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Home My WebLink AboutItem No. 03 PA No. 2018-02 (New Ventures)Text File City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 www.lake-elsinore.org File Number: ID# 17-838 Agenda Date: 10/9/2018 Status: Consent AgendaVersion: 1 File Type: ReportIn Control: City Council / Successor Agency Agenda Number: 3) Page 1 City of Lake Elsinore Printed on 10/4/2018 Page 1 of 4 REPORT TO CITY COUNCIL To:Honorable Mayor and Members of the City Council From:Grant Yates, City Manager Prepared by: Damaris Abraham, Senior Planner Date:October 9, 2018 Subject:Planning Application No. 2018-02 (New Ventures)– Proposal to construct a five-unit apartment complex on a 0.34-acre lot located at the northwest corner of Graham Avenue and Lowell Street. Applicant:Chad Logan, New Ventures, LLC Recommendation adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2018-02 (RESIDENTIAL DESIGN REVIEW NO. 2018-01) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); and, adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2018-02 (RESIDENTIAL DESIGN REVIEW NO. 2018-01) PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR A FIVE-UNIT APARTMENT COMPLEX LOCATED AT 374-183-018. Background Planning Commission Hearing The Project was heard by the Planning Commission on September 18, 2018. Prior to the Planning Commission hearing staff received an email communication from Mary Monise dated September 14, 2018 in opposition of the Project. Some of the concerns raised in the email include that the multi-family apartment project does not blend in with the surrounding area because of the height, design, and proposed density for the project. The applicant has provided an email response dated September 16, 2018. Both emails have been attached to the staff report (Exhibit H). Staff has reviewed and addressed the email as outlined below: The proposed Project is consistent with the site’s General Plan Land Use designation of Residential Mixed Use (RM) and the site’s zoning designation of Residential Mixed Use (RMU). The RMU zoning designation is intended primarily for medium to high-density residential mixed-use developments. The proposed apartment complex is a permitted use in the RMU zone. The Residential Mixed Use (RM) designation allows densities up to 24 Dwelling Units per Acre (D.U./Ac.). The Project’s density is 15 D.U./Ac. PA 2018-02 (New Ventures) 10/09/2018 Page 2 of 4 The Project’s Traditional Architectural Style is complies with the Goals and Policies of the Historic District of the General Plan. The design concept complements the existing surrounding development. The Project is proposing to construct three (3) buildings that are designed to have the appearance a single-family residence and duplexes in order for the Project to blend in with the surrounding area. The Project’s earth tone color palette also blends in well with the surrounding neighborhood. The maximum height for the proposed building is 29 ft. and the Project is setback 20 ft. from the westerly property line adjacent to the existing residence to provide additional buffer. At the hearing, the applicant explained that the initial Project design submitted for review included one (1) building with six (6) units. The applicant worked with staff to break the building into three, reduce the units to five, and redesign the Project layout to eliminate three (3) driveway approaches that were initially proposed from Lowell Street. Access to the Project site will now be from an existing an alleyway through Lowell Street. The driveway at Graham Street will be limited to a one-way exist from the Project site. The applicant also explained that they are working on submitting a Condominium Map in order to create five (5) units that can be sold as individual homes. The Planning Commission then unanimously recommended approval of the Project by a vote of 5-0. Discussion Project Request and Location The applicant is requesting approval of Planning Application No. 2018-02 (Residential Design Review No. 2018-01) to construct a five-unit apartment complex within three buildings on an approximately 0.34-acre vacant lot (Project). Units A through D will have a 1,573 sq. ft. living area, a 250 sq. ft. garage, and a 55 sq. ft. entry area. Unit E will have a 1,983 sq. ft. living area, a 479 sq. ft. garage, a 32 sq. ft. balcony, and a 38 sq. ft. porch. The Project is located at the northwesterly corner of Graham Avenue and Lowell Street, and more specifically referred to as Assessor Parcel Number 374-183-018. Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant Residential Mixed Use (RM)Residential Mixed Use (RMU) North Residential Low Medium Residential (LMR)Single-Family Residential (R-1) South Residential Business Professional (BP)Commercial Office (CO) East Residential Residential Mixed Use (RM)Residential Mixed Use (RMU) West Residential Residential Mixed Use (RM)Residential Mixed Use (RMU) Analysis General Plan Consistency The Project site has a General Plan Land Use designation of Residential Mixed Use (RM) and is located in the Historic District. The RM designation provides for a mix of residential and non- PA 2018-02 (New Ventures) 10/09/2018 Page 3 of 4 residential uses within a single proposed development area with an emphasis on high-density residential uses. The proposed Project is an infill development project that is proposing to construct a five-unit apartment complex on an approximately 0.34-acre lot. The proposed Project is compatible with the existing surrounding uses and will blend in with the surrounding area. The Project is consistent with the General Plan. Municipal Code Consistency The Project site is currently zoned Residential Mixed Use (RMU). Staff has reviewed the proposed Project with respect to the relevant development standards as identified in the LEMC and has detailed the requirements and the proposed development standards as follows: DEVELOPMENT STANDARD REQUIRED PROPOSED Density (D.U./Ac.)18 15 Building Height Varied Roof Lines 27’-1” Setback (Street Front)10’-0” 10’-0” Minimum dwelling unit size: 2-bedroom & above 700 SF plus 100 SF for each additional bedroom Units A - D: 1,573 SF Unit E: 1,983 SF Parking: Multifamily with 2 or more bedrooms: (1 covered plus 1.33 open space) 5 (covered) + 7 (Open)6 (covered) + 6 (Open) Total = 12 Total = 12 The Project provides an efficient and safe site plan that provides adequate circulationand parking. The Project also complies with the residential development standards outlined in Chapter 17.44 of the LEMC. The Project incorporates a Traditional Architectural Style that includes asphalt shingle roof, decorative vents, window shutters and trims, fascia, lap siding, metal garage door, and brick veneer. The proposed landscaping plan will complement the architectural design of the residence. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the requested Design Review application, and support the proposed Project. Appropriate Conditions of Approval have been included that would mitigate any potential issues associated with the future development and establishment of use. Environmental Determination Staff has determined that the proposed Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (Class 3: New Construction or Conversion of Small Structures). Class 3 consists of construction and location of limited numbers of new, small facilities or structures: (b) a duplex or similar multi-family residential structure totaling no more than four dwelling units. In urbanized areas, this exemption applies to apartments, duplexes, and similar structures designed for not more than six dwelling units. The Project is proposing to construct a multi-family apartment complex with five dwelling units in an urbanized area. The Project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The Project consists of constructing a five-unit apartment complex on a lot that been previously disturbed. The Project is not located in a Criteria Cell. Therefore, it was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint PA 2018-02 (New Ventures) 10/09/2018 Page 4 of 4 Project Review (JPR) processes. The Project complies with all other applicable requirements of the MSHCP. Fiscal Impact The time and costs related to processing this Project have been covered by the Developer Deposit paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. The approval of the Project does not fiscally impact the City’s General Fund. Mitigation Measures to protect the City fiscally have already been included in the Conditions of Approval. Exhibits A – MSHCP Resolution B – RDR Resolution C – Conditions of Approval D – Vicinity Map E – Aerial Map F – Land Use and Zoning Maps G – Design Review Package H – Correspondence RESOLUTION NO. 2018-__ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2018-02 (RESIDENTIAL DESIGN REVIEW NO. 2018-01) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas,Chad Logan, New Ventures, LLC has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2018-02 (Residential Design Review No. 2018-01) to construct a five-unit apartment complex within three buildings on an approximately 0.34-acre vacant lot (Project). Units A through D will have a 1,573 sq. ft. living area, a 250 sq. ft. garage, and a 55 sq. ft. entry area. Unit E will have a 1,983 sq. ft. living area, a 479 sq. ft. garage, a 32 sq. ft. balcony, and a 38 sq. ft. porch. The Project is located at the northwesterly corner of Graham Avenue and Lowell Street, and more specifically referred to as Assessor Parcel Number 374-183-018; and, Whereas,Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP criteria cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas,Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP criteria cell, and the MSHCP goals and objectives; and, Whereas,pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to the residential design reviews; and, Whereas,on September 18, 2018, at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas,pursuant to Section 17.184.090 of the LEMC the Council has the responsibility of making decisions to approve, modify, or disapprove recommendations of the Commission for residential design review applications; and, Whereas,on October 9, 2018, at a duly noticed Public Meeting, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1.The Council has considered the Project and its consistency with the MSHCP prior to adopting Findings of Consistency with the MSHCP. Section 2.That in accordance with the MSHCP, the Council makes the following findings for MSHCP consistency: CC Reso. No. 2018-____ Page 2 of 4 1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. Pursuant to the City’s MSHCP Resolution, the Project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide Requirements.” The Project site is not located within a MSHCP criteria cell. Based upon the site reconnaissance survey there are no issues regarding consistency with the MSHCP’s other “Plan Wide Requirements.” The only requirements potentially applicable to the Project were the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (Section 6.1.2 of the MSHCP) and payment of the MSHCP Local Development Mitigation Fee (Section 4 of the MSHCP Ordinance). The Project site is located in a previously disturbed site, and has no habitat, including riparian/riverine areas or vernal pools, present on site. 2. The Project is subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) Joint Project Review (JPR) processes. As stated above, the Project is not located within a criteria cell and therefore the Project was not processed through the City’s LEAP or JPR processes. 3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. The Project consists of the construction of a five-unit apartment complex on a previously disturbed site. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable. 4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. The site does not fall within any Narrow Endemic Plant Species Survey Areas. Neither a habitat assessment nor further focused surveys are required for the Project. Therefore, Protection of Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP are not applicable to the Project. 5. The Project is consistent with the Additional Survey Needs and Procedures. The MSHCP only requires additional surveys for certain species if the Project is located in Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl Survey Areas, and Mammal Species Survey Areas of the MSHCP. The Project site is not located within any of the Critical Species Survey Areas. Therefore, the provisions of MSHCP Section 6.3.2 are not applicable. 6. The Project is consistent with the Urban/Wildlands Interface Guidelines. The Project site is not within or adjacent to any MSHCP cell criteria or conservation areas. Therefore, the Urban/Wildlands Interface Guidelines of MSHCP Section 6.1.4 are not applicable. 7. The Project is consistent with the Vegetation Mapping requirements. The Project consists of the construction of a five-unit apartment complex on a previously disturbed site. There are no resources located on the Project site requiring mapping as set forth in MSHCP Section 6.3.1. CC Reso. No. 2018-____ Page 3 of 4 8. The Project is consistent with the Fuels Management Guidelines. The Project site is not within or adjacent to any MSHCP criteria cell or conservation areas. Therefore, the Fuels Management Guidelines of MSHCP Section 6.4 are not applicable. 9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee. As a condition of approval, the Project will be required to pay the City’s MSHCP Local Development Mitigation Fee at the time of issuance of building permits. 10. The Project is consistent with the MSHCP. The Project consists of the construction of a five-unit apartment complex on a previously disturbed site. As described above, the project complies with all applicable MSHCP requirements. Section 3.Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby finds that the Project is consistent with the MSHCP. Section 4.This Resolution shall take effect immediately upon its adoption. Section 5.The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 9 th day of October 2018. Natasha Johnson Mayor Attest: ___________________________________ Susan M. Domen, MMC City Clerk CC Reso. No. 2018-____ Page 4 of 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2018-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of October 9, 2018, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Susan M. Domen, MMC City Clerk RESOLUTION NO. 2018-_____ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2018-02 (RESIDENTIAL DESIGN REVIEW NO. 2018-01) PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS FOR A FIVE-UNIT APARTMENT COMPLEX LOCATED AT 374-183-018 Whereas,Chad Logan, New Ventures, LLC has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2018-02 (Residential Design Review No. 2018-01) to construct a five-unit apartment complex within three buildings on an approximately 0.34-acre vacant lot (Project). Units A through D will have a 1,573 sq. ft. living area, a 250 sq. ft. garage, and a 55 sq. ft. entry area. Unit E will have a 1,983 sq. ft. living area, a 479 sq. ft. garage, a 32 sq. ft. balcony, and a 38 sq. ft. porch. The Project is located at the northwesterly corner of Graham Avenue and Lowell Street, and more specifically referred to as Assessor Parcel Number 374-183-018; and, Whereas,the proposed Project is exempt from the California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq.:”CEQA”) and CEQA Guidelines (14. Cal. Code Regs §§15000 et seq.), specifically pursuant to Section 15303 (Class 3 –New Construction or Conversion of Small Structures); and, Whereas,pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to the residential design reviews; and, Whereas,on September 18, 2018, at a duly noticed Public Hearing, the Commission considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas,pursuant to Section 17.184.090 of the LEMC the Council has the responsibility of making decisions to approve, modify, or disapprove recommendations of the Commission for residential design review applications; and, Whereas,on October 9, 2018, at a duly noticed Public Meeting, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1.The Council has reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 65000 et seq.), the Lake Elsinore General Plan (GP), the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2.The Council finds that the proposed Project is exempt from the California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq.:”CEQA”) and CEQA Guidelines (14. Cal. Code Regs §§15000 et seq.), specifically pursuant to Section 15303 (Class 3 –New Construction or Conversion of Small Structures). Class 3 consists of construction and location of CC Reso. No. 2018-____ Page 2 of 3 limited numbers of new, small facilities or structures: (b) a duplex or similar multi-family residential structure totaling no more than four dwelling units. In urbanized areas, this exemption applies to apartments, duplexes, and similar structures designed for not more than six dwelling units. The Project is proposing to construct a multi-family apartment complex with five dwelling units in an urbanized area. Section 3.That in accordance with State Planning and Zoning Law and the LEMC, the Council makes the following findings for the approval of Planning Application No. 2018-02 (Residential Design Review No. 2018-01): 1.The Project, as approved, will comply with the goals and objectives of the General Plan, and the Zoning District in which the Project is located. The Project complies with the goals and objectives of the General Plan because it will assist in achieving the development of a well-balanced and functional mix of residential, limited commercial, limited industrial, open space, recreational and institutional land uses by providing additional affordable housing within the City. The proposed Project is an infill development that is proposing to construct a five-unit apartment complex. The proposed Project will complement and enhance the existing developed areas in which the Project is located. 2.The Project complies with the design directives contained in the General Plan and all other applicable provisions of the LEMC. The Project is appropriate to the site and surrounding developments in that the proposed five-unit apartment complex has been designed in consideration of the size and shape of the property and meets all the development standards. Further, the Project as proposed will complement the quality of existing development and will create a visually pleasing, non-detractive relationship between the proposed and existing residences. 3.Subject to the attached conditions of approval, the Project is not anticipated to result in any significant adverse environmental impacts. Notwithstanding the fact that the Project is exempt from CEQA provisions pursuant to a Class 3 exemption, the Project was reviewed and conditioned by all applicable City departments to ensure that the Project blends into existing development, creates the least amount of disturbance, and does not negatively impact the residents in the area. The Project will not have a significant effect on the environment. 4.Conditions and safeguards pursuant to Chapter 17.184 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Chapter 17.184. Pursuant to Section 17.184.070 of the LEMC, the Project been considered by the Planning Commission at a duly noticed Public Hearing on September 18, 2018. The proposed Project, as reviewed and conditioned by all applicable City divisions, departments, and agencies, will not have a significant effect on the environment. Section 4. Based upon all of the evidence presented and the above findings, the Council hereby approves Planning Application No. 2018-02 (Residential Design Review No. 2018-01). Section 5: This Resolution shall take effect immediately upon its adoption. CC Reso. No. 2018-____ Page 3 of 3 Section 6.The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 9 th day of October 2018. Natasha Johnson Mayor Attest: ___________________________________ Susan M. Domen, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2018-____ was adopted by the City Council of the City of Lake Elsinore, California, at the Regular meeting of October 9, 2018, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Susan M. Domen, MMC City Clerk Applicant’s Initials: _____ Page 1 of 12 CONDITIONS OF APPROVAL RESOLUTIONS:2018-XX and 2018-XX PROJECT:PA 2018-02/RDR 2018-01 PROJECT LOCATION:APN: 374-183-018 APPROVAL DATE:October 9, 2018 EFFECTIVE DATE:October 9, 2018 EXPIRATION DATE:October 9, 2020 GENERAL CONDITIONS 1.Planning Application No. 2018-02 (Residential Design Review No. 2018-01) proposes to construct a five-unit apartment complex within three buildings on an approximately 0.34- acre vacant lot (Project). Units A through D will have a 1,573 sq. ft. living area, a 250 sq. ft. garage, and a 55 sq. ft. entry area. Unit E will have a 1,983 sq. ft. living area, a 479 sq. ft. garage, a 32 sq. ft. balcony, and a 38 sq. ft. porch. The Project is located at the northwesterly corner of Graham Avenue and Lowell Street, and more specifically referred to as Assessor Parcel Number 374-183-018. 2.The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of the Planning Application No. 2018-02 (Residential Design Review No. 2018-01), which action is bought within the time period provided for in California Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of Planning Application No. 2018-02 (Residential Design Review No. 2018-01) or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit,claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. 3.Within 30 days of project approval, 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. PLANNING DIVISION 4.Residential Design Review No. 2018-01, shall lapse and become void two (2) years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (B) and (C) of Lake Elsinore Municipal Code (LEMC) Section 17.184.120. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 2 of 12 5.Prior to the issuance of a building permit, the applicant shall obtain and submit a “Will Serve” letter from Elsinore Valley Municipal Water District to the Director of Community Development. The “will serve” letter shall specifically indicate the specific water flow volumes for both domestic and fire protection water supply. 6.The signed set of conditions of approval shall be reproduced upon page one of building plans submitted to the Building and Safety Division for Plan Check. All conditions of approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 7.All site improvements shall be constructed as indicated on the approved site plan and elevations. The applicant shall meet all required development standards as set forth in the Lake Elsinore Municipal Code (LEMC). Any other revisions to the approved site plan or building elevations shall be subject to the review of the Community Development Director or his designee. All plans submitted for Building Division Plan Check shall conform to the submitted plans as modified by these conditions of approval. 8.All materials and colors depicted on the approved plans shall be used. If the applicant wishes to modify any of the approved materials or colors depicted on the plans, the applicant shall submit a proposal setting forth the modifications for review by the Community Development Director or his designee. 9.All future development proposals shall be reviewed by the City on a project-by-project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. 10.The Applicant shall comply with all applicable City codes and ordinances. 11.A cash bond of $1,000.00 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to a state acceptable to and approved by the Community Development Director or his designee. 12.The Applicant shall comply with the City’s Noise Ordinance. Construction activity shall be limited to the hours of 7:00 AM to 5:00 PM, Monday through Friday, and no construction activity shall occur on Saturdays, Sundays, or legal holidays. 13.Any exterior air conditioning or other mechanical equipment shall be ground mounted and screened so as to be invisible from neighboring property or public streets. Air conditioning units and related equipment may not encroach more than two-feet (2’) into the required minimum side yard setback. 14.Prior to issuance of a building permit, three (3) sets of the Final Landscaping / Irrigation Detail Plans shall be submitted with appropriate fees to the Community Development Department for review and approval by the Community Development Director or his designee. a) All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 3 of 12 b) All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty-four inches (24”). c) Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. d) No required tree planting bed shall be less than 5 feet wide. e) Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks. f)Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. g) The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. h) All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee. i)All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. j)Final landscape plan must be consistent with approved site plan. k) Final landscape plans to include planting and irrigation details. l)Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant. m) No front-yard grass turf shall be permitted. n) The Final landscape plan submitted shall have 50% of the total landscape area as ground cover. The proposed ground cover shall not exceed three (3) inches in height. 15.The Applicant shall construct to the City’s standard a six-foot (6’) high decorative masonry wall along the project perimeter as proposed on the submitted plans. If a double wall condition would result, the developer shall make a good faith effort work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 16.The project shall provide landscaping along the perimeter fencing facing Graham Street and Lowell Street that is sufficient in height (ex. Shrubs and vines) to provide additional screening and prevent graffiti. 17.The building address shall be a minimum of four inches (4”) high and shall be easily visible from the public right-of-way. Care shall be taken to select colors and materials that contrast with building walls or trim. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 4 of 12 18.For multiple-family development, laundry facilities shall be provided as required by the Lake Elsinore Municipal Code. 19.For multiple-family development, provide exterior lockable storage space as required by the California Green Building Code. 20.The Applicant shall provide assurance that all required fees to the Lake Elsinore Unified School District have been paid prior to issuance of building permits. 21.Prior to issuance of a building permit, the Applicant shall pay park-in-lieu fees at the rate in effect at the time that the applicant requests the building permit. 22.The Applicant shall satisfy all conditions of approval prior to the issuance of a Certificate of Occupancy and release of utilities. 23.The Applicant shall pay the Multiple Species Habitat Conservation Plan Fee (MSHCP) Local Development Mitigation Fee prior to obtaining building permits. 24.The Applicant shall pay all applicable Library Capital Improvement Fund fees. 25.If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. BUILDING DIVISION General Conditions 26.Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Residential Code, and related codes which are enforced at the time of building plan submittal.(Modified per PC on 9/18/18). 27.Compliance with Code. All design components shall comply with applicable provisions of the 2016 edition of the California Building Residential, Plumbing and Mechanical Codes: 2016 California Electrical Code; California Administrative Code, 2016 California Energy Codes, 2016 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code.(Modified per PC on 9/18/18). 28.Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single- family residential projects. The applicant shall submit the request for addressing prior to submitting plans for plan check. Please note that it takes ten (10) business days to issue an address and notify other agencies. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 5 of 12 29.Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 30.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 31.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 32.Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. At Plan Review Submittal 33.Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2016 edition of the California Building Code the applicable sections of the 2016 edition of the California Residential Code. (Modified per PC on 9/18/18). c. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 34.Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. 35.Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit(s) 36.Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide electronic copy (CD) of approved plans to Building Division. Prior to Beginning of Construction 37.Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 6 of 12 ENGINEERING DIVISION General 38.All slopes and landscaping within public right-of-way shall be maintained by the property owner or property owner’s association or another maintenance entity approved by the City Council. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right-of-way shall be owned and maintained by property owner or property owner’s association. 39.In accordance with the City’s Franchise Agreement for waste disposal & recycling, the developer shall be required to contract with CR&R Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. 40.Developer shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and or diversion of drainage. 41.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. Fees 42.The developer shall pay all Engineering Division assessed, Development Impact Fees, Plan Check and Permit fees (LEMC 16.34). Applicable Development Impact Fees include: Railroad Canyon Road Benefit District, Stephens Kangaroo Habitat Fee (K-Rat), Traffic Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Area Drainage Fee. 43.Mitigation Fees will be assessed at the prevalent rate at time of payment in full. STORMWATER MANAGEMENT / POLLUTANT PREVENTION / NPDES Design 44.Project hardscape areas and roof drains shall be designed and constructed to provide for drainage into adjacent landscape. 45.If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Division. Construction 46.A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General Construction Permit) and compliance with the Green Building Code for sediment and erosion control are required for this project. 47.Prior to grading or building permit for construction or demolition and/or weed abatement activity projects subject to coverage under the NPDES General Construction Permit shall demonstrate that compliance with the permit has been obtained by providing a copy of the PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 7 of 12 Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at the project site, updated, and be available for review upon request. 48.Erosion & Sediment Control – ALL PROJECTS - Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program and state water quality regulations for grading and construction activities. At a minimum, the project shall consider and/or implement the following BMPs (Green Building Code Section 5.106.1.2): Scheduling of construction activity Preservation of natural features, vegetation & soil Protection of storm drain inlets Drainage swales to control stormwater flow Mulching/hydroseeding to stabilize disturbed soils Erosion Control on slopes Perimeter sediment control Sediment trap or basin to retain sediment onsite Wind erosion control Good housekeeping BMPs – storage control of wastes, debris, stockpiles, concrete cleanup, etc. 49.A copy of the plan shall be incorporated into the SWPPP as applicable, kept updated as needed to address changing circumstances of the project site, be kept at the project site and made available for review upon request. 50.Non-stormwater discharges from the site are a violation of the Lake Elsinore Municipal Code Section 14.08. UTILITIES 51.All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the property owner or his agent. 52.All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake Elsinore Municipal Code (LEMC) 53.Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. 54.The developer shall apply for, obtain and submit to the City Engineering Division a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (aka SCE NIL). 55.The developer shall submit a copy of the "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure and volume etc. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 8 of 12 IMPROVEMENTS Design 56.Sight distance into and out of the project location shall comply with CALTRANS Standards. 57.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant locations per Lake Elsinore Standards. 58.The developer shall coordinate with Riverside Transit Authority for location and installation of bus transit facilities. 59.10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities shall be provided. 60.All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 61.A drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off-site and onsite drainage facilities and include a capacity analysis verifying the adequacy of the facilities. The drainage system shall be designed to ensure that runoff from a 10-yr storm of 6 hours or 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6 hour and 24 hour storm duration shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results. 62.All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility, accepted by adjacent property owners by a letter of drainage acceptance, or conveyed to a drainage easement. 63.Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 64.The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 65.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works Standard Plans. 66.The developer shall construct the new driveway approach to the City’s Standard 118B. The driveway approach can be located on the grading plan for plan check. 67.The developer shall construct half width improvements and dedicate right-of-way on the alley such that the ultimate right-of-way width conforms to standard alley cross sections. The total right of way of the alley should be 10’ from the centerline. The cross section of roadway improvements shall include a ribbon gutter in the center of the alley to convey water to the street. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 9 of 12 68.The right of way of the alley includes a City Ordinance protected palm tree. This tree will have to be relocated per Municipal Code 5.116 (Significant Palm Trees). 69.The project shall demonstrate compliance with Riverside County standards for Streetlight placement. If compliance cannot be obtained, a new streetlight may be required on Lowell. The street light is to be designed to a LS3 rate standard, or as directed by the City Engineer. 70.If existing improvements are to be modified, the existing improvement plans on file shall be modified accordingly and approved by the City Engineer prior to issuance of building permit. Permitting/Construction 71.An Encroachment Permit shall be obtained prior to any work on City and/or State right-of- way. The developer shall submit the permit application, required fees and executed agreements, security and other required documentation prior to issuance. 72.All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 ½" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 73.All streets shall be constructed per Lake Elsinore City Standards and/or applicable specific plan. Any deviation from City standards shall be approved by the City Engineer. GRADING Design 74.A grading plan signed and stamped by a California Registered Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on the site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual (available at www.lake- elsinore.org). 75.All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 76.The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 77.If the grading plan identifies alterations in the existing drainage patterns as they exit the site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required prior to issuance of grading permits. All grading that modifies the existing flow patterns and/or topography shall be approved by the City Engineer. 78.The developer shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 10 of 12 Permit/Construction 79.Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 80.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. 81.Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program 82.Prior to commencement of grading operations, developer is to provide to the City with a map of all proposed haul routes to be used for movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall be approved by City Council. (LEMC 15.72.065) 83.Export sites located within the Lake Elsinore City limits must have an active grading permit. 84.All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City. 85.Submit an approved environmental clearance document to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. 86.Developer shall pay all grading permit applicable processing, permit, security and development fees including those fees identified in an applicable development agreement, Stephens Kangaroo Rat Habitat. PRIOR TO ISSUANCE OF BUILDING PERMIT 87.Provide final soils and geology, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 88.All required public right-of-way dedications and easements shall be prepared by the developer or his agent and shall be submitted to the Engineering Division for review and approval prior to issuance of building permit. 89.The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC 16.34). PRIOR TO OCCUPANCY 90.All public improvements shall be completed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer. 91.All required public right-of-way dedications and easements shall be recorded with a recorded copy provided to the City. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 11 of 12 92.All water and sewer improvements shall be completed in accordance with Water District requirements. 93.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 94.As-built plans for all approved plan sets shall be submitted for review and approval by the City. The developer/developer/owner is responsible for revising the original mylar plans. 95.In the event of damage to City roads from hauling or other construction related activity, applicant shall pay full cost of restoring public roads to the baseline condition. 96.All final studies and reports, grade certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on a CD/DVD. Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc. All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows: Final Map(s) - GIS Shape files* and .tif of recorded map. Improvement Plans – GIS Shape files* and .tif of approved as built mylar. Grading Plans - .tif of approved as built mylar. *GIS Shape files must be in projected Coordinate System: NAD 83 State Plane California Zone VI U.S. Fleet. 97.Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on CD to the Engineering Division before final inspection will be scheduled. 98.Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, developer shall: 99.Demonstrate that all structural BMPs have been constructed, installed and are functioning in conformance with approved plans and specifications and the WQMP; 100.Demonstrate that they are prepared to implement all non-structural BMPs included in the conditions of approval or building/grading permit conditions; 101.Developer shall pay all outstanding applicable processing and development fees including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area drainage prior to occupancy/final approval. CITY OF LAKE ELSINORE FIRE MARSHAL 102.The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. PA 2018-02/RDR 2018-01 PC: September 18, 2018 Conditions of Approval CC: October 9, 2018 Applicant’s Initials: _____ Page 12 of 12 I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the City of Lake Elsinore City Council on October 9, 2018. I also acknowledge that all Conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: LOWELL STGRAHAM AVESCRIVENER STKELLOGG STLOWELL STGRAHAM AVESCRIVENER STKELLOGG STPlanning Application No. 2018-02APN: 374-183-018VICINITY MAP PROJECT SITE ´ LOWELL STGRAHAM AVESCRIVENER STKELLOGG ST Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunityLOWELL STGRAHAM AVESCRIVENER STKELLOGG ST Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Planning Application No. 2018-02APN: 374-183-018AERIAL MAP PROJECT SITE ´ Genn eral Plans Land Use and Zoning Maps GENERAL PLAN FrcjectSite Residenria1rOixed Use(RM) North Low Medium Residential (LM RL South RusinessProfess6nal 8P1 East Residential Mixed Use RM West ResidentialMixed Use RM IA ZONING Project Site Residential hlbced Use (RMU) North Single -Family Residential (R-1) South Commercial Office (CO) East Residential Liked Use (RIAU) West Residential hloced Use (RMU) IA All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE T-1 SHEET 13 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Title Sheet New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP 'T' Sheets Plans T-1 T-2 T-3 T-4 A-1 A-2 A-3 A-4 A-5 Title Sheet Site Plan Wall Plan Landscape Plan Floor Plan (1st.) Floor Plan (2nd) Exterior Elevations (Bldg. "A,B,C&D") Exterior ELevations (Bldg. "E") Exterior Elevations (Bldg. "E") 6/12/2018 801 W Graham Ave - Google Maps https://www.google.com/maps/place/801+W+Graham+Ave,+Lake+Elsinore,+CA+92530/@33.670744,-117.3382797,17z/data=!3m1!4b1!4m5!3m4!1s0…1/1 Map data ©2018 Google 200 ft 801 W Graham Ave Lake Elsinore, CA 92530 801 W Graham Ave Vicinity Map PROJECT DIRECTORY SCOPE OF WORK PROJECT INFORMATION TYPE OF CONSTRUCTION: OWNER: Designer: Logan Construction 801 W. Graham Street Lake Elsinore, CA 92530 West Coast Design Group 41055 Chaco Cyn. Rd. Murrieta, CA 92562 (951) 543-6002 Jerry Fabio NUMBER OF UNITS: NUMBER OF STORIES:2 Building 'E' -1 Building 'A & B' - 2 Building 'C & D' - 2 OCCUPANCY GROUP: R-3 V-B SITE AREA (E) LOT SIZE:14,810.4 SQ. FT. SPRINKLERS: 1. NEW RESIDENTIAL - ONE (1) STAND ALONE RESIDENCE 'E' 2. TWO (2) DUPLEXES - RESIDENCES 'A,B,C & D'. RESIDENCES 'A & B' WILL BE ONE BUILDING & 'C & D' WILL BE A SECOND BUILDING. A TOTAL OF 3 BUILDINGS ARE PROPOSED. RESIDENCE A - FIRST FLOOR AREA: 593 SQ. FT. RESIDENCE A - SECOND FLOOR AREA: 980 SQ. FT. RESIDENCE A - GARAGE AREA: 250 SQ. FT. RESIDENCE A - COVERED ENTRY AREA: 55 SQ. FT. RESIDENCE A - TOTAL LIVABLE AREA:1,573 SQ. FT. RESIDENCE A - TOTAL COVERED AREA:1,035 SQ. FT. RESIDENCE E - FIRST FLOOR AREA: 865 SQ. FT. RESIDENCE E - SECOND FLOOR AREA:1,118 SQ. FT. RESIDENCE E - GARAGE AREA: 479 SQ. FT. RESIDENCE E - COVERED ENTRY AREA: 38 SQ. FT. RESIDENCE E - BALCONY 2ND FLR. AREA: 32 SQ. FT. RESIDENCE E - TOTAL LIVABLE AREA:1,983 SQ. FT. RESIDENCE E - TOTAL COVERED AREA:1,156 SQ. FT. New 5-Unit Apartment Complex ZONE: RMU SITE AREA FOR BLDG. #3 - 'E':4,509 SQ. FT. SITE AREA FOR BLDG. #1 -UNITS 'A & B':5,412.60 SQ. FT. SITE AREA FOR BLDG. #2 -UNITS 'C & D':4,888.88 SQ. FT. RESIDENCE B - FIRST FLOOR AREA: 593 SQ. FT. RESIDENCE B - SECOND FLOOR AREA: 980 SQ. FT. RESIDENCE B - GARAGE AREA: 250 SQ. FT. RESIDENCE B - COVERED ENTRY AREA: 55 SQ. FT. RESIDENCE B - TOTAL LIVABLE AREA:1,573 SQ. FT. RESIDENCE B - TOTAL COVERED AREA:1,035 SQ. FT. RESIDENCE C - FIRST FLOOR AREA: 593 SQ. FT. RESIDENCE C - SECOND FLOOR AREA: 980 SQ. FT. RESIDENCE C - GARAGE AREA: 250 SQ. FT. RESIDENCE C - COVERED ENTRY AREA: 55 SQ. FT. RESIDENCE C - TOTAL LIVABLE AREA:1,573 SQ. FT. RESIDENCE C - TOTAL COVERED AREA:1,035 SQ. FT. RESIDENCE D - FIRST FLOOR AREA: 593 SQ. FT. RESIDENCE D - SECOND FLOOR AREA: 980 SQ. FT. RESIDENCE D - GARAGE AREA: 250 SQ. FT. RESIDENCE D - COVERED ENTRY AREA: 55 SQ. FT. RESIDENCE D - TOTAL LIVABLE AREA:1,573 SQ. FT. RESIDENCE D - TOTAL COVERED AREA:1,035 SQ. FT. SITE YES All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE T-2 SHEET 14 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Site Plan New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP PLAN NORTH 25'15'10'35'5'5'45'5'5'22'-6"22'-6"10'10'37'-3"23'20'11'-0"19'-0"21'-5"20'-0"164.97' N. LOWELL ST .GRAHAM AVE.ALLEYGARAGE A 11' X 19' GARAGE B 11' X 19' UNIT AUNIT B SIDE YARD SIDE YARD90.21'ADJACENT RESIDENCE 164.97'90.21'6' HIGH BLOCK WALL 6" CURB GARAGE C 11' X 19' GARAGE D 11' X 19' UNIT CUNIT D PARKING DRIVEWAY 12' x 20' GARAGE E 21'-5" X 20' RESIDENCE E PARKING DRIVEWAY 20'x20' PARKING DRIVEWAY 12' x 20' PARKING DRIVEWAY 12' x 20' PARKING DRIVEWAY 12' x 20' 42" WIDE PERVIOUS 18" SQ. WALK 6' HIGH BLOCK WALL LANDSCAPED AREA, TYP. TRASH ENCLOSURE 10' X 10' CONCRETE SLAB CONCRETE SLAB CONCRETE SLAB CONCRETE SLAB CONCRETE SLABSIDE YARDSIDE YARDSIDE YARDSIDE YARDBUILDING 1BUILDING 2BUILDING 3 TOTAL WIDTH 24' SHARED TOTAL WIDTH 24' SHARED COMMONDRIVEPROPERTY LINE, TYP. 1' LANDSCAPE AREA - A PLANTS OF SUFFICIENT HEIGHT TO COVER THE BLOCK WALL SHALL BE PLANTED 1' LANDSCAPE AREA - A PLANTS OF SUFFICIENT HEIGHT TO COVER THE BLOCK WALL SHALL BE PLANTED 48" SQ. PERVIOUS DRIVEWAY, TYP. 48" SQUARE PERVIOUS DRIVEWAY 18" SQUARE PERVIOUS WALK IMPERVIOUS CONCRETE SURFACE 42" WIDE PERVIOUS 18" SQ. WALK 42" WIDE PERVIOUS 18" SQ. WALK LANDSCAPE AREA ENTRY ENTRY ENTRY ENTRY ENTRY 42" WIDE PERVIOUS 18" SQ. WALK 36" WIDE PERVIOUS 18" SQ. BORDER FLUSH WITH THE DRIVE AISLE IMPERVIOUS SURFACE CALCULATION SURFACE Common Drive Aisle Roof Bldg. (A,B) Roof Bldg. (C,D) Roof Bldg. (E) Conc Front Porch Bldg. (A,B,C,D,E) Conc. Rear Patio Bldg. (A,B,C,D,E) Trash Enclosure Total AREA 2,799 Sq.Ft. 2,305 Sq.Ft. 2,305 Sq.Ft. 1,465 Sq.Ft. 109 Sq. Ft. 460 Sq.Ft. 100 Sq. Ft. 9,543 Sq. Ft. 0 5'10'20'SCALE: 1" = 10'1 Site Plan ENGINEERING NOTES: STREET LIGHTS SHALL BE INSTALLED PER CITY STANDARD LS2 OR LS3, AND COUNTY SPACING STANDARD. 1. UNDERGROUND OVERHEAD UTILITIES UNDER 36 KV. 2. DEDICATE ROW AT THE ALLEY FRONTAGE TO 10’ HALF WIDTH. 3. IMPROVE ALLEY FRONTAGE ½ WIDTH, PLUS 2’ TO INCLUDE RIBBON GUTTER. 4. PALM TREE IN ALLEY IS A PROTECTED VARIETY, RELOCATION IS REQUIRED. 5. LOWELL STREET PALM TREES ARE CITY MAINTAINED, RELOCATION IS PREFERRED. 6. SIDEWALK REMOVAL IS FULL PANEL. DEPENDENT UPON DRIVEWAY LOCATIONS, ALL SIDEWALK MAY NEED TO BE REMOVED AND REPLACED. 7. IF CURB AND GUTTER IS REMOVED, REPLACEMENT IS REQUIRED All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE T-3 SHEET 15 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Wall Plan New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP 3'161'-7" 6'-0" HIGH3'-0" HIGH 6' HIGH REDWOOD FENCE BETWEEN EACH YARD AS SHOWN, COLOR NATURAL REDWOOD 6' HIGH PRECISION BLOCK WALL WITH WOODEN TRELLIS ABOVE AT TRASH ENCLOSURE 6' HIGH REDWOOD FENCE BETWEEN EACH YARD AS SHOWN, COLOR NATURAL REDWOOD 6' ABOVE GRADE 8"X8"X16" PRECISION BLOCK WITH A BLOCK CAP COLOR TO MATCH "SAND" COLOR FROM RCP BLOCK AND BRICK RESIDENCE 'E'RESIDENCE 'D'RESIDENCE 'C'RESIDENCE 'B'RESIDENCE 'A' 6' ABOVE GRADE 8"X8"X16" PRECISION BLOCK WITH A BLOCK CAP COLOR TO MATCH "SAND" COLOR FROM RCP BLOCK AND BRICK 6' ABOVE GRADE 8"X8"X16" PRECISION BLOCK WITH A BLOCK CAP COLOR TO MATCH "SAND" COLOR FROM RCP BLOCK AND BRICK 6' ABOVE GRADE 8"X8"X16" PRECISION BLOCK WITH A BLOCK CAP COLOR TO MATCH "SAND" COLOR FROM RCP BLOCK AND BRICK 0 5'10'20'SCALE: 1" = 10'1 Wall Plan All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE T-4 SHEET 16 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Landscape Plan New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP 20'3' DROUGHT TOLERANT GRASS AT REAR YARDS GRASS LANDSCAPE LEGEND: A MIX OF DROUGHT TOLERANT PLANTS- 1. YARROW 2. HUMMINGBIRD SAGE 3. PURPLE THREE-AWN DROUGHT TOLERANT PLANTING AREA DROUGHT TOLERANT PLANTING, TYP. DROUGHT TOLERANT GRASS AREA SITE LANDSCAPE INFO.: SITE AREA: 14,810.4 SQ.FT. BUILDING FOOTPRINT: 4,732 SQ.FT. (INCLUDING PORCHES) HARDSCAPE AREA: 6,237 SQ.FT. (INCLUDING DRIVES, PARKING, TRASH) LANDSCAPE AREA: 3,841.1 SQ.FT. LANDSCAPE AREA PERCENTAGE: 26%6'8'-8"PRECISION BLOCK 2X6 @ 16" O.C. E.W. PAINTED TO MATCH SHERWIN WILLIAMS ROCKWOOD RED 6x6 POSTS PAINTED TO MATCH SHERWIN WILLIAMS ROCKWOOD RED PAIR OF 4' DOUBLE DOORS PAINTED TO MATCH BLOCK 0 5'10'20'SCALE: 1" = 10'1 Landscape Plan SCALE: 1/4" = 1'-0"2 Trash Enclosure Elevation All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE A-1 SHEET 8 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Floor Plan (1st.) New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP 12345678910111213141516UP 123456789101112141516UP 123456789101112141516UP 123456789101112141516UP 123456789101112141516UP F FFFFWWWWWDW DW DWDRDR DRDRDRDW DW 12'-7"22'-4 1/2" 34'-11 1/2"37'-1"28'-11 1/2"6' 34'-11 1/2"4'-10"14'-3"20'-11 1/2"19'-1"40'-1/2"4'-2"32'-11"2'-11 1/2"40'-1/2"5'-11 1/2"16'-6 1/2"16'-6 1/2"6' 45' 10'-7"11'-6 1/2"12'-3 1/2"10'-7" 45'4'-2"32'-11"37'-1"COVERED ENTRY CLOSET W.H.W.H. CLOSET W.H.W.H. CLOSET CLOSET NOTE: ALL DIMENSIONS SHOWN ON "C & D" ARE THE SAME FOR "A & B" Garage "E" Living Room Kitchen/Dining 1/4 Bath Kitchen/Dining (D) 1/4 Ba. (D) Garage (D) Living Rm. (D) Entry (D) Kitchen/Dining (B) 1/4 Ba. (D) Garage (B) Living Rm. (B) Entry (B) Kitchen/Dining (C) 1/4 Ba. (C) Garage (C) Living Room (C) Entry (C) Kitchen/Dining (A) 1/4 Ba. (A) Garage (A) Living Room (A) Entry (A) SCALE: 3/16" = 1'-0"1 Floor Plan (First) All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE A-2 SHEET 9 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Floor Plan (2nd) New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP 7'-9 1/2"7'-3"7'-2" 7 1/2" 7'-1 1/2"7'-3"7'-10" 22'-2" 7 1/2" 22'-2" 45'3'-2"8'-1"5'-7"14'-11"2'-5"16'-10"17'-4"10'-6 1/2"6"44'-8 1/2"11'-7"10'-10 1/2"10'-10 1/2"11'-7 1/2" 21'-9 1/2" 45'3'-2"8'-1"5'-7"14'-11"2'-5"16'-10"17'-4"10'-6 1/2"6"14'-2 1/2"2'-4 1/2"11'-9"11'-10 1/2"4'-1 1/2"40'-2 1/2"1'8'-8"7'-9 1/2"10'-7"7'-10 1/2" 16'-6"18'-6" 34'-11 1/2"10'-3"3'-4 1/2"7'13'-7 1/2"5'-11 1/2"9'-10"9'-1 1/2" 18'-11 1/2"16' 34'-11 1/2"44'-8 1/2"RAIL DN.42" HIGHWALLOPEN TO BELOW RAILDN.42" HIGHWALLOPEN TO BELOW RAIL DN.42" HIGHWALLOPEN TO BELOW RAILDN.42" HIGHWALLOPEN TO BELOW SEATOPEN TO BELOW DN. RAIL DECK NOTE: ALL DIMENSIONS SHOWN ON "C & D" ARE THE SAME FOR "A & B" Bedroom 1 (D)Bedroom 2 (D) Common Area (D)Master Bath (D) Bath (D) Common Area (D) Bedroom 1 (C)Bedroom 2 (C) Common Area (C)Master Bath (C) Bath (C) Common Area (C) Bedroom 1 (B)Bedroom 2 (B) Common Area (B)Master Bath (B) Bath (B) Common Area (B) Bedroom 1 (A)Bedroom 2 (A) Common Area (A)Master Bath (A) Bath (A) Common Area (A) Master Bath W.I.C. 1 W.I.C. 2 Master Bedroom Bedroom 2 Bedroom 3 Bathroom 1 Hall SCALE: 3/16" = 1'-0"1 Floor Plan (Second) All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE A-3 SHEET 10 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Exterior Elevations (Bldg. "A,B,C&D") New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP A B C D E 1 2 3 KEYNOTES MARK COLOR MARK FINISH SHERWIN WILLIAMS - RENWICK OLIVE - SW2815 SHERWIN WILLIAMS - LEMON DROP SW 7122 SHERWIN WILLIAMS - ROCKWOOD RED - SW2802 GAF - TIMBERLINE COOL SERIES BARKWOOD CORONADO - LA JOLLA BRICK OMEGA EXTERIOR PLASTER WITH A SAND FINISH JAMES HARDIE - HARDIE PLANK LAP SIDING 8.25" - 7" EXPOSURE EXPOSED WOOD PRIMED AND PAINTED B A A A A 1 E 3 C1 A D A A A C2 E A3 ASPHALT SHINGLE ROOF, TYP. DECORATED VENT PAINTED, WHERE SHOWN BACKGROUND COLOR, TYP. TRIM EXTERIOR PLASTER FINISH, WHERE SHOWN 8X8 WOOD POST BRICK VENEER BATT & BOARD & TRIM, TYP. FASCIA PAINTED SHUTTERS, WHERE SHOWN 4" TRIM AT TOP OF WINDOW 10" TRIM BETWEEN STUCCO FINISH AND SIDING FINISH, TYP. LAP SIDING BRICK VENEER 8X8 WOOD POST -8" 0" F.F. 24'-2" T.O.R. 29'-1" T.O.R. B B D A 3 1 2 AAA A A A A C1 ASPHALT SHINGLE ROOF, TYP. LAP SIDING- SMOOTH EXTERIOR PLASTER FINISH, WHERE SHOWN 6" EXPOSED PAINTED FASCIA METAL GARAGE DOOR, PAINTED, TYP. WOOD FRONT DOOR WOOD FRONT DOOR TRIM FASCIA DECORATED VENT PAINTED, WHERE SHOWN BACKGROUND COLOR, TYP. BATT & BOARD & TRIM, TYP. -8"0" F.F. 24'-2" T.O.R. 29'-1" T.O.R. 26'T.O.R.42"42"A3 E B 1 B 2 D A B 2 E A3 A LAP SIDING- SMOOTH 8X8 WOOD POST BRICK VENEER EXTERIOR PLASTER FINISH, WHERE SHOWN ASPHALT SHINGLE ROOF FASCIA WHITE VINYL WINDOWS, TYP. LAP SIDING- SMOOTH FRENCH DOOR TO REAR YARD BRICK VENEER 8X8 WOOD POST TRIM -8" 0" F.F. 24'-2" T.O.R. 29'-1" T.O.R. 26' T.O.R.D A3 B 1 E A A B 2 8X8 WOOD POST BRICK VENEEREXTERIOR PLASTER FINISH AT PLANTER ASPHALT SHINGLE ROOF FASCIA WOOD TRIM LAP SIDING- SMOOTH SCALE: 3/16" = 1'-0"1 South Elevation (UNIT A,B,C & D) SCALE: 3/16" = 1'-0"2 North Elevation (UNIT A,B,C & D) SCALE: 3/16" = 1'-0"3 East Elevation (UNIT A,B,C & D) SCALE: 3/16" = 1'-0"4 West Elevation (UNIT A,B,C & D) All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE A-4 SHEET 11 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Exterior ELevations (Bldg. "E") New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUPA B C D E 1 2 3 KEYNOTES MARK COLOR MARK FINISH SHERWIN WILLIAMS - RENWICK OLIVE - SW2815 SHERWIN WILLIAMS - LEMON DROP SW 7122 SHERWIN WILLIAMS - ROCKWOOD RED - SW2802 GAF - TIMBERLINE COOL SERIES BARKWOOD CORONADO - LA JOLLA BRICK OMEGA EXTERIOR PLASTER WITH A SAND FINISH JAMES HARDIE - HARDIE PLANK LAP SIDING 8.25" - 7" EXPOSURE EXPOSED WOOD PRIMED AND PAINTED -8" GRADE 0" F.F 22'-5 1/2" T.O.R. 27'-1 1/2" T.O.R. C 2 A 3 B 1 D E A 3 A A 3 A 2 C LAP SIDING- SMOOTH TRIM AROUND SIDING EXTERIOR PLASTER FINISH, WHERE SHOWN ASPHALT SHINGLE ROOF, TYP. 18" SQ. PEDESTAL BRICK VENEER - WOOD/TEMP. GLAZING DOOR 8X8 POST WOOD/TEMP. GLAZING DBL. DOOR WOOD GUARD RAIL LAP SIDING- SMOOTH B 1 D E 3 A 3 A 2 C A 3 A 3 EXTERIOR PLASTER FINISH, WHERE SHOWN ASPHALT SHINGLE ROOF, TYP. 18" SQ. PEDESTAL BRICK VENEER - 8X8 POST 42" HIGH WOOD GUARD RAIL LAP SIDING- SMOOTH 6" EXPOSED FASCIA TRIM AROUND SIDING SCALE: 1/4" = 1'-0"1 South Elevation (Bldg. 'E') SCALE: 1/4" = 1'-0"2 East Elevation (Bldg. 'E') All ideas, drawings,specifications shown heron are the property of West Coast Design Group and shall not be used, copied, reproduced, or disclosed to any person, firm or corporation, without the written consent of West Coast Design Group. Any infringement will be subject to legal action. The contractor shall verify and be responsible for all dimensions and conditions on the job and notify this office of any variations from dimensions and conditions shown herewith. Written dimensions take precedence over scaled dimensions. SHEET TITLE A-5 SHEET 12 DESCRIPTION PROJECT NO: MODEL FILE: DRAWN BY: CHK'D BY: MARK DATE PROJECT: CLIENT: 1 2 PLOT DATE: 9/5/2018 Planning Submittal 17-37 11/8/17 PLAN CHECK#:- 3 Revised per planning Comments6/29/18 Exterior Elevations (Bldg. "E") New 5-Unit Apartment Complex 801 W. Graham Street Lake Elsinore, CA 92530 Logan Construction [[[[[[[[[[[[[]] [[[[[[[[[[[[[]] 41055 CHACO CANYON ROAD MURRIETA CA 92562 PLANNING:- DESIGN WEST COAST DESIGN GROUP -8" GRADE 0" F.F. 12'-9 3/4" T.O.R. 21'-7" T.O.R. 23'-4 1/2" T.O.R. 27'-1 1/2" 20'-11 3/4" T.O.R. B 1 D E 3 A 3 A 2 C A 3 A 3 E 3 A EXTERIOR PLASTER FINISH, WHERE SHOWN ASPHALT SHINGLE ROOF, TYP. 18" SQ. PEDESTAL BRICK VENEER - 42" HIGH WOOD GUARD RAIL LAP SIDING- SMOOTH 6" EXPOSED FASCIA TRIM AROUND SIDING 8X8 POST 18" SQ. PEDESTAL BRICK VENEER - 8X8 POST 3'-6"C A C 2 A 3 B 1 A 3 C2 A A D E 3 A A A BACKGROUND COLOR, TYP. DECORATED VENT PAINTED, WHERE SHOWN LAP SIDING- SMOOTH TRIM AROUND SIDING EXTERIOR PLASTER FINISH, WHERE SHOWN 6" EXPOSED FASCIA METAL GARAGE DOOR, PAINTED, TYP. WOOD FRONT DOOR WITH 18" SIDELIGHTS EACH SIDE ASPHALT SHINGLE ROOF, TYP. 18" SQ. PEDESTAL BRICK VENEER - 8X8 POST BATT & BOARD & TRIM, TYP. 4" TRIM AT WINDOW TOP, TYP. A B C D E 1 2 3 KEYNOTES MARK COLOR MARK FINISH SHERWIN WILLIAMS - RENWICK OLIVE - SW2815 SHERWIN WILLIAMS - LEMON DROP SW 7122 SHERWIN WILLIAMS - ROCKWOOD RED - SW2802 GAF - TIMBERLINE COOL SERIES BARKWOOD CORONADO - LA JOLLA BRICK OMEGA EXTERIOR PLASTER WITH A SAND FINISH JAMES HARDIE - HARDIE PLANK LAP SIDING 8.25" - 7" EXPOSURE EXPOSED WOOD PRIMED AND PAINTED SCALE: 1/4" = 1'-0"1 West Elevation (Bldg. 'E') SCALE: 1/4" = 1'-0"2 North Elevation (Bldg. 'E') Front Elevation Bldg. "E"Front Elevation (UNIT A,B,C & D)A. SHERWIN WILLIAMS - ROCKWOOD RED -SW2802B. SHERWIN WILLIAMS - LEMON DROP -SW7122C. SHERWIN WILLIAMS - RENWICK OLIVE -SW2815D. GAF - TIMBERLINE COOL SERIESBARKWOODE. CORONADO - LA JOLLA BRICK1. OMEGA EXTERIOR PLASTER WITH ASAND FINISH2. JAMES HARDIE - HARDIE PLANK LAPSIDING 8.25" - 7" EXPOSURE801 W. Graham Street,Lake Elsinore, CA 1 Damaris Abraham From:Mary Monise <Mary.Monise@coop.org> Sent:Friday, September 14, 2018 7:30 AM To:Damaris Abraham; Justin Kirk; Myles Ross; Michael Carroll; Adam Armit; John Gray; Rendell Klaarenbeek; Natasha Johnson; Steve Manos; Daryl Hickman; Robert Magee; Brian Tisdale Subject:Formal Objection Letter -Parcel Number 374-183-018 Importance:High Dear Planning Commission, City Planner, and Distinguished City Council Members, I own the home located at 805 W. Graham Ave Lake Elsinore, CA 92530 and I am writing to you to formally object to planning application number 2018‐02, a proposed five‐unit apartment complex planned for parcel number 374‐183‐018 located in the Historic District of Lake Elsinore. I would normally attend this meeting in person however, I will be traveling for business on this day and will not be able to be there. I would first like to thank you for bringing this matter to our attention and allowing us to voice our concerns with regards to this new proposed build located within the designated Historic District. I would also like to commend this city on its continual hard work and dedication to restoring the beauty and charm back to the City of Lake Elsinore. This truly is a community of people who care for each other and their city. Thank you for all your hard work, it has returned city pride to the residents of Lake Elsinore and is helping to the reputation of this charming lake community. I am writing on behalf of my family, which owns the home on the lot adjacent to the proposed project. I am sure that some of you are familiar with the surrounding buildings in this area, they are single‐family, single story homes. Some of the homes in this neighborhood, including mine, are almost as old as this city. Our home and the one next to ours were built in 1900. It is a constant effort of love to keep these properties in good condition. My family and my neighbors are simple hard working people who make every effort to keep our neighborhood safe, clean, and attractive. We object to this project because with the exception of some apartment buildings located at the southwesterly corner of Graham Avenue and Scrivener Street there are no multi‐family apartment buildings in the blocks surrounding this area. The proposed multi‐family, five‐unit, two‐story project will be a towering monstrosity compared to the homes in this area. Placing a rental property in the neighborhood would significantly drive down the property values, which have been steadily increasing over recent years. As an example: In 2014 the house located at 805 W. Graham Ave was in disrepair and sold to the previous owner for $85,000. They did a full restoration on the home and we purchased it in 2015 for $245,000. This past summer, the comps in the area placed a value of $305,000 on the property. That is a positive and dramatic increase in home values in a very short period of time. In Lake Elsinore, we now have a surge of investor home owners coming in and restoring homes located in the historic district. This is a very positive sign that our community and the older homes located here are of great value. We, meaning the neighborhood and the city, need to continue to encourage this trend in order to preserve the continuity of this neighborhood. We want to continue to gentrify this community by inviting people who have a vested interest in this community (home owners) not transient residents who reside in a property for a year or so and have no regard for or investment in the property. The proposed project would be less objectionable if it were small homes (like the ones for sale across from the US Post Office on Graham Ave) or at the very least condominiums for sale but these are not, they are rental apartments! There are very few rental apartments located in the historic district and the ones that I have seen are considered ‘less then desirable’. In fact, to see an example of what I mean, look at the apartments located directly behind the Cultural 2 Center. These apartments truly reflect our concerns. When you invite a transient population into a neighborhood there is also a concern of an increase in crime. This again, comes from a population of people who have no vested interest in the community. Considering that this project is being funded by a venture capital company (I am basing this assumption only by their name and the fact that I can find no information regarding the company New Ventures, LLC on the web) and based on my past professional experiences dealing with venture capital companies they are in this project for a quick return on their investment and will most likely sell the property as soon as they can to get their money back. This would most certainly leave the apartments to be managed by a remote individual who truly have no ties to the community and will just be utilizing this property as just a stream of income. Traditionally a landlord does only a credit check on the prospective tenant listed on the agreement, they do not do a background check to see if the renter or the other residents have a criminal background including felony arrests, outstanding warrants, or much worse… I understand the desire to fill the vacant lots located throughout the city but we need to have some very strong guidelines around these builds. Within the Historic District these guidelines need to preserve the aesthetic look and feel of the area and surrounding buildings. The guidelines need to ensure that current homes and residents are protected from possible urban decay brought upon by multi‐unit rental properties. Thank you for your time and consideration. Please feel free to contact me at the number below should you like to discuss my concerns further or have any additional questions. _________________________ Mary k. Monise, PHR C (915) 808-3889 E mary.monise@coop.org 1 Damaris Abraham From:Chad Logan <chadloganconstruction@gmail.com> Sent:Sunday, September 16, 2018 6:14 PM To:Damaris Abraham Cc:Hollingshead Peter; Jerry Fabio Subject:Re: Formal Objection Letter -Parcel Number 374-183-018 Attention Lake Elsinore Planning Commision, and residents of the City of Lake Elsinore, I am writing this in response to the objection of our proposed project located at 801 W. Graham Ave, Lake Elsinore Ca, planning application 2018-02. Let me begin by stating my partners and I appreciate the input of the neighboring residents of our project, and the enthusiasm to maintain a higher property value for the Lake Elsinore Historical District. The responses to the assumptions in the objection letter will be answered solely with factual information and not the opinions of any members of New Ventures LLC, CLPH or any other professional group associated with this project. A) this project shall include a condo map to create 5 individual building lots, the project will contain 3 buildings on the divided lot B) the units will be sold as individual homes, and not rentals as stated below C) three of the six residential homes on the 700 block of w. Graham are two story residences, and several lots have multiple units within legal zoning rights D) New Ventures LLC, CLPH has worked directley with our design team and Lake Elsinore DRC, along with the city’s engineers to create the least amount of traffic impact to the corner of Graham and Lowell and also created what is to be believed the best architectural fit for the downtown historic district. (Although one may say these are opinions, the facts are based on submitals and approvals to the Lake Elsinore planning and engineering department. E) New Ventures LLC, CLPH is not a capital investment company We believe other assumptions in this objection letter do not contain to directly to our project and are ones opinions of the development of Lake Elsinore. In conclusion, To reiterate our project, we will be building 5 units consisting of 3 buildings, designed with the assistance of and under all Lake Elsinore authorities and local jurisdictions to conform with Historical Downtown. Our goal is to create desirable housing within walking distance of downtown. Respectfully, Chad Logan Partner New Ventures LLC, CLPH