Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Item No. 3
CITY OF A LADE TO: FROM DATE: LSINOR,E DREAM EXTREME REPORT TO PLANNING COMMISSION HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION ROBERT A. BRADY CITY MANAGER JUNE 1, 2010 SUBJECT: RESIDENTIAL DESIGN REVIEW NO. 2010 -03, FOR 81 LOTS IN ROSETTA CANYON, TRACT NOS. 25476, -077, -078, AND -079 APPLICANT RICHMOND AMERICAN HOMES, 5171 CALIFORNIA AVENUE, & OWNER: SUITE 120, IRVINE, CA 92617, ATTN: EDGAR GOMEZ, PROJECT MANAGER Project Request The applicant requests approval to construct single family homes on the 81 vacant residential lots remaining in various neighborhoods in Rosetta Canyon, including a 2- unit model home complex with parking lot. The proposal will replace the previously approved products by Centex Homes, who has pulled out after completing the majority of home sites in the Fox & Jacobs, Solana, Caraway, Augusta and Santa Rosa tracts. Richmond American is also proposing to construct these same products on the 36 remaining lots in De La Rosa, in Tract 32503 which is directly adjacent to Tract 25476. Project Location Rosetta Canyon is located south of Highway 74, east of Interstate 15 and Conard Avenue, west of Greenwald and north of Wasson Canyon. The 81 lots are located as follows: Tract 25476 - 43 lots, south of Riverside Street. 22 lots are along Bantry Bay Street west Astrid Way, and on the west side of Astrid Way and the north side of Belle Isis Court in the Santa Rosa neighborhood. 21 lots are along Bantry Bay and Lyda Streets east of Galllica Street in the Augusta neighborhood. Tract 25477 - 24 lots north of Riverside Street in the Fox & Jacobs II neighborhood. 16 lots are along both sides of Monaco Street, PC June 1, 2010 Item No. 3 Page 1 of 85 RDR 2010 -03 Richmond American June 1, 2010 Page 2 of 5 and 8 lots are on the west side of Brabant and on the south side of Bonica Street. Tract 25478 — 3 lots on the south side of Rosetta Canyon Drive, on both sides of Diana Lane in the Solana and Caraway neighborhood. Tract 25479 — 11 lots west of Sunblaze Road, along both sides of Blue Moon Street, and on the west side of Carla Court in the Fox & Jacobs I neighborhood. Environmental Setting Background Between April 2005 and February 2006, the City approved residential design review applications by Centex Homes, allowing them to construct "Fox & Jacobs I & ll," "Solana," "Caraway," "Augusta," and "Santa Rosa" products on the subject properties. When Centex chose to end development in Rosetta Canyon, Richmond American Homes submitted their proposal. Project Description Residential Design Review 2010 -03 presents six (6) floorplans, ranging in size as follows: • Rincon: 2,034 square feet, 4 bedroom, 2.5 bath, with options, 2 -car garage, 1 -story • Daniel: 2,102 square feet, 4 bedroom, 2.5 bath, with options, 2 -car garage, 1 -story • Chad: 2,206 square feet, 5 bedroom, 2.5 bath, with options, 2 -car garage, 2 -story • Topaz: 2,512 square feet, 5 bedroom, 3 bath, with options, 2 -car garage, 2 -story • Alison: 2,594 square feet, 5 bedroom, 2.5 bath, with options, 2 -car garage, 2 -story • Devon: 2,734 square feet, 5 bedroom, 2.5 bath, with options, 2 -car garage, 2 -story PC June 1, 2010 Item No. 3 Page 2 of 85 EXISTING LAND USE ZONING GENERAL PLAN Project Partially vacant & Ramsgate Specific Ramsgate Specific Sites occupied single family Plan Plan homes North Scattered residential, North Peak Specific North Peak SP, vacant Plan, RR -Rural Future SP, Low Residential, County Density Res'I 3 du /ac South Vacant Open Space, R -1 Low Medium Density Single Family (6 du /ac), Low Residential & RR — Density, Future SP Rural Residential East Scattered residential, County County vacant West Vacant County (Annexation Sphere of Influence, 81 pending) Very Low Density R Background Between April 2005 and February 2006, the City approved residential design review applications by Centex Homes, allowing them to construct "Fox & Jacobs I & ll," "Solana," "Caraway," "Augusta," and "Santa Rosa" products on the subject properties. When Centex chose to end development in Rosetta Canyon, Richmond American Homes submitted their proposal. Project Description Residential Design Review 2010 -03 presents six (6) floorplans, ranging in size as follows: • Rincon: 2,034 square feet, 4 bedroom, 2.5 bath, with options, 2 -car garage, 1 -story • Daniel: 2,102 square feet, 4 bedroom, 2.5 bath, with options, 2 -car garage, 1 -story • Chad: 2,206 square feet, 5 bedroom, 2.5 bath, with options, 2 -car garage, 2 -story • Topaz: 2,512 square feet, 5 bedroom, 3 bath, with options, 2 -car garage, 2 -story • Alison: 2,594 square feet, 5 bedroom, 2.5 bath, with options, 2 -car garage, 2 -story • Devon: 2,734 square feet, 5 bedroom, 2.5 bath, with options, 2 -car garage, 2 -story PC June 1, 2010 Item No. 3 Page 2 of 85 RDR 2010 -03 Richmond American June 1, 2010 Page 3 of 5 Three elevation styles are proposed: Spanish, Italian and French Cottage. Richmond American proposes to construct a 2 -unit Model Home Complex with parking lot, along the north side of Blue Moon Street in Tract 25479. Discussion & Analysis Staff worked with Richmond American Homes and their architect, Gary Cunningham of William Hezmalhalch Architects, to achieve consistency and blending of their elevations to the existing homes. Our focus centered on the four -sided articulation, front entries, useable front porches, varied rooflines, color palettes with interest, use of stone and decorative tile, shutters, pillars, trims and wrought iron enhancements to emphasize style. Staff also requested and received a revised Plotting Plan that placed the single story units at corners, thereby softening street entrances. Nearly 30% of the 117 homes proposed for Rosetta Canyon and De La Rosa will be single story products. Lastly, the applicant's Landscape Architect indicated that all requested changes would be made to the Construction Drawings to address Staff concerns during the development of the site. Community Meeting At the request of Staff, Richmond American Homes hosted a community meeting on Thursday evening, May 20, 2010, at 6:30 p.m. in the multi - purpose room of Earl Warren Elementary School, at the corner of Rosetta Canyon Drive and Elsinore Hills Road. Invitation flyers were sent to existing residents in Rosetta Canyon and De La Rosa, and nine residents attended, six from Rosetta Canyon and three from De La Rosa. Issues raised with regards to blending in with the existing neighborhoods included the following: • Providing garage doors with windows. Project Manager Gomez said Richmond American would modify their elevations to include windows in the garage doors, to let in light and matchup to existing homes. • Siting the larger homes in the Caraway and Augusta neighborhoods where there are no existing single -story products. Subsequent to the meeting, Staff discussed this request with the applicant. Two -story products were originally submitted by Richmond American, but Staff had asked that the corner lots be changed to single -story, to capitalize on the unique Rincon model's side entry, and to create a less imposing street scene at this gateway into the tract. Because the number of lots was minimal at this location, and because the two -story products had already been engineered on the corner lots, Staff agreed to recommend the original submittal be approved. Questions raised and answers provided regarding construction and related matters included the following: PC June 1, 2010 Item No. 3 Page 3 of 85 RDR 2010 -03 Richmond American June 1, 2010 Page 4 of 5 • Construction would begin immediately upon approval of Residential Design Review No. 2010 -03 by the City; models are expected to open in October or November, 2010. • Build -out is anticipated to be a two -year process, ending in 2012. The Phasing Plan indicates that construction in De La Rosa would begin in late 2011. Residents commented that they would rather have the inconveniences of construction rather than living with empty lots. • Richmond American is now responsible for trash clean -up, weeds, replacement of street signs, HOA dues and assessments, and SWPPP compliance, for the 117 lots they have purchased. Project Manager Gomez promised to initiate a clean -up effort immediately where trash has accumulated. • Price Point is estimated now in the mid- $200,OOOs to low- $300,O00s. Buyers are not offered zero down programs, and Richmond American does not sell to investors solely to rent their units. Buyers are offered good financing and will be vested in their properties. • The construction trailer will be moving from various locations as phasing commences. Mr. Gomez did not have precise locations at this time. He offered to investigate the removal of the Centex construction trailer still at the site. As of the writing of this Staff Report, the removal was scheduled for May 27th. Questions raised for further consideration included the following: • Will Richmond American offer a monetary contribution to the construction of the Community Center at Rosetta Canyon Park? • Will Richmond American provide amenities in the grass area at the end of Steele Valley Road? Mr. Gomez suggested that residents would not want to increase their assessments for a tot lot, but outdoor furniture such as benches and trash receptacles may be feasible. Environmental Determination Residential Design Review 2010 -03 does not propose substantial changes to the tract maps for which Supplemental Environmental Impact Report (SCH 88090525), the Addendum thereto, and several mitigated negative declarations were prepared, certified and adopted. No new significant environmental effects or an increase in the severity of previously identified significant effects are anticipated. No substantial changes have occurred with respect to the circumstances under which the project is undertaken that would require major revisions to the environmental documents. No new information of substantial importance has come forward with respect to significant effects or alternative mitigation measures that have not been addressed in the design of this project. The applicant is conditioned to comply with mitigation measures adopted previously for the tracts within which the products are proposed. Staff recommends that the Planning Commission determine that Residential Design Review 2010 -03 is consistent with and implements previously adopted environmental documents for the underlying tracts. Therefore, in accordance with the California Environmental Quality Act (CEQA) and pursuant to Section 15162 — Subsequent EIRs PC June 1, 2010 Item No. 3 Page 4 of 85 RDR 2010 -03 Richmond American June 1, 2010 Page 5 of 5 and Negative Declarations, of said Act, Staff recommends that the Planning Commission determines that no further environmental documentation for Residential Design Review 2010 -03 is necessary. Recommendation Staff recommends that the Planning Commission approve Residential Design Review 2010 -03. In accordance with Chapter 11 Implementation of the Ramsgate Specific Plan, the Planning Commission decision is final unless appealed. Prepared by: Carole K. Donahoe, AICP11 b Project Planner �9 Approved by: Robert A. Brad City Manger Attachments: 1. Exhibit'A' — Vicinity Map 2. Resolution No. PC-201 0-_ approving Residential Design Review 2010 -03 a. Conditions of Approval b. Exhibit '131' thru 'B7'— Plot Plan c. Exhibit'C1'thru'C5'— Phasing Plan d. Exhibits 'D1' thru 'D3'— Model Home Complex Site & Conceptual Landscape e. Exhibits 'E1' thru 'E47" — Floor Plans, Elevations & Roof Plans f. Exhibit 'F'— Color & Materials Boards (Presented at Hearing) 3. Draft Acknowledgement of Conditions 4. Draft Notice of Determination PC June 1, 2010 Item No. 3 Page 5 of 85 VICINITY MAP RESIDENTIAL DESIGN REVIEW 2010 -02 DE LA ROSA TRACT 32503 RESIDENTIAL DESIGN REVIEW 2010 -03 RAMSGATE TRACTS 25476, -77, -78, -79 PLANNING COMMISSION 1 JUNE 2010 , �. PC June 1, 2010 Item No. 3 Page 6 of 85 RESOLUTION NO. PC -2010- RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2010 -03 BY RICHMOND AMERICAN HOMES AT ROSETTA CANYON, TRACTS 25476, - 77, -78, AND -79 WHEREAS, an application has been filed with the City of Lake Elsinore by Richmond American Homes (the "Developer ") requesting approval of Residential Design Review No. 2010 -03 (the "Design Review ") proposed for 81 lots in Tract Map Nos. 25476, -77, -78, and -79, known as "Rosetta Canyon ;" and WHEREAS, the project is located south of Highway 74, east of Interstate 15 and the intersection of Conard Avenue, west of Greenwald, and north of Wasson Canyon (the "Site "); and WHEREAS, the Design Review includes design details for 81 lots including two models within a model home complex on the Site; and WHEREAS, the Planning Commission of the City of Lake Elsinore has been delegated with the responsibility of making decisions pertaining to residential projects; and WHEREAS, pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and WHEREAS, CEQA Guidelines Section 15162(a) states that "When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or PC June 1, 2010 Item No. 3 Page 7 of 85 PLANNING COMMISSION RESOLUTION NO. 2010-. PAGE 2 of 5 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.'; and WHEREAS, a Supplemental Environmental Impact Report with Mitigation Monitoring Program (SCH 88090525, the "SEIR ") for the Ramsgate Specific Plan was certified and an Addendum adopted thereto. Further, various mitigated negative ceclarations have been adopted for subsequent amendments to the Ramsgate Specifiic Plan and design review applications which implement the Specific Plan. WHEREAS, public notice of the Design Review has been given in accordance with the requirements of the Lake Elsinore Municipal Code, and the Planning Commission has considered evidence presented by the Community Development Department and other interested parties at a public hearing held with respect to this item on June 1, 2010. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission has considered the proposed design for the 81 residential homes and model complex prior to making a decision and has found them acceptable. SECTION 2. The Planning Commission finds and determines that in accordance with CEQA Guidelines Section 15162, the Design Review does not present a substantial change or new information that would require further CEQA analysis. The PC June 1, 2010 Item No. 3 Page 8 of 85 PLANNING COMMISSION RESOLUTION NO. 2010-_ PAGE 3 of 5 environmental impacts associated with development of the Design Review were contemplated by, fully analyzed in, and mitigated through the various environmental documents previously approved for the Site. No new CEQA documentation is necessary for the Design Review. SECTION 3. That in accordance with Section 17.82 of the City of Lake Elsinore Municipal Code, the Planning Commission makes the following findings for the approval of Residential Design Review No. 2010 -03: The project as conditioned will comply with the goals and objectives of the Ramsgate Specific Plan, and therefore will comply with the goals and objectives of the City of Lake Elsinore General Plan. The Ramsgate Specific Plan designations for the Site are implemented by the Design Review. 2. The project complies with the design directives contained in the Ramsgate Specific Plan and all other applicable provisions of the Municipal Code. The Design Review complies with all development standards pertaining to the Site in the Ramsgate Specific Plan. The products proposed by Richmond American Homes have similar style features and shall be constructed with similar colors and materials that blend with homes already constructed in Rosetta Canyon. Therefore the proposed products are consistent and compatible with existing surroundings. The project will provide wall and fence treatments as previously approved for the tracts, as well as landscaping as previously conceptually designed for the Site. 3. Conditions and safeguards pursuant to Section 17.82.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to insure development of the property in accordance with the objectives of this Chapter and the planning district in which the site is located. Conditions have been applied to this project that prescribe site design, setbacks, height, architectural design, exterior materials, colors, textures, landscaping, lighting, walls and fences, grading and phasing. SECTION 4. Based upon the evidence presented, the above findings, and the attached conditions of approval, the Planning Commission hereby approves Residential Design Review No. 2010 -03. SECTION 5. This Resolution shall take effect from and after the date of its passage and adoption. PC June 1, 2010 Item No. 3 Page 9 of 85 PLANNING COMMISSION RESOLUTION NO. 2010- PAGE 4 of 5 PASSED, APPROVED AND ADOPTED on this first day of June 2010. Jimmy Flores, Chairman City of Lake Elsinore ATTEST: Robert A. Brady City Manager PC June 1, 2010 Item No. 3 Page 10 of 85 PLANNING COMMISSION RESOLUTION NO. 2010 - PAGE 5 of 5 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss. CITY OF LAKE ELSINORE ) I, ROBERT A. BRADY, City Manager of the City of Lake Elsinore, California, hereby certify that Resolution No. PC- 2010 - was adopted by the Planning Commission of the City of Lake Elsinore at a regular meeting held on the 1 st day of June 2010, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Robert A. Brady City Manager PC June 1, 2010 Item No. 3 Page 11 of 85 PLANNING DIVISION (Note: Fees listed in the Conditions of Approval are the best estimates available at the time of approval. The exact fee amounts will be reviewed at the time of building permit issuance and may be revised.) Approval Expiration. Design Review approval for Residential Project No. R 2010- 03 will lapse and be void unless a building permit is issued within two (2) years of the Planning Commission approval date. The Director of Community Development may grant an extension of time for up to one (1) year prior to the expiration of the initial Design Review. An application for a time extension and required fee shall be submitted a minimum of one (1) month prior to the expiration date. 2. Indemnity. The Applicant shall defend, indemnify, and hold harmless the City, its officials, officers, employees, and /or agents from any claim, action, or proceeding against the City, its officials, officers, employees, or agents concerning the project attached hereto. 3. Notice Filing. The City intends to file a Notice of Determination with the Riverside County Clerk's office within five business days from the approval of this Design Review by the Planning Commission. A check in the amount of $64.00 payable to Riverside County must be received from the applicant for this purpose prior to public hearing. 4. Revision to Plans. All site improvements shall be constructed as indicated on the approved plotting plan and building elevations or as specified by these Conditions of Approval. Any other revisions to the approved plotting plan or building elevations shall be subject to approval of the Community Development Director or designee. a. All lots shall meet the minimum setback requirements of the Ramsgate Specific Plan. Where dimensions are missing on conceptual • plans, it is assumed that Precise Grading Plans will comply with these setback requirements. b. Where lots exceed the rear yard setback requirement by more than 50 feet, houses shall be staggered to provide a varied streetscape. The resubmitted plot plans have met this requirement. 5. Model Complex. Construction drawings shall include the floor plan of the sales office within the model. Page 1 of 10 PC June 1, 2010 Item No. 3 Page 12 of 85 b. The applicant shall provide appropriate wood fence screening with ivy at the end of the parking lot in front of the "Not A Part' area. C. The installation of a flagpole shall meet City standards and regulations for American flag use. d. The parking lot shall provide the minimum parking space length of 18 -feet, and the minimum aisle width of 26 feet. 6. Use of Colors & Materials. Materials and colors depicted on the approved materials boards shall be used unless modified by the applicant and approved by the Director of Community Development or designee. 7. Style & Color Distribution. Applicant shall submit, for review and approval by the Director of Community Development or his designee, a detailed Plotting Plan prior to the issuance of building permits for each phase, which indicates the style and color scheme to be used on each lot. Styles shall be evenly distributed throughout the site. The identical product and /or color scheme shall not be constructed directly across or adjacent to one another. 8. ADA Requirements. Applicant shall meet all American with Disabilities Act requirements for access to the Model Home Complex. 9. Prior Approvals. Applicant shall comply with all requirements of the applicable underlying tract map and the Ramsgate Specific Plan Sixth Revision, unless superceded by these conditions. a. Applicant shall comply with all relevant Mitigation Monitoring Program requirements adopted for the Ramsgate Specific Plan Sixth Revision. Applicant shall provide a Mitigation Monitoring Program Report on a quarterly basis during construction. b. Construction on the property is subject to the terms and requirements of the Development Agreement and subsequent Operating Memorandums of Understanding executed by the City pertaining to the Ramsgate Specific Plan. d. The applicant shall fund the implementation of the MMRP through every stage of development. The City shall appoint an environmental monitor who shall periodically inspect the project site, the documents submitted by the applicant, the permits issued, and any other pertinent material, in order Page 2 of 10 PC June 1, 2010 Item No. 3 Page 13 of 85 to monitor and report compliance to the City until the completion of the project. 10. RDA: This project is not within a designated Redevelopment Agency Project Area. 10. Hours of Construction. The developer shall comply with Chapter 17.78, Noise Control, of the Lake Elsinore Municipal Code. In addition, construction shall be limited to the hours of 7 a.m. to 5 p.m., Monday through Friday. No construction activity shall be allowed on Saturdays, Sundays or legal holidays. It is the developer's responsibility to ensure that contractors and subcontractors at the project site comply on his behalf. 11. The applicant shall place a weatherproof 3' X 3' sign at the entrance to the project site identifying the approved days and hours of construction activity, namely Monday through Friday between the hours of 7 a.m. to 5 p.m., with no construction on Saturdays, Sundays, or legal holidays, and a statement that complaints regarding the operation can be lodged with the City of Lake Elsinore Code Enforcement Division (951) 674 -3124. The sign shall be placed on the property prior to the issuance of a grading permit or building permit. 12. Violations. Upon violation by the applicant of the City's Noise Ordinance or the Condition of Approval regarding hours of construction, the applicant shall cease all construction activities and shall be permitted to recommence such activities only upon depositing with the City a $5,000 cash deposit available to be drawn upon by the City to fund any future law enforcement needs that may be caused by potential project construction violations and the enforcement of the City's Noise Ordinance and Conditions of Approval. The applicant shall replenish the deposit upon notice by the City that the remaining balance is equal to or less than $1,000. 13. Construction and /or Sales Trailers. A cash bond of $1,000.00 shall be required for any construction or sales trailers used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to the approval of the Community Development Director or designee. 14. Construction Phasing. The applicant shall comply with the Phasing Plan approved for this project. Any changes to the approved Phasing Plan shall be submitted for review and approval by the Director of Community Development or his designee, with concurrence by the Engineering, Planning, and Building Divisions, and the Fire Department. Page 3 of 10 PC June 1, 2010 Item No. 3 Page 14 of 85 CONDITIONS OF APPROVAL FOR RESIDENTIAL DESIGN REVIEW 15. EVMWD. The project shall connect to sewer and meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). Applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards, including payment of applicable water and sewer connection fees. 16. Garages. Garages shall be constructed to provide a minimum of nine- feet -six- inches by nineteen - feet - six - inches (9' -6" x 19' -6 ") of interior clear space for two cars for a total interior clear space of nineteen - feet -six inches by nineteen- feet -six- inches (19' -6" X 19' -6 "). 17. Walls & Fences. All theme walls are required to be coated with anti - graffiti paint. 18. Any retaining walls visible to the public shall match the interior masonry split face block walls in color and style. 19. Walls or fences located in any front yard shall not exceed thirty -six inches (36 ") in height with the exception that wrought -iron fences may be five feet (5') in height. Chain link fences shall be prohibited. 20. The Developer shall construct tubular steel view fencing on all slopes. 21. Where residential lots have view fencing at the rear lot line and the depth of the rear yard is greater than 30 feet, the last ten feet of wood fencing shall be replaced with tubular steel view fencing. The applicant's Preliminary Wall and Fence Plan complies with this requirement. 22. Construction drawings for Interior Wood Fence shall comply with the City Standard Drawing Exhibit'A.' 23. A six -foot (6') decorative block wall shall be required along all side and rear property lines of the subdivision in compliance with the standards in Zoning Code Section 17.14.130.D. The "Wall and Fencing Plan" submitted and approved for the entire project shall apply. 24. FMZ. The applicant shall abide by the approved Fuel Modification Plan for the applicable underlying tract map. a. Construction shall be restricted until adjacent subdivisions have developed or the applicant obtains arrangements with adjacent property owners to provide fuel modification zones for this project. 25. Fire Department Standards. The design and construction of the project shall meet Page 4 of 10 PC June 1, 2010 Item No. 3 Page 15 of 85 all County Fire department standards for fire protection. 26. Four -sided Articulation. Full architectural treatments as depicted on exhibits or conditioned by these conditions of approval, shall be required for both the first and second story elevations. 27. Fire Department Primary & Secondary Access. The applicant shall consult with the Building and Safety Manager and Riverside County Fire Department in order to meet primary and secondary access requirements of that agency during all phases of construction once combustibles are brought to the site. The applicant shall meet all applicable County Fire Department requirements for fire protection of the project site. 28. Signage. All signage shall be reviewed and approved by the Director of Community Development or his designee, and shall require the issuance of a Sign Permit as appropriate. 29. CC &Rs. The applicant shall include this project's property owners into the existing homeowners' association (HOA), and subject to the approved Covenants, Conditions and Restrictions (CC &Rs) for said HOA, prior to release of building permits. a. All open space areas, picnic areas, tot lot, walking trails, maintenance easements, detention basins and drainage facilities shall be maintained by the HOA excepting underground storm drain pipes. b. HOA documents have been approved by the City and recorded, such as the Articles of Incorporation and CC &Rs. The applicant shall provide evidence that the lots for his project are incorporated into the HOA. C. CC &Rs shall prohibit on- street storage of boats, motor homes, trailers and trucks over one -ton capacity. d. CC &Rs shall prohibit roof - mounted or front -yard microwave satellite antennas. e. All lettered lots shall be owned and maintained by the HOA and so noted on the Final Map. f. In the event that the Homeowners' Association fails to meet its responsibilities with regards to the maintenance of open space areas, the City's Lighting, Landscaping and Maintenance District shall automatically Page 5 of 10 PC June 1, 2010 Item No. 3 Page 16 of 85 provide such maintenance and assess the HOA for this service. g. The CC &Rs expressly designate the City of Lake Elsinore as a Third party beneficiary to the CC &Rs such that the City has the right, but not the obligation, to enforce the provisions of the CC &Rs. h. The CC &Rs designate the homeowners' association as the entity responsible for maintenance, repair, irrigation, and stability of all slopes and landscaping within the common area as such term is defined in the CC &Rs. I. All lettered lots shall be owned and maintained by the HOA or other entity approved by the Director of Community Development and so noted on the Final Map. Prior to Issuance of Building /Grading Permits 31. Acknowledgment of Conditions. Within 30 days of project approval by the Planning Commission, and prior to issuance of any precise grading permits or building permits for this project, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. 32. The applicant shall provide to the Director of Community Development within 30 days of approval, a final approved version of the project in digitized format. 33. Grading Ordinance Compliance. Applicant shall comply with all requirements of the City's Grading Ordinance. Construction generated dust and erosion shall be mitigated in accordance with the provisions of Municipal Code, Chapter 15.72 and using accepted control techniques. Interim erosion control measures shall be provided thirty (30) days after the site's rough grading, as approved by the City Engineer. Any alterations to the topography, ground surface, or any other site preparation activity will require appropriate grading permits. 34. Plancheck Submittal. These Conditions of Approval shall be reproduced upon Page One of the Building Plans prior to their acceptance by the Building and Safety Division. 35. UBC. The applicant shall submit for review and approval by the Building Division building plans that are designed to current UBC and adopted codes, and meet all applicable Building and Safety Division requirements. Building plans shall indicate Page 6 of 10 PC June 1, 2010 Item No. 3 Page 17 of 85 compliance with applicable fire hazard zone requirements. 36. Building construction that meets fire hazard zone standards shall be used. 37. Trash Concrete Pads. Applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'- 0" adjacent to each dwelling. The storage pad or area shall conceal the trash barrels from public view, subject to the approval of the Community Development Director or his designee. 38. Driveways. Driveways shall be constructed of concrete per Building and Safety Division standards. 39. Building Addresses. The building addresses shall be a minimum of four inches (4 ") high and shall be easily visible from the public right -of -way. Developer shall obtain street addresses for all project lots prior to issuance of building permits. The addresses (in numerals at least four inches (4" high) shall be displayed near the entrance and be visible from the front of the unit. Care should be taken to select colors and materials that contract with building walls or trim. 40. Meeting with Contractor. Prior to Building Permits the Construction Supervisor shall meet with the Planning Division to review the Conditions of Approval. 41. Landscape & Irrigation Plans. Landscaping Plans and Irrigation Details for each plan shall be required, Typical Front Yard Plans and a Cost Estimate shall be submitted for review and approval by the City's Landscape Architect Consultant and the Director of Community Development or Designee prior to issuance of building permits. A Landscape Plan Check Fee and Inspection Fee shall be paid for the entire project at the time of submittal. a. Street Trees. The applicant shall install street trees to match existing street trees a maximum of thirty feet (30') apart, and at least twenty -four inch (24 ") box in size. The applicant shall plant street trees selected from the City's Street Tree List. b. Sight Visibility. Planting within fifteen feet (15') of ingress /egress points shall be no higher than thirty- six - inches (36 "). C. Water Conservation. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. Special attention to the use of Xeriscape or drought resistant plantings with combination drip irrigation system to be used to prevent excessive watering. The project shall adhere to the City's Page 7 of 10 PC June 1, 2010 Item No. 3 Page 18 of 85 Landscape Design Guidelines. b. Easements. Landscaping shall be shown on both sides of any drainage easements not within a residential lot. C. Drainage facilities. Particular attention shall be given to the screening of drainage facilities from public view or adjacent residences. d. Downslopes. Down slopes adjacent to streets shall be planted and irrigated by the developer and maintained by the HOA. e. All front yards and side yards on corner lots shall be properly landscaped with automatic (manual or electric) irrigation systems to provide 100 per cent plant and grass coverage using a combination of drip and conventional irrigation methods. 42. Xeriscape Demonstration. One of the proposed lots of the Model Home Complex shall be Xeriscaped and signage provided that identifies Xeriscape landscaping. 43. Revisions to Conceptual Landscape Plans. The applicant shall make the following changes prior to the submittal of Construction Landscape Drawings: a. Remove or replace the Nerium oleander due to plant toxicity and bug infestation problems with this plant. b. Add a minimum of one more groundcover. Rosmariunus o. "Huntington Carpet' offers no variety for foreground planting for every house. c. Construction plans shall identify each plant with its own plant symbol. d. Irrigation design shall comply with AB1881 regarding turf irrigation along hardscape and on slopes. The irrigation design shall comply with current City Municipal Codes. e. Slopes shall be irrigated separately from flat areas for both shrub and turf areas. f. The irrigation design of a drip line system for low water use is appropriate. Deep root watering is required for all trees within public view and for all street trees. g. A physical separation between property owners, such as private Page 8 of 10 PC June 1, 2010 Item No. 3 Page 19 of 85 residential and HOA maintained areas (Lot No. 222) should be clearly identified and constructed. 44. LEUSD. Under the provisions of SB 50, the applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance of building permits. The applicant shall provide evidence that all required school fees have been paid. 45. Park Fees. Prior to issuance of building permits, the applicant shall pay park -in- lieu fees in effect at the time of building permit issuance. The applicant may contribute an equal amount to the construction of additional phases of Rosetta Canyon Park. 46. MSHCP Fees. Prior to the issuance of a building permit, the applicant shall pay the City's Multi- Species Habitat Conservation Plan Local Development Mitigation Fee in effect at that time. 47 Ground Mounted Equipment. All mech building shall be ground mounted. All equipment shall be consolidated in a central along with substantial landscaping, Development Director, prior to issua placed behind the fencing, landscapi related equipment located in side yards unobstructed, leveled clearance between line. the anical and electrical equipment on the outdoor ground or wall mounted utility location and architecturally screened to the approval of the Community building permits. If the equipment is not be required. Air conditioning and shall maintain a minimum of 3 feet of equipment and the adjacent property subject nce of ng will conditi in the si All floor plans shall relocate air oning units to the side yards where seven or more feet are available de yard setback. Prior to Final Approval nt shall upancy 48. Issuance of Occupancy. The applica meet all Conditions of Approval prior to the issuance of a Certificate of Occ and release of utilities. 49. Painted Fencing. Prior to final approval, all wood fencing shall be painted or treated with a high - grade, solid body, penetra nee. ting stain approved by the Director of Community Development or his desig 50. Landscaping & Irrigation Installed. All front ya ated wit rds and the side yards on corner lots shall be properly landscaped and irrigh an automatic underground irrigation system to provide 100% plant and grass coverage using a combination of drip and conventional irrigation methods. Page 9 of 10 PC June 1, 2010 Item No. 3 Page 20 of 85 a. Bond for Model Complex. Prior to the release of a certificate of occupancy, all landscape improvements for the Model Home Complex shall be bonded for 10% of the Approved Cost Estimate for labor, equipment and materials for one year. A bond covering 120% of the Approved Cost Estimate shall also cover the conversion of the model complex until it has been completely converted to single family uses including parking area. Bonds shall be limited in form to sureties provided by insurance companies, or to certificates of deposit that are in the name of the City of Lake Elsinore. b. Phasing. All landscaping and irrigation shall be installed within an affected portion of any phase at the time a Certificate of Occupancy is requested for any building. c. Consistency with Approved Plans. Final landscape plan must be consistent with the approved site plan. d. Slope Landscaping. All exposed slopes in excess of three feet in height within the subject tract and within private lots shall have permanent irrigation systems and erosion control vegetation installed, as approved by the Landscape Architect and Planning Division, prior to issuance of certificate of occupancy. e. Open Space. All adjacent Open Space areas shall be completely landscaped and restored if graded, prior to issuance of a Certificate of Occupancy for the adjacent phase. f. Landscape Bond. All landscape improvements shall be bonded with a 10 percent Faithful Performance Bond for labor and materials for one year from Certificate of Occupancy. ENGINEERING DIVISION DEPARTMENT OF ADMINISTRATIVE SERVICES — None. (End of Conditions) Page 10 of 10 PC June 1, 2010 Item No. 3 Page 21 of 85 ). 3 Page 23 of 85 i Kill ■``'� �.i�`�.� IL's /� -E \i �EET , I e lit •�E�ffjj �� EEEIEI � Re ). 3 Page 23 of 85 Hf��en+Nn.3 Page 24uf85 tz CO ID� Cc CYD CIO Hf��en+Nn.3 Page 24uf85 0 !' ii R y x I I { ryD Co ! I y �• CO i CO i ! IIr 0 my 7 al ! ' I i - -�� I II vl A= i Ys- i T em 0. 3 Page 26 of 85 CO Q0 cn F. C\2 are, CO , 41 em 0. 3 Page 26 of 85 o. 3 Page 27 of 85 O 8 mg s W R y� l 9lyV am MUSM — s e ? II R e N II •I''s I' p I I I ' -I IF II - II7!I I I , JF- it I \ jI 1 I' y/{ (I 111 o. 3 Page 27 of 85 o.3 Page 28 of 85 O8 n� s m� W A a � 9 8 F g R $ 4 §5 $ R e _ o b s Z 'ON M14S 33S J o �I' Ms of is re Ill eis s C 4 -' I reaia o.3 Page 28 of 85 r a 133N1S V,?177V9 r- T �J �,-J- , AVM 0181St/ z Ams Li a U N U a 4Q4tem No. 3 Page 29 of 85 U �p o •� w 0 0Si C �RF w 2 N •� �S O �^ O ZH�I W x- Zat WAN a ®� F7Uyy`II�U a r a 133N1S V,?177V9 r- T �J �,-J- , AVM 0181St/ z Ams Li a U N U a 4Q4tem No. 3 Page 29 of 85 h w 7 M v co CO CO O tr 133815 1NVBVHB OVO' 4377Vl 373315 T r II\ �J III Voly .43770A 373315�� 171 J � ^s � Y 5 H 0 0 0 o � a W w a og F H � y € �QU s a 0 g u f � a U o z a o� � n x li „IP. E® No. 3 of 85 h 0 � F F� N P. € a 5 B s N /g azv O -+ a. m e � v p m / C ` N O O o II U o Z Q K o cn PC June 1 g 0 Ite Page 1 No. 3 of 85 No. 3 Of 85 Vo. 3 of 85 twille 9� 44 S i k 11 'Pig I 11 jig p lipo FSO�tt -° €w r k b ggHU � itI -01 FU 9.8 a ® e EXHIB11 �� / ' PC June 1, 2010 Item No. 3 Page 34 of 85 009iLB9'S05 SNYk13dYOSONY7 l3OOW O1 w " @@ N 8 VINtlOzinvo 3NM OA 35 3" Mwoanvo 6�nw 9 YINNOdnVO 3HONI5l3 3MVl SL*M I:OuYrtlol + 18b ¢ 33 S3WOH NYOItl3W ONOWHOtl 91300W - J NOAM/O YJ1390tl 4 4 3 E a v 9� 44 S i k 11 'Pig I 11 jig p lipo FSO�tt -° €w r k b ggHU � itI -01 FU 9.8 a ® e EXHIB11 �� / ' PC June 1, 2010 Item No. 3 Page 34 of 85 S13OOW - NO,INVJ Vll3SOd All kl ki �i pl d Hill II I Fill a EXH PC June 1, 2010 Item No. 3 Page 35 of 85 00MOYM SNYId 3dWFMNVI -[300W VINHOd1IVO 3NIAHI VINSOdnVO 3SONIWa 3M" OA 3as'3" VINNOOM Nag Spgy# lOVSa Mai S3WOH NVOIN3WV ONOWHOIN SI3OOW - NOANVO VU3SOa i E All kl ki �i pl d Hill II I Fill a EXH PC June 1, 2010 Item No. 3 Page 35 of 85 VJASO11 a c• __ c G a a a c A a a 0 i .. ,. ye �tl `,ILI poll a. ra 9A a z �mr C # e a ® 8 BIT D� / -w PC June 1, 2010 Item No. 3 Page 36 of 85 i O89S'L9Y808 VINUOanvo'3NIAtl1 SNVId 3dVOMNV11300W VINtlOjnV03NONI8I33NVl m w m 9 O 318 `3AV VINHOdIIYO 149 S3WOH NVOItl3WV ONOWHOIN 9LKZ# LOVE L SI300W - NOANYO VL13SOtl >2qq nSS H H 4� � l" � � C aHtNO :INOIId a c• __ c G a a a c A a a 0 i .. ,. ye �tl `,ILI poll a. ra 9A a z �mr C # e a ® 8 BIT D� / -w PC June 1, 2010 Item No. 3 Page 36 of 85 unWgnl,- HOSMLGZ Lil O con a.� c�d LU u ti O z g Z� J U cut r1U,? W 6J � 1 � W � O unWgnl,- HOSMLGZ wwww9z w N N N N N N hN ti N N N Cn q C cd GL H P Fa U H d q 16ur UZ ME r cJF CEE LU �tl C WW n Srti O N Q V p e J_ C V .YV c Fri �SSa°V 4 a R e PC June 1, 2010 Item No. 3 Page 37 of 85 Lil w LU u O z g CL J U wwww9z w N N N N N N hN ti N N N Cn q C cd GL H P Fa U H d q 16ur UZ ME r cJF CEE LU �tl C WW n Srti O N Q V p e J_ C V .YV c Fri �SSa°V 4 a R e PC June 1, 2010 Item No. 3 Page 37 of 85 n n� U C�J wq G um- e»Ia,W Rf � awe -am la,a)nsu w+4xn'+w b;$y as •x,'+�v.r>oiF ins 2 -•x vpuolpp ?� 5AA3 NON NAAV OI�v 33HN�Sv 3<HS 8 LU LL 0 Z J W w $.l_ O 0: -U-9 - IVJ- UV480S3tl NOIlV011ddtl - 090%09 -z r z ai Ell wi 0) V ¢ a o < ¢ o o QU 5 9 3 n e 8 m a o � o a 8 z a J a H m z a J a m O O J LL p O OC - z w 2 ------ U L w 0 0 7 LL ¢ o J Q w xi 7 ° O v° U 7 o II r= >.I,o 0 m a0 W o � r a LL z a J a H m z a J a m O O J LL a m w w a :D o- LU � _ q W o LL a r O a O � O ¢ a m0 O o F- x m W O X Q m O �g J - E;7 a oa "�— F: w a. -j PC June 1, 209(Fitem No. 3 Page 38 of 85 n OE �Omj n OE \ \ 2 Z \\ \ / \5 rn-V ^ U ( \ \ \ § §) ,.,,../ §\ §\)) } \ § § a ƒ cc R LL k S } I EXHib §j \j \... z co co | | �O | k V) \ (L ) LL k § 6 } PC et em Item No. 3 Page 5@e W l :z wu -i» IsaN Qi / awF[sa 1»G as[¢ v+o1F!'+W �i3a maFlS '+'�'V al�4A9165 a -', aiwoye� = is s 3 N O N INpvi7 11 v .4 NN w �OY Yi ✓l�.l �i "§ � j SA S 563 a., a LU ck�z 0 zo U) LU J W Y (7 Qz U- z 0 �a U F 2 (3 ot-et -g - iviimene3N NouVOnaaV - 0900103 0 Q 60 T 2 z2 N H LL w W J Z o O Q LL a Q W ir w J Q U 0 PC June 1, 2010 Item No. 3 Page 40 of 85 El 1WFt9116t61 mi / fK[ -fH WW 69f6 4WMJ >+.+1 P IR al!5'avV euo1FJ 16i gwoL[BJ es 53 W OH NAtl 71 U ^3„W��M S GOM V <H 3 <e 1 i S no tLI 0-1 OR null Z Iuul c' � IN-I W atea `1 H z 0 1- n. U F- 2 I15. 1 � Ot-St -S - 9V1SIW9nS3tl N011V01 -IddV - OSOOLOZ D -0 p og N w z a a CV yi 4yr U Y N w H e Q F F � w G F- LL W J F- o 0. Q. LL ? w J a U N PC June 1, 2010 Item No. 3 Page 41 of 85 WH -LA Ma61 of /fW(- a911616169R aVOIFJ'�!^a :zgx Oo aM6'arwav ?'^1lO 165 <- a 5 3 W O H N tl 7 1 s 3 W tl a 3# �IOI/V��RI 3: s H C7 r r'* a C & I.A 'll I i I 01-et-S - 1v111Nsne3N NOliVOIlddv - 0900M O Q W p � � yy OUa :�i V W � 5 W 1Y81aH BNppnp 11MAn F w H LL w W J H o 07 it v cc Q W Ix w J a U N PC June 1, 2010 Item No. 3 Page 42 of 85 H LL w W J H o 07 it v cc Q W Ix w J a U N PC June 1, 2010 Item No. 3 Page 42 of 85 no - iWL -LA Mf61 rtf /W9E- [9316W 69L6vu1RJ'�1 �zR 0z O nnn 0816 a %WS BIIiMi�B� ? 3� ¢z F1 53111111 V i Ts- O z IN/Ar'3l113w F•i (NO1 _ { 0 no W 0z O nnn z Ul uJ � ¢z J r LL- nn� u O z U 01 -£t -9 - 1V111N911£3N NOI1V011ddV - 09001Od T 2 .Ty WI y6 Z O 0wo Y CO 5 ¢ E ¢a Q C C S 0 io U �Nrt V Z a J a LL 0 0 cr PC June 1, 2010 Item No. 3 Page 43 of 85 \W i W c z OG •C6 i,e�Y :�10198'J � H N///tl��� O 1 tl 3�{ y��5 a'S( z J Q 0IM ^3„W ^�tl' LL v J l5//3'',��Wv)O C `OMYS w U a ;iii S @ U-1 0z O zo J f--� w� wo �(D �z wz 0 z) �g U Ot-HL-9 - 1VIDWOMH NORV011ddtl - 090010d <z a� < O O QU 45 iii5 D F Oo G S S it 71Z' o Q w X z J Q 0IM O LL v J w U u w 0 H Q J a Ow vit Er LL _ _� -y- ,Egg G t t t g`s z J Q F m z Q J a 0 0 J LL It Cc m H a O PC June 1, 2010 Item No. 3 Page 44 of 85 w X J Q 0IM m° z w a U �^ O Y mC3 ¢ w w i w 0 Xa 0 ¢ �D 0 oa w w O —� 0:5. G t t t g`s z J Q F m z Q J a 0 0 J LL It Cc m H a O PC June 1, 2010 Item No. 3 Page 44 of 85 pA j \ }( :\ {) } \ � E \ J IL § U. / } : e z co |� }) | kO i \ ( )\ (I(\ k 0) 4 \ 2 ) LL / } PC et am Item No. a Page «@e 0 .� 0 / /\ 2 Oz ro \� pA j \ }( :\ {) } \ � E \ J IL § U. / } : e z co |� }) | kO i \ ( )\ (I(\ k 0) 4 \ 2 ) LL / } PC et am Item No. a Page «@e n -rn WW ae� /mse- a»ISrN aas a�u �'«w � aM5 •a.uv 4wp0 Ia5 G��y 'a- a E](N�OIAHVDI SOHO" N Drd •rv+ae•o � i, Him s' n W O O H 1 ) o J H � W �-+ r.; W �r� luuf � Q � luul IuL 077 —"u1 U N 2 OL -EL-9 - 1tl111N8(IS3M N0llV0llddtl - 090OLOZ 0 �O w 4a r mz N z N ao CA oyy w. Q d w f LL W J F o O LL L w J Q (1 OJ Item No. 3 Page 46 of 85 -rnr u+sr Ri i mve -tsr ure nmz wee � u;3, S O M O H F]qm IN/A tl\ ■�� 3 11 V 3 3/x,^ N Vj§j e �nMO �NMM. 4 I I I I F- 2 Q 4 I 1 I I I I I I I I I I I I I I I I I I I I I I ' I i;;AM BIT m-ws - lvinvienS3a Nouvonddv - osomoz o Q �0 0 w om N rz y` r ¢U F tu W J 101aH 9o�PI!�A llevanp H o 07 LL ? w J Q U W 0 Item No. 3 Page 47 of 85 11J 000 Z H H c` LU tNy G� W H V Q LU yluul z O I� Ua F- 2 Q 4 I 1 I I I I I I I I I I I I I I I I I I I I I I ' I i;;AM BIT m-ws - lvinvienS3a Nouvonddv - osomoz o Q �0 0 w om N rz y` r ¢U F tu W J 101aH 9o�PI!�A llevanp H o 07 LL ? w J Q U W 0 Item No. 3 Page 47 of 85 as wrs'�v w�liD iac u l ewaeaa £ 9• A F1 S3HCH NV3lHl'HVLql#!.!"-1 0 W O0 II�tI H H �j W luul UJ w QU J H z pz U BIT.... I I % -St -S - itl1LW9f1S3U NOIIVDllddtl - OSOOLOZ O Q Fo 0 ocsi °a co w¢� a H o Z LL v J a U N Item No. 3 Page 48 of 85 —© X --., \ � \2 fo e\1 ~8 LU L/ ?f /L U _,eel= •yam' Ll r |§ |k |G RI zo Ai § J 0- } Ma I PC etas Item No. a Page eaa '1nr'{,,t1nru1^11 V 0 nn� lu�ul e 0 a d 0 �-a z W �z 00 zo J> U-1 Q W Y CD Z w x U H Y c d w w Ir Ir O O F a O H Z a in a m m� �w aJ oD co m Ot-EL-S - itl111W9nS3tl N011VOIlddtl - 0900tOZ Z < M Q O r a wn2 r U 5 L 0 X00 jy Q 6 6 � LL� O � G G C C G G G S, F 3 Ew e J g N o� XI Z Q J a F m Z a J d cc O O J LL aM U ul HJ O as J Occ M 0 a a 4 M a m N m a O PC June 1, 2010 Item No. 3 Page 50 of 85 �wz -t» u1w *e /aox -asr� amz a.4ao'arz+e i, $s as ae5'am�y giuM 165 e_ •a = i• 6 awweao 53 NON NV 01 b am tl:� Wz e 0 a d 0 �-a z W �z 00 zo J> U-1 Q W Y CD Z w x U H Y c d w w Ir Ir O O F a O H Z a in a m m� �w aJ oD co m Ot-EL-S - itl111W9nS3tl N011VOIlddtl - 0900tOZ Z < M Q O r a wn2 r U 5 L 0 X00 jy Q 6 6 � LL� O � G G C C G G G S, F 3 Ew e J g N o� XI Z Q J a F m Z a J d cc O O J LL aM U ul HJ O as J Occ M 0 a a 4 M a m N m a O PC June 1, 2010 Item No. 3 Page 50 of 85 wrz -rn urw .e / aorz -m urW asu �wo'vv u��t 1 5/ 3� W O H *■Np /w tl`�* 7u'' 1 *� U 3 W tl ' � ¢@ �O_ a w O Q H f- O U S U Z W S LL ti 2 Q J CL LL O O J LL cc W 3 O J J Q cc x Q a % -EL -g - iviiin311S3u Nouvoncidv - ogooLoa W Oz t t G G G G G T zo O H ro H > l v W W � Z C 0 J H V nnn LL 0 pZ Iuu�1 s � 11fu1'r~ U w O Q H f- O U S U Z W S LL ti 2 Q J CL LL O O J LL cc W 3 O J J Q cc x Q a % -EL -g - iviiin311S3u Nouvoncidv - ogooLoa T t t G G G G G T e mom l MO co 6 C 0 s � w O Q H f- O U S U Z W S LL ti 2 Q J CL LL O O J LL cc W 3 O J J Q cc x Q a % -EL -g - iviiin311S3u Nouvoncidv - ogooLoa �O T e mom l MO co 6 C 0 "' I IT x Z Q CL U 2 Q J a o[ O O J LL LL W O J J crQ F Q a PC June 1, 2010 Item No. 3 Page 51 of 85 n e 5 s � o OR "' I IT x Z Q CL U 2 Q J a o[ O O J LL LL W O J J crQ F Q a PC June 1, 2010 Item No. 3 Page 51 of 85 wx -m wwi na / mre -m ure nvu m�xo'o!v c;$r m ms s.o.v eoy�,ns t -• aNblla� = 3� S H W O H N tl O t 8 ipi; x 3.6i 8 Q W O Oz lu✓u! t G z o art / \ \� /gyp .-_ o UO �--� J cwt W i--/ r) Apo luui X- Ts Y tD z } LL 0 U wm -S - lviuris sau NOUV011ddtl - OSOOIOd O Q <Z OOw z N Wy T Q LL Z O py _ ¢U O Cy yap Yp Q � F E � S m w X D J W 0 H a O �®l, Qw m0 �Q w C7 J = w � J F� O� :i i co m F a O z Q J Q H m z Q J CL a¢ O O J LL cr W a. a. PC June 1, 2010 Item No. 3 Page 52 of 85 O G d t G t G L S c ui � J o V i m w X D J W 0 H a O �®l, Qw m0 �Q w C7 J = w � J F� O� :i i co m F a O z Q J Q H m z Q J CL a¢ O O J LL cr W a. a. PC June 1, 2010 Item No. 3 Page 52 of 85 ad' c _o w M e .b co a Ex I ol-£t-S - ivinwa 1£3tl Nouvo lddtl - oSo%od M 6Z J 6 wi Y rcan N T MO E MM0 y F F G LL t � G G t t t G G� a� s ° Isn x z Q a 0 Z Q J CL o[ O O J LL cc w a a J Q F Q EL PC June 1, 2010 Item No. 3 Page 53 of 85 W ap5 Y�r�V R°IRJ 165 .waeap s 3 M O N N-m V 3 1 a^ 3N N�� Vi�_aF � sa � -�pp1 0 �wx O ww ✓1 �1 � ~ W H a 3e'§L ad' c _o w M e .b co a Ex I ol-£t-S - ivinwa 1£3tl Nouvo lddtl - oSo%od M 6Z J 6 wi Y rcan N T MO E MM0 y F F G LL t � G G t t t G G� a� s ° Isn x z Q a 0 Z Q J CL o[ O O J LL cc w a a J Q F Q EL PC June 1, 2010 Item No. 3 Page 53 of 85 w 0 0 no Iuu1 z ,..�., U) � ~ W H W.C, 1n� d Q H pz �U ad' c _o w M e .b co a Ex I ol-£t-S - ivinwa 1£3tl Nouvo lddtl - oSo%od M 6Z J 6 wi Y rcan N T MO E MM0 y F F G LL t � G G t t t G G� a� s ° Isn x z Q a 0 Z Q J CL o[ O O J LL cc w a a J Q F Q EL PC June 1, 2010 Item No. 3 Page 53 of 85 i ad' c _o w M e .b co a Ex I ol-£t-S - ivinwa 1£3tl Nouvo lddtl - oSo%od M 6Z J 6 wi Y rcan N T MO E MM0 y F F G LL t � G G t t t G G� a� s ° Isn x z Q a 0 Z Q J CL o[ O O J LL cc w a a J Q F Q EL PC June 1, 2010 Item No. 3 Page 53 of 85 -HI WW �L / PlR -1H (61616 ?bIRJ �+NI 5 3 N O H N V O I M E](N�OIW 3N 956 tl � 3l: 8 � Q W S H ol-EL -S - Ivinv9l183N Noavomidv - ogomoz M Q U. Q Q Q T N i as N V) ° w� Q F � � w f FO wi p6 QU E ��'1I E!S `- - -S i i i i i i i i Z o LL ,.t F LL w J w J 6 U W PC June 1, 2010 Item No. 3 Page 54 of 85 -avr 1sru..� / mH -e» ax1 nxs �oxn'+w A �' oa •es'>�v a�x� gas ''` qwo /eap � -9: 5O NO NV 7 Iva NV (Nwve OUW�RI 3 a; a W cc F OL-£L-S - 1tl111N£n£30 NOIIV011ddV - 090OLOZ D Q ao U o oN N W> yz r N a x U Fz as N Q ¢U a) WN E7 80B no ENOS, I•�NI rin 4 I I I 1 I I I I I I I Ie � -o o: cr . LL a U. LL W J w J a U W PC June 1, 2010 Item No. 3 Page 55 of 85 �nNN. NNN NYNN N�IN� �NNNN NYN� a W cr 0 cr Ot-ci-B - iviiiwsns3a N011V011ddtl - 090MOl o ° .. -o o¢%a N ¢0 v LL M W ` M N a U p a H ° Z 07 LL ? F- LL W J w J Q U m PC June 1, 2010 Item No. 3 Page 56 of 85 W 00 1:1("N wwwln wow iwv�lwv = i• ;- .i Su g3 _OY , s O R l 3<¢i 8 ■ p z �nNN. NNN NYNN N�IN� �NNNN NYN� a W cr 0 cr Ot-ci-B - iviiiwsns3a N011V011ddtl - 090MOl o ° .. -o o¢%a N ¢0 v LL M W ` M N a U p a H ° Z 07 LL ? F- LL W J w J Q U m PC June 1, 2010 Item No. 3 Page 56 of 85 W 00 LILT g n > C�i W H O $° W (] z Iuu1 p z V �nNN. NNN NYNN N�IN� �NNNN NYN� a W cr 0 cr Ot-ci-B - iviiiwsns3a N011V011ddtl - 090MOl o ° .. -o o¢%a N ¢0 v LL M W ` M N a U p a H ° Z 07 LL ? F- LL W J w J Q U m PC June 1, 2010 Item No. 3 Page 56 of 85 LU CY-1 no o zo LL Z� �74) 14 > ni UJ LL 0 m-EL-s - iviimensaH NOIIV011ddV - 0900LOZ 0 10 I 00 � Z 0 < , c WA • I PC June 1, 2010 Item No. 3 Page 57 of 85 Fls3HOH Nv3lm3NV (N�00HDrSlal RdHs LU CY-1 no o zo LL Z� �74) 14 > ni UJ LL 0 m-EL-s - iviimensaH NOIIV011ddV - 0900LOZ 0 10 I 00 � Z 0 < , c WA • I PC June 1, 2010 Item No. 3 Page 57 of 85 S 3 W O H N V O l v 3 W v WIW as[z w*NO yw - "e: O Ys - � Fl(N�01AHM81" 9Uf3 0 3aYi Q G G W G G G G oz o z z0 U) cam; W t--i LU W � � s oz CL v OI-M-9 - IVIU 8093N NOIIV011ddtl - OSOOIOZ am 6 fO a y MIZ r U ai5 O € .Oi p O Q C S E LL� y G G G G G G G G o z o U. � � s � CL O r er I e, o I z w x U Y F w i cc 7 O C7 H a O w W U Q J a W cc E o_ O z W 0 F a O 0 z J Q 1— m z ¢ J IL ct O O J u- Er W O J T 1W w d O PC June 1, 2010 Item No. 3 Page 58 of 85 0 o z o U. � U CL O r er I e, o I z w x U Y F w i cc 7 O C7 H a O w W U Q J a W cc E o_ O z W 0 F a O 0 z J Q 1— m z ¢ J IL ct O O J u- Er W O J T 1W w d O PC June 1, 2010 Item No. 3 Page 58 of 85 Q bII -M INW U3 /ONL -[9. WN A9I64Wq'+4Y w a!s aw.v s ui�= 3 Fl(NOIN �ee a s33 NNON Ntl 31 Y NNv i. J > por, c�a W t-.a Y a� s= z ^3 ti �? ti 2 o 3... a Q W o z G t c c HO J > por, c�a W t-.a Y a� s= z �a ti �? ti 2 o rrz G a "c�rreece c c G t c c c N�yy� a� s= �a o � � s gg' 0 w e w O Q F- 0 U 2 U Z W U. LL 9 z Q J a LL O O J LL Q W 3 O cr J J Q cr a. o_ U W 1�, Ot-n-9 - ivninenM NOILVOIlddtl - 0900103 z pi r0 a qWa c yy ¢U O C <jO 6 6 d u LL • e c c G t c c c N�yy� a� s= �a o aso - gg' x w Z Q a U O z Q J a T O O J LL cc W O CCJ J Q F— Q a PC June 1, 2010 Item No. 3 Page 59 of 85 ire -.» wu..a i aon -�sr ioa nms.�m +w i,�; t E9 � •45'a,wY gm/FJ 16f <-vx z L� wwwe� _ _•i ° Ntl O1N W tl �'tE LL 0z �g ^3 w U F4F o a 15�3'WOW vj Jx f7l m Uj h a V `OMD a a O s:ii v Ot-m-B - ivim8ng3N NOUV011ddtl - 090M03 6z N ji a �o a Wao N Oz w N 0 a¢a r W t E9 0 0 t E z L� LO Ln u ° c W .�- W LL 0z �g oo w U Ot-m-B - ivim8ng3N NOUV011ddtl - 090M03 6z N ji a �o a Wao N Oz w N 0 a¢a r 0 O mo icc w xa J = w w CL� J 1— ~ 0� a q z J Q F m z Q J IL Cc O O J LL cc w CL a I LL LL 0 J F- a O Q m E¢ t E9 c c 9 t E 5 � =__ __ _ Ir Ir R W8� sa��ms oo w W ¢ o a Z o Jx f7l m Uj 0 O mo icc w xa J = w w CL� J 1— ~ 0� a q z J Q F m z Q J IL Cc O O J LL cc w CL a I LL LL 0 J F- a O Q m =__ __ _ Ir Ir w W ¢ o a Z o Jx f7l m Uj h a a a O O O PC June 1, 2010 Item No. 3 Page 60 of 85 n wrz -t»aiW wi /wx- .»WS�nms .wan *ev as •n•'•w.v awpn ws 3';i 6 o t G •wwe•o 53NO H NV U1 33HN��V J < m a W2 eV g v u R (NOMDM c t s a USS a L a SE LL y n G G 6 o t G N J < m a W2 g u R O c t s L— W C7 Q H F- 0 U 2 U Z W LL LL 4 Z Q J (L cr O O J LL w w CL IL Z) ccJ Q F Q CL 01-M-9 - IVILIA311S3U NOIIV011ddtl - 09001Od G G 6 o t G N J < m a W2 T u R O OO a USS a L a SE LL y _ S o g 6 6 2 Z Q a N Z Q J a O O LL cc W a d J Q Q a Oda PC June 1, 2010 Item No. 3 Page 61 of 85 G G G G t G G G N o d a u R _ a � _ o g 2 Z Q a N Z Q J a O O LL cc W a d J Q Q a Oda PC June 1, 2010 Item No. 3 Page 61 of 85 Q w cr F OL -EL-g - ivinweNS3tl NOIIV011ddtl - 0900LOZ / oo9[ -t» Imsl nsw q�o11CZ'Tw C, �a EIGS3W W q5' >.aY 4+o1FJ 165 gwolloo OH N V O18.3NNv '< -'z =. �• Ln N Si Q� z $zi Sp V `OMM O Q Li 9 Q w cr F OL -EL-g - ivinweNS3tl NOIIV011ddtl - 0900LOZ M F� Ln N Q� z FM Q Efl V O Q W 1-- b 0—. M. U- a H LL. W J w J 6 U W HO Item No. 3 Page 62 of 85 r ]_: _. . s� MEN � I _. s_ cc \ Ir . �� � }§ | � � \\ i ) ,_ . , 0 I 11 � D :�. ■� ,_. . —, � t WE q k( E¥ LL q 10'. // 'a 27' C June tze Item No. 3 Page e&e � ^N!/! GNOME % !| r ]_: _. . s� MEN � I _. s_ cc \ Ir . �� � }§ | � � \\ i ) ,_ . , 0 I 11 � D :�. ■� ,_. . —, � t WE q k( E¥ LL q 10'. // 'a 27' C June tze Item No. 3 Page e&e J X1 Q W cc F- Ot-SL-S - ltliLW9nS3H NOIIV011ddtl - 020OLOE O M Q ro Ln a ova mi N o awr N 2V 5M 5 WLLO jq&OH 8ulppng ljMOnp �I�II z o 0l M LL ? u- w W J w J 6 U N PC June 1, 2010 Item No. 3 Page 64 of 85 wrz -t»a -i /W -m ww.. -1, iE.—z m+aeao :.�, FIGNOW S3WO H N tl D�1��/8�3 tl �W F :zi Sp:e h 1 3<u $ X1 Q W cc F- Ot-SL-S - ltliLW9nS3H NOIIV011ddtl - 020OLOE O M Q ro Ln a ova mi N o awr N 2V 5M 5 WLLO jq&OH 8ulppng ljMOnp �I�II z o 0l M LL ? u- w W J w J 6 U N PC June 1, 2010 Item No. 3 Page 64 of 85 m-SI-S - ivl uvi9OSSU NOLLV011ddtl - OSOOIOZ co wx -m ww.n / wx -m �cfw arm w�oxo �.w ' ' + Fz 1110 N LLm y r 53WOW Ntl 71tl3 WtlF El °5 NO< N OF 2a € Q GIOUW312I ;: a 9 ¢° �,a . E � B .,,tea, � `L �/ �`� � E Z J a LL Q 0 cc PC June 1, 2010 Item No. 3 Page 65 of 85 W ZO 0' a w L p lie 0 Q H Z O J 111 rrr r.,rr U �,a . E � B .,,tea, � `L �/ �`� � E Z J a LL Q 0 cc PC June 1, 2010 Item No. 3 Page 65 of 85 % -SL -S - ltlll1NS11S28 NOIIV011ddtl - 090010Z am �0 Q o ati5 N 3 a € X060 Q 6 � S � LLe11 a� G e � � s � we -rn WW�T�l aovo-tn kw ma wnfi�•+w u�`I M Z O W W OH NV� 31L �FYs� > > e._ s ^S33 �O� LU W d ^3pW�Ntli Q ('3 Iuu1 O � pi L H ✓lll W 3i: 8 3 % -SL -S - ltlll1NS11S28 NOIIV011ddtl - 090010Z am �0 Q o ati5 N 3 a € X060 Q 6 � S � LLe11 a� G e � � s � L c w W O M Z O W Op OF ® -a- __. > > e._ s o LU W d Q ('3 Iuu1 O L H W Z U % -SL -S - ltlll1NS11S28 NOIIV011ddtl - 090010Z am �0 Q o ati5 N 3 a € X060 Q 6 � S � LLe11 a� G e � � s � L c w } M Z W Op OF ® -a- LLO e._ s O z a J Q F m z Q J EL ir O O J LL cc w O J w w w _ a a EXIT b i I C O PC June 1, 2010 Item No. 3 Page 66 of 85 � — © » — \ (NOMD — �A t \| n � 8 e /E / LU� ?ƒ )(§ ! §\ F- 0 ) § ( 7 (L ) LL § S k } | | E / # �k � § | < !!!!!!) § §( | §( E � IU \{ 3 } n 4 J CL ) LL k S / } PC June t22 Item No. a Page r@a LLI Uw O O z H o in I�-J nn_n N W H LU luul Q nnn�nnnnnnVnnnppp�ppp z p z al U 01-u-S - ivinwBOS3tl NOIIV011ddtl - OSOOLOZ L p a 6� M �o waQ o wwz m V < D O O a Q 6z 6 X N r Q I ribil -, � MEMSIM A' All I I�I .1 0 ______________ c a. O ° O -- E �. {F ; �� L32 P, 6 -_ Qw mo �Q w0 J � J F- F 03: Q m Z> W X w W O 1- a O a t t t t G N 1 z Q J Q F- m Z Q J a cr O O LL ir w o_ a 2 H Q m W X D J W O • PC June 1, 2010 Item No. 3 Page 68 of 85 rn WW Ri /aoc[ -rn WSl asa °'41f9'aW o o��s va ass vmv .psi ws 2 2 - °: E](N�OW� 5 eWOJBaO n n Ml- „ H 1 1✓. M O O z H o in I�-J nn_n N W H LU luul Q nnn�nnnnnnVnnnppp�ppp z p z al U 01-u-S - ivinwBOS3tl NOIIV011ddtl - OSOOLOZ L p a 6� M �o waQ o wwz m V < D O O a Q 6z 6 X N r Q I ribil -, � MEMSIM A' All I I�I .1 0 ______________ c a. O ° O -- E �. {F ; �� L32 P, 6 -_ Qw mo �Q w0 J � J F- F 03: Q m Z> W X w W O 1- a O a t t t t G N 1 z Q J Q F- m Z Q J a cr O O LL ir w o_ a 2 H Q m W X D J W O • PC June 1, 2010 Item No. 3 Page 68 of 85 01-u-S - ivinwBOS3tl NOIIV011ddtl - OSOOLOZ L p a 6� M �o waQ o wwz m V < D O O a Q 6z 6 X N r Q I ribil -, � MEMSIM A' All I I�I .1 0 ______________ c a. O ° O -- E �. {F ; �� L32 P, 6 -_ Qw mo �Q w0 J � J F- F 03: Q m Z> W X w W O 1- a O a t t t t G N 1 z Q J Q F- m Z Q J a cr O O LL ir w o_ a 2 H Q m W X D J W O • PC June 1, 2010 Item No. 3 Page 68 of 85 I ribil -, � MEMSIM A' All I I�I .1 0 ______________ c a. O ° O -- E �. {F ; �� L32 P, 6 -_ Qw mo �Q w0 J � J F- F 03: Q m Z> W X w W O 1- a O a t t t t G N 1 z Q J Q F- m Z Q J a cr O O LL ir w o_ a 2 H Q m W X D J W O • PC June 1, 2010 Item No. 3 Page 68 of 85 Q W 0Z O �puoHap =, i� LU SS33WOW WV HIV 33N Vii W a>r W 0 noon l/JUU I rb Q < Z J N z Oz Iu� (NOME v :�aa • 3aAi S 1 Q W 0Z O O LU N W a>r W 0 noon l/JUU I rb Q < Z J N z Oz Iu� v U a G t t G G n � N w 0 Q F- O U 2 O z w cc LL yi z Q J a Cc O O J LL ir w a. a J Q cc tr Q a OL -SL-9 - 1V]-UWSOSS8 NOI1VOilddV - MOO= X i m rO r o a15 N 00 0 6 6 w a S G G G t p u m m E d s x z Q a 0 z Q J a o[ O O J LL Cc W a o- IrJ Q F Q a PC June 1, 2010 Item No. 3 Page 69 of 85 F 0 cc OL-SL-9 - ivimvis753N NOIIV011ddtl - 0900LOZ Hz ^ zz f a �< N a F >L Q F� F E w jg210H 8mppnq 11MAO Z 0 U a J 6 U N F- U- w J ^9 n a ,,e z. - x -.9ae I L3� PC June 1, 2010 Item No. 3 Page 70 of 85 -tA WW rei /W3Z- [9116%169[6 gw907 A" W346'naV gWCIla0 = li Fl(N�OOHD" s3 w o H M V3 11�w�jVi� lY #�ei s F 0 cc OL-SL-9 - ivimvis753N NOIIV011ddtl - 0900LOZ Hz ^ zz f a �< N a F >L Q F� F E w jg210H 8mppnq 11MAO Z 0 U a J 6 U N F- U- w J ^9 n a ,,e z. - x -.9ae I L3� PC June 1, 2010 Item No. 3 Page 70 of 85 oC Q W cc F 2 (7 %-n -s - lvninsnsatl NO11VO11adV - 050%0Z NR -f9� I6K1 nd / YVl[ -L9� (6W AR6 •I�o1FJ •+!4 �a •ass •a.uv a.NOw+ge� 5 33W Wi O H iN V OI I N 3 W V t.l Yiij IN! SOY R 1 o a oC Q W cc F 2 (7 %-n -s - lvninsnsatl NO11VO11adV - 050%0Z o �o Q o OT N N w 20 3 a H Q �I =1i :I°le �1 =1e :I�11 eICICI•. H o 0 LL- O J a V M H IL W J EXHI M PC June 1, 2010 Item No. 3 Page 71 of 85 on wrz -m w4 ne / arz -nr /wa nstt w.oAn •.w y;�. rm •es'+.mv quo ins <- . X 5 3 W O N N// V 71 9 94 V co o —1 � > a*4OW4D W rV r Ilnft � �z Y U a iaH S on W z n IL n t I X O co o —1 � > W Iuui r Ilnft � �z U a I 00 31313131'. �31�31. I I I I I Q W cc x 0 cc OI-a-9 - 1tl1109SOS38 NOIlVOnddtl - 09001OZ G az O X z w OU co Q F o 0 L. LL a J a U N 1- LL W J PC June 1, 2010 Item No. 3 Page 72 of 85 3 OI-M-S - lVL VJSOS3S N011VOnddtl - OSOOIOZ x bb _ WO g T N 0< d' x` N a d (j) & LL O O oC Z J a U- 0 O 2 PC June 1, 2010 Item No. 3 Page 73 of 85 IWL -t9S l6M1 tel / ONL -LT WK169L6 9w11�J'+!H zHS �i15 •awY R�IFJ I6T 5 ei quwl6eJ 33 64 0 N IiU� H� t n1 H � � Q is IN \3j�N�jV�� 4 V Z Fi's° 4 LL LL Z (SS ///W a U V tOY ` 1 ✓lY 3 °<oi 8 3 OI-M-S - lVL VJSOS3S N011VOnddtl - OSOOIOZ x bb _ WO g T N 0< d' x` N a d (j) & LL O O oC Z J a U- 0 O 2 PC June 1, 2010 Item No. 3 Page 73 of 85 W 00 n� H n1 H � � Q Lij V 4 V Z 4 LL LL Z OZ a U 3 OI-M-S - lVL VJSOS3S N011VOnddtl - OSOOIOZ x bb _ WO g T N 0< d' x` N a d (j) & LL O O oC Z J a U- 0 O 2 PC June 1, 2010 Item No. 3 Page 73 of 85 W O O H 11- 17 -11. H o J H W >—+ W z gz 0 0 U g E� ' 3 o �@ Eam E 0 �o m F. 0 o z 0 �a v a 0 H [9 C.9 ot-n -s - lviimsns3u eouvondav - osooLoz z �0 Q Z and in OO Lifl au -rn wsl rei � aoso-m wW amc - ..anri'+n• u,�z C C G a1�Ne'J S// 3�� W O N tl l Y 3 W tl <-&• .° _ n a s �O1 1N DM NNI t V �F is ki S W O O H 11- 17 -11. H o J H W >—+ W z gz 0 0 U g E� ' 3 o �@ Eam E 0 �o m F. 0 o z 0 �a v a 0 H [9 C.9 ot-n -s - lviimsns3u eouvondav - osooLoz z �0 Q Z and in OO Lifl 3 o p 3 v cd a o � g Z Q J Q F m Z Q J a o[ O O J LL cr W O J PC June 1, 2010 Item No. 3 Page 74 of 85 G t G C C C G G _ n a s V �F 3 o p 3 v cd a o � g Z Q J Q F m Z Q J a o[ O O J LL cr W O J PC June 1, 2010 Item No. 3 Page 74 of 85 �e V �F c= cam 3 o p 3 v cd a o � g Z Q J Q F m Z Q J a o[ O O J LL cr W O J PC June 1, 2010 Item No. 3 Page 74 of 85 - c c c c c c W t 5 sN EIG4 s33H H 9 HHv 5�_ IN/wtl\i�311 m S ,<„ a W V Q F O U 2 U Z W LL LL Steil 2 Q J LL LL O O J LL LL W O J J Q H LL Q LL x I AE3 OL -SL -S - 1v111W9NS3U N011VOMW - 090OL09 i m F0 Z _6J T > 1) y 3 vS ViS ° €g y O p_ Q S S S LL c c c c c c W t 5 sN od 5�_ m S W V Q F O U 2 U Z W LL LL Steil 2 Q J LL LL O O J LL LL W O J J Q H LL Q LL x I AE3 OL -SL -S - 1v111W9NS3U N011VOMW - 090OL09 i m F0 Z _6J T > 1) y 3 vS ViS ° €g y O p_ Q S S S LL 0 'v N M Z Q a N D Z Q J IL LL O O J LL LL W O J J Q F- LL Q a PC June 1, 2010 Item No. 3 Page 75 of 85 c c c c c c W t sN od 5�_ m S S t 1 $ $ 0 'v N M Z Q a N D Z Q J IL LL O O J LL LL W O J J Q F- LL Q a PC June 1, 2010 Item No. 3 Page 75 of 85 luul c� COE -OY WW n! l 0891 -[91 WW 6916 4o1RJ'+54 U w mti'w.o.v 9wxr� iu9 5' �' 9wae•o s3NOH Nv OIa3NNvv F](N�OMMHI %N Si 3p li o a Q e� .w Q W �z 0 Q J .� W O w Y (3 g z LL. z oy g H d U E °o a 0 v 2 w 0 z a F a O w ma ti �- CO CO 0 O hw a� Oz 2 O O cr a z cc 0 J Q U H CL O _ an %ay n,y e9�vsu 1 Al F H d a� L_ - v O Y } z Z Q CL -to ir w J I— m H a O z w x U} 2F Cc Q F n. WO) MCC Om C703 F CL O z w x U F- 2 H w D O C7 F a O W 6 M z O F EL O z Q J EL IY O O J LL cr w O J PC June 1, 2010 Item No. 3 Page 76 of 85 e 0 a cv j`� w U Q J a w cr M F a O i w 0 z Q H r Q w U Q J w w LL 1- a O v Q m r co m F Q W U Q J IL w Ir LL F a O %-%-S - ltl1iIWSOS9H NOIIV011ddtl - OSOOLOZ z O a 0 Z ¢�0 0 r Uin O �Op Q. 0 r -/sr wre .•e / wx -tsr aw nsu six �'+w :,� O Fll(N�OIMM nwolR� 53NON Ntl 'J l V33NV °ts H —, J ~ Ll.i I7-+ W 0 Qz y � t LL— nn(t z CZ i OP IU e 0 a cv j`� w U Q J a w cr M F a O i w 0 z Q H r Q w U Q J w w LL 1- a O v Q m r co m F Q W U Q J IL w Ir LL F a O %-%-S - ltl1iIWSOS9H NOIIV011ddtl - OSOOLOZ z O a 0 Z ¢�0 0 r Uin O �Op Q. 0 r W O 0 H —, J ~ Ll.i I7-+ W 0 Qz y � t LL— nn(t z CZ i OP IU e 0 a cv j`� w U Q J a w cr M F a O i w 0 z Q H r Q w U Q J w w LL 1- a O v Q m r co m F Q W U Q J IL w Ir LL F a O %-%-S - ltl1iIWSOS9H NOIIV011ddtl - OSOOLOZ z O a 0 Z ¢�0 0 r Uin O �Op Q. 0 r w C w � w H � m F- Q w w Q U Y O O M F a O I a Y O D Z m a 0 a O O W � O z J LL cc w 0 as m as coo mo (L (Lo O=) w J Z 2 w O J PC June 1, 2010 Item No. 3 Page 77 of 85 OL -EL-S - IVIDWSM38 N011VOnddtl - OSOOLOZ aose..vr wau ..i /aw<mm '6v':ans ; a w 6 $: z leo i ;; <z z 53NOH Nv Div 3Nv °jpp[[ WO gbN w a�a r GNOMDrdel mQ Y�y MOO Q O W 5 O z H L H m LU H LLJ z � O g U mtLL�LL d LL�LL s m $ B gpMni MR Q~ ma �O w w x° �Q J LL W oa n~. I Op Q m M w x D J W 0 CL O i M 0 e J N z Q J Q F m z Q J a cc O O J LL LL w a a n ° 'to J .0 O ip PC June 1, 2010 Item No. 3 Page 78 of 85 W 1Q OZ Z O o L o W 5•>-I C== 7— 1 �J z O z' �g U o� -ae m 45 co � x _ G � 52, 5 b W Q O U 2 U Z W ¢ LL C7 Z Q J EL ¢ O O J LL- ¢ W a a J Q H Q a 0L -SL -9 - lVlllW8nS3U NOLLV011ddtl - 090OLOZ N Z M Q Z J 6 yy r S 6 G LL 6 2 r N 6 c t t o e 5 e m IN;; 0a `s a o s � W < U N a s 2 2 Q a W Z Q J a ¢ O O J LL- Er W IL EL J Q H ¢ Q a PC June 1, 2010 Item No. 3 Page 79 of 85 wx -m lsw .a /WSi -m m+w nSZS aWiI�'+a.5 ' ' °�q3 � eps •+n�V gwlpJ 165 •Iw6Na0 ( (u el S 33 $4 O H * �O1 ` *■■N V <-si A ` 1✓l�i < s<i: 8 OZ Z O o L o W 5•>-I C== 7— 1 �J z O z' �g U o� -ae m 45 co � x _ G � 52, 5 b W Q O U 2 U Z W ¢ LL C7 Z Q J EL ¢ O O J LL- ¢ W a a J Q H Q a 0L -SL -9 - lVlllW8nS3U NOLLV011ddtl - 090OLOZ N Z M Q Z J 6 yy r S 6 G LL 6 2 r N 6 c t t o e 5 e m IN;; 0a `s a o s � W < U N a s 2 2 Q a W Z Q J a ¢ O O J LL- Er W IL EL J Q H ¢ Q a PC June 1, 2010 Item No. 3 Page 79 of 85 o� -ae m 45 co � x _ G � 52, 5 b W Q O U 2 U Z W ¢ LL C7 Z Q J EL ¢ O O J LL- ¢ W a a J Q H Q a 0L -SL -9 - lVlllW8nS3U NOLLV011ddtl - 090OLOZ N Z M Q Z J 6 yy r S 6 G LL 6 2 r N 6 c t t o e 5 e m IN;; 0a `s a o s � W < U N a s 2 2 Q a W Z Q J a ¢ O O J LL- Er W IL EL J Q H ¢ Q a PC June 1, 2010 Item No. 3 Page 79 of 85 W Q O U 2 U Z W ¢ LL C7 Z Q J EL ¢ O O J LL- ¢ W a a J Q H Q a 0L -SL -9 - lVlllW8nS3U NOLLV011ddtl - 090OLOZ N Z M Q Z J 6 yy r S 6 G LL 6 2 r N 6 c t t o e 5 e m IN;; 0a `s a o s � W < U N a s 2 2 Q a W Z Q J a ¢ O O J LL- Er W IL EL J Q H ¢ Q a PC June 1, 2010 Item No. 3 Page 79 of 85 c t t o e 5 e m IN;; 0a `s a o s � W < U N a s 2 2 Q a W Z Q J a ¢ O O J LL- Er W IL EL J Q H ¢ Q a PC June 1, 2010 Item No. 3 Page 79 of 85 `s a o s � W < U N a s 2 2 Q a W Z Q J a ¢ O O J LL- Er W IL EL J Q H ¢ Q a PC June 1, 2010 Item No. 3 Page 79 of 85 b % � MOJ 1 � 7 ,noon, �n;�r ano. '�N�N, tiN�n. cc Q W cc V_ 01-£1-5 - iviuvi9nS3U NOILVOnddtl - MOM m Q ZO Z pp zZ T UCc' G €g w C Q F W OO nnrc-)) a"1 luul a Em1S03WOH N tl7 1 U'� 3� W�j tli� F O ll 5J � r Fri Oa ► =gel U 4om. l �.l iii d ,S b % � MOJ 1 � 7 ,noon, �n;�r ano. '�N�N, tiN�n. cc Q W cc V_ 01-£1-5 - iviuvi9nS3U NOILVOnddtl - MOM m Q ZO Z pp zZ T UCc' G €g w C Q F W OO nnrc-)) a"1 luul a Izi :> 6 N W 1-�1 LL, 5J � r Fri Oa U b % � MOJ 1 � 7 ,noon, �n;�r ano. '�N�N, tiN�n. cc Q W cc V_ 01-£1-5 - iviuvi9nS3U NOILVOnddtl - MOM m Q ZO Z pp zZ T UCc' G €g w C Q F w 0 6 0 F o Z O LL w J a v N F 11. W J „-- r -------- ` --- r-------- P� June , 2010 Item No. 3 Page 80 of 85 Q IWC -M 16161 aef / QNL -M I6 %) G9i6 vo117 '•!^• 4i ii °° •wo /e•o s, f—r t_ W 0 tl 3Ntl °, SR U_ z ° 3 �a U INV *■UJ a -•�€ (S33HOH �.d toll { 1� iaa 8 i , IL_L1_lJl LU IIr Q W wz °° _ �� o J cv W y f—r t_ W 0 Lwj U_ z ° 3 �a U 8 4 IRWIN-! I I I I i I I 1 I I I I L - - -- C7 oI• -m-s - 1vimansatl Noavonddv - osoowz O Q z Ep U CO z z x 2 U C@@ > d ££ Q iF b W d f - - -- I I I I I I I 4 I I I I I I I I I I Z o O LL ui J Q U N LL LL w W J I P,C June , 2010 Item No. 3 Page 81 of 85 L—J"L 6 � 2 Q W Ir V_ ir oL-£l-S - wLiin3n£3tl Noavonddv - oSootoz O Q <Q z OVO ('/) ¢U V) WQV i 1981ag 2upl! ^H llewo d FHT H o z LL noon Will N noon ®9 LL LU W J PC June �, 2010 Item No. 3 Page 82 of 85 wx -e» Kw � / aosz -rn �ru rases e+nxo +w Y =�i 0 S3WOH NV OIH3W V ( DM @l VOY Y :; a L—J"L 6 � 2 Q W Ir V_ ir oL-£l-S - wLiin3n£3tl Noavonddv - oSootoz O Q <Q z OVO ('/) ¢U V) WQV i 1981ag 2upl! ^H llewo d FHT H o z LL noon Will N noon ®9 LL LU W J PC June �, 2010 Item No. 3 Page 82 of 85 F](N�OIAHDrd R�IF! 7Y^I 53 WOH NtlO3iv 333NNV Oe y {y ;-,� t� y7' 01-CL-2 F� EU z U F b ui J 6 U M 0 Z Q J (L LL O O Er 1Vi11N8nM NOUVBnddV - 020MOZ z J 2 T a ap o b Q g 5 a - Q I�u�uni Q b $e. CL r LL 061 0 v Er `-- $ 0 r~ a ZE Oz zo J H w Q W 4Y C9 J L "' Oz �a U PC June 1, 2010 Item No. 3 Page 83 of 85 C1TY OF 91ic'��. LADE F�LSIIYO DREAM EXTREME- ACKNOWLEDGEMENT OF DRAFT CONDITIONS RE: Residential Design Review No. 2010 -02 for De La Rosa and Residential Design Review No. 2010 -03 for Rosetta Canyon I hereby state that Uwe acknowledge the draft Conditions of Approval for the above named projects. I /We understand that these are draft conditions only and do hereby agree to accept and abide by all final conditions prescribed by the City of Lake Elsinore staff, as set forth in the attachments to the approval letter that will be sent after final project approval. All final conditions shall be met prior to issuance of permits or prior to the first Certificate of Occupancy, or otherwise indicated in the Conditions, subject to the approval of the Community Development Director of the City of Lake Elsinore or his designee, The decision of the City Council shall be final fifteen (15) days from the date of their decision. Date: /I gl6b Applicant's Signature: Print Name: iT Address: 1W71 GA' LA rpe—Kg (AC It�t� CA Phone Number: PC June 1, 2010 Item No. 3 Page 84 of 85 City of Lake Elsinore Planning Division 130 S. Main Street Lake Elsinore, CA 92530 (951) 674 -3124 (951) 471 -1419 fax Filed With: ❑ Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 Notice of Determination (In compliance with Section 21152 of the Public Resources Code) O County Clerk of Riverside County 2724 Gateway Drive Riverside, CA 92507 Project Title: Residential Design Review No. 2010 -03 by Richmond American in Rosetta Canyon, Tract 25476, -77,-78, and -79 State Clearinghouse Number (if submitted to State Clearinghouse): N/A Lead Agency Contact: Carole K. Donahoe, AICP, Project Planner Telephone No: (951) 674 -3124 x 287 Project Location (include County): County of Riverside, City of Lake Elsinore. South of Highway 74, east of Interstate 15 and Conard Avenue, west of Greenwald, and north of Wasson Canyon Project Description: The construction of 81 single family residential homes on the remaining vacant lots in Tract 25476, -77, -78, and -79, Rosetta Canyon. The proposal includes a model home complex for two floor plans and a parking lot. This is to advise that the City of Lake Elsinore Planning Commission (Lead Agency )has approved the above project and has made the following determinations regarding the above described project: Residential Design Review No. 2010 -03 does not proposed substantial changes to the underlying tract maps for which Supplemental Environmental Impact Report (SCH # 88090525), the Addendum thereto, and several mitigated negative declarations were prepared. No new significant environmental effects or an increase in the severity of previously identified significant effects are anticipated. No substantial changes have occurred with respect to the circumstances under which the project is undertaken that would require major revisions to the environmental documents. No new information of substantial importance has come forward with respect to significant effects or alternative mitigation measures that have not been addressed in the design of this project. The applicant shall comply with mitigation measures established previously for the tracts within which the products are proposed. The Planning Commission has determined that this Design Review is consistent with and implements previously adopted environmental documents for the underlying tracts. Therefore, in accordance with the California Environmental Quality Act and pursuant to Section 15162 - Subsequent EIRs and Negative Declarations, of said Act, the Planning Commission has determined that no further environmental documentation for Residential Design Review No. 2010 -03 is necessary. Signed: Matt Harris Title: Senior Planner PC June 1, 2010 Item No. 3 Page 85 of 85