DRAFT CONDITIONS OF APPROVAL
FOR
TENTATIVE TRACT MAP NO. 38622 (TTM-2022-2706) (EP&L # MAP-2023-00013) (ASSOC W/DP-2022-2705 (EPL # DP-2023-00017)
JULY 24, 2024
GENERAL:
Tentative Tract Map 38622 represents the subdivision of a 64.28-gross acres parcel into twenty-three (23) parcels totaling 63.56 acres and five (5) lettered parcels totaling 0.72 acres within Specific Plan 276 (The Triangle), (APNs: 910-390-001 through 910-390-003, 910-400-001 through -018, 910-390-008 through -022) in conjunction with Development Plan 2022-2705 (“Project”). This permit runs with the land and shall be binding upon Permittee/Owner of the subject property (“Property Owner”) and all subsequent successors in interest to the Permittee/Owner as to such land.
The Subdivider/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 Tentative Tract Map 2022-2706. 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.
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 (“Effective Date”). 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.
The land division hereby permitted is to subdivide an existing 64.28-gross acre project area consisting of multiple existing parcels into twenty-three (23) parcels. Any proposed change substantially different than the approved tentative map shall require an amendment to this approval in accordance with the Triangle Specific Plan 276.
The project shall be in substantial conformance with all adopted environmental mitigation measures, any written project proposal information and any verbal agreements or representations made by applicant to the decision making body as part of its consideration of the project that are incorporated into the final written conditions of approval. Any proposed change substantially different than the approved project shall require an amendment to this approval in accordance with the Development Code.
Pursuant to Section 711.4 of the State of California Fish and Game Code, the permittee is required to pay a $50.00 handling fee and a certification fee for the filing of a Notice of Determination related to the Triangle (Murrieta Springs Mall) Subsequent EIR. Said fees shall be paid to the Clerk/Recorder of the County of Riverside at the time the Notice of Determination 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 a Notice of Determination, the applicant shall file the NOD electronically to the Riverside County Clerk/Recorder’s Office. Failure to remit the required fee in full within the time specified above will result in a delay of the start of the 180-day statute of limitations (SOL) on Court challenges to the approval under CEQA, whereas recordation of the NOD within five (5) days of project approval limits the SOL to 35 days. In order to comply with State mandated timelines for filing of a Notice of Determination, the above fee must be paid within five (5) days after the date of final approval.
Tentative Tract Map 38622 shall record within three (3) years from the date of the approval or it shall become null and void unless an extension of time is granted pursuant to City requirements.
Prior to the expiration of this approval, the Permittee/Owner may request an extension of time in accordance with The Triangle Specific Plan 276 Section 4.2.2.
The development of the premises shall comply with the standards of The Triangle Specific Plan, City’s Development Code, and all other applicable State and Federal Codes.
Subsequent modifications of this map approval shall be pursuant to The Triangle Specific Plan Section 4.2.2. and Development Code Section 18.86-Subdivisions.
The Subdivider/Owner shall pay all applicable impact and/or 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.
In the event the use(s) hereby permitted under this permit is: (a) found to be in violation of the terms and conditions of this permit; (b) found to have been obtained by fraud or perjured testimony; or (c) found to be detrimental to the public health, safety or general welfare, or a public nuisance; this permit shall be subject to the revocation procedures in Section 16.82 of the Development Code.
This land division shall comply with the State of California Subdivision Map Act and with all requirements of the City’s Development Code, and all other applicable State and Federal codes.
The Permittee/Owner shall obtain approval of all necessary plans for the construction of the new structure proposed by the project on the subject property in accordance with the Murrieta Development Code. Such plans include, but are not limited to, site plans, floor plans, building elevations, grading plans and landscaping plans.
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, or other complying lighting shall be utilized.
The Permittee/Owner shall comply with and implement all applicable Mitigation Measures (MM) and Project Design Features (PDF) contained in the Mitigation Monitoring & Reporting Program (MMRP), as identified in the Subsequent Environmental Impact Report (SEIR).
For each permit request, the applicant shall submit a Mitigation Monitoring & Reporting Program (MMRP) Compliance Plan indicating the items that are being implemented or satisfied, accompanied by the proof of how the mitigation measure is satisfied. The format shall be in the form of a binder containing the following: (1) cover sheet indicating the permit request phase, (2) table of contents, (3) copy of the MMRP filled out indicating items addressed, (4) supporting information demonstrating compliance Applicant acknowledges that the City’s approval of this application is based on the Applicant'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, ADA accessibility, sight lighting, and on-site parking and circulation. Prior to issuance of any permits, the Applicant 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 required permits and any subsequent approvals.
The Subdivider, or any successor-in-interest to the land divider, shall be responsible for maintenance and upkeep of the proposed parcel and any slopes, landscaped areas and irrigation systems on the subject property.
Walls or retaining walls proposed on-site shall be decorative and be comprised of a split face or other decorative block material or approved geofabric interlocking landscape walls. All proposed walls shall comply with The Triangle Specific Plan and Development Code (Section 16.22) with regards to setbacks and height limitations.
The project shall comply with the provisions pertaining to construction activity as stated in Section 16.30.130 of the City of Murrieta Municipal Code:
The operation of tools or equipment used in construction, drilling, repair, alteration, or demolition work is prohibited between Monday through Saturday, from 7 P.M. and 7 A.M., or at any time on Sundays or holidays.
Construction activities must be conducted in a manner that the maximum noise levels at the affected structures would not exceed those listed in section 16.30.130.
All mobile or stationary internal combustion engine powered equipment or machinery shall be equipped with suitable exhaust and air-intake silencers in proper working order.
Prior to Grading Permit Issuance
Grading plans must be reviewed by the Planning Division for compliance with the approved site plan.
Prior to the issuance of grading permits, the project Subdivider shall comply with the provisions of any existing City ordinance that has been established as a mitigation measure for the Stephens' Kangaroo Rat. These ordinances may include fee schedules, mechanisms for protecting habitat, or a combination thereof.
If the project is to be phased, a phasing plan shall be submitted and approved prior to grading permit issuance.
A minimum of 30-days prior to the placement of a construction trailer, a Temporary Use Permit application shall be submitted for review and approval.
Prior to issuance of a street improvement plan, plans shall show the location of a bus turnout on Murrieta Hot Springs Road (MMRP PDF 2-3/ PDF 10-7) The bus turnout and shelters located on Murrieta Hot Springs Road shall include a roof canopy, seating, and shade trees nearby to provide shelter for riders.
Prior to any ground disturbance or issuance of any grading plan, the Permittee shall submit a report prepared by a qualified biologist to the City documenting absence of Crotch’s bumble bee from the project site.
Prior to Final Map Recordation
After approval of the Tentative Map and prior to the expiration of the map, the Subdivider shall cause the real property included within the Tentative Map, or any part thereof, to be surveyed and a Final Map (application) be submitted to the Engineering Department for review and approval.
The Final Map shall include easements and documentation for emergency access, legal access to each parcel, reciprocal access, and parking, including provisions for shared parking (if applicable).
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:
"This property is subject to lighting restrictions as required by Murrieta Municipal Code (MMC) Title 16.18.110 (Mount Palomar Lighting), which are intended to reduce the effects of night lighting on the Mount Palomar Observatory. All proposed outdoor lighting systems shall be in conformance with MMC 16.18.110.” The natural watercourse that traverses Parcels 19, 20, 21, 22, and 23 shall be delineated and labeled on the environmental constraint sheet to accompany the final map. Notes shall be placed on the environmental constraint sheet stating that unless otherwise permitted pursuant to separate approvals by the appropriate state and federal regulatory agencies:
“The water courses must be kept free of all buildings and obstructions.” and "No disturbances may occur within the boundaries of the of the constraint areas." "A cultural resources assessment was prepared for this property on July 16, 2008, by Brian Glenn of BonTerra Consulting” and is on file at the City of Murrieta Planning Division. The property is subject to surface alteration restrictions based on the results of the report." The permittee/owner shall submit the following documents to the City for review and approval by the City Attorney. The intent is to establish a Declaration to insure maintenance of the landscaping, parking spaces (lot), detention basin(s) (drainage), common area(s) and reciprocal access and shared parking requirements.
A cover letter identifying the project for which approval is sought; A signed and notarized declaration of covenants, conditions, and restrictions(“Declaration”); and A sample document conveying title to the purchaser of an individual lots or unit which provides that the lot is subject to the Declaration.
The Declaration submitted for review shall (a) provide for a minimum term of 60 years, (b) provide reciprocal easements for ingress, egress and parking, including shared parking (c) providethe Declarant to maintain the common areas and improvements, and (d) contain the following provisions verbatim:
“Notwithstanding any provision in this Declaration to the contrary, the following provision shall apply:
The Declarant shall manage and continuously maintain the ‘landscape area, parking spaces (lot), detention basin(s) (drainage) and common area(s) set forth in the.
The Declarant shall have the right to assess the owners of each individual parcel for the reasonable cost of maintainingthe Common Areas and Common Area Improvements, 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 assessment or other document creating the assessment lien.
The provisions of the Declaration set forth above shall not be terminated, substantially amended, or property deannexed therefrom absent the 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 ‘landscape area, parking spaces (lot), detention basin(s) (drainage) and common area(s)’ legal access, emergency access, or reciprocal easement established pursuant to the Declaration.” 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.
Once approved by the City Attorney, the Declaration shall be recorded prior to final map recordation. A copy of the Declaration shall be provided to the City and retained for the project file at City Hall.
Prior to Building Permit Issuance
Tentative Tract Map 38622 shall be recorded. For any proposed buildings crossing over property lines, a lot line adjustment or parcel map shall be recorded.
Project shall demonstrate the tentative map/final map is consistent with Development Plan 2022-2705 or any subsequent approved Development Plan or revision thereof.
General Plan Mitigation Measures
(AES-2) During Pre-Construction and Construction-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. (AES-3) During Pre-Construction and Construction-Construction worker parking may be located off-site with prior approval by the City. On-street parking of construction worker vehicles on residential streets shall be prohibited. (CR-2) During Excavation and Grading Activities-In the event that cultural resources (archaeological, historical, paleontological) 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, requirements pursuant to Section 15064.5 of the CEQA Guidelines shall be followed. After the find(s) has been appropriately avoided or mitigated, work in the area may resume. (CR-3) During Excavation and Grading Activities-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 Public Resources Code 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. (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. (WW-3) Prior to issuance of a building permit for any future development project, the Project Applicant shall provide evidence that the RCWD, EVMWD, WMWD, or EMWD has sufficient wastewater transmission and treatment plant capacity to accept sewage flows from buildings for which building permits are being requested. (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. (FP-2) Prior to Initiation of Construction Activities-Brush clearance shall be conducted prior to initiation of construction activities in accordance with Murrieta Fire Department requirements. (FP-3) During Construction-Adequate access to all buildings on the project site shall be provided for emergency vehicles during the building construction process. (FP-4) During Construction-Adequate water availability shall be provided to service construction activities.
LANDSCAPING (6/11/24)
Prior to the issuance of building permits
Project shall comply with the Triangle Specific Plan 276 including all relevant exhibits, landscape requirements, and other requirements, as applicable.
It is the responsibility of the applicant and owner’s design team to be aware of and comply with the requirements of Title 16.42 Tree Preservation. This chapter provides regulations for the protection, preservation, and maintenance of significant tree resources and establishes minimum mitigation measures for trees removed as a result of new development.
Slopes shall be landscaped, at a minimum, according to City’s Slope Landscaping, Requirements for Subdivision Tract and Commercial Slopes document. Refer to City’s website under Planning Division, Applications and Forms, Landscape Handouts. A combination of erosion control groundcover, shrubs, and trees shall be provided.
DEPARTMENT OF PUBLIC WORKS
Since the project consists of multiple discretionary reviews and conditions of approval, (DP 2022-2705, TTM 2022-2706), all conditions of approval shall be referenced as “the conditions of approval” and shall be incorporated as a single project.
Any alteration to the final conditions of approval by the Permittee/Owner shall be reviewed by staff to determine whether approval of alteration shall be subject to M.M.C. Section 16.80.070, Changes to an Approved Project.
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.
All designs shall conform, at a minimum, to the City of Murrieta Municipal Code, Development Code, Standard Drawings, Circulation Element, California Highway Design Manual, and Manual on Uniform Traffic Control Devices (MUTCD).
Prior to any permit issuance, all relevant plans and their associated bonds, reports, and supporting documents shall be prepared in accordance with the Murrieta Municipal Code, reviewed, all applicable fees paid, and approved by the City Engineer.
Future extensions are subject to any, and all, local, state, and federal current regulations not previously identified in the original conditions of approval. Revisions/Updates to the original project’s exhibits, plans, reports, etc., at the time of any extension request, shall be at the discretion of the City Engineer. Regardless of revisions/updates to future extensions, revised/updated exhibits, plans, reports, etc., shall be submitted for review and approval for discretionary review and approval prior to submittal of construction documents (e.g., exhibits, plans, reports, etc.). The approved discretionary documents, and all applicable conditions of approval, shall then be submitted along with the construction documents for any permit issuance.
As part of the initial submittal of plans, reports, etc., for 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. All discretionary documents shall serve as a reference for final document preparation and approval and are subject to revision to ensure compliance with all local, state, and federal requirements, as applicable.
The conditions herein, when addressing grading plans, implies precise grading plans for the front half of the project and mass grading plans for the back half of the project. Any other type of grading plan will be explicitly named when applicable. Moreover, grading plans not specifically identified herein are not approved as part of these conditions of approval.
Grading plans’ 1st submittal, for the front half 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 the issuance of any occupancy permit, including temporary certificate(s) of occupancy, all public improvement conditions 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, or any other applicable type of permit or allowance, 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.
The Permittee/Owner shall submit a current hyperlinked Preliminary Title Report (PTR) with active connectivity to all referenced recorded documents identified within the Preliminary Title Report.
In addition to the hyperlinked PTR, all referenced recorded documents shall also be submitted, in PDF format.
It is understood that the Final Map will correctly show 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.
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, at a minimum, 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 Acquiring Offsite Property/Easement
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 Engineer.
Property/Easement acquisition necessary for public improvements shall be obtained, signed, notarized, and recorded, and copy submitted to the City, prior to approval of the improvement plans (bonding approved) and final map. Recordation of said property/easement acquisition may occur:
prior to improvement plan approval with a deferred map if applicable, but not with a final map approval with a deferred improvement plan.
The Permittee/Owner shall obtain the required area from APN 910-031-020 and 910-031-011, to accommodate public improvements for the purpose of the traffic signal modifications and intersection improvements at Murrieta Hot Springs Rd and Monroe Ave. City-owned.
The Permittee/Owner shall complete the property acquisition process with the City in a timely manner to ensure the proposed design meets all requirements.
Upon completion of the property acquisition, the Permittee/Owner shall complete the improvements as approved by the City Engineer.
If the Permittee/Owner does not acquire the City-owned parcel, the Permittee/Owner shall provide a redesign of the project ensuring connectivity between Murrieta Hot Springs Rd and Monroe Ave.
Grants of Easements
Dedications, grants of easements, and/or right-of-way dedications, shall occur via this project’s Final Map or per separate instrument(s), as approved by the City Engineer.
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.
Vacation or Abandonment of Easements
Vacations and/or abandonment of easements, shall occur via this project’s Final Map or per separate instrument(s), as approved by the City Engineer.
Proposed vacations or abandonments of existing public right-of-way or easements shall be completed prior to plan approval, or as approved otherwise by the City Engineer.
Any proposed vacation(s) and/or abandonment(s) of existing right of way or public easements shall be shown on a final map, or per separate instrument(s) as approved by the City Engineer.
All vacations and/or abandonments, shall be submitted for review and approval by the Engineering Department and/or City Council, prior to being signed, notarized, and recorded. A copy of the notarized and recorded copy shall be provided to the City.
Subject to the discretion of, and final approval by, the City Council, the City shall vacate/abandon a portion of the following street’s right-of-way.
Sparkman Court, aka Monroe Ave
If the vacation/abandonment is unsuccessful, Permittee/Owner shall submit revised plans for substantial conformance review as required by the City of Murrieta Development Code.
Street Improvement Plans
The Street Improvement Plan shall include the following “Improvement Note” to identify required improvements prior to first occupancy:
“All public improvements, as identified in the project’s conditions of approval and approved public street improvement plans, shall be constructed/completed and accepted/as-built prior to first certificate of occupancy.
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, or licensed specialist, in accordance with City standards, California Highway Design Manual, and/or MUTCD requirements, with all improvements subject to the approval by the City Engineer.
The Street Improvement Plan may include within it, but may not be limited to, the following:
Standard section(s), plan(s), profile(s), station values, elevations, dimensions.
Signing and Striping plan, included with the street improvement plans for the project.
Traffic Signal Plan included with the street improvement plans for the project.
Wet Utility Plans (e.g., storm drain, water, sewer) included with the street improvement plans for the project.
A Cost Estimate, prepared, signed, and stamped, by the registered civil engineer preparing the plans. The cost estimate shall include all costs, but not limited to, plan preparation, plan check fees, permit fees, bonding, staking, construction costs, stormwater best management practices, erosion control, soils engineering, construction management, etc.
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 by the City Engineer.
Design Murrieta Hot Springs Rd frontage to be improved to a half width of seventy-five feet (75’) centerline to right-of-way, per Augmented Urban Arterial City Standard Drawing #102A. The following shall be provided, but may not be limited to:
An additional width, greater than the seventy-five feet (75’) centerline to right-of-way, shall be provided to accommodate the right-turn/decel lane, per Traffic Engineering requirements, to the satisfaction of the City Engineer.
The required improvements shall include, and clearly show, connectivity to existing improvements at, and adjacent to, the project’s westerly and easterly property line(s), as well as Monroe Ave.
The required improvements shall include connectivity to improvements existing opposite legal centerline.
Provide a design identifying improvements, including but not limited to: a bike lane; eastbound trave/turn/decel lanes; westbound travel/turn lanes; existing/proposed raised/painted medians; existing eastbound parkway improvements; all as directed by the Traffic Engineer, and subject to approval by the City Engineer.
The project’s frontage shall identify the requested parkway to accommodate the enhanced parkway landscape, between the curb & gutter and the right-of-way line.
The project shall provide a design to tie into existing medians and provide full width raised landscaped medians along the project’s frontage from the most westerly property line to the most easterly property line, except for the areas for turning lanes at the following intersections:
Murrieta Hot Springs Rd & Monroe Ave
Murrieta Hot Springs Rd & Hancock Avenue
As applicable, callout right-of-way dedication/vacation along the frontage to provide the requested right-of-way for the required improvements.
Restripe Murrieta Hot Springs Rd full width as directed by the Traffic Engineer and as approved by the City Engineer.
Transition striping from the proposed frontage may be required to commence at the project boundary and extend offsite to the satisfaction of the City Engineer.
All street improvements shall be designed to provide adequate right-of-way and transitions to existing improvements.
Proper right-of-way shall be dedicated, beyond that required per City Standard Drawing #102A, along the entire Murrieta Hot Springs frontage, to accommodate the new parkway improvements, along with all access driveways to include the pedestrian improvements/pathways.
Improvement plans shall show all existing and proposed drainage and stormwater facilities, including surface and subsurface construction.
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.
Sidewalks and pedestrian ramps fronting, adjacent to, and/or near the project shall be improved/provided to current ADA standards, to the satisfaction of the City Engineer.
Pedestrian sidewalks and ramps, fronting, adjacent to, and near the project, shall be improved/provided, to ensure continuous connectivity to the nearest RTA bus stop and to current ADA standards, to the satisfaction of the City Engineer.
If applicable, the Permittee/Owner shall provide a design to construct/reconstruct handicap access ramps within the public right-of-way, and adjacent to the project, 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 to ensure public safety, to the satisfaction of the City Engineer.
The Permittee/Owner shall provide a design for bus turnouts with shelter at all existing and proposed bus stops as determined by the Engineering Department and the Riverside Transit Agency. The bus turnout may not be required if located within a right-turn lane for access onto the site, as approved by the City Engineer.
Existing bus stops within proposed right-turn lanes shall be relocated to the satisfaction of the City Engineer.
Details for the bus stop, shelter, and appurtenances shall be provided on the plans.
City-maintained drainage facilities located outside of city right-of-way shall be accompanied with proper public drainage easements and monumentation for review and approval 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 maximum cross slope of 5%.
The parkway cross slope in the public right-of-way shall not exceed two percent, unless otherwise approved by the City Engineer.
Driveways and Site Access shall conform to Development Code 16.34.080.
Corner Site Distance and Stopping Sight Distance for the installation of pedestrian and traffic control facilities shall be provided at all street intersections and entrances in accordance with City Standards, as directed by the Traffic Engineer, to the satisfaction of the City Engineer. 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 Murrieta Hot Springs Rd and Monroe Ave pre-development drive lanes, paint, striping, and signage shall be reviewed and revised as needed by the City’s Traffic Engineer, to the satisfaction of the City Engineer.
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.
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.
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:
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 reconstructing an existing street or existing intersection, the Permittee/Owner shall provide a design with callouts for street centerline monuments to be set per City Std. 617a, 617b, and 617c, and elevations provided, unless specified otherwise by the City Engineer, or assignees.
Set street centerline monumentation for the following street(s) and/or following intersection(s):
Murrieta Hot Springs Rd & Monroe 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.
Traffic
Permittee/Owner shall provide a Street Improvement Plan prepared by a registered Civil Engineer in accordance with City standards, California Highway Design Manual 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.
Traffic signal improvements shall be designed to coincide with the street improvement plans. 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.
Permittee/Owner shall design Traffic Signal Modifications to the existing signals on Murrieta Hot Springs Rd frontage. Designs shall be prepared by a registered Civil Engineer in accordance with City Standards with all improvements subject to the approval of the City Engineer.
Prior to issuance of Certificate of Occupancy permits for Phase 1 uses, design, furnish, and construct the following (MMRP PDF 10-1):
Driveway 1 (Monroe Avenue) at Murrieta Hot Springs Road Northbound approach: 2 left-turn lanes, 2 through lanes with shared right-turn lane Southbound approach: 2 left-turn lanes, 2 through lanes with shared right-turn lane Eastbound approach: 2 left-turn lanes, 4 through lanes, 1 right-turn lane Westbound approach: 2 left-turn lanes, 4 through lanes with shared right-turn lane Install traffic signal
Driveway 2 at Murrieta Hot Springs Road
Northbound approach: 1 right-turn lane
Eastbound approach: 4 through lanes, 1 right-turn lane (200 feet minimum storage) Westbound approach: 4 through lanes with shared right-turn lane Driveway 3 (Hancock Avenue) at Murrieta Hot Springs Road Northbound approach: 2 left-turn lanes, 2 through lanes with shared right-turn lane, 1 right-turn lane Southbound approach: 2 left-turn lanes, 2 through lanes with shared right-turn lane Eastbound approach: 2 left-turn lanes, 4 through lanes, 1 right-turn lane Westbound approach: 2 left-turn lanes, 4 through lanes with shared right-turn lane Modify traffic signal
Project shall comply with and provide documentation demonstrating compliance with Mitigation Monitoring & Reporting Program (MMRP) Mitigation Measures 10-1, 10-2, and 10-4.
Prior to issuance of a building permit, the permittee/owner shall provide pay the project’s traffic impact fee (Fair Share Impact Fee established as a dollar amount per square foot of gross building area) as follows:
Building Square Foot Threshold
Traffic Fee per square foot
1 - 537,496
$0.37
537,497 - 1,240,556
$3.21
1,240,557 – 1,767,914
$0.80
This fee implements the fair share fee required to mitigate impacts to specified intersections identified part of MM 10-2.
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 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.
If there are any electric lines 33kv and higher, those existing lines will not be required to be placed underground.
Electric lines not required to be underground shall be relocated to accommodate required public roadway/parkway improvements.
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 wet utilities (e.g., water, sewer, storm drain, recycled, etc.).
Grading
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.
A Cost Estimate prepared, signed, and stamped, 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 Grading Plan shall be prepared to the satisfaction of the City Engineer and shall also include, but may not be limited to:
Include a topographic map prepared by a Registered Civil Engineer or a Licensed Land Surveyor. The topographic map shall indicate property lines, topographic features and existing and/or proposed structures. Said map shall include two-foot contour lines and/or sufficient spot elevations to clearly represent existing and proposed topographical features, and existing and proposed drainage patterns. Survey shall extend a minimum of 100 feet beyond limits of work. Said map shall also show entire property boundary including any assumed found monuments, and bearings and distances based on record information.
Depict the limits of grading and provide cross sections as needed.
Incorporate all recommendations pursuant to the Hydrology/Hydraulic Report prepared for the project.
Incorporate all stormwater best management practices as quantified in the Water Quality Management Plan.
Include mitigation measures and project modifications as recommended in the required Geotechnical Report prepared for the project.
Depict the location of existing or proposed easements within the property boundary, as well as adjacent easement(s) which may impact, or may be impacted by, the project.
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 Division
Fire Department
Landscape (Planning)
Sewer and Water District(s)
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.
Loading ramps or truck wells shall be profiled showing the ramp, ramp transitions, and overhead clearances. Drainage collection sump areas shall conform to clean water runoff standards. Loading, unloading, and truck turning movements onsite, along with contiguous adjacent public streets, shall be shown on the grading plan.
Development Standards for Off-Street Parking shall conform to Development Code 16.34.070.
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.
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 maximum 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.
Geotechnical
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. evaluate slope stability and potential effect of proposed construction on nearby slopes, public right-of-way and neighboring properties.
Address the feasibility of long-term infiltration of stormwater runoff onsite, and if subdrains will be required for any proposed infiltration BMPs.
Provide recommendations for any special construction methods as necessary.
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 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.
Where applicable, provide 12 foot wide x 6 inch thick concrete paved access to storm drain facilities with 12 percent maximum grade. Turnarounds are required, but may be waived depending on overall accessibility and at the discretion of the Public Works Director.
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).
Hydrology & Hydraulics
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 currently 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.
When continuous simulation is prepared (see Water Quality Management Plan section), 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.
Storm Water Pollution Prevention Plan (SWPPP)
The development shall comply with all applicable regulations established by the United States Environmental Protection Agency (USEPA) as set forth in the National Pollution Discharge Elimination System (NPDES) permit requirements for urban runoff and stormwater discharge and any regulations adopted by the City pursuant to the NPDES regulations and/or requirements. Furthermore, the Permittee/Owner may be required to file a Notice of Intent with the State Water Resources Control Board to obtain coverage under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity and may be required to implement a SWPPP concurrent with the commencement of grading activities. SWPPPs shall include construction pollution prevention and pollution control measures. The applicant shall comply with all the provisions of the Clean Water Program during and after all phases of the development process, including but not limited to: mass grading, rough grading, construction of street and landscaping improvements, and construction of structures.
An adequate 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.
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:
All public improvements, as identified per the conditions of approval and/or approved per the improvement plans, shall be completed, and accepted/as-built, 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 Willdan Financial Services includes a base amount and per parcel charge so the total amount will vary depending on the 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 or other mechanism to maintain 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.
Any proposed vacation(s) and/or abandonment(s) of existing right of way or public easements shall be shown on the Final Map, or per separate document(s) as approved by the City Engineer. Vacations and/or abandonments may be required to be approved prior to issuance of a grading permit.
Proof of payment of any, and all, delinquent property taxes shall be provided prior to recordation of the Final Map.
Provide an electronic copy of the Final Map in a PDF format and AutoCAD format, to the satisfaction of the City’s GIS Department. A hard copy may also be required.
PRIOR TO ISSUANCE OF BUILDING PERMITS
The Permittee/Owner shall coordinate with the City’s Construction Manager with approved/signed grading and/or improvement plans and grade/construct per said plans, as approved by the City Engineer.
The Permittee/Owner shall provide a copy of the recorded map and/or agreements to the Building Division and Engineering Department. Electronic and hard copies may be required, at the discretion of the City Engineer.
All easements, agreements of improvements, and dedications for required rights-of-way shall be approved by the Engineering Department.
Grading plans, with building pad location and elevation information, shall be approved, to the satisfaction of the City Engineer.
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, or most recently adopted DIF Resolution.
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
The Permittee/Owner shall coordinate with the City’s Construction Manager with approved/signed grading and/or improvement plans and grade/construct per said plans, as approved by the City Engineer.
Permittee/Owner shall construct all public improvements, per the approved and bonded improvement plans, as approved by the City Engineer.
Minor field changes may occur at the discretion of the City’s Construction Manager.
Changes other than minor shall be submitted to the engineering department as a construction change submittal for review by engineering and approval by the City Engineer.
The Permittee/Owner shall construct all onsite grading improvements, per the approved and bonded grading plans, as approved by the City Engineer.
Minor field changes may occur at the discretion of the City’s Construction Manager.
Changes other than minor shall be submitted to the engineering department as a construction change submittal for review by engineering and approval by the City Engineer.
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.
The exact depth of street structural section and subgrade requirement shall be based on subgrade "R" value tests in the field and the appropriate Traffic Index for the type of street, as determined by the Geotechnical Engineer and the City Standards, whichever is greater.
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 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.
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.
Obtain clearance from the dry utility companies and gas company.
Permittee/Owner shall install all dry, wet, and gas 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 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.
Building pad certification shall be obtained prior to building footing inspection.
Building pad certification shall be obtained prior to building foundation cement pour.
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.
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.
Permittee/Owner shall provide proof of dedication of easement to the City for access and maintenance of any traffic equipment.
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.
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, 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.
For reconstructed existing street(s) and/or intersection(s), street centerline monuments shall be set per City Std. 617a, 617b, and 617c, and elevations provided, unless specified otherwise by the City Engineer, or assignees.
Set street centerline monumentation for the following street(s) and/or following intersection(s):
Murrieta Hot Springs Rd & Monroe 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 CERTIFICATE OF OCCUPANCY
Prior to the issuance of the first (1st) certificate of occupancy, all public improvements, per the approved public improvement plan(s), shall be constructed, completed, and accepted/as-built, to the satisfaction of the City Engineer.
Prior to, but not necessarily the last, issuance of all certificates of occupancy, final grading of the subject property shall be constructed, completed, and accepted/as-built, 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.
All existing and proposed dry, wet, and gas utility lines have been undergrounded and/or relocated, and/or easements provided, as necessary.
Final Map shall have been recorded, accepted by County, and a copy provided to the City Engineer, in the format requested.
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.
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, and/or a hard copy as requested.
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 disclose to any other 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.
The Permittee/Owner shall provide electronic copies (e.g., 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, and/or other acceptable Microsoft format.
The “As-Built” mylars shall include any, and all, construction changes, as well as all dry, wet, and gas utilities.
Obtain written clearance, as deemed necessary by the Engineering Department, from the following agencies:
Planning Division
Engineering Department
Building Division
Fire Department
Landscape (Planning)
Community Services Department
Sewer and Water District(s)
Utility Companies
Southern California Edison Company
FIRE DEPARTMENT
General:
The project shall comply with all requirements set forth by the California Code of Regulations Title 24 Parts 1-12 respectively.
The adopted edition of the California Code of Regulations, Title 24, Parts 1 through 12, and the Murrieta Municipal Code shall apply at the time the architectural plans are submitted for construction permits.
Prior to the issuance of any grading permit, the applicant shall provide evidence of sufficient fire flow of 3,000 GPM for 3 hours to the City of Murrieta Fire & Rescue. Murrieta Fire & Rescue Water Available/Fire Flow Form shall be utilized. The fire flow report shall be completed within 6 months of the time of submittal.
Prior to the issuance of any grading permit, the applicant shall provide a fire department access plan to the City of Murrieta Fire & Rescue for review and approval. The fire department access plan shall comply with the requirements specified by Murrieta Municipal Code, California Fire Code (CFC), Chapter 5 and Appendix D.
Add a note to the fire access plans that all planter areas adjacent to any fire lane that the planting of trees and landscape shall not encroach into the fire lane and maintain a clear height of 13’-6” beneath the canopy.
Add a note on the plans that all required fire hydrants shall be readily visible and immediately accessible. A clear space of not less than 5-feet shall be maintained at all times. Fire Hydrants shall be centered in a 4-foot x 4-foot concrete pad.
Prior to the issuance of any grading permit, the applicant shall submit water improvement plans to the City of Murrieta Fire & Rescue for review and approval. The Developer shall furnish Murrieta Fire & Rescue with three (3) copies of the water improvement plans designed by a Registered Engineer and/or Licensed Contractor. On-site private fire service mains shall have a minimum of eight (8) inch water mains with six (6) inch laterals and risers. Larger pipes may be required to meet required fire flow requirements. Fire hydrants shall provide one 4” port and 2- 2 ½ ports and must be an approved fire hydrant type. The private fire hydrant system must be approved, installed, tested, and accepted, prior to combustible construction.
Prior to the issuance of any building permit, the applicant shall install all required fire hydrants and water supplies with the following specific items:
The fire hydrants shall be operational prior lumber drop and building construction. All fire hydrants shall remain operational during construction.
All required fire hydrants shall be readily visible and immediately accessible and adjacent to the approved fire access road. A clear space of not less than 5 feet shall be maintained. Fire Hydrants shall be centered in a 4-foot x 4-foot concrete pad.
Fire hydrants shall be installed at intersections, at the beginning radius of cul-de-sacs, and every 300 feet of fire access roadways, regardless of parcel size. The size of fire hydrant outlets shall be a minimum of one 4 inch and two 2-½ inch NST outlet as required by the Fire Code official.
A minimum of two points of connection to public water shall be provided for the private fire-line water.
The private underground fire-line system shall be a looped design.
The private underground fire-line system shall have indicating sectional valves for every five (5) appurtenances.
The Fire Department Connection (FDC) shall be located within 50 feet of a public fire hydrant. The fire hydrant shall be on the same side of the street as the FDC. A vehicle access roadway/approach shall not be placed between the FDC and fire hydrant. A private hydrant may be used to support the FDC provided that an aboveground check valve is installed in a manner that prevents water from the FDC circulating back to the fire hydrant.
Prior to the issuance of any building permit, the applicant shall submit fire sprinkler system plans per NFPA13 for review and approval by the City of Murrieta Fire & Rescue.
Prior to lumber drop and construction, the general contractor shall install and post a temporary address sign which is clearly visible from the street.
Prior to certificate of occupancy, a permanent building address shall be provided and either internally or externally lit during hours of darkness (Mt Palomar lighting requirements apply). The address shall be clearly visible from the street fronting the property. The numbers shall be a minimum of 12” in height with a minimum stroke of 1”. The background and numbers shall be highly contrasting.
Prior to building final, the building shall be provided with a Knox Lock key box located no more than 6-feet above the finished surfaced and near the main entrance door.
For all buildings greater than 10,000 square feet, prior to the issuance of a Certificate of Occupancy each building shall be provided with an emergency radio communication enhancement system that complies with CFC § 510 and MMC § 15.24.200. Plans for the emergency radio communication enhancement system shall be submitted to Murrieta Fire & Rescue for review and approval prior to installation. The system shall be installed and inspected by the Murrieta Fire & Rescue before the Certificate of Occupancy is issued. The requirement can be waived by the Fire Marshal if the building is evaluated by an Emergency Radio Communication Specialist licensed by the FCC, who certifies the building meets the emergency communications capability as specified by the CFC § 510 and MMC § 15.24.200. The certification shall be in the form of a written report which outlines the analysis used in determining the building meets the emergency communications without an enhancement system.
Murrieta Fire & Rescue approval shall be obtained prior to the storage and/or use of hazardous materials as defined by the CFC.
Murrieta Fire & Rescue approval shall be obtained prior to any high pile storage (HPS) as defined by the CFC.
A lighted directory map, meeting current fire department standards, shall be installed at the driveway entrance.
COMMUNITY SERVICE DEPARTMENT
Prior to approval of street improvement plans, the permittee shall prepare landscape plans for any Murrieta Community Service Department (MCSD) maintained areas.
Street improvements trigger the developer to install and modify the existing raised landscape medians along Murrieta Hot Springs Road. All landscaping within the raised median shall be installed per Community Service District’s (CSD) Standards and Specifications Book. The Standards and Specifications Book can be found online at http://www.murrietaca.gov/DocumentCenter/View/1259/Community-Services-Department-Standards-and-Specifications-Book-PDF?bidId. Median landscape plans shall be included with the street improvement plans and reviewed by Public Works /MCSD. Please contact the Parks and Recreation Department at 951-461-6124 to set up an appointment for landscape plan review.
The applicant shall have in place an Association and/or Property Management to maintain all common areas, irrigation and landscape along the roadways as shown on plan. There appears that no areas will be maintained by the City of Murrieta, Community Services District.
The applicant shall contact the Murrieta Community Services Department (MCSD) prior to any construction in the existing landscape public right of way area maintained by the MCSD.
WATER DISTRICT
The Permittee/Owner shall meet all requirements established by the Eastern Municipal Water District. Prior to issuance of building permits, the permittee shall meet with the Eastern Municipal Water District to develop a plan of service, which shall detail water, wastewater and recycled water requirements to serve the project.
END CONDITIONS
Draft Conditions of Approval
Case No. TTM 38622 (TTM-2022-2706)
July 24, 2024