shall recognize the desirability of preserving protected trees to the greatest extent feasible. The design of the grading and other improvements shall reflect consideration of the following safeguards.

Provision of sufficient growing areas as required oy individual species; No disruption or removal of structural or feeder roots; Fencing of trees at or beyond their drip lines during grading and construction activities; No filling cutting, development, or compaction of soils within the drip line; Preservation of oak leaf litter below the drip line; and Other measures required by the particular species of tree(s) to be preserved as recommended fly the consulting arborist, horticulturist, or landscape architect.

It is recognized that the preservation of all healthy trees on a development site may sometimes conflict with reasonable land developmental considerations (e.g., adequate drainage, grading, circulation, safety, and provision of utilities.) However, the design of the proposed development shall address preservation of the most desirable and significant of the healthy trees and the developer is encouraged to utilize creative land planning techniques to achieve this goal.

The review authority shall consider each development proposal and determine the adequacy and appropriateness of the proposed plan to preserve and maintain protected treas. Grading and landscaping plans shall implement an approved tree preservation program. The locations of all protected trees shall be indicated on the plans by the number of the trees as described in the tree report. Notes shall identify which trees are to be preserved, and which may be removed. Plans shall be consistent with the required tree protection mitigation measures included in the project application, initial study, mitigated negative declaration environmental impact report and monitoring plan, and the conditions of the development approval. Plans shall be approved by the director and the city engineer. Prior to use inauguration, the preserved trees shall he trimmed for healthy balance, structural integrity and ornamental appearance as recommended in the tree report for the project.

The precise vertical and horizontal locations (plus or minus one foot) of all protected trees shall be shown on the site plan as part of the initial application unless the project does not involve exterior alterations or construction activities.

PCOA BIO-7
Western Riverside Multiple Species Habitat Conservation Plan Urban Wildlife Interface Guidelines The Owner/Permittee shall implement the following Urban Wildlife Interface Guidelines (Western Riverside County MSHCP Section 6.1.4) to minimize and avoid indirect effects from development adjacent to MCHCP Conservation Areas, where applicable:

The project applicant shall implement the following Urban Wildlife Interface Guidelines (Western Riverside County MSHCP Section 6.1.4) to minimize and avoid indirect effects from development adjacent to MSHCP Conservation Areas, where applicable.

Drainage: proposed developments in proximity to the MSHCP Conservation Area shall incorporate measures, including measures required through the National Pollutant Discharge Elimination System (NPDES) requirements, to ensure that the quantity and quality of runoff discharged to the MSHCP Conservation Area is not altered in an adverse way when compared with existing conditions. In particular, measures shall be put in place to avoid discharge of untreated surface runoff from developed and paved areas into the NISHCP Conservation Area. Stormwater systems shall be designed to prevent the release of toxins, chemicals, petroleum products, exotic plant materials or other elements that might degrade or harm biological resources or ecosystem processes within the MSHCP Conservation Area. This can be accomplished using variety of methods including natural detention basins, grass swales or mechanical trapping devices. Regular maintenance shall occur to ensure effective operations of runoff control systems Toxins. Land uses proposed in proximity to the MSHCP Conservation Area that use chemicals to generate byproducts such as manure that are potentially toxic or may adversely affect wildlife species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharge to the MSHCP Conservation Area. Measures such as those employed to address drainage issues shall be implemented.

PCOA BIO-8
MSHCP Best Management Practices
The following Best Management Practices (BMPs), as applicable, shall be implemented for the duration of construction.

A qualified biologist shall conduct a training session for project personnel prior to grading. The training shall include a description of the species of concern and its habitats, the general provisions of the Endangered Species Act (ESA) and the Western Riverside County Multiple Species Habitat Conservation Plan {MSHCP), the need to adhere to the provisions of the ESA and the MSHCP, the penalties associated with violating the provisions of the ESA. the general measures that are being implemented to conserve the species of concern as they relate to the project, and the access routes to and project site boundaries within which the project activities must be accomplished.

Water pollution and erosion control plans shall be developed and implemented in accordance with RWQCB requirements.

The footprint of disturbance shall be minimized to the maximum extent feasible. Access to the site shall be pre-existing access routes to the greatest extent possible.

The upstream and downstream limits of project disturbance plus lateral limits of disturbance on either of the of the stream shall be clearly defined and marked in the field and reviewed by the biologist prior to the initiation of work.

Projects should be designed to avoid the placement of equipment and personnel within the stream channel or on sand and gravel banks, bars. and adjacent upland habitats used by target species of concern.

Projects that cannot be conducted without placing equipment car personnel in sensitive habitats should be timed to avoid the breeding areas of riparian species identified in MSHCP Global Species Objective No. 7.

When stream flows must be diverted, the diversions shall be conducted using sandbags or other methods requiring minimal instream impacts. Silt fencing or other sediment trapping materials shall be installed at the downstream end of construction activity to minimize the transport of sediments offsite. Settling ponds where sediment is collected shall be cleaned out in a manner that prevents the sediment from reentering the stream . Care shall be exercised when removing silt fences, as feasible, to prevent debris or sediment from returning to the stream.

Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risk of drainage into riparian areas or other sensitive habitats. These designated areas shall be located in such a manner as to prevent any runoff from entering sensitive habitat. Necessary precautions shall be taken to prevent the release of cement or other toxic substances into surface waters. Project-related spills of hazardous materials shall be reported to appropriate entities, including but not limited to, the applicable jurisdictional city, USFWS, CDFW, and RWQCB, and shall be cleaned up immediately and contaminated soils removed to approved disposal areas.

Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks.

The qualified project biologist shall monitor construction activities for the duration of the project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat and species of concern outside the project footprint.

The removal of native vegetation shall be avoided and minimized to the maximum extent practicable. Temporary impacts shall be returned to pre-existing contours and revegetated with appropriate native species.

Exotic species that prey upon or displace target species of concern should be permanently removed from the site to the extent feasible.

To avoid attracting predators of the species of concern. the project site shall be kept as clean of debris as possible. All food-related trash items should be enclosed in sealed containers and regularly removed from the site.

Construction employees shall strictly limit their activities, vehicles, equipment, and construction materials to the proposed project footprint and designated staging areas and routes of travel. The construction area(s) shall be the minimal area necessary to complete the project and shall be specified in the construction plans. Construction limits will be fenced with orange snow screen Exclusion fencing should be maintained until the completion of all construction activities. Employees shall be instructed that their activities are restricted to the construction areas.

The Permittee shall have the right to access and inspect any sites of approved projects including any restoration/enhancement area for compliance with project approval conditions, including these best management practices PCOA BIO-9 Biology
During construction of the Project, food-related trash items such as wrappers, cans, bottles, and food scraps will be disposed of in solid, closed containers (trash cans) and removed at the end of each work day to eliminate an attraction to predators of listed sensitive species identified on the Project site.

PCOA BIO-10 Mitigation and On-Site Replanting
Prior to issuance of grading permits, the Project Applicant shall obtain the appropriate permits/approvals from the regulatory agencies, including a Corps Section 404 permit, RWQCB Section 401 Water Quality Certification, CDFW Section 1602 Streambed Alteration Agreement for impacts to jurisdictional areas, and RCA review/approval of impacts to MSHCP riverine resources. As part of the permitting process, it is expected that the regulatory agencies shall require compensatory mitigation for permanent impacts to 0.59-acre of MSHCP Section 6.1.2 riparian and riverine resources located within the two drainages located on the Project site, including 0.57-acre of MSHCP riparian resources, and 0.02-acre of MSHCP riverine resources.

The applicant’s complete mitigation proposal includes the following options:

The purchase of 0.88 acre of re-establishment mitigation credits from the San Luis Rey Mitigation Bank; and The purchase of 4.13 acres of preservation credits at the Barry Jones Skunk Hollow Mitigation Bank; and The planting of 100, 1 gallon oak trees within preserved areas on-site and within a City owned and managed open space parcel (Los Alamos Sports Park, Phase II)..

Or,
The use of an off-site PRM project with equivalent or superior natural resources to be added to the MSHCP preserve system.

PCOA CUL-1 During grading activities surrounding cultural resource 10041.1 NDY 01, controlled grading shall be required. Controlled grading shall be directed by an archeological monitor in concert with a Native American monitor.

PCOA CUL-2 Prior to the issuance of a grading permit, the Applicant shall provide written verification that a certified archaeologist and Native American monitor have been retained to monitor all ground disturbance activities in the western half and the ungraded southeast corner of the Project site. This verification shall be presented in a letter from the Project Archaeologist.

PCOA CUL-3 If cultural resources are encountered during ground-disturbing activities, work in the immediate area must halt and an archaeologist meeting the Secretary of the Interior’s Historic Preservation Professional Qualification Standards for archaeology (National Park Service 1997) must be contacted immediately to evaluate the find. If the discovery proves to be significant under CEQA or Section 106, additional work such as data recovery excavation may be warranted.

PCOA CUL-4 If human remains are found during ground-disturbing activities, the State of California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the county coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. In the event of an unanticipated discovery of human remains, the county coroner must be notified immediately. If the human remains are determined to be prehistoric, the coroner will notify the Native American Heritage Commission, which will determine and notify a Most Likely Descendant. The Most Likely Descendant shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials.

PCOA CUL-5 If, during earthwork and ground-disturbing activities, unique cultural resources, as that term is defined in PRC para. 21083,2(g), or an historic resource, as that term is defined in PRC para. 21084.1, are discovered and the resources were not assessed or addressed by the prior archaeological investigations or environmental assessment conducted prior to project approval, the following procedures shall be implemented:

All earthwork and ground-disturbing activities within 100 feet (“buffer area”) of the discovery will be halted while the Project Archaeologist makes an initial assessment of the significance of the discovery.

Once the Project Archaeologist makes the initial assessment, the City Planner will convene a meeting with the Project Applicant, Project Archaeologist, and tribe(s) to discuss the significance of the discovery and what mitigation measures are feasible in accordance with examples in PRC para. 21083.2(b). If the parties cannot reach agreement on a feasible mitigation measure, the City Planner with the assistance of a third-party archaeologist will make a final determination on the appropriate mitigation and treatment of the resources; if there are disagreements with the determination, a Project Issue Resolution (PIR) meeting will be facilitated.

Earthwork and ground-disturbing will not resume within the buffer area of the discovery until an agreement has been reached by all parties as to the appropriate mitigation and treatment of the resources. Earthwork and ground disturbing activities will be allowed to continue outside of the buffer area and will be monitored by archaeological and tribal monitors.

Treatment and avoidance of any newly discovered resources will be consistent with these mitigation measures and the Cultural Resources Monitoring Plan as required by MM CUL‑1.

PCOA CUL-6 At least thirty (30) days prior to submittal of the final grading plans to the City, the Project Applicant, Project Archaeologist, City planner and tribe(s) will meet and develop a Cultural Resources Monitoring Plan (“CRMP) for the treatment and mitigation of Native American cultural resources discovered during Project development. Treatment of the newly discovered resource(s) will be consistent with the terms and provisions of the CRMP and may be amended by the parties as agreed upon. Prior to its finalization, the Project Archaeologist will circulate the draft CRMP to the City Planner and any tribe(s) requesting monitoring of the Project for review and comment. The final document will include information provided by the tribe(s) concerning tribal methods and practices and other appropriate issues that may be relevant to culturally appropriate treatment of the resources. The involved parties will make good-faith efforts to incorporate the Tribe’s comments. The City Planner will have final review and approval authority for the CRMP. If there are disagreements with the approval, a Project Issue Resolution (PIR) meeting will be facilitated. All parties are required to withhold public disclosure of information related to the treatment and mitigation of cultural resource(s) pursuant to the specific exemption set forth in CGC para. 6254(r).

PCOA CUL-7 Should any subsurface cultural resources be encountered during construction of these facilities, earthmoving, or grading activities in the immediate area of the finds shall be halted and an onsite inspection shall be performed immediately by a qualified archaeologist. Responsibility for making this determination shall be with the City's onsite inspector. The archaeological professional shall assess the find, determine its significance, and make recommendations for appropriate mitigation measures within the guidelines of the California Environmental Quality Act. Measures in accordance with SC CUL-3 and SC CUL-4 shall be followed if the accidentally exposed cultural material is also a Tribal Cultural Resource.

PCOA CUL-8 On-Site Preservation/Reburial Location for Sensitive Native American Resources. All Native American sensitive resources including, without limitation, ceremonial items, sacred items, and grave goods as those same are identified by the tribe(s) during Project earthwork and ground-disturbing activities, will be reburied on the Project property. At least thirty (30) days prior to submittal of final grading plans to the City, the Project Applicant, Project Archaeologist, City Planner, and the tribe(s) will meet to identify the location(s) for on-site reburial (the “Preservation Site(s)”). During the meeting, the group will develop a confidential exhibit depicting and describing the Preservation Site(s), which exhibit will be kept by the City Planner under confidential cover and not subject to a Public Records Act request.

The Preservation Site(s) will be located within the Project site development envelope of the Project, outside of any known and identified cultural resource sites. Prior to the issuance of the first building permit for the applicable tract or phase that includes a Preservation Site location, the Project Applicant will record a restrictive covenant over the Preservation Site with the intent to ensure the site remains in an undisturbed state in perpetuity.

Any Preservation Site that includes relocated/ reburied Native American cultural resources will be capped by first placing a layer of geomat fabric over the reburied resources, and then filling the site with clean, sterile soil and contouring the site to appear in a natural state. Once a Preservation Site has been filled and contoured, no earthwork or ground-disturbing activities or subsurface facilities will be permitted in the Preservation Site, with the exception of those activities and requirements that may be required pursuant to the Fire Protection Technical Report.

PCOA CUL-9 The project shall comply with all requirements for the avoidance and treatment of Tribal Cultural Resources and incorporate the utilization of controlled grading techniques and relocation of resources as provided under Confidential Exhibits, Figure 1 “Relocation Area", and Figure 2 “Control Grading Area.” The relocation (if feasible) and/or replanting of elderberry shrub(s) shall be implemented at an agreeable onsite location(s) consistent with the Planning Division with the future submittal of the project’s landscaping plans.

PCOA CUL-10 Prior to vegetation clearance and issuance of grading permits, the Project Applicant shall provide evidence that on-site preservation of 0.62-acre of coast live oak habitat and area for potential cultural reburial sites, should cultural materials be unearthed during construction, has occurred.

PCOA WF-1 The Project would be designed to include the following alternative FMZ compliance features:

Application of Chapter 7A of the 2022 California Building Code, ignition resistant requirements.

Minimum 1-hour rated exterior walls and doors.

Multi-pane glazing with a minimum of one tempered pane. For structures located along the northern edge of the property unable to achieve the full 100 feet of FMZs, dual-pane dual-tempered glass windows will be installed on the exposed sides of residential structures.

Ember-resistant vents.

Automatic, interior fire sprinkler system to code for occupancy type.

Low home ignitability, including construction materials and 10 meters of vegetation modification.

Non-combustible, concrete masonry unit (CMU) heat-deflecting wall 6 feet in height (lower 1 to 2 feet block wall and upper 4 to 5 feet dual pane, one pane tempered glazing or a six-foot high CMU block wall) along the northern edge of the property where 100 feet of fuel modification is not feasible.

PCOA-WF-2 Prior to issuance of buildings permits, the City of Murrieta Building and Safety Division shall confirm wildland/on-site open space area exposed sides of the structures along the northern side and in the northwest portion of the Project site, respectively, include 5/8-inch Type X fire rated gypsum sheathing applied behind the exterior covering or cladding (stucco or exterior siding) on the exterior side of the framing, from the foundation to the roof. This requirement shall apply for facades facing the open space and naturally vegetated areas.

FINAL INSPECTION:

Unless otherwise indicated, all conditions, mitigation measures, and other requirements shall be fully constructed and implemented prior to the final inspection of the building and/or site improvements.

The Permittee/Owner shall contact the Planning Division a minimum of 72 hours (to allow for scheduling) prior to any final inspection for this project.

ENGINEERING DEPARTMENT:

The Engineering Department recommends the following Conditions of Approval.

All items required to be submitted shall be, at a minimum, in electronic format (e.g., PDF, Word). Hard copies may also be required.

All conditions as approved shall be completed by the Permittee/Owner at no cost to the City, unless specified otherwise.

GENERAL REQUIREMENTS:

The Permittee/Owner shall submit a PDF of the Preliminary Title Report (PTR) along with PDFs of each/all referenced/hyperlinked documents identified within PTR. Additionally, the PTR shall be provided with current hyperlinks for verification of referenced documents.

Prior to issuance of any grading permit or any other grant of approval, the Permittee/Owner shall submit the approved discretionary plans and reports (e.g., Tentative Map, Preliminary Grading Plan, Preliminary Water Quality Management Plan, Preliminary Hydrology Study, etc.) that were approved as part of the Discretionary Review Process, in addition to all applicable onsite and offsite plans, reports, reference documents, and/or document(s) deemed relevant for the issuance of a permit.

This project has discretionary plans and/or reports that were not finalized/approved during the discretionary review process, the Permittee/Owner shall submit those plans and reports along with any plans check comments. Not submitting these plans and/or reports may delay the review process.

It is understood that the Tentative Map correctly shows all existing and proposed easements, travel ways, grading, drainage courses, etc., and that any omission may require the resubmittal of documents and/or plans associated with this application for additional consideration.

The Permittee/Owner shall defend (with attorneys approved by the City), indemnify and hold harmless the City of Murrieta, its agents, officers, and employees from any claims, damages, actions, or proceedings against the City or its agents, officers, or employees, to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning any approvals. The City will promptly notify the Permittee/Owner of any such claim, action, or proceeding against the City and will cooperate fully in the defense.

Grading plans’ 1st submittal, with building pad location and elevation information, shall be submitted prior to, or concurrently with, building plans’ 1st submittal. However, building plans’ 1st submittal shall NOT be submitted prior to grading plans’ 1st submittal. Moreover, building plans’ 2nd submittal shall incorporate all applicable 1st review grading plans’ comments. Subsequent building plan submittals shall also coincide with grading plans’ latest and applicable revisions.

Prior to any permit issuance, all plans and reports shall be approved in accordance with the Murrieta Municipal Code.

Prior to the issuance of any occupancy permit, all public improvements set forth in these Conditions of Approval shall be completed and accepted/as-built.

In addition to any applicable permit issuance, an Encroachment Permit shall also be obtained from the Engineering Department prior to commencement of any construction within City right-of-way or public jurisdiction easements.

If applicable, an Encroachment Permit shall be obtained from CalTrans, Riverside County Flood Control and Water Conservation District, etc. prior to commencement of any construction within their right-of-way. Proof of permit issuance, or verification of acknowledgement with no permit issuance requirement, shall be submitted prior to city-issued permit issuance affecting said easement(s). Additionally, said approvals/acknowledgements shall be identified on the subject grading and/or improvement plans, as applicable.

All Engineering Plans (e.g., Improvement Plans, Grading Plans) shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City-formatted bond sheets. The Permittee/Owner shall review all plan check comments, make certain their consultants address all comments in each subsequent submittal, and return all plan check comments with each subsequent submittal. Failure to do so may result in additional plan check fees due to additional review time.

The Permittee/Owner shall comply with all current and applicable requirements set forth in the City of Murrieta’s Municipal Code, Development Code, Standard Drawings, Ordinances, Policies, and Resolutions, along with all applicable State (e.g., State Water Resources Control Board) and Federal regulations, whether or not such provisions or requirements have been specifically set forth in these conditions, all of which are now incorporated herein by reference, and fully set forth at this point.

Prior to approval of any plans, reports, or legal documents and/or permit issuance, the Permittee/Owner shall pay all outstanding plan check and processing fees.

Security bonds, for a portion of the construction costs as outlined in the final cost estimate(s), shall be in the form of a cash deposit, as approved by the City Engineer.

PRIOR TO ISSUANCE OF ANY PERMIT, THE PERMITTEE/OWNER SHALL COMPLETE THE FOLLOWING:

OFFSITE PROPERTY/EASEMENT ACQUISITIONS
Prior to any permit issuance, the Permittee/Owner shall coordinate with adjacent property owners affected by proposed onsite and/or offsite improvements. The Permittee/Owner shall be solely responsible for acquisition of any necessary easements, agreements, etc. prior to plan approval. All easements, agreements, etc. shall be notarized and recorded in a format acceptable to the City Engineer.

Agreements and/or easements shall designate maintenance responsibilities conforming to those associated/identified on the approved Tentative Map. The agreements and/or easements shall also address uninterrupted access and utility services to affected existing properties during construction, and show the recording information (instrument number and date) on the appropriate plan(s).

Upon property/easement acquisition, the Permittee/Owner shall complete the improvements as approved by the City.

STREET IMPROVEMENT PLANS
The Permittee/Owner shall provide the following items, but may be required to provide additional items to substantiate the proposed design:

A Street Improvement Plan prepared by a registered Civil Engineer in accordance with City standards, Caltrans standards, and MUTCD requirements, with all improvements subject to the approval of the City Engineer.

The Street Improvement Plan shall include within it the following:

Signing and Striping plan, designed by a registered Civil Engineer and included with the street improvement plans for the project.

Traffic Signal Plan designed by a registered Civil Engineer and included with the street improvement plans for the project.

Storm Drain Improvement Plans prepared by a registered Civil Engineer and included with the street improvement plans for the project.

A Cost Estimate prepared by a registered civil engineer. The cost estimate shall include all costs but not limited to plan preparation, plan check fees, permit fees, bonding, staking, construction costs, erosion control, soils engineering; construction management, etc.

The centerline profile may be required to extend a minimum of 300 feet beyond the project boundaries showing grade, alignment, and/or striping, depending on the proposed design and existing conditions.

All street improvements shall be designed to provide adequate right-of-way and transitions to existing improvements.

Private Roads shall be designed to meet City standards except when allowed otherwise by the City Engineer. The private access easement providing the main vehicular access to each created parcel shall be dedicated on a map (or separate document, as approved by the City Engineer) as a separate lettered lot.

City-maintained drainage facilities located outside of city right-of-way shall be accompanied with proper public drainage easements to be reviewed and approved by the City, and recorded on a city-approved format.

All storm drain easement widths shall adhere to Riverside County’s storm drain easement width chart and have a max cross slope of 5%.

The parkway cross slope in the public right-of-way shall be two percent, unless otherwise approved by the City Engineer.

The Permittee/Owner shall design, for the guarantee of construction, the following public improvements to the current City of Murrieta Circulation Element and corresponding City standards. Improvements may include, but are not limited to: paving, curb and gutter; sidewalk; street lights; drainage facilities; water quality best management practices; signing and striping; utilities, including but not limited to, water and sewer; landscaping; with all improvements subject to the approval of the City Engineer.

Design Arendt Ln frontage to be improved to a half width of 30 feet centerline to right-of-way, per Local Street City Standard Drawing #106.

The required improvements shall include, opposite centerline, a minimum of 12 feet A.C. paved surface, with a redwood header, and 8 feet graded shoulder.

The required improvements shall include, and clearly show, connectivity to existing improvements.

The required improvements shall include connectivity to improvements existing opposite legal centerline.

The frontage shall ensure a design for (or repair/replace, if applicable) ADA compliant sidewalk and pedestrian ramps (truncated domes).

Pedestrian ramps, adjacent to the project, shall be improved/provided, to current ADA standards, to the satisfaction of the City Engineer.

The public storm drain within Arendt Ln shall meet public storm drain standards. The downstream storm drain shall outlet with non-erosive velocities and either onto public infrastructure or public easement.

Design Whitewood Rd frontage to be improved to a half width of 50 feet centerline to right-of-way, per Major Highway City Standard Drawing #103.

The required improvements shall include, and clearly show, connectivity to existing improvements.

Install street lighting per City Standard No. 620a.

Design, furnish and construct landscaped median improvements.

The frontage shall ensure a design for (or repair/replace, if applicable) ADA compliant sidewalk and pedestrian ramps (truncated domes).

Pedestrian ramps, adjacent to the project, shall be improved/provided, to current ADA standards, to the satisfaction of the City Engineer.

Design Clinton Keith Rd frontage to be improved to a half width of 67 feet centerline to right-of-way, per Urban Arterial Highway City Standard Drawing #102.

The required improvements shall include, and clearly show, connectivity to existing improvements.

Install street lighting per City Standard No. 620a.

Driveways and Site Access shall conform to Development Code 16.34.080.

Corner property line cut off for vehicular sight distance and installation of pedestrian and traffic control facilities shall be provided at all street intersections and entrances in accordance with City Standards. The line of sight shall be shown on all grading, street improvement, and landscape plans in accordance with Std. 214. Signs are not allowed within the Limited Use Area.

The exact depth of street structural section and subgrade requirement shall be based on subgrade "R" value tests and the appropriate Traffic Index for the type of street, as determined by the Geotechnical Engineer and the City Standards, whichever is greater.

The exact alignment, width and design of all turning lanes, travel lanes, driveways, striping, and all other traffic control devices and measures, including turnouts, bike lanes, and width transitions, shall be approved by the City Engineer.

Existing street pavement along Whitewood Rd as well as Clinton Keith Rd shall be core tested to determine if the existing structural section meets current City Standards. Core testing shall be taken by a qualified engineer at locations approved by the Director of Public Works. Substandard sections shall be reconstructed or overlaid. The Director of Public Works shall have the final approval for all street conditions and the limits of the pavement reconstruction and/or resurfacing.

Core testing shall be done prior to grading permit issuance to identify the limits of reconstruction, if applicable, and shown on the improvement plans.

At the discretion of the Permittee/Owner, core testing may be deferred to after permit issuance (e.g., during construction) but is subject to unforeseen conditions and approval processes which may delay construction.

A light emitting diode for the public and private street lighting system shall be shown on the street improvement plans and shall be installed at locations specified by the City Engineer at no cost to the public. All installations shall be compliant with the City’s Street Lighting Standards, 619, 620, and 620C.

The Permittee/Owner shall provide a design to construct/reconstruct handicap access ramps within the project’s frontage public right-of-way to current ADA requirements (e.g., ramps with truncated domes/warning detection systems). Title II of the American Disabilities Act prohibits local governments from discriminating against persons with disabilities. This may include providing handicap access ramps across the street or driveway, or adjacent to the project’s property line(s), to ensure public safety, to the satisfaction of the City Engineer.

The Permittee/Owner shall provide a design for a bus stop with bench and shelter, to the satisfaction of the Riverside Transit Agency (RTA).

If RTA elects not to have a bus stop, Permittee/Owner shall provide proof of RTA’s decision.

TRAFFIC PLANS
Permittee/Owner shall provide a Street Improvement Plan prepared by a registered Civil Engineer in accordance with City standards, Caltrans standards, and MUTCD requirements, with all improvements subject to the approval of the City Engineer.

The Permittee/Owner shall provide a Signing and Striping plan, designed by a registered Civil Engineer and included with the street improvement plans for the project.

The Permittee/Owner shall provide a design to restripe Whitewood Rd frontage as required by the City Traffic Engineer and approved by the City Engineer.

Transition striping shall commence at the project’s northerly property line and extend offsite to connect to existing striping to the satisfaction of the City Engineer.

Restriping opposite centerline shall be done to ensure overall functionality of traffic flow, as a result of the required striping along the project’s frontage.

Traffic signal improvements shall be designed to coincide with the street improvements as approved by the City Traffic Engineer. Right-or-way acquisition necessary for street and traffic signal improvements shall be the responsibility of the Permittee/Owner. Traffic signals are not eligible for DIF credit.

The Permittee/Owner shall design a Traffic Signal at the intersection of Arendt Ln and Clinton Keith Rd. The plan shall be prepared by a registered Civil Engineer in accordance with City Standards with all improvements subject to the approval of the City Engineer. If applicable, the Permittee/Owner shall delineate and dedicate an easement to the City for access and maintenance to applicable traffic signal equipment and Type E Modified traffic detection loops.

The Permittee/Owner shall provide a design to install Type E Modified [bicycle/motorcycle] traffic detection loops on the project’s Arendt Ln frontage approach to the traffic signal at Clinton Keith Rd.

The Permittee/Owner shall delineate and dedicate an easement to the City for access and maintenance of any traffic equipment and/or Type E Modified traffic detection loops proposed outside of public right-of-way.

GRADING PLANS
The Permittee/Owner shall provide the following items, but may be required to provide additional items to substantiate the proposed design:

A Grading Plan prepared by a registered Civil Engineer in accordance with currently accepted design standards. The plan shall incorporate Grading Information, Erosion & Sediment Control Measures, Mitigation Measures as applicable, and Site Design & Source Control (Low Impact Development (LID)), as well as Pollutant Control and Hydromodification as applicable.

The Grading Plan shall include within it the following:

A Water Quality Improvement Plan prepared by a registered Civil Engineer in accordance with City standards and approved by the Engineering Department.

A Storm Drain Improvement Plan prepared by a registered Civil Engineer in accordance with City standards and approved by the Engineering Department.

An Erosion Control Plan prepared by a registered Civil Engineer in accordance with City standards and approved by the Engineering Department.

All onsite storm drain systems shall be privately owned and maintained. Private storm drain systems may connect to public storm drain facilities by installing cleanouts situated immediately adjacent to, and within, the public right-of-way.

Pay to City all County of Riverside Development Impact Fees applicable at time of grading permit issuance or as otherwise approved by ordinance. In the event these fees have been previously paid, the Permittee/Owner shall provide proof of payment. Said fees may include, but are also not limited to, the following:

Riverside County Area Drainage Fee
Kangaroo Rat Fee
Multiple Species Habitat Conversation Plan (MSHCP) Fee
Obtain written clearance, as deemed necessary by the Engineering Department, from the following departments/agencies:

Planning Division
Community Services Department
Building & Safety Division
Fire Department
Landscape
Sewer and Water District(s)
Utility Companies
Gas Company
If applicable, the Permittee/Owner shall obtain and provide the City with written clearance or a non-interference letter from Southern California Edison (SCE) prior to grading plan approval. Permittee/Owner shall submit directly to SCE.

If blasting of rock is required, a blasting permit will be required as part of the grading permit process. A blasting permit shall be obtained through the Riverside County Sheriff’s Department. Notification shall also be provided to the City of Murrieta Police and Fire Departments prior to blasting.

If any water wells are found onsite, the intent shall be identified on the grading plan (e.g., if inoperable…to be abandoned; if operable…to be protected in place, etc.). If to be protected in place, easements may apply. Additionally, if to be abandoned, they shall be abandoned in a manner approved by the State Department of Water Resources and Riverside County Health Department. Confirmation of abandonment approval shall be provided to the City.

If applicable, a qualified biologist shall delineate jurisdiction areas that are not to be disturbed. Identify the installation of some type of barrier fence to delineate the areas of avoidance.

Construction fencing shall be placed so as not to interfere with sight distance and comply with City Std. No. 214.

All storm drain easement widths shall adhere to Riverside County’s storm drain easement width chart and have a max cross slope of 5%.

All existing property monuments within or abutting this project site shall be preserved. If such monuments are damaged or destroyed, the Permittee/Owner shall retain a licensed land surveyor or a qualified registered civil engineer to reset those monuments per City Standards and file the necessary information with the County Recorder’s office as required by California Business and Professions Code Section 8771. If damaged, existing monuments that are no longer relevant do not have to be replaced, subject to approval by the City Engineer.

SEWER & WATER
Verify capacity of proposed sewer and water systems and provide approval from the Health Department or the governing Sewer and Water District that the proposed sewer and water system is compliant with the District’s master plan.

The Permittee/Owner shall design and guarantee the construction of all sewer and water improvements necessary to serve this project. Private sewer force mains are not allowed in the public right-of-way unless otherwise approved by the City Engineer.

UTILITIES
The Permittee/Owner shall install all existing and proposed utility systems underground, including electric lines 32kv and lower, telephone, and cable TV; and designed and constructed in accordance with City Codes and the utility provider. If there are any electric lines 33kv and higher, then those existing lines will not be required to be undergrounded. All applicable appurtenances shall also be coordinated with the building department and engineering department for review of proposed locations. Easements shall also be provided as required.

The Permittee/Owner shall provide a design to install all existing and proposed utility systems underground. Utility systems include, but may not be limited to, electric lines 32kv and lower, telephone, and cable TV. The utilities shall be designed in accordance with City Codes and utility provider(s).

All applicable appurtenances shall also be coordinated with the building department and engineering department for review of proposed locations. Easements shall also be provided as required.

Above-ground Edison transformers shall be located behind the right-of-way line. If necessary, retaining walls shall also be located behind the right-of-way and limited to maximum five feet in height. Safety railing is required for retaining wall heights above thirty inches.

Permittee/Owner shall provide a design identifying location of all dry and wet utilities.

All dry and wet utilities shall be installed prior to placement of final cap or lift of asphalt pavement to avoid new street improvement from being marred by saw cuts, pot holes, equipment, etc.

The Permittee/Owner shall underground all existing power poles/lines along the project’s northerly boundary, from Whitewood Rd to Arendt Ln.

HYDROLOGY & HYDRAULICS REPORT
The Permittee/Owner shall provide a Hydrology & Hydraulics Reports prepared by a registered Civil Engineer in accordance with currently accepted design standards.

Ensure the Report addresses any proposed commingled flows from adjacent properties, unless procedures are incorporated to otherwise convey and properly dispose of the flows without commingling.

Alteration to the existing drainage pattern, including concentration or diversion of flows, are not allowed, unless the Permittee/Owner obtains permission and/or agreements from the affected property owner(s). This may involve, but is not limited to, obtaining notarized/recorded letters of permission and/or agreements, securing drainage easements and/or ponding easements, constructing adequate drainage improvements, and providing a maintenance mechanism for private drainage facilities.

The Permittee/Owner shall be responsible for mitigating impacts created by changes in drainage runoff course, water quality, hydro-modification, concentration, or quantity to the satisfaction of the City Engineer for both on-site and off-site drainage.

Accept and properly dispose of all offsite drainage flowing onto and/or through the site.

If possible, all drainage shall be conveyed onto public property. Cross lot drainage shall not be allowed. Where unavoidable, proper permissions, agreements, and easements shall be obtained by the Permittee/Owner.

The report shall show all existing and proposed onsite and/or offsite public and/or private drainage facilities intended to discharge the runoff. The study shall include a capacity analysis verifying the adequacy of the drainage facilities. Runoff from the development or partial phase of development of the property shall meet the following criteria:

Permittee/Owner shall be responsible for mitigating impacts created to changes in drainage runoff course or quantity, for both on-site and off-site drainage, to the satisfaction of the City Engineer.

Do not significantly exceed the existing natural discharge quantities.

Street storm flows shall not exceed top of curb for the 10-year storm event.

Must contain storm flows within the street right-of-way for the 100-year event.

All inlets, outlets, pipes, channels, basins, etc. must be capable of conveying the 100-year storm.

Sump conditions shall be designed to convey the 100-year storm flows Secondary emergency escape path shall be provided.

If the project discharges/connects to an off-site detention basin, provide permission to drain/connect from the owner of basin or system. Off-site detention basins require a Declaration of Dedication. All detention measures shall have positive drainage with a minimum 48-hr draw-down time and be empty within 72 hours.

Standing water is not permitted.

Detention for projects that are 10 acres or greater shall analyze for the 1, 3, 6 and 24-hour duration for the 2, 5, and 10-year frequency storms.

GEOTECHNICAL REPORT
A comprehensive geotechnical report shall be prepared by a registered Geotechnical Engineer and submitted to the engineering department as part of the initial grading plan check.

The report shall address in-situ soils conditions; shall provide the following, but not be limited to:

A percolation/infiltration analysis;
Identify any geotechnical hazards for the site;
Provide recommendations for the construction of engineered structures, Provide preliminary pavement sections,
Provide slope stability analysis,
Identify faults that may affect the proposed project and confirm buildings meet setback requirements, as applicable.

All recommended measures identified in the report shall be incorporated into the project design. If located in a Geologic Special Study Zone, the report may, at the discretion of the City Engineer, be subject to a third-party review. If third party review is required, the Permittee/Owner must submit an application and schedule to have any open trenches inspected by a City-approved third-party reviewing consultant.

If project is determined to be a “Priority Development Project”, a geotechnical engineer, civil engineer, certified engineering geologist or certified hydrogeologist shall prepare a percolation analysis and determine infiltration rates for the purpose of determining water quality best management practices (i.e., Water Quality Management Plan).

See Appendix A, Section 1.8 – Final Report, of the Riverside County Low Impact Development BMP Design Handbook, as a guide for preparing the analysis.

Infiltration testing requirements shall adhere to Appendix A – Infiltration Testing, of the Riverside County Low Impact Development BMP Design Handbook (e.g. Table 1 Infiltration Testing Requirements).

A note shall be added on the grading plan identifying the infiltration rates used in the WQMP. If BMP locations differ, laterally and/or vertically, from the WQMP, additional infiltration tests may be required to be conducted and submitted for review and approval by the City.

WATER QUALITY MANAGEMENT PLAN (WQMP)
The Permittee/Owner shall provide a Water Quality Management Plan (Report) prepared by a registered Civil Engineer in accordance with currently accepted design standards.

Water Quality Improvement Plans (WQIP) shall be integrated with the grading plans and included as part of the grading plans. Prior to final approval of the grading plans, the grading plans shall be in conformance with the Project-Specific WQMP.

A Final Project-Specific WQMP shall be submitted to the City for approval with the grading plan check application and approved by the Engineering Department prior to issuance of a grading permit. The WQMP shall include, but not be limited to, the following:

The Permittee/Owner, assigns, or heirs shall allow the City to enter the premises to conduct periodic inspections to ensure that the WQMP is being implemented, maintained, and to review the inspection and maintenance records.

Prepare a hydromodification analysis utilizing continuous simulation of the geomorphically significant flows starting at 10% of the 2-year runoff and up to the 10-year runoff (85th percentile Design Capture Volume (DCV)). The analysis must have a maximum interval of 1-hour, or 15-minutes, and contain a minimum of 37 years of data.

The 85th percentile DCV of on-site drainage shall be treated on site in accordance with the current NPDES MS4 Permit and the City’s latest Water Quality Management Plan. The drainage shall be treated onsite prior to entering public right-of-way.

When continuous simulation is prepared, and acceptable, the continuous simulation may be used in-lieu of the 1, 3, 6 and 24-hour duration for the 2, 5, and 10-year frequency storms, if applicable.

The WQMP shall incorporate, but not be limited to, the following:

Site design BMP’s;
Source control BMP’s;
Pollutant control BMP’s;
Hydromodification;
The WQMP shall identify affected and 303(d) receiving water bodies, applicable water-quality objectives, total maximum daily loads (TMDLS), pollutants of concern for the project type, and estimates for post-construction discharge rates (with all BMPs in place), and demonstrate that the project pollutant loads will be treated in accordance with the most current NPDES MS4 permit and will not cause a violation of the water quality objectives. The structural treatment and hydro-modification controls shall remove project pollutants anticipated to be generated by the project for the benefit of downstream impaired water bodies listed by the SWRCB 303(d) to a medium removal efficiency or better for the pollutants of concern; Long term operation and maintenance requirements, inspection and maintenance checklist; Record a restrictive covenant to ensure operation, maintenance, funding, and transfer of requirements; The post-construction best management practices (BMPs) outlined in the approved Final project-specific WQMP shall be incorporated in the grading/improvement plans; A Water Quality Maintenance Agreement shall be recorded with the County Recorder and proof of the recordation shall be provided to the City. The agreement shall include summaries of water quality/hydromodification facilities and operations & maintenance.

The Maintenance Agreement shall identify public BMPs to be maintained by the development’s assigned entity.

The agreement shall also identify if the development’s assigned entity fails to maintain said BMP(s) the City is authorized to maintain or replace BMP(s) for continued compliance and shall be reimbursed by the assigned entity.

A copy of the Final Project-Specific WQMP shall be kept onsite at all times. The Permittee/Owner shall make the occupants, tenants, staff, employees, and contractors aware of this document and educate them on the contents.

The project shall demonstrate infiltration abilities by converting the percolation tests taken at locations of proposed infiltration/biofiltration BMPs. Proposed BMPs shall be per the guidelines of the City of Murrieta’s 2018 Santa Margarita Region Water Quality Management Plan and the most current order under the National Pollutant Discharge Elimination System (NPDES) Permit initiated under section 2 of the Federal Clean Water Act. The most current order shall be incorporated, as applicable.

The grading plan shall add a note to confirm the infiltration rates coincide with the rates used in the Water Quality Management Plan. If BMPs are to be placed in areas and/or depths different from the original infiltration testing, thereby posing potentially different infiltration rates from those originally obtained, new infiltration testing may be required and BMP designs may be impacted.

It is the responsibility of the Permittee/Owner to ensure all applicable BMPs are correctly utilized as referenced in the California Stormwater Quality Association (CASQA) BMP Fact Sheet, and all maintenance measures implemented. “As a residential area development, the Permittee/Owner shall ensure that minimum residential BMPs are being implemented. Such BMPs should address, at minimum:
automobile repair;
maintenance and washing and parking;
home and garden care activities and product use (pesticides, herbicides and fertilizers); disposal of trash, pet waste, green waste, and household hazardous waste.

The Permittee/Owner shall reference the following brochures and California Stormwater Quality Association (CASQA) BMP Fact Sheets:

Brochures:

Automotive Maintenance and Car Care Brochure
Landscape and Garden
10 Ways to Save Water Outdoors
After the Storm
What’s the Scoop
Landscape and Garden
Pools, Spas and Fountains,
CASQA BMP Fact Sheets:

SC-20 – Vehicle and Equipment Fueling
SC 21 – Vehicle and Equipment Cleaning
SC 22 – Vehicle and Equipment Repair
SC 43 – Parking / Storage Area Maintenance
SC 73 – Landscape Maintenance
SD 10 – Site Design and Landscape Planning
SD 12 – Efficient Irrigation
The Permittee/Owner shall submit, for City review and approval, a mechanism ensuring ongoing long-term maintenance for the onsite post-construction Best Management Practices (BMPs).

The Project shall form or annex into a landscape and light maintenance district, or create some other acceptable mechanism to fund and/or maintain the proposed water quality BMPs within public roadways.

The Project shall form a dormant landscape and light maintenance district to fund and/or maintain the proposed water quality BMPs and private storm drain on private property should the HOA default on its responsibilities.

STORM WATER POLLUTION PLAN (SWPPP)
An adequate Storm Water Pollution Plan (SWPPP) shall be available to State and City Inspectors at the job site prior to commencing construction. The Permittee/Owner shall be responsible for implementation, monitoring, operation and maintenance of the SWPPP until all construction is completed and improvements have been accepted by the City.

This document must minimize the disturbed area, label the total disturbed area, and identify equipment and material storage areas.

All grading activities shall minimize dust through compliance with AQMD Rule 403, which requires watering during earth moving operations.

All open or undeveloped land shall be maintained to prevent wind/water erosion of said land. All disturbed undeveloped land shall be planted with interim landscaping or stabilized with other erosion control measures.

The Permittee/Owner shall design and install the irrigation system so runoff does not discharge into the street or storm drain system.

Grading during the wet season should identify additional BMP’s for rain events that may occur as necessary for compliance with the Santa Margarita Region MS4 Permit.

A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be identified on the SWPPP.

A Notice of Termination (NOT) can then be filed with the State Water Resources Control Board. Grading during the wet season should identify additional BMP’s for rain events that may occur as necessary for compliance with the Santa Margarita Region MS4 Permit. This document must minimize the disturbed area, label the maximum disturbed area, and identify equipment and material storage areas.

Erosion and sediment control details shall be submitted on the grading plans to the City's Engineering Division for review and approval. The details shall conform to City standards, codes and ordinances, and the current State Water Resources Control Board (SWRCB) General Construction Permit (GCP), as applicable. The details shall include landscaping and irrigation systems on exposed slopes to achieve the General Construction Permit required coverage criteria, and for acceptance by the City's Engineering Department.

FINAL MAP
The Permittee/Owner shall submit a final map prepared in accordance to the City of Murrieta Development Code and California Subdivision Map Act. The final map shall be prepared by a licensed land surveyor or qualified registered civil engineer.

All public improvements, as identified per the conditions of approval, shall have final plans approved and all bonds paid, prior to approval of the final map.

The final map shall include the following “Improvement Note(s)” to identify required improvements prior to city-specified benchmarks (e.g., any permit issuance), in accordance with the Subdivision Map Act 66411.1. The following improvements notes shall be added on the Final Map:

The improvements proposed along the frontage of Whitewood Rd shall be completed, and accepted/as-built, prior to the first certificate of occupancy.

The improvements proposed along the frontage of Clinton Keith Rd shall be completed, and accepted/as-built, prior to the first certificate of occupancy.

The improvements proposed along the frontage of Arendt Ln shall be completed, and accepted/as-built, prior to the first certificate of occupancy.

The improvements/modifications proposed at the existing intersection of Arendt Ln & Clinton Keith Rd shall be completed, and accepted/as-built, prior to the first certificate of occupancy.

All power poles/lines existing along the project’s northerly boundary, from Whitewood Rd to Arendt Ln, shall be undergrounded, prior to the first certificate of occupancy.

Prepare and record an Owner’s statement acceptable to the City Engineer with a note to the effect that the property owner is responsible for the maintenance of the parkway lighting, landscaping and irrigation, and any applicable water quality treatment facilities/devices.

On-site public drainage facilities located outside of public right-of-way shall be contained within public drainage easements as determined to be necessary. A note shall be added on the final map stating, “Public drainage easements shall be kept free of buildings and obstructions.” Prior to approval of the Final Map, the Permittee/Owner shall submit an application and pay a fee for the city administrator to reapportion any existing assessment district liens. The fee proposal from the City identified consultant shall include a base amount and per parcel charge so the total amount will vary depending on number of parcels.

Easements, when required for roadway, slopes, landscaping, drainage facilities, utilities, etc., for either onsite or offsite, shall be shown on the final map. The Permittee/Owner shall incur all costs associated with the formation of a suitable maintenance district for all associated roadway, slope, landscape, and drainage easements, including access.

All offers of dedication and conveyances shall be submitted for review and approval, and recorded as directed by the Engineering Department.

All easements and/or right-of-way dedications shall be offered on the Final Map to the City, or other appropriate agency, and shall continue in force until the City, or other agency, accepts or abandons/rejects such offer(s). All dedications shall be free from all encumbrances as approved by the Engineering Department.

Relinquish and waive abutter’s right of access to and from Murrieta Hot Springs Rd, excepting those areas as shown on the approved tentative map.

Reciprocal access easements shall be provided. Easements shall be shown on the final map and recorded for the benefit of affected parcels. The easement(s) shall provide access to all parcels and a note shall be provided on the final map to ensure joint use. Alternatively, easements can be recorded separately prior to map recordation and shown on the final map.

Emergency access easements for public service vehicular ingress and egress purposes shall be provided. Easements shall be shown on the final map and recorded for the benefit of affected parcels. The easement(s) shall provide access to all parcels and a note shall be provided on the final map to ensure joint use. Alternatively, easements can be recorded separately prior to map recordation and shown on the final map.

Public utility easements for public utilities shall be provided. Easements shall be shown on the final map and recorded for the benefit of affected parcels. The easement(s) shall provide access to all parcels and a note shall be provided on the final map to ensure joint use. Alternatively, easements can be recorded separately prior to map recordation and shown on the final map.

Proof of payment of any, and all, delinquent property taxes shall be provided prior to recordation of the final map.

Submittal of the final map for first plan check review must include two copies of the CC&R’s. The City Attorney shall approve the CC&R’s prior to approval of the final map by the City Council.

The City Attorney shall approve the CC&R’s prior to approval of the final map by the City Council. The CC&R’s shall include language to notify the property owners and occupants of the requirements to implement the approved project-specific WQMP. The CC&R’s shall also include language that it is the property owner’s responsibility to maintain the landscaping and irrigation in the public right-of-way. Tab the sheets and highlight the areas that fulfill this condition on one of the two copies.

The subdivider shall identify within the project’s Covenant’s, Conditions, and Restrictions (CC&Rs), a drainage section identifying the project’s drainage systems and the stormwater Best Management Practices infrastructure (i.e., Low Impact Development, Pollutant Control, Hydromodification). The CC&R’s shall address the drainage systems as approved in accordance with the grading plan, and the associated reports and studies thereof approved by all public agencies having jurisdiction over the site. Moreover, all storm drain improvements shall be identified in the CC&R’s for ongoing reference (maintenance). The following provision shall be included in the CC&R’s, “The maintenance operator established herein shall manage and continuously maintain the landscape area, parking area, detention basin(s) (drainage) and common area(s) more particularly described on Exhibit “_”, attached hereto.” Provide the required number of hard copies and one electronic copy (PDF, TIFF, etc.) of the final map. The electronic copy shall be in an AutoCAD and PDF format to the satisfaction of the City’s GIS Department.

GRANTS OF EASEMENTS
All offers of dedication and conveyances shall be submitted for review, and recorded as directed by the Engineering Department. The Permittee/Owner shall incur all costs associated with the formation of a suitable maintenance district for all associated easements.

All easements and/or right-of-way dedications shall be offered via an Irrevocable Offer of Dedication to the City or other appropriate agency and shall continue in force until the City or other agency accepts or abandons/rejects such offer(s). All dedications shall be free from all encumbrances as approved by the Engineering Department.

Easements, when required for roadways, slopes, landscaping, drainage, utilities, etc., both onsite and offsite, shall be shown on a final map, or per separate document(s) as approved by the City Engineer. All grants of easements shall be approved prior to issuance of a grading permit.

PHASING
If the project is to be phased, the Permittee/Owner shall submit a detailed plan for each phase identifying, but not limited to, the following:

Emergency vehicular access, showing connectivity to Whitewood Rd and Arendt Ln.

Stormwater infrastructure
Water quality and hydromodification
Pad elevation and adjacent precise grades
If the project is to be phased, the Permittee/Owner shall submit detailed plans describing activities for the entire phase(s). A Phasing Plan shall be reviewed and approved by the City Engineer and Planning Division Director. The plans shall address, in detail, the following, but not limited to, items:

Demonstrate that all conditions of prior phase have been satisfactorily completed or addressed per phase.

The Permittee/Owner shall implement the requirements of the current General Construction Permit at all times to prevent discharge from the site for all phases of construction (e.g., demolition, grading, vertical construction, landscape/hardscape). Sediment and erosion controls shall be appropriately applied for the risk level assigned to the project.

Submit a landscape plan to the Planning Division that addresses both short term and long term slope stability and dust control including all temporary and permanent buildable pads. This plan shall also include all required BMP’s and storm water design features.

Should the Permittee/Owner decide to develop phases out of numerical sequence with the approved phasing as shown on the plan, all conditions required of the proceeding phases shall be completed unless otherwise approved by the City Engineer and the Director of Planning. Other conditions may be imposed by the City Engineer and Planning Division Director to allow phased construction.

The Water Quality Improvement Plans (WQIP), approved as part of the grading plans, shall address the Best Management Practices (BMP’s) to be utilized for each phase of development. The WQIP shall include an overview of project phasing that shows each project phase, prior to activation of the area for use in accordance with Order R9-2013-0001, that 100% of the impervious area for that phase will be treated and retained to meet water quality and hydro-modification requirements.

All existing street monuments within or abutting this project site shall be preserved. If such monuments are damaged or destroyed, the Permittee/Owner shall retain a licensed land surveyor or a qualified registered civil engineer to reset those monuments per City Standards 617a, 617b, and 617c, and file the necessary information with the County Recorder’s office as required by California Business and Professions Code Section 8771. If damaged, existing monuments that are no longer relevant do not have to be replaced, subject to approval by the City Engineer.

If constructing a new street or new intersection, the Permittee/Owner shall provide a design with callouts for street centerline monuments to be set per City Std. 617a, 617b, and 617c. All elevation locations for street centerline(s) shall be provided.

Set street centerline monumentation for the following street(s) and/or intersection(s):

Arendt Ln. & Clinton Keith Ave.

Centerline tie notes may be provided, when applicable as noted on City Std. 616, on 8.5 x 11 mylar sheets (identify locations if possible). Prior to installation, each location where tie notes may apply shall be reviewed and approved by the City Engineer, or assignees, to determine monument type to be used.

PRIOR TO ISSUANCE OF BUILDING PERMITS:

Approval and recordation of the final map shall have occurred, and a recorded copy provided to the City. The final map may include “Improvement Notes” requiring improvements prior to city-specified benchmarks (e.g., permit issuance), in accordance with the Subdivision Map Act 66411.1.

All easements, agreements of improvements, offsite construction, and dedication for required rights-of-way shall be approved by the Engineering Department.

The building pad shall be certified by a registered Civil Engineer for location and elevation. Additionally, the Soils Engineer shall issue a Final Soils Report addressing compaction and site conditions.

The Permittee/Owner shall pay to the City all applicable Development Impact Fees as required by, and in accordance with, City Ordinance 196-98, Resolution No. 08-2107 and Resolution No. 16-3602.

The Permittee/Owner shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) based on the applicable rates at time of permit.

DURING CONSTRUCTION:

If applicable, a qualified biologist shall delineate jurisdictional areas that are not to be disturbed. Barrier fencing shall be installed, as approved, delineating the areas of avoidance. Once construction is completed, the same qualified biologist shall certify that no jurisdictional area was disturbed or damaged.

Construction fencing shall be placed so as not to interfere with sight distance and comply with City Std. No. 214.

If dirt or construction debris is to be transported into, or off, the site, a haul permit will be required as part of the grading permit process. Both import and export locations must be permitted sites. If so, submit a proposed haul route plan and comply with all conditions and requirements the City Engineer may impose to the hauling operation.

If any water wells are found onsite, they shall be protected in place or abandoned, as approved by the State Department of Water Resources and Riverside County Health Department. Confirmation of abandonment approval shall be provided to the City.

The Permittee/Owner shall construct all sewer and water improvements necessary to serve this project. Private sewer force mains are not allowed in the public right-of-way unless otherwise approved by the City Engineer.

The Permittee/Owner shall install all existing and proposed utility systems underground, including electric lines 32kv and lower (as applicable), telephone, and cable TV, in accordance with City Codes, the utility provider, and as approved by the City Engineer. All applicable appurtenances shall also be installed. Easements shall also be provided as required.

Above ground Edison transformers shall be installed behind the right-of-way line, as approved.

Permittee/Owner shall install all dry and wet utilities prior to the placement of final cap or lift of asphalt pavement to avoid new street improvements from being marred by saw cuts, potholes, equipment, etc.

The approved Storm Water Pollution Plan (SWPPP) shall be available onsite at all times from the Notice to Proceed until the issuance Notice of Termination. Moreover, the Permittee/Owner shall be responsible for implementation, monitoring, operation and maintenance of the SWPPP until all construction is completed and improvements have been accepted by the City.

Improvement plans shall show all existing and proposed drainage and stormwater facilities, including surface and subsurface construction. All required drainage easements shall be monumented along the boundaries as approved by the City Engineer. Access easements shall be provided where necessary and shall be improved, fenced, and aligned to the satisfaction of the City Engineer.

A light emitting diode for the public and private street lighting system shall be installed, as approved by the City Engineer, and per the City’s Street Lighting Standards, 619, 620, and 620C.

The Permittee/Owner shall construct the following public improvements to the current City of Murrieta Circulation Element and corresponding City standards, or as otherwise noted:

Construct Clinton Keith Rd frontage to a half width of 67 feet centerline to right-of-way, per Urban Arterial Highway City Standard Drawing #102 and the City’s General Plan 2035 Circulation Map.

Install street lighting per City Standard No. 620a.

Construct Whitewood Rd frontage to a half width of 50 feet centerline to right-of-way, per Major Highway City Standard Drawing #103 and the City’s General Plan 2035 Circulation Map.

The frontage shall ensure a design for (or repair/replace, if applicable) ADA compliant sidewalk and pedestrian ramps (truncated domes).

Install street lighting per City Standard No. 620a.

Design, furnish and construct landscaped median improvements Construct Arendt Ln frontage to a half width of 30 feet centerline to right-of-way, per Local Street Standard Drawing #106 and the City’s General Plan 2035 Circulation Map.

The required improvements shall include, opposite centerline, a minimum of 12 feet A.C. paved surface and 8 feet graded shoulder.

The required improvements shall include, and clearly show, connectivity to existing improvements.

The required improvements shall include connectivity to improvements existing opposite legal centerline.

The frontage shall ensure a design for (or repair/replace, if applicable) ADA compliant sidewalk and pedestrian ramps (truncated domes).

Install street lighting per City Standard No. 620a.

Construct Clinton Keith Rd & Arendt Lane intersection to accommodate the improvements and striping as required by the Traffic Engineer, and to the satisfaction of the City Engineer.

The proposed pedestrian ramps along the Clinton Keith Rd frontage shall be aligned parallel to the roadway so that pedestrian pathway parallels vehicle path. At the project’s most easterly property line, sidewalk shall transition back to existing sidewalk.

Due to proposed intersection improvements, a reslurry/resurface of said intersection may be required, at the discretion of the City Engineer.

The Permittee/Owner shall provide a construction area Traffic Control Plan, if required by the Traffic Engineer. The plan shall be prepared by a registered Civil Engineer in accordance with City standards and approved by the Engineering Department. The Traffic Control Plan shall address roadway widening / street closures / median improvement, detour or other disruption to traffic circulation as required by the Engineering Department.

Traffic signal improvements shall be installed/constructed to coincide with the street improvements as approved by the City Engineer.

The Permittee/Owner shall reconstruct existing handicap access ramps within the public right-of-way, and adjacent to the project, to current ADA requirements, as approved by the City Engineer.

Set street centerline monumentation for the following street(s) and/or intersection(s):

Clinton Keith Rd & Arendt Lane.

Permittee/Owner shall confirm the infiltration rates coincide with the rates used in the Water Quality Management Plan. If BMPs are to be placed in areas and/or depths different from the original infiltration testing, thereby posing potentially different infiltration rates from those originally obtained, new infiltration testing may be required and BMP designs may be impacted.

PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY:

Final grading of the subject property shall be completed in accordance with the California Building Code, the approved grading plan, the conditions of the grading permit, and City Grading Manual, via accepted grading construction practices.

All improvements, required by the Engineering Department, shall be constructed, completed, and accepted per the approved plans and City standards to the satisfaction of the City Engineer. All sewer and water improvements shall be constructed, completed, and accepted in accordance with the Sewer and Water District standards.

If applicable, provide elevations for set Street Centerline Monuments. If approved, provide centerline tie notes per City Std. 616 on 8.5 x 11 mylar sheets for all monuments set.

All existing and proposed utility lines have been undergrounded and/or relocated, and/or easements provided, as necessary.

Demonstrate that all treatment control BMP’s described in the Final project-specific WQMP have been constructed and installed in conformance with the approved plans and specifications and the Permittee/Owner is prepared to maintain all BMP’s described in the approved Final project-specific WQMP.

The Permittee/Owner shall prepare and provide an as-built project specific Final WQMP (updated to include any changes made during construction) and demonstrate that an adequate number of copies are available for the future owners / occupants.

One (1) electronic format shall also be provided to the Department of Engineering.

The Permittee/Owner shall demonstrate that the irrigation controller and heads are set so irrigation runoff does not enter the street or storm drain systems.

The Permittee/Owner shall provide a copy of these free brochures in the new homeowner booklet: “Guidelines for Maintaining Your Swimming Pool, Jacuzzi, and Garden Fountain; Outdoor Cleaning Activities and Professional Mobile Service Providers; and What’s the Scoop”.

Cleaning Activities and Professional Mobile Service Providers; and What’s the Scoop”. Include a copy of the link to the City’s website “Trash & Recycling” page that includes information that can help improve the quality of storm water runoff by providing basic information to the new homeowner: HYPERLINK "http://www.murrietaca.gov/services/trash/default.asp"http://www.murrietaca.gov/services/trash/default.asp.

Inform Homeowners that Waste Management will pick up for free bulk items & electronics twice per year as part of the trash service the homeowners pay for.

Household hazardous waste products such as used motor oil, paint, and batteries can be disposed of for free at the County of Riverside facility located at 25315 Jefferson Avenue, Murrieta, CA 92562. Hours are only from 9am to 2pm on Saturdays and closed on holiday weekends. Provide this contact phone number of (951) 486-3200 & link: HYPERLINK "http://www.rivcowm.org/HHW_Schedule.htm#_Regional_Permanent_HHW" http://www.rivcowm.org/HHW_Schedule.htm#_Regional_Permanent_HHW Educate the homeowner on how to operate their irrigation controller so no irrigation runoff reach the street and storm drain systems.

The Permittee/Owner shall disclose to the property owner(s) they are responsible for the maintenance of the parkway landscaping. And any other work within the public right-of-way will require an encroachment permit from the Engineering Department.

The Permittee/Owner shall provide one set of Mylars, scanned copy, and electronic copy of “As-Built” drawings of the grading and improvement plans. The electronic copy shall be in an AutoCAD format to the satisfaction of the City’s GIS Department2. Coordinate system shall be NAD 1983 State plane California Zone V1 FIPS 0406 Feet. Also provide electronic copies (thumb drive) of the approved WQMP, Hydrology/Hydraulic Report, Final Geotechnical Report, and any other applicable document(s). Said Electronic copies shall be in a Word.doc, PDF format, or other acceptable Microsoft formats.

Obtain written clearance, as deemed necessary by the Engineering Department, from the following agencies:

Planning Division
Engineering Department
Building & Safety Division
Fire Department
Landscape
Community Services Department
Sewer and Water District(s)
Utility Companies
Southern California Edison Company
Draft Conditions of Approval
Exhibit B
Tentative Tract Map No. 38579, MAP-2023-00014
July 24, 2024
Page PAGE 34 of NUMPAGES 36
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Murrieta City CouncilMay 20, 2025

Murrieta City Council
May 20, 2025