HomeMy WebLinkAboutItem No. 04 Planning App. No. 2018-60 The Glen at SummerlyText File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: RES 2018-7
Agenda Date: 9/25/2018 Status: Consent AgendaVersion: 1
File Type: ResolutionIn Control: City Council / Successor Agency
Agenda Number: 4)
Page 1 City of Lake Elsinore Printed on 9/20/2018
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:September 25, 2018
Subject:Planning Application No. 2018-60 (The Glen at Summerly)– Design review for
the construction of 57 single-family residential units.
Applicant:Dawn Topete, Beazer Homes
Recommendation
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2018-60 (RESIDENTIAL
DESIGN REVIEW NO. 2018-21) 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. 2018-60 (RESIDENTIAL DESIGN
REVIEW NO. 2018-21) PROVIDING BUILDING DESIGNS AND RELATED IMPROVEMENTS
FOR 57 SINGLE-FAMILY RESIDENTIAL UNITS LOCATED WITHIN TRACT 31920-18 OF THE
SUMMERLY DEVELOPMENT OF THE EAST LAKE SPECIFIC PLAN (APNs: 371-270-006 AND
024).
Background
The East Lake Specific Plan (ELSP) was adopted by the City in 1993 and originally included 3,000
acres that would allow for a total of up to 9,000 residential units. There have been 10 subsequent
amendments to the Specific Plan that were approved and adopted. Most recently, the City Council
approved Amendment No. 11, which is a comprehensive specific plan that consolidated all
previous versions of the ELSP.
Planning Commission Action
On September 4, 2018, the Planning Commission unanimously recommended approval of the
Project by a vote of 4-0
Discussion
Project Request and Location
The applicant is requesting approval of Planning Application No. 2018-60 (Residential Design
Review No. 2018-21) for the design and construction of 57 single-family residential units,
PA 2018-60 (The Glen at Summerly)
09/25/2018
Page 2 of 4
preliminary plotting, conceptual wall and fence plan, including a new model home complex and
related improvements (Project). The Project is located in Tract Map No. 31920-18 (APNs: 371-
270-006 and 024) of the Summerly Development of the ELSP. The lot sizes for Tract Map No.
31920-18 range in size from 6,000 sq. ft. to 12,937 sq. ft. and are 7,180 sq. ft. on average.
Environmental Setting
EXISTING
LAND USE
ESLP No. 11 GENERAL PLAN
Project Site Vacant Low-Medium Density Residential (LMR)Specific Plan
North Vacant Low-Medium Density Residential (LMR)Specific Plan
South Open Space Preservation/Mitigation Area Specific Plan
East Residential Low-Medium Density Residential (LMR)Specific Plan
West Vacant Low-Medium Density Residential (LMR)Specific Plan
Project Description
The following describes the various design components and features of the proposed Project,
including floor plans, architecture; model home complex, preliminary plotting of production units,
and the conceptual wall and fence plan.
1.Floor Plans: The Project proposes four (4) different single-family detached plans, as
described below:
Plan 1: Single-story 2,304 square foot unit with three bedrooms, 2.5 baths,great room,
dining room, kitchen, laundry, porch, and a three-car garage.
Plan 2: Single-story 2,442 square foot unit with four bedrooms, 2.5 baths, great room,
dining, kitchen, porch, foyer, laundry, and a two-car garage.
Plan 3: Two-story 2,651 square foot unit with three bedrooms, 2.5 baths, great room,
dining, kitchen, porch, foyer, laundry, study, loft, and a three-car garage.
Plan 4: Two-story 3,262 square foot unit with four bedrooms, three baths, great room,
dining, kitchen, foyer, laundry, storage, loft, and a three-car garage.
Plan 1 will account for 13 units (23%), Plan 2 will account for 14 units (25%), Plan 3 will
account for 19 units (33%) and Plan 4 will account for 11 units (19%).
2.Architecture and Treatments: The proposed Project would offer three architectural styles
and treatments for each of the floor plans, including Spanish, Craftsman, and Traditional.
The following describes each of these architectural styles:
The Spanish Style includes concrete “S” tile roofs, decorative clay pipes, shutters,
stucco window trim, decorative corbels, wood fascia, and arched entries.
The Traditional Style includes concrete flat tile roofs, shutters, wood fascia, windows
with stucco trim, and stone veneer.
PA 2018-60 (The Glen at Summerly)
09/25/2018
Page 3 of 4
The Craftsman’s Style includes concrete flat tile roofs, shutters, wood fascia,
decorative, stucco trim, and brick veneer.
In addition, enhanced architectural treatments will be provided on those elevations that
are visible from public right of way.
3.Conceptual Wall and Fence Plan: To ensure design consistency, the Conceptual Wall and
Fence Plan for the Project shows that those similar walls and fences that are provided
elsewhere in the Summerly area will continue to be provided with the proposed Project.
Perimeter walls will be decorative block with pilasters and tabular steel fence to match the
existing Summerly development. Front returns will be six-foot masonry walls. Interior
fencing will be six-foot vinyl.
4.Model Home Complex: The proposed model home complex will feature Plans 2 and 3 and
will be located on lots 5 and 6. Temporary parking for the complex will be provided on lot
4. The proposed complex provides accessible parking space, full landscape and
hardscape improvements, trees, and shrubs.
5.Landscaping: The proposed landscaping plan has been designed to complement the
different architectural styles. The proposed landscaping has been adequately designed to
meet all water efficiency standards.
Analysis
The proposed Project has been reviewed for consistency with the General Plan, the Lake Elsinore
Municipal Code (LEMC), and the ELSP, Amendment No. 11 (ELSP#11). The original East Lake
Specific Plan and the subsequent amendments were subject to a consistency finding with the
General Plan prior to adoption. The proposed Project is consistent with the provisions of the
ELSP#11 and is therefore found to be consistent with the General Plan.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed Project, and have conditioned the Project so as to
mitigate any potential concerns. The proposed plotting provides an appropriate mixture of plan
and elevations types to ensure variety in the streetscape. Overall, the proposed Project as
designed and conditioned will provide a high quality and complimentary housing option to the
Summerly Development.
Environmental Determination
Pursuant to CEQA Guidelines Section 15162, staff has determined that the proposed Project
would not have a significant effect on the environment and no new environmental documentation
is necessary because all potentially significant effects have been adequately analyzed in an
earlier Environmental Impact Report (EIR). All potentially significant impacts have been avoided
or mitigated pursuant to the earlier EIR and none of the conditions described in Section 15162
exist. An EIR was approved and adopted in 2017 for the East Lake Specific Plan, Amendment
No. 11 (SCH #2016111029) that evaluated environmental impacts that would result from
maximum build-out of the Specific Plan. Approval of the Project will not change density or intensity
of use; it simply establishes standards for color palettes, articulation, orientation, and design of
single-family residential development. No substantial changes which require major revisions to
the EIR exist and no new information of substantial importance which require revisions to the
earlier EIR exist. Therefore, no further environmental documentation is necessary.
PA 2018-60 (The Glen at Summerly)
09/25/2018
Page 4 of 4
The Project is consistent with the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP). The Project consists of a design review application which
establishes standards for color palettes, articulation, orientation, and design of single-family
residential development. The Project site has been completely disturbed and graded per the
previously approved TR 31920. The Project site is not located in a Criteria Cell and was not
required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint 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 – Design Review Package
RESOLUTION NO. 2018-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2018-60
(RESIDENTIAL DESIGN REVIEW NO. 2018-21) IS CONSISTENT WITH THE
WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP)
Whereas, Beazer Homes has filed an application with the City of Lake Elsinore (City) requesting
approval of Planning Application No. 2018-60 (Residential Design Review No. 2018-21) for the
design and construction of 57 single-family residential units, preliminary plotting, conceptual wall
and fence plan, including a new model home complex and related improvements (Project). The
Project is located in Tract Map No. 31920-18 (APNs: 371-270-006 and 024) of the Summerly
Development of the East Lake Specific Plan (ELSP); and,
Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that
all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition
Process (LEAP) and the Joint Project Review (JPR) 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 the 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 review;
and,
Whereas,on September 4, 2018at 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 September 25, 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:
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 must be reviewed for MSHCP
consistency, which shall include an analysis of the Project’s consistency with other “Plan
Wide Requirements.” The Project is located within the ELSP area. Prior to the City’s
adoption of the MSHCP, there were a series of meetings between the County of Riverside,
U.S. Fish and Wildlife Service, and California Department of Fish and Game to discuss
conservation measures within the ELSP and to decide how to ensure development within
the ELSP could proceed consistently with the MSHCP and with the U.S. Army Corps of
Engineers Section 404 permit. It was determined that a target acreage of 770 acres was
warranted for MSHCP conservation in the back basin area of the City.
The Project site is within the ELSP and is covered by that conservation agreement. Part of
the conservation agreement also included a requirement that projects in the back basin area
be consistent with the other “Plan Wide Requirements” set forth in the following sections of
the MSHCP: Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool
Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines
(MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2),
Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4), Vegetation Mapping (MSHCP, §
6.3.1) requirements, Fuels Management Guidelines (MSHCP, § 6.4), and payment of the
MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4). The Project has been
reviewed in light of these sections and is consistent therewith.
2.The Project is subject to the City’s LEAP and the County’s Joint Project Review processes.
The Project is located within the MSHCP Elsinore Area Plan but is not located within a
MSHCP Criteria Cell. Therefore, the Project was not required to go through the LEAP or
JPR processes.
3.The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
The previously approved ELSP and TTM 31920 was determined to be consistent with the
Riparian/Riverine and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP.
The scope and nature of the Project have not been modified from that which was previously
approved and is therefore consistent with the Riparian/Riverine Areas and Vernal Pools
Guidelines.
4.The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.
The previously approved ELSP and TTM 31920 was consistent with the Protection of
Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP. The
Project has not been modified from that which was previously approved under the ELSP
and TTM 31920. Additionally, based upon prior approvals, the entire Project site has been
graded and any plant species which may have existed on the site have been removed and
replaced with development. It is for these reasons that the Project is consistent with the
aforementioned guidelines.
5.The Project is consistent with the Additional Survey Needs and Procedures.
Reso. No. 2018-____
Page 3 of 4
The previously approved ELSP and TTM 31920 was consistent with the Additional Survey
Needs and Procedures as set forth in Section 6.3.2 of the MSHCP. The Project has not
been modified from that which was previously approved under the ELSP and TTM 31920,
and the entire project site has been graded pursuant to previously issued permits. The
Project is consistent with the Additional Survey Needs and Procedures of the MSHCP.
6.The Project is consistent with the Urban/Wildlands Interface Guidelines.
The previously approved ELSP and TTM 31920 was consistent with the Urban/Wildlands
Interface Guidelines as set forth in Section 6.1.4 of the MSHCP. Because the Project has
not been modified from that which was previously approved under the ELSP and TTM
31920, no further MSHCP review is necessary and the Project is consistent with the
Urban/Wildlands Interface Guidelines.
7.The Project is consistent with the Vegetation Mapping requirements.
The previously approved ELSP and TTM 31920was consistent with the Vegetation Mapping
requirements as set forth in Section 6.3.1 of the MSHCP. Mapping was conducted as part
of the biological surveys for the original project. The Project has not been modified from
that which was previously approved and therefore is consistent with the Vegetation Mapping
requirements.
8.The Project is consistent with the Fuels Management Guidelines.
The previously approved ELSP and TTM 31920 was consistent with the Fuels Management
Guidelines as set forth in Section 6.4 of the MSHCP. The Project site is not within or adjacent
to conservation areas where the Fuels Management Guidelines would be required. The
Project has not been modified from that which was previously approved and therefore is
consistent with the Fuel Management Guidelines.
9.The Project overall is consistent with the MSHCP.
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 25
th day of September, 2018.
Natasha Johnson, Mayor
Reso. No. 2018-____
Page 4 of 4
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 September 25, 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. 2018-60
(RESIDENTIAL DESIGN REVIEW NO. 2018-21) PROVIDING BUILDING
DESIGNS AND RELATED IMPROVEMENTS FOR 57 SINGLE-FAMILY
RESIDENTIAL UNITS LOCATED WITHIN TRACT 31920-18 OF THE
SUMMERLY DEVELOPMENT OF THE EAST LAKE SPECIFIC PLAN (APNs:
371-270-006 AND 024)
Whereas, Beazer Homes has filed an application with the City of Lake Elsinore (City) requesting
approval of Planning Application No. 2018-60 (Residential Design Review No. 2018-21) for the
design and construction of 57 single-family residential units, preliminary plotting, conceptual wall
and fence plan, including a new model home complex and related improvements (Project). The
Project is located in Tract Map No. 31920-18 (APNs: 371-270-006 and 024) of the Summerly
Development of the East Lake Specific Plan (ELSP); and,
Whereas,pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000
et seq.: CEQA) and the State Guidelines for Implementation of CEQA (14 C.C.R. §§ 15000 et
seq.: CEQA Guidelines), 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 establishes the standard to be used when
determining whether subsequent environmental documentation is necessary and says that when
an environmental document has already been adopted for a project, no subsequent
environmental documentation is needed for subsequent entitlements which comprise the whole
of the action unless substantial changes or new information are presented by the project; and,
Whereas, an Environmental Impact Report (EIR) was approved and adopted in 2017 for the
ELSP, Amendment No. 11 (ELSP#11)(SCH #2016111029) and evaluated environmental impacts
that would result from maximum build-out of the specific plan, which contemplated development
of single-family residential development; and,
Whereas, the Project does not present substantial changes or new information regarding the
potential environmental impacts of development; and,
Whereas,pursuant to the 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 review;
and,
Whereas,on September 4, 2018at 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 LEMC the Council has the responsibility of making
decisions to approve, modify, or disapprove recommendations of the Commission for residential
design review applications; and,
Reso. No. 2018-____
Page 2 of 3
Whereas,on September 25, 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 §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), the ELSP#11, and 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, ELSP#11, and the LEMC.
Section 2:The Council finds and determines that no new CEQA documentation is necessary.
The Project comprises the whole of an action that was analyzed in the previously approved and
certified Environmental Impact Report (SCH #2016111029) for the ELSP#11. Approval of the
Project will not change density or intensity of use; it simply establishes standards for color
palettes, articulation, orientation, and design of single-family residential development. Therefore,
no further environmental review is necessary.
Section 3:That in accordance with Lake Elsinore Municipal Code Chapter 17.184, the Council
makes the following findings regarding Planning Application No. 2018-60 (Residential Design
Review No. 2018-21):
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 is located within the ELSP#11 and has a Land Use designation of Low-
Medium Density Residential (LMR). The proposed Project constitutes build out of a
previously approved tract map (TR31920-18) that was found to comply with the goals and
objectives of the General Plan and the ELSP#11. The proposed Project does not propose
an increase in density of development than what was previously approved. Further, the
single-family homes will assist in achieving the development of a well-balanced and
functional mix of residential, commercial, industrial, open space, recreational and
institutional land uses.
2.The Project complies with the design directives contained in the ELSP#11 and all
applicable provisions of the LEMC.
The Project is appropriate to the site and surrounding developments and is a continuation
of a previously approved residential product in the adjacent area. The three (3)
architectural styles proposed will create a distinctive street scene within the Project site.
Sufficient setbacks and onsite landscaping have been provided thereby creating interest
and varying vistas. In addition, safe and efficient circulation has been achieved onsite.
3.Conditions and safeguards pursuant to Chapter 17.184.070 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.
Reso. No. 2018-____
Page 3 of 3
Pursuant to Section 17.184.070 of the LEMC, the Project was considered by the Planning
Commission at a duly noticed Public Hearing held on September 4, 2018. The Project, as
reviewed and conditioned by all applicable City divisions, departments and agencies, will
not have a significant effect on the environment. Approval of the Project will not result in
a substantial change to the previously adopted EIR. Therefore, no additional
environmental review is necessary.
Section 4: Based upon all of the evidence presented and the above findings, the Council
approves Planning Application No. 2018-60 (Residential Design Review No. 2018-21).
Section 5: This Resolution shall take effect immediately upon its adoption.
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 25
th day of September, 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 September 25, 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 15
CONDITIONS OF APPROVAL
RESOLUTIONS:2018-XX and 2018-XX
PROJECT: PA 2018-60/RDR 2018-21
PROJECT NAME:The Glen at Summerly
PROJECT LOCATION:APNs: 371-270-006 and 024 (TR 31920-18)
APPROVAL DATE:
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1.Planning Application No. 2018-60 (Residential Design Review No. 2018-21) consists of
the design and construction of 57 single-family residential units, preliminary plotting,
conceptual wall and fence plan, including a new model home complex and related
improvements (Project). The Project is located in Tract Map No. 31920-18 (APNs: 371-
270-006 and 024) of the Summerly Development of the East Lake Specific Plan (ELSP).
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. 2018-60 (Residential Design Review No. 2018-21), 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. 2018-60 (Residential Design Review No. 2018-
21) 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. 2018-21, 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. Notwithstanding conditions
to the contrary, a design review granted pursuant to LEMC Chapter 17.184 shall run with
Conditions of Approval PC: September 4, 2018
PA 2018-60/RDR 2018-21 CC: September 25, 2018
Applicant’s Initials: _____ Page 2 of 15
the land for this two-year period, subject to any approved extensions, and shall continue
to be valid upon a change of ownership of the site, which was the subject of the design
review application.
5.All construction shall comply with these Conditions of Approval and those provisions and
requirements contained in the East Lake Specific Plan and Lake Elsinore Municipal Code,
prior to issuance of certificate of occupancy and release of utilities.
6.All site improvements shall be constructed as indicated on the approved building
elevations and site plans for the Residential Design Review.
7.Future site plotting and construction shall be consistent with these Conditions of Approval,
those conditions approved with Tentative Tract Map No. 31920 and those provisions and
requirements contained in the Municipal Code, subject to approval by the Community
Development Director or designee.
8.The following architectural details shall be provided:
All front fence returns shall be decorative masonry walls. Wood fences will not be
allowed along the front elevation. Wood, vinyl or steel (wrought iron or aluminum)
gates are allowed in order to allow access to rear yards.
The applicant shall provide four-sided articulation. Architectural enhancements and
treatments shall be provided on all residential elevations (front, rear and side) visible
from streets and other public views.
All fireplaces shall be natural gas fireplaces only. No wood burning fireplaces shall
be allowed.
9.All weep screeds shall be a maximum three (3) inches above any hard surface and four
inches above any earth surface.
10.Any revisions to approved site plans or building elevations shall be reviewed and approved
by the Community Development Director or designee. Materials and colors as depicted in
the approved Design Review Package shall be used unless minor modifications are
approved by the Community Development Director or designee or major modifications are
approved by the Planning Commission.
11.The applicant shall provide a flat concrete pad or area a minimum of 3'- 0" by 7'- 0"
adjacent to the dwelling for the storage of the City trash barrels. The storage pad or area
shall conceal the trash barrels from public view, subject to the approval of the Community
Development Director or designee. Precise grading plans shall identify the location of the
aforementioned flat concrete pad and air conditioning units.
12.The building addresses (in numerals at least four inches high) shall be displayed near the
entrance and easily visible from the front of the unit and public right-of-way. The applicant
shall obtain street addresses for all production lots prior to issuance of building permit.
13.The 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 techniques. Interim
Conditions of Approval PC: September 4, 2018
PA 2018-60/RDR 2018-21 CC: September 25, 2018
Applicant’s Initials: _____ Page 3 of 15
erosion control measures shall be provided 30 days after the site's rough grading, as
approved by the City Engineer.
14.Prior to the issuance of a building permit, the Applicant shall submit a product placement
plan depicting the plan and design for each lot to be approved by the Community
Development Director or designee. Care is to be taken to ensure that adjacent units are
not of the same plan and design and there is adequate variation.
15.The applicant shall comply with all applicable City Codes and Ordinances.
16.Prior to issuance of building permit, building plans for the model home complex shall
comply with all American Disabilities Act (ADA) requirements, including provision of a
handicapped-accessible bathroom.
17.A cash bond in the amount of $1,000 shall be required for the model home complex. This
bond is to guarantee removal of the temporary fencing material, parking lot, etc. that have
been placed onsite for the model home complex. The bond will be released after removal
of the materials and the site is adequately restored, subject to the approval of the
Community Development Director or designee.
18.A cash bond in the amount of $1,000 of shall be required for any garage conversion of the
model(s). Bonds will be released after removal of all temporary materials and the site is
adequately restored, subject to the approval of the Community Development Director or
designee.
19.A cash bond in the amount of $1,000 of shall be required for any construction trailers used
during construction. Bonds will be released after removal of trailers, subject to the approval
of the Community Development Director or designee.
20.The project shall connect to sewer and meet all requirements of the Elsinore Valley
Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to
the EVMWD and shall incorporate all district conditions and standards.
21.All mechanical and electrical equipment associated with the residences shall be ground
mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a
central location and architecturally screened, subject to the approval of the Community
Development Director or designee, prior to issuance of building permit.
22.All vinyl fencing shall be of a commercial grade.
23.All front yards and side yards on corner lots shall be properly landscaped with automatic
(manual or electric) irrigation system to provide 100 percent landscape coverage using a
combination of drip and conventional irrigation methods. Three (3) sets of the Final
Landscaping / Irrigation Detail Plans shall be submitted to the Community Development
Department with appropriate fees, reviewed by the City’s Landscape Architect Consultant
and approved by the Community Development Director or designee, prior to issuance of
a building permit.
Perimeter walls shall be protected by shrubs and other plantings that discourage
graffiti.
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The applicant shall ensure a clear line of sight at ingress/egress points by providing
plantings within 15 feet of ingress/egress points whose height does not exceed three
feet and whose canopy does not fall below six feet.
The landscape plan shall provide for California native drought-tolerant ground cover,
shrubs, and trees. Special attention to the use of Xeriscape or drought resistant
plantings with combination drip irrigation system to be used to prevent excessive
watering.
No front-yard grass turf landscaping shall be installed.
All landscape improvements shall be bonded with a 100 percent Faithful Performance
Bond for materials and labor for two years or Certificate of Occupancy.
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.
All new Model Homes shall be Xeriscaped and signage provided identifying Xeriscape
landscaping. Xeriscape is a method of landscape design that minimizes water use by:
1) Implementing hydrozones;
2) Minimizes high water-use plant material as identified by Water Use
Classifications of Landscape Species (WUCOLS) (such as turf) and incorporates
water-efficient (“drought-tolerant” / climate-appropriate) plants;
3) Requires an efficient irrigation system that includes:
a. ET-Based (“Smart irrigation”) controller(s) with weather-sensing, automatic
shut-off and seasonal adjustment capabilities;
b. Efficient irrigation water application through use of:
i.Low-volume point-source irrigation (such as drip irrigation and bubblers)
for all shrub planter areas (maximum of 3:1 slope) with a minimum
irrigation efficiency of 0.90 ; and/or
ii. Spray or rotor-type nozzles for areas a minimum of eight (8) feet wide,
for slopes 3:1 and greater, AND with a minimum irrigation efficiency of
0.71.
4) Improvement of soil structure for better water retention; and
5) Application of mulch to hinder evaporation.
The Final landscape plan shall be consistent with any approved site and/or plot plan.
The Final landscape plan shall include planting and irrigation details.
All exposed slopes in excess of three feet in height within the subject tract and within
private lots shall have a permanent irrigation system and erosion control vegetation
installed, as approved by the Planning Division, prior to issuance of certificate of
occupancy.
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All landscaping and irrigation shall comply with the water-efficient landscaping
requirements set forth in LEMC Chapter 19.08 (Water Efficient Landscape
Requirements), as adopted and any amendments thereto.
Applicant shall provide a landscaping installation plan prior to the issuance of building
permits to be approved by the Community Development Director or their designee.
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.
24.Fences located in any front yard shall not exceed three feet in height with the exception
that wrought-iron fences may be five feet in height. Chain link fences shall be prohibited.
25.Garages shall be constructed to provide a minimum of twenty feet by twenty feet (20’ x
20’) of interior clear space to accommodate two vehicles.
26.These Conditions of Approval and those conditions approved with Tentative Tract Map
No. 31920 shall be reproduced on subsequent building plans prior to issuance of building
permit.
27.Provisions of the City's Noise Ordinance shall be satisfied during all site preparation and
construction activity. Site preparation activity and construction shall not commence before
7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work
and similar interior construction may be conducted on Saturdays and may commence no
earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall
not take place Sunday or any Legal Holidays.
28.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 and a statement that
complaints regarding the operation can be lodged with the City of Lake Elsinore Code
Enforcement Division (951) 674-3124.
29.The Homeowner’s Association shall maintain all project improvements and facilities,
including the landscaping, perimeter walls, park facilities, and drainage improvements.
30.The developer shall comply with all of the terms and conditions of that certain First
Amended and Restated Development Agreement Between the City of Lake Elsinore and
Laing-CP Lake Elsinore LLC” which recorded on December 17, 2004 in the Official
Records of Riverside County, California as Instrument No. 1001282 and the First
Operating Memorandum of Understanding dated November 23, 2010 and the Second
Operating Memorandum of Understanding dated June 4, 2018 by and between the City
and McMillin Summerly, LLC, the successor in interest to Laing, including without limitation
the payment of the Summerly Traffic Infrastructure Fee in the amount of One Dollar and
Thirty Cents ($1.30) per square foot of assessable space.
31.The applicant shall provide all prospective home buyers and home owners a written
disclosure statement identifying that the project is located within an active recreation area.
Such activities will include, but are not limited to sporting activities, water sport and
recreation activities, off road racing, sky diving, hang gliding, etc. Said written disclosure
statements shall indicate that such recreation activities will include, but are not limited to
noise impacts, excessive lighting and dust.
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BUILDING DIVISION
General Conditions
32.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 Code
(CBC), and related codes which are enforced at the time of building plan submittal.
33.Compliance with Code. All design components shall comply with applicable provisions of
the 2016 edition of the California Building, 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.
34.Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2016 California Green Building Standards.
35.Disabled Access. Applicant shall provide details of all applicable disabled access
provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public right-of-way to all public areas on site, such as
clubhouse, trach enclosure tot lots and picnic areas.
36.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.
37.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.
38.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
39.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits.
40.Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits.
41.House Electrical Meter. Applicant shall provide a house electrical meter to provide power
for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each
building on the site. Developments with single user buildings shall clearly show on the
plans how the operation of exterior lighting and fire alarm systems when a house meter is
not specifically proposed.
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At Plan Review Submittal
42.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 2013 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. 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)
43.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.
44.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)
45.Plans Require Stamp of Registered Professional. Applicant shall provide appropriate
stamp of a registered professional with original signature on the plans.
Prior to Beginning of Construction
46.Pre-Construction Meeting. A pre-construction meeting is required with the building
inspector prior to the start of the building construction.
ENGINEERING DIVISION
General Requirements
47.This project shall comply with the applicable Conditions of Approval of Tentative Tract
31920 as approved by City Council on July 27, 2004.
48.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. All overhead
utilities shall be undergrounded.
49.All slopes, open space, community walls and landscaping except for public parks, school
property and flood control district facilities shall be maintained by the property owner or
property owner’s association or another maintenance entity approved by the City Council.
50.Community walls will be located on Homeowner’s Association lots.
51.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
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waste material, debris, vegetation and other rubbish generated during cleaning,
demolition, clear and grubbing or all other phases of construction.
52.Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
53.No building will be allowed in drainage easements. Drainage easements will be kept free
and clear.
54.Any grading that affects “waters of the United States”, wetlands or jurisdictional
streambeds, shall require approval and necessary permits from respective Federal and/or
State agencies.
55.All required grading and improvement plans, soils, geology, hydrology and hydraulic, and
seismic reports shall be prepared by a Registered Civil Engineer.
56.Prior to City Council approval of the final Tract Map the developer shall, in accordance
with Government Code, have constructed all improvements or have improvement plans
submitted and approved, agreements executed and securities posted.
Fees
57.The developer shall pay all Engineering Division assessed Capital Improvement, Plan
Check and Permit fees (LEMC 16.34). Applicable mitigation fees may include: Library
Fee, Traffic Infrastructure Fee (TIF), and Transportation Uniform Mitigation Fee (TUMF).
Fee rate will be assessed in accordance with the First Amended and Restated
Development Agreement Between the City of Lake Elsinore and Laing-CP Lake Elsinore
LLC” which recorded on December 17, 2004 in the Official Records of Riverside County,
California as Instrument No. 1001282 and the First Operating Memorandum of
Understanding dated November 23, 2010 and the Second Operating Memorandum of
Understanding dated June 4, 2018 by and between the City and McMillin Summerly, LLC,
the successor in interest to Laing.
Flood Plain
58.Meet all requirements of LEMC 15.68 and 15.64 regarding floodplain management and
flood hazard regulations. Finish floor elevation of all buildings shall be a minimum of 1267
ft, and at or above the approved LMOR elevation.
59.The developer shall provide written, signed and sealed certification from a registered Civil
Engineer or licensed Land Surveyor that the finished floor of each structure is at or above
the elevation of 1267 ft.
60.The current LOMR information shall be shown on the grading plans.
61.A copy of the approved LOMR-F should be provided to each homeowner.
62.Projects in the back basin shall comply with the special conditions to Permit No. 88-00215-
00-RRS (Lake Elsinore Management Project)
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Storm Water Management / Pollutant Prevention
63.The developer shall obtain and maintain coverage under the General Permit –
Construction. A copy of the Change of Information (COI) and/or NOI shall be submitted
to the Engineering Division prior to permit issuance. A SWPPP shall be prepared,
implemented and maintained onsite to provide erosion control measures and best
management practices (BMP’s) throughout all phases of construction.
64.All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker to prevent illegal dumping in the storm drain system.
65.The developer shall submit an amendment to the Master Water Quality Management Plan
(WQMP). The requirements of the WQMP Amendment may affect the overall layout of the
project. Therefore, WQMP submittal should be during the initial process of the project.
The final WQMP Amendment must be approved prior to grading permit issuance.
66.DURING CONSTRUCTION, NPDES education guidelines and Best Management
Practices (BMPs) shall be posted to inform users of this development of environmental
awareness and good housekeeping practices that contribute to protection of storm water
quality and meet the goals of the BMPs of the Riverside County NPDES Drainage Area
Management Plan.
Improvements
67.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 documents
prior to issuance.
68.Revisions to the previously approved street improvement plans, to accommodate
driveway locations, will be required. No utility laterals can be located within any portion of
the driveway approach.
69.Applicant to provide to the City a video record of the condition of all public City roads being
used for construction, prior to any permits being issued. In the event of damage to such
roads, applicant shall pay full cost of restoring public roads to the baseline condition. A
bond may be required to ensure payment of damages to the public right-of-way, subject
to the approval of the City Engineer.
70.Sight distance into and out of the project location shall comply with CALTRANS Standards.
71.All landscaping and fencing at intersections shall meet City Sight Distance Standards.
72.Roof drains shall drain to a landscaped area.
73.No service laterals shall be located underneath driveway approaches or aprons.
74.The developer shall install permanent bench marks per City of Lake Elsinore Standards
and at locations to be determined by City Engineer.
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75.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.
76.10-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 is exceeded,
drainage facilities shall be provided.
77.All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
78.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.
79.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.
80.All Public Works requirements shall be constructed and complied with as a condition of
development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore
Public Works Standard Plans.
81.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
82.The street light system shall be designed by SCE as a LS2, City owned system. If the
City has adopted an LED light standard by the time of construction, LED lights shall be
used.
83.The developer shall provide signing and striping plans for the required improvements of
this project.
Grading
84.Grading plans shall reference NAVD 88 datum and elevations. The current LOMR
information shall be placed on the plans for easy reference.
85.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. Export sites located within the Lake
Elsinore City limits must have an active grading permit. Hauling of over 5,000 cy subject
to City Council approval (LEMC 15.72.065). Costs incurred by City in conjunction with
approval of the haul route shall be paid by the applicant.
86.The project shall comply with CBC 1804.3 site grading requirements.
87.Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring
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public roads to the baseline condition. A bond may be required to ensure payment of
damages to the public right-of-way, subject to the approval of the City Engineer.
88.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).
89.All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
90.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.
91.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).
92.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.
93.Developer shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
94.Developer shall pay all grading permit applicable processing, permit, security and
development fees including those fees identified in an applicable development agreement.
Prior to Issuance of Building Permit
95.The final map shall be approved and recorded prior to building permit issuance.
96.Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, and walls prior to building permit.
97.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.
98.All internal street improvement and signing and striping plans shall be completed and
approved by the City Engineer.
99.All revision street improvement plans will be submitted for plan check and approved by
the City Engineer.
100. The developer shall pay all Capital Improvement TIF and Plan Check fees (LEMC 16.34).
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Prior to Occupancy
101. All signing and striping and traffic control devices for the required improvements internal
to TR 31920-18 shall be installed.
102. All public improvements internal to TR 31920-18 shall be completed in accordance with
the approved plans or as condition of this development to the satisfaction of the City
Engineer. Acceptance of public improvements can be requested once all construction of
homes has ended and a final slurry has been applied.
103. Any damage to existing landscape easement areas due to project construction shall be
repaired or replaced at no cost to the City.
104. Any damage to existing asphalt streets, concrete sidewalks, curbs, gutters and driveways
will be repaired to the satisfaction of the City Engineer prior to tract final.
105. TUMF fees shall be paid. The TUMF fees shall be the effective rate at the time of payment
in full in accordance with the LEMC.
106. 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.
107. 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.
108. Prior to grading or building permit close-out and/or the issuance of a certificate of use or
a certificate of occupancy, developer shall:
Demonstrate that all structural BMPs required for TR 31920-18 have been
constructed, installed and are functioning in conformance with approved plans and
specifications and the WQMP;
Demonstrate that they are prepared to implement all non-structural BMPs required
for TR 31920-18 included in the conditions of approval or building/grading permit
conditions;
Demonstrate that an adequate number of copies of the approved project specific TR
31920-18 Amendment to the WQMP are available for the future owners/occupants;
and
The developer shall provide all education guidelines for Water Quality Management
Practices to the separate owners of the development, regarding the environmental
awareness on good housekeeping practices that contribute to protection of storm
water quality and meet the goals of the approved WQMP in the Riverside County
NPDES Drainage Area Management Plan. Contact the City NPDES Coordinator for
handout/guideline information.
109. The property owner shall execute and cause to be recorded an Operations and
Maintenance Agreement in the form provided by the City to inform future property owners
of the requirement to implement the approved final project-specific WQMP.
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110. 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.
111. The approved, revised plans and Final recorded map(s) shall be provided to the City on a
CD/DVD in .tif format and as GIS Shape files of all final maps and street and storm drain
plans. *ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane
California Zone VI U.S. Fleet.
112. All final studies and reports shall be submitted in .tif format on a CD/DVD. Studies and
reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, WQMP, etc.
CITY OF LAKE ELSINORE FIRE MARSHAL
General Conditions
113.Lake Elsinore Fire Protection Planning Office Responsibility - It is the responsibility
of the recipient of Fire Department conditions to forward them to all interested parties. The
permit number is required on all correspondence. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Fire Protection Planning Division at 130
S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. The following fire
department conditions shall be implemented in accordance with the Lake Elsinore
Municipal Code and the adopted codes at the time of project building plan submittal, these
conditions are in addition to the adopted code requirements.
114.Blue Dot Reflectors - Blue retro-reflective pavement markers shall be mounted on private
streets, public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County Fire Dept.
115.Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,500 GPM for 2 hours
duration at 20 PSI residual operating pressure, which must be available before any
combustible material is placed on the job site. Average spacing between hydrants 500’
and 250’ maximum distance from any point on the street or road frontage to hydrant.
Standard Fire hydrants shall be installed (6”x4”x2-1/2”).
116.Standard Fire Hydrants-Super fire hydrants (6” x 4” x 2-2 1/2”), shall be located not less
than 25 feet or more than 250 feet from any portion of the building as measures along
approved vehicular travel ways. The required fire flow shall be available from any adjacent
hydrant(s) in the system.
117.Minimum Access Standards - The following access requirements are required to be
implemented to ensure fire department and emergency vehicular access. All roadways
shall conform to the City of Lake Elsinore approved roadway standards but in no case
shall the minimum fire department vehicular access be less the following provisions:
A. Twenty-four feet (24’) clear width. Where parking is to be provided, each parking
side shall be provided with eight (8’) additional feet on each side of the fire
department access.
B. Median openings or crossovers between opposing lanes of a divided highway or
street shall be located only at approved intersections at intervals of not less than
500 feet. [Ord. 529 § 3.2(F), 1973].
C. The required all weather vehicular access shall be able to support no less than
70,000 lbs. over 2 axles.
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D. Roadway gradient shall not exceed 15% on any access road, driveways, and
perimeter roads.
E. Turning Radius shall be 26’ inside and 38’ outside for all access roads.
118.Secondary Access - In the interest of Public Safety, this project shall provide an Alternate
or Secondary Access. Said access shall be constructed in accordance to the City of Lake
Elsinore Engineering Department standards to accommodate full fire response and
community evacuation.
119.Separation of Occupancy-A fire barrier wall for the separation of occupancies is required
per the California Building Code. Fire walls, fire barriers, fire partitions, smoke barriers,
and smoke partitions or any other wall required to have protected openings or penetrations
shall be effectively and permanently identified with signs or stenciling. Such identification
shall be located in accessible concealed floor, floor ceiling or attic spaces repeated at
intervals not exceeding 30 feet along the wall, and include lettering not less than 0.5 inch
in height, incorporating the suggested wording “FIRE AND/OR SMOKE BARRIER-
PROTECT ALL OPENINGS,” or other wording.
Prior to Building Permit Issuance
120.Plan Check Fee-Building plan check fees shall be made payable to the “City of Lake
Elsinore”, and shall be submitted to the Fire Department at the time of plan submittal.
121.Water System Plans - Applicant and/or developer shall separately submit 2 sets of water
system plans to the Fire Department for review. Plans must be signed by a registered Civil
Engineer and/or water purveyor prior to Fire Department review and approval. Mylars will
be signed by the Fire Department after review and approval. Two (2) copies of the signed
and approved water plans shall be returned to the Fire Department before release of a
building permit.
122.Prior to Building Construction Verification - This project shall be inspected and
approved by the Fire Marshal or designee prior to bringing combustible materials on site.
During such inspection all permanent road signs shall be in place, all hydrants shall on
operating and approved for use by the water purveyor, and all permanent road surfaces
shall be completed including primary and secondary access circulation.
Prior to Building Final Inspection
123.Residential Fire Sprinkler Systems for Single family and two-family 13D - Install a
complete fire sprinkler system designed in accordance with California Residential Code,
California Fire Code and adopted standards. A C-16 licensed contractor must submit
plans, along with the current fee, to the Fire Department for review and approval prior to
installation.
MITIGATION MONITORING AND REPORTING PROGRAM
124. The Mitigation Monitoring & Reporting Program ((MMRP) for (EIR or MND), which was
adopted for Tentative Tract Map 31920.
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PA 2018-60/RDR 2018-21 CC: September 25, 2018
Applicant’s Initials: _____ Page 15 of 15
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 Council of the City of Lake Elsinore on September 25, 2018. I also acknowledge that
all Conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
MI
SSI
ON TRLDI
AMOND DRVILLAGE PKWYSUMMERLY PL
H I D D E N T R L LINE DRBASEBALL MASCOT G R A N D S L A M INFIELD MEADOW OUTFIELD MI
SSI
ON TRLDI
AMOND DRVILLAGE PKWYSUMMERLY PL
H I D D E N T R L LINE DRBASEBALL MASCOT G R A N D S L A M INFIELD MEADOW OUTFIELD Planning Application No. 2018-60APNs: 371-270-006 and 024 (TR 31920-18)VICIN ITY MAP
PROJECT SITE
´
DI
AMOND DRH I D D E N T R L
VILLAGE PKWYG R A N D S L A M
S U M M E R LY P LMEADOW
H I D D E N T R L
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunityDIAMOND DRH I D D E N T R L
VILLAGE PKWYG R A N D S L A M
S U M M E R LY P LMEADOW
H I D D E N T R L
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity
Planning Application No. 2018-60APNs: 371-270-006 and 024 (TR 31920-18)AERIAL MAP
PR OJEC T SITE
´
DESIGN REVIEW PACKAGE
TRACT 31920-18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
August 8, 2018
OWNER/DEVELOPER
BEAZER HOMES HOLDING CORP
310 COMMERCE, STE 150
IRVINE, CA 92602
CONTACT: T(714) 672-7000
CIVIL ENGINEER
WILSON MIKAMI CORPORATION
9 CORPORATE PARK, STE 100
IRVINE, CA 92606
CONTACT: T(949) 679-0090
ARCHITECT
KEVIN L. CROOK ARCHITECT INC.
1360 REYNOLDS AVENUE, STE 110
IRVINE, CA 92614
CONTACT: T(949) 660-1587
GEOTECHNICAL ENGINEER
GEOTEK, INC.
1548 NORTH MAPLE STREET
CORONA, CA 92880
CONTACT: T(951) 710-1160
LANDSCAPE ARCHITECT
FRANK RADMACHER ASSOCIATES, INC.
14841 YORBA STREET, STE 204
TUSTIN, CA 92780
CONTACT: T(714) 832-1774
DESIGN REVIEW PACKAGE
TRACT 31920-18
TABLE OF CONTENTS
TITLE SHEET
TABLE OF CONTENTS
SECTION I –GRADING PLAN
SECTION II –SITE PLAN
SECTION III –ELEVATIONS &FLOOR PLANS
SECTION IV –MATERIAL SAMPLE BOARDS –COLOR MATRIX
SECTION V –CONCEPTUAL LANDSCAPE (MODEL/FYT)
SECTION VII –PHASING PLAN
SECTION VIII –FENCE AND WALL PLAN
AUGUST 8, 2018THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
DESIGN REVIEW PACKAGE
TRACT 31920-18
SECTION I: GRADING PLAN
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
AUGUST 8, 2018
DESIGN REVIEW PACKAGE
TRACT 31920-18
SECTION II: SITE PLAN
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
AUGUST 8, 2018
CORPORATIONWILSON MIKAMI
DESIGN REVIEW PACKAGE
TRACT 31920-18
SECTION III: ELEVATIONS AND
FLOOR PLANS
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
AUGUST 8, 2018
STREET SCENE
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-1#18014
08/06/18
50'-0"60'-0"OPT. SGD.
DOOR
OPT.
DOOR
OPT.
DOOR
OPT.
SINK
OPT. PATIO
23'-0"x10'-0"
OPT.
DOOR
2,304 SQ. FT.
2,304 SQ. FT.
TOTAL DWELLING
FLOOR AREA
SQ. FT.GARAGE 622 SQ. FT.PORCH "A", "B" & "C" 35
UNCONDITIONED SPACE
CONDITIONED SPACE
AREA TABULATIONPLAN 1 (V201)JOB #: 18014Kevin L. Crook
Inc
FLOOR PLAN
0 2 4 8
CHOICE KITCHEN B
CHOICE M. BATH B
CHOICE DEN
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-2#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-3#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-4#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-5#18014
08/06/18
JOB #: 18014Kevin L. Crook
Inc
ROOF PLANS
0 2 4 8
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-6#18014
08/06/18
M. BEDRM.
16'-9"x14'-3"
GARAGE
20'-1"x20'-1"
M. BATH A
FOYER
DINING
BEDRM. 4/
CHOICE STUDY
13'-7"x11'-2"PORCH
GREAT RM.
32'-4"x14'-5"
BATH 2
OPT.
SINK
OPT.
S.G.D.
OPT.
DOOROPT.
LINEN LINENHALL
LINEN
LAU.
PANTRY
COATS
W.I.C.
27'-4" L.F
KITCHEN A
BEDRM.3
10'-7"x11'-3"
BEDRM.2
13'-0"x10'-4"
PWDR.
OPT. BATH 3
W.I.C.
STOP &
DROP
OPT. PATIO
33'-0"x10'-0"
M. BATH B
W.I.C.
OPT.
DR.
M. BEDRM.
BEDRM.3
LINEN
33'-2" L.F
LINEN
LAU.
OPT.
LINEN
GREAT RM.
22'-1"x13'-6"
KITCHEN B
BEDRM.2PANTRY DINING
13'-0"x14'-5"
PWDR.
OPT. BATH 3
2,442 SQ. FT.
2,442 SQ. FT.
TOTAL DWELLING
FLOOR AREA
SQ. FT.GARAGE 459 SQ. FT.PORCH 35
UNCONDITIONED SPACE
CONDITIONED SPACE
AREA TABULATIONPLAN 2 (V479)
CHOICE STUDY
BATH 3
13'-7"x11'-2"
BEDRM.3
FOYER
PORCH
STORAGE
HALL
LAU.
BATH 3
STOP &
DROP COATS
BEDRM.2
KITCHEN A
GARAGE
JOB #: 18014Kevin L. Crook
Inc
FLOOR PLAN
0 2 4 8 0 2 4 8
CHOICE M. BATH B
CHOICE KITCHEN B
CHOICE M. BATH B
CHOICE STUDY
OPT. BATH 3
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-7#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-8#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-9#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-10#18014
08/06/18
JOB #: 18014Kevin L. Crook
Inc
ROOF PLANS
0 2 4 8
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-11#18014
08/06/18
OPT.
DOOR
OPT.
SINK OPT.
DOOR
42'-8"40'-0"1'-0"10'-0"
OPT. PATIO
27'-0"x10'-0"
CONDITIONED SPACE
2,651 SQ. FT.
1,101 SQ. FT.
TOTAL DWELLING
FIRST FLOOR PLAN
SQ. FT.GARAGE 651
SQ. FT.PORCH 61
UNCONDITIONED SPACE
1,550
AREA TABULATION
SQ. FT.SECOND FLOOR PLAN
PLAN 3 (V495v.1)JOB #: 18014Kevin L. Crook
Inc
SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-12#18014
08/06/18
JOB #: 18014Kevin L. Crook
Inc
CHOICE BEDRM. 5
CHOICE KITCHEN B
0 2 4 8
CHOICE M. BATH
OPT. BEDRM. 4, BATH 3
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-13#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-14#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-15#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-16#18014
08/06/18
JOB #: 18014Kevin L. Crook
Inc
ROOF PLANS
0 2 4 8
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-17#18014
08/06/18
SQ. FT.
3,053 SQ. FT.
1,450 SQ. FT.
TOTAL DWELLING
FIRST FLOOR AREA
SQ. FT.GARAGE 629 SQ. FT.GARAGE AT OPT. RECREATION RM.420
UNCONDITIONED SPACE
CONDITIONED SPACE
AREA TABULATION
1,603SECOND FLOOR AREA
SQ. FT.
3,262 SQ. FT.TOTAL DWELLING
+209OPT. RECREATION RM.
SQ. FT.PORCH 74
PLAN 4 (V546)
M. BEDRM.
14'-0"x18'-6"
LAU.
M. BATH A
STORAGE
W.I.C.
W.I.C.
29'-10" L.F
BATH 2
BEDRM.3
13'-6"x12'-0"
BEDRM.2
12'-0"x12'-10"
LOFT/
CHOICE BEDRM. 5
14'-0"x12'-0"
LINEN
OPT.
DOOR
LINEN
OPT. TECH
HALL
OPT.
SINK
W.I.C.
OPT.
DOOR
45'-0"50'-0"GREAT RM.
KITCHEN A
GARAGE
20'-2"x20'-2"
DINING
10'-2"x20'-0"
14'-0"x25'-0"
STORAGE/ OPT.
HOME OFFICE
10'-2"x8'-9"
BATH 3
PORCH
FOYER
STOP &
DROP COATS
15'-5"x11'-0"
W.I.C.
TANDEM GARAGE/
OPT. RECREATION RM.
BEDRM.4
15'-0"x14'-0"
LINEN
OPT. PATIO
34'-6"x10'-0"JOB #: 18014Kevin L. Crook
Inc
SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-18#18014
08/06/18
W.I.C.
BEDRM.3
CHOICE BEDRM. 5
14'-0"x12'-0"
W.I.C.
CHOICE M. BATH B
W.I.C.
OPT.
HOME OFFICE
10'-2"x8'-11"
TANDEM
GARAGE
OPT.
DESK
GREAT RM.
OPT.RECREATION RM.
10'-2"x19'-8"
GARAGE
GREAT RM.
DINING
13'-11"x11'-0"
STORAGE /OPT.
HOME OFFICE
10'-2"x8'-9"
TANDEM
GARAGE
GREAT RM.
20'-0"x22'-10"
KITCHEN B
JOB #: 18014Kevin L. Crook
Inc
CHOICE BEDRM. 5
OPTION HOME OFFICE
CHOICE M. BATH B
OPTIONAL RECREATION ROOM CHOICE KITCHEN B
0 2 4 8
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-19#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-20#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-21#18014
08/06/18
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-22#18014
08/06/18
JOB #: 18014Kevin L. Crook
Inc
ROOF PLANS
0 2 4 8
THE GLEN AT SUMMERLY
LAKE ELSINORE, CALIFORNIA
A-23#18014
08/06/18
DESIGN REVIEW PACKAGE
TRACT 31920-18
SECTION IV: MATERIAL SAMPLE BOARDS
WITH COLOR MATRIX AND COACH LIGHTS
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
AUGUST 8, 2018
DESIGN REVIEW PACKAGE
TRACT 31920-18
SECTION V: CONCEPTUAL LANDSCAPE PLANS
MODEL LANDSCAPE AND FRONT YARD TYPICALS
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
AUGUST 8, 2018
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CONCRETE1. SCOPE Furnish and install all concrete work complete as indicated on the drawings and specified including: A. Furnish and set all reinforcing steel, bolts, and anchors. B. Install all items required by other trades which are to be cast into concrete. C. Concrete mow strips, footings for: walls, fencing, benches, etc., where applicable.2. GENERAL All requirements of subsection 3.3.1, standard specifications for Public Works construction, shall apply except as specified herein.3. MATERIALS A. Portland cement shall conform to ASTM-C150, Type IV. B. Concrete aggregate shall conform to ASTM-C33. C. Water shall be clean, free from strong acids, alkali, oil or organic matter. D. Add mixture for all formed concrete shall be SIKA Chemical Corp's "Plastiment," or approved equal, applied in strict accordance with manufacturer's directions. E. Reinforcement: Reinforcing steel ASTM-A615 and A615M-08A. Wire fabric: ASTM-A185. F. Form 1. Lumber shall be "Construction Grade," Douglas Fir. 2. Plywood for forming of concrete which is exposed shall be plyform. All plywood used for forming shall be at least 5/8-inch thick and edge sealed. G. Expansion joint filler shall conform with ASTM-D1751 (premolded).4. CONCRETE A. Quality 1. The Contractor shall assume responsibility for all the design mix and shall guarantee the specified ultimate strength as indicated or specified herein. 2. Concrete, to be type V and the minimum 28 day ultimate strength shall be 4,500 psi. This is to be verified by the project soil engineer. 3. Ready-mixed concrete shall conform to ASTM-C94. B. Proportions and Consistency 1. The proportions of aggregate to cement shall provide a dense mixture which will readily work into all corners of the forms and around all reinforcements without any segregation of the materials, cause excess free water to collect on the surface or cause excessive bleeding of the forms. 2. The recommended practices of the American Concrete Institute shall be followed in all applicable procedures. The maximum slump shall not exceed 3 inches for footings, slabs ongrade, and mass concrete; 5 inches for foundation walls. C. Control The concrete quality, proportions, consistency, etc., is subject to the approval of the Owner, and no changes shall be made without his prior written approval.5. FORM WORK A. Forms for concrete work shall be either metal or wood. Forms that are warped or that do not have a smooth straight upper edge shall not be used. Forms shall be set with the upper edge of the board true to line and grade and shall be staked rigidly in place with stakes set not more than four feet (4') apart so as to remain immovable throughout the construction. All forms shall be approved by County within a tolerance of one percent (1%). All materials shall be accurately and separately weighed and mixing shall continue until the distribution of materials is uniform and the mass of concrete is homogeneous. B. Two and one-half (2-1/2) gallons of water per cubic yard, shall be withheld from the mix at the plant, and all or a portion may be added to the mix at the job site as directed by the Inspector. The concrete shall be mixed at least 5 minutes after such water is added and not less than 3 minutes of the time shall be immediately prior to the discharge of the batch. Total mixing time after adding original water shall be at least 15 minutes. C. Concrete which is not placed within 90 minutes after the introduction of cement and water, and concrete which has stood for 30 minutes after leaving the mixer, shall not be used.6. CONVEYING AND PLACING A. Before pouring, all forms shall be thoroughly cleaned and made tight. The bottom of trenches shall be wet down before pouring footings; earth shall not be muddy at the time of pouring. Concrete shall not be placed until reinforcements, rough hardware, and forms are approved by Owner, Landscape Architect, and appropriate government agency. B. Before depositing new concrete against old concrete, all laitance shall be removed and the surfaces roughened to expose the embedded aggregate. The surfaces shall then be covered with cement grout, using the specified mix with 1/2 of the course aggregate omitted, 1-1/2 inches thick. C. Conveying and placing of concrete shall be done so as to prevent separation of ingredients, and in no case shall the free fall exceed 6 feet. Tremies shall be used as required. Surfaces of concrete shall be kept reasonably level, with a minimum amount of concrete being allowed to flow after being placed. Placing shall be performed as a continuous until each section is completed.7. GROUT A. Grout shall be composed of one part Portland Cement and two parts of fine aggregate by volume. Materials shall be mixed dry and water added just sufficient to make the mixture flow under its own weight. B. For dry tamp cement grout, a minimum of water shall be added to the mix so that when set sample is squeezed hard in the hand, surface moisture, but no free water shall appear on the sample. Do not mix more than can be used in 30 minutes.8. CURING AND PROTECTION A. All exposed surfaces of concrete shall be protected from damage due to temperature, elements, and construction operations. B. Curing 1. All exposed surfaces of concrete shall be protected from premature drying, and freshly placed concrete shall be protected against wash by rain. All concrete shall be kept wet for a period of ten days after placing. In order that curing water may reach both surfaces of walls, the forms shall be loosened and water shall be poured over the tops of the walls and allowed to run down between the concrete and the forms. 2. All liquid curing compounds shall be used in accordance with the manufacturer's recommendations and shall not be used on surfaces receiving concrete hardener.9. DEFECTIVE CONCRETE A. Concrete which is not in accordance with these specifications, out of line, level or plumb; showing structure cracks, rock pockets and honeycombing shall be patched with dry pack concrete. B. All fins and irregularities shall be removed from exposed concrete surfaces while the concrete is still green. Where patching is required, all loose and uniform concrete shall be removed prior to patching. Minor rock pockets and onof honeycoming shall be patched with dry pack concrete.10. CONCRETE FINISHES A. Flat surfaces shall be screeded to the required levels and slopes and then any excess water and laitance removed. Concrete shall be compacted with a grid tamper and then floated to a true and level surface within the tolerance of 1/8 inch along a 10-inch straight edge. B. See plans for concrete finish in landscape areas.11. EXPANSION JOINTS Placement of expansion joints shall be as directed and determined by layouts of slab markings noted "E.J." on drawings. Expansion joint materials shall be Poly Foam and the joint is to be caulked to match the paving.12. PROTECTION All finished concrete work shall be barricade to pedestrian traffic for three (3) days. Barricades shall be placed immediately after concrete finishing. Contractor shall furnish, place, and remove all of his own barricades. Contractor shall be responsible for any damage to new construction, and replacement or repair of the work shall be made without added cost to Owner.13. PATCHING If patching is necessary and permissible, a bonding agent such as Weld-Crete, or equal, shall be used.14. CONCRETE CURBS Construct concrete curbs at locations shown on plans as detailed, true to line and grade, as approved by the local County or City. Use natural grey Portland cement concrete, 2,000psi compressive strength. Locate expansion joints as detailed or shown, and as directed, at intervals not to exceed fifteen feet (15'). Finish with steel trowel, then brush with bristle brush parallel to face or edge.15. CLEAN UP Upon completion of all concrete work and before final acceptance, Contractor shall remove all tools, surplus materials, apparatus, debris, etc., from the site and the site shall be left in a clean, neat condition acceptable to Owner.LANDSCAPE CONSTRUCTION1. SCOPE OF WORK The work of this section includes all labor, materials, and equipment required to complete work indicated on the drawings. The work shall be performed in accordance with the best standards of practice relating to the various trades and under the continuous supervision of a competent foreman, capable of interpreting the drawings and these specifications. The work included in the section is as follows: Finish Grading for Planting, Soil Preparation, Fertilization, Planting, including lawn, Maintenance, Inspection and Certifications, Guarantees, Cleanups, Staking, Guying and Espaliering and Miscellaneous Allowances.2. APPROVALS A. All sprinkler work shall be inspected and approved prior to the start of any work in this section. B. Prior to excavation for planting or placing of stakes, locate all utilities, electric cables, conduits, sprinkler lines, heads, valves and valve control wires, and all utility lines so that proper precautions may be taken not to damage such improvements. In the event of a conflict between such lines and plant locations, promptly notify the Landscape Architect who shall arrange for relocation for one or the other. Failure to follow this procedure places upon the Contractor the responsibility for, at his own expense, making any and all repairs for damages resulting from work thereunder.LANDSCAPE CONSTRUCTION (Continued)3. QUANTITIES AND TYPES: Plant materials shall be furnished in the quantities and/or spacing as shown or noted for each locations, and shall be of the species, kinds, sizes, etc., as symbolized and/or described in the "Plant Legend" as indicated on the drawings. The Landscape Architect has prepared this list only as a convenience to the Contractor and assumes no responsibility for its accuracy. The Landscape Contractor is to verify all sizes and quantities.4. VERIFICATION OF DIMENSIONS AND QUANTITIES: All scaled dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and quantities and shall immediately inform the Landscape Architect and Owner of any discrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any area where there is such a discrepancy until approval for the same has been given by the Landscape Architect and Owner.5. INSPECTION A. All inspections shall be made by the Landscape Architect and the Owner. The Contractor shall request inspection at least two (2) days in advance of the time inspection is required. B. Inspection will be required for the following parts of the work: 1. During finish grading and soil preparation. 2. Plants, after delivery to site prior to planting. 3. When vines, shrubs, and trees are spotted for planting, but holes are not excavated. 4. Specimen trees at source, before delivery. 5. Lawn areas prior to planting. 6. Planting areas prior to planting. 7. All landscape construction items, prior to the start of the calendar day maintenance period (final observation). 8. At completion of calendar day maintenance period (final maintenance observation). 9. Inspection reports shall be made for each observation by the Landscape Architect and one copy shall be submitted to the Owner and the Contractor.6. CERTIFICATION A. Prior to job acceptance, written certifications shall be submitted to the Landscape Architect, for the following: 1. Quantity and quality of commercial fertilizer and organic fertilizer. 2. Quantity and quality of all soil amendments called for by plans and specifications.7. MATERIALS A. Plant materials indicated on the drawings and herein specified, shall conform to the following: 1. Nomenclature: Plant names indicated or listed in the "Plant Legend" on the drawings, conform to "Standard Plant Names" established by the American Joint Committee On Horticulture. Except for names covered therein, the established custom of the nursery is followed. 2. Condition: Plants shall be symmetrical, typical for variety and species, sound, healthy, vigorous, free from plant disease, insect pests, insect eggs and any objectionable disfigurements and shall have healthy, normal root systems, well filling their containers, but not to the point of being root bound. Plants shall not be pruned prior to delivery, except as authorized by the Landscape Architect, or his representative. In no case shall trees be opened before delivery. 3. Dimension: The height and spread of all plant material shall be measured with branches in their normal position and shall be as indicated on the drawings. The caliper of all trees shall be measured four feet (4'-0") above the surface of the ground. Where caliper or other dimensions of any plant material are omitted from the "Plant Legend," it shall be understood that these plant materials shall be normal stock for type listed. 4. Nursery Care: All plants shall be grown using recognized horticutural practices. Proper fertilization, staking, and spraying shall be done accordingly. All nurseries providing plant material shall be in compliance with all applicable federal, state and county programs. 5. Inspection: All plant materials must have been previously inspected at the nursery, and shall be subject to the inspection and approval of the Landscape Architect before planting. 6. Plant List: As indicated on drawings. 7. Sizes of Plants: Shall be as stated on the plan. Container stock (1-gallon, 5-gallon, and 15-gallon) shall have been grown in containers for at least one (1) year, but not over two years. 8. Substitutions: Substitutions for the indicated plant materials will be permitted provided the substitute materials are approved in advance by the Landscape Architect and the substitutions are made at no cost to the Owner. Except for the variations so authorized, all substitute plant materials shall conform to the requirements of these specifications. If the accepted substitute materials are of less value than those indicated or specified, the contract price will be adjusted in accordance with the provisions of the contract. 9. Plants Not Approved: Plants not approved are to be removed from site immediately and replaced with suitable plants. The Landscape Architect and/or Owner reserves the right to reject entire lots of plants represented by defective samples.8. FERTILIZERS AND SOIL CONDITIONERS: A. This note is for "BID PURPOSE ONLY". Contractor shall be responsible for obtaining an agronomic soils report and soil amendment recommendations per agronomist. 1. If surface soil compaction has occurred, to extent possible, all areas to be landscaped should be cross ripped or otherwise tilled to a depth of 9-12 inches. 2. For turf and groundcover planting, the following amendments should be uniformly broadcast and thoroughly incorporated to a 8" depth by means of rototiller or equal: 6 cu. yds. Nitrogen stabilized organic amendment derived from redwood, fir or cedar sawdust. 15 lbs. 12-12-12 commercial fertilizer. 10 lbs. soil sulfur 3. Since soil sulfur is included in the pre-plant program, care should be taken in order to insure that all amendments are thoroughly incorporated to the depth specified. The backfill mix for use around the rootball of container grown trees and shrubs should be prepared as follows: 6 parts by volume on-site soil 4 parts by volume Nitrogen stabilized organic amendment 1 lb. 12-12-12 per cu. yd. of mix 2 lbs. Iron Sulfate per cu. yd. of mix 4. The above materials should be thoroughly blended prior to use for backfill purposes. The Iron Sulfate should not contact cement surfaces at any time, or severe staining will occur. 5. Commercial fertilizer added to backfill mix shall be Agriform 21 gram tablets (22-10-5). Refer to planting plans for the quantities used per plants.9. STAKING MATERIALS: A. Tree staking shall be as per plan. B. Ties for holding trees shall be as per detail.10. GRADING AND SOIL PREPARATION: A. Contractor is to finish grade to within 1/10th of 1 foot or 1" below paving where paving exists. B. Moisture Content: The soil shall not be worked when the moisture content is so great that excessive compaction will occur, not when it is so dry that dust will form in the air or that clods will not break readily. Water shall be applied if necessary to provide ideal moisture content for tilling and for planting herein specified. C. Preliminary Grading: Preliminary grading shall be done in such a manner to anticipate the finish grading. Excess soil shall be removed or redistributed before application of fertilizer and mulch. Where soil is to be replaced by plants and mulch, allowance shall be made so that when finish grading has begun, there shall be no deficiency in the specified depth of mulched planting beds. D. Weeding: Before and during preliminary and finish grading, weeds and grasses shall be dug out by the roots and disposed of off the site (except those weeds and grasses not of the perennial type, less than 2-1/2" and not bearing seeds, which may be turned under). Oats more than 2-1/2" high and not bearing seeds may be turned under. Perennial weeds and grasses to be removed include, but are not limited to, the following: Nut Grass Puncture Vine Dallas Grass Mustard Plant St. Augustine Grass Alfalfa Johnson Grass Wire Weed Morning Glory E. All planting areas shall be scarified to a depth of 12 inches below grade with the spacing of the ripper teeth no greater than 12 inches on center prior to placing conditioners and fertilizers. All rocks and debris more than 2" in diameter shall be removed from the site. F. Trenches: If sprinkler system is installed after grading and fertilizing is completed, the upper portion of the back fill shall be retilled and fertilized to the depth specified for the area required to conform to the specifications.11. FINISH GRADING When preliminary grading, including weeding and fertilizing, has been completed and the soil has dried sufficiently to be readily worked, all lawn and planting areas shall be graded to the elevations indicated on the drawings. Grades not otherwise indicated shall be uniform levels or slopes between points where elevations are given. Minor adjustments of finish grades shall be made at the direction of the Landscape Architect, if required. Finish grade shall be smooth, even, and uniform plane without abrupt change of surface. Soil areas adjacent to buildings to allow a natural run-off of water, and surface drainage shall be directed as indicated on drawings by remodeling surfaces to facilitate the natural "run-off" of water. Low spots and pockets shall be one inch (1") below grade of adjacent pavement of any kind. Grading shall be done when soil is at optimum moisture content for working.12. METHOD OF PLANTING AND WORK PROCEDURE A. No planting shall be done until all operations in conjunction with the installation of the sprinkler system have been completed, final grades have been established, the planting areas have been properly graded and prepared as herein specified, and the work approved by the Landscape Architect. B. The relative position of all trees and plants is subject to approval by the Landscape Architect and Owner, and they shall if necessary, be relocated as directed as part of the Contract. C. All plants shall be removed from their containers and set so that, when settled, they bear the same relation to the required grade that they bore to the natural grade before being transplanted. Each plant shall be planted in the center of the pit and backfilled unless otherwise specified, with the prepared soil. No soil in muddy condition shall be used for backfilling. No filling will be permitted around trunks or stems. All broken or frayed roots shall be properly cut off. D. The Landscape Architect and/or Owner shall inspect the placing and planting of all plant materials. E. In the event that underground construction work or obstructions are encountered in the planting operation, alternate locations for plant material will be selected by the Landscape Architect and Owner, operation will be at no extra cost to the Owner.LANDSCAPE CONSTRUCTION (Continued)13. PLANTING OF TREES A. Position plants in plant location indicated on drawings and secure approval before excavating pits, making necessary adjustments as indicated. B. All pits for trees shall be dug square with bottom level, the plant pit size shall be dug per the following site conditions: i. Tree planting in flat areas: The width of the planting pit shall be two and one half times the rootball width. The depth of the planting pit shall be the depth of the rootball plus six inches. ii. Tree planting on slopes: The width of the planting pit shall be one and one half times the rootball width. The depth of the planting pit shall be the depth of the rootball plus six inches. Compacted soils at sides and bottoms shall be loosened by scarifying or other approved method. Pits shall be backfilled with "prepared soil" to the required grade, and the balance of the pit filled with "prepared soil", thoroughly settled by water application. C. Set plants in the center of pit, in vertical position, so that crown of ball will be level with finish grade after allowing for watering and settling and shall bear the same relationship to the finish grade that it did to the soil surface in the container. D. Prepare a depressed water basin as wide as plant balls at each plant. Water thoroughly, backfilling any voids with additional prepared planting mix.14. PLANTING VINE, SHRUBS AND GROUNDCOVERS. A. Vines and shrubs shall be planted in pits as indicated by the following site conditions: i. Vines and shrubs in flat areas: The width of the planting pit shall be one and one half times the width of the rootball. The depth of the planting pit shall be the depth of the rootball plus six inches. ii. Vines and shrubs on slopes: The width of the planting pit shall be the width of the rootball. The depth of the planting pit shall be the depth of the rootball plus six inches. Compacted soil at bottom of bit shall be loosened and the pit filled with "prepared soil" to the bottom of the ball. When the plant has been properly set, the pit shall be filled to the required grade with "prepared soil" and thoroughly settled by tamping and watering. All vines shall be removed from stakes, united, and securely fastened in the approved manner to the wall, fence or other surface next to which they are planted. B. Prepare a depressed water basin as wide as plant balls at each plant. Water thoroughly, backfilling any voids with additional prepared planting mix. C. Ground Covers: 1. Pits or flats sized plant to be at least 6"x6"x6". Ground cover areas shall be moistened prior to planting. No flat plants shall be planted in dry soil. 2. Set plants in center of pits so that crown of plant will be level with finished grade after settling of soil, then backfill and water. 3. Flatted plants shall be well-rooted with runners at least 4" but not more than 6" in length.15. TREES AND VINE OCCURRING IN LAWN Trees and vines occurring in lawn shall be planted before final preparation of those areas.16. CARE OF PLANTS BEFORE AND DURING PLANTING Plants shall not be allowed to dry out before or while being planted. Keep exposed roots moist by means of wet sawdust, peat moss, or burlap at all times during planting operations. Do not expose roots to the air except while being placed in the ground. Wilted plants, whether in place or not, will not be accepted and shall be replaced at the Contractor's expense.17. WATERING BASINS A. Construct a fully compacted mound of soil around each tree and plant to form a watering basin at the edge of and following the shape of the planting pit area. Mounds for trees and for vines from 5-gallon or larger containers, shall be at least 4" high. Mounds for all other trees, vines, or plants not otherwise specified shall be at least 4" high. Excavated earth, if capable of retaining water, may be used. Any settlement within the basins after watering, shall be refilled to the required grade with prepared soil, and additional nitrogen-stabilized sawdust worked into the surface as to restore the mulched condition. B. At the end of the 90 day maintenance period all watering basins in lawn areas shall be leveled to finish grade and the area shall be sodded with the specified sod.18. WATERING A. Immediately after planting, water shall be applied to each tree by means of a hose. The water shall be applied on a moderate stream in the planting holes until the material about the roots is completely saturated from the bottom of the hole to the top of the ground. B. Plants which cannot be watered efficiently with the existing water system shall be watered by means of a hose. C. Apply water in sufficient quantities, and as often as seasonal conditions require, to keep the ground wet at all times, well below the root system of grass and planting. Care is to be taken in watering slopes so as not to cause erosion damage. D. Following the planting of ground cover plants furnished in flats, each plant shall be immediately and thoroughly watered by means of a hose with a slow-running stream of water.19. TREE STAKING A. Stake all trees, not to be guyed at time of planting, by placing stake in the prepared hole and driving stake 18" into solid ground. Plant the tree as close to the stake as possible without crowding the roots. Fasten the tree to the upper end of the stake in at least three (3) places, using method specified in construction drawings. B. Trees, 36" box size or larger, shall be guyed per landscape architects recommendations. Use not less than three guys per tree, or as directed by the Landscape Architect. 1. Protect bark of tree by covering wire with green 1/2" diameter new rubber hose. 2. Guys to be anchored with "Duck Bill" type anchors or approved equal. 3. Guy wires shall be #12 ga. galvanized wire. Mark guys with 3'-0" long 1/2" dia. white PVC pipe.20. ROOT BARRIERS A. All trees planted within 5'-0" of hardscape areas (i.e. walls, sidewalks, buildings, structures, etc.) shall be planted with deep root 18" linear barrier L8 18-2. B. Barrier shall be the length of the ultimate canopy width.21. ESPALIERING OF VINES A. All trellises and stakes are to be removed from plants, and the plants shall be fastened and trained against fences or walls as directed by the Landscape Architect.22. CERTIFICATES In addition to any other certificates specified, the Contractor shall furnish a certificate with each delivery of bulk material, stating the source, quantity, any type of material and that the material conforms to the specification requirements. For bulk delivered organic fertilizer, the certificate shall also state the volume, net weight, percent of nitrogen, percent of phosphoric acid. For each fertilizer and soil conditioner, in containers, a similar certificate of invoice shall be furnished stating total quantities by weight and volume for each material. These certificates shall be submitted to the Landscape Architect and the Owner prior to the start of the maintenance period.23. PROTECTION The Contractor shall carefully and continuously protect all areas included in the contract, including plant materials, fences, supports, etc., until final acceptance of the work by the Landscape Architect and Owner.24. MAINTENANCE A. The Contractor shall maintain a sufficient number of personnel and adequate equipment to perform the work herein specified. Plant maintenance work shall consist of applying water, weeding, caring for plants, including ground covers, shrubs and trees, edging, aerating, and mowing of lawns, fertilizing and control of pests and diseases. B. Damage to any planted area shall be repaired immediately. Depressions caused by vehicles or foot traffic shall be filled with topsoil, leveled and replanted. Exterminate gophers and moles, and repair damage. C. The entire project shall be maintained for a period of 90 days, commencing from the time all items of work have been completed to the satisfaction of the Landscape Architect and the Owner. D. The project shall be so cared for that a neat and clean condition will be presented at all times to the satisfaction of the Owner and the Landscape Architect.25. LAWN MAINTENANCE A. Watering: Water every day once per day for two (2) weeks thereafter and then gradually reduce frequency of watering to three (3) times per week. The Contractor shall continue to maintain the lawn until the final acceptance by the Landscape Architect and the Owner. B. Fertilizing: Apply 16-6-8 at the rate of 6 pounds per 1,000 square feet three (3) weeks after installation and water immediately thereafter. C. Diseases and Pest Control: Two (2) weeks after installation of lawn, apply a granular mercurial fungicide of 1.8% mircurous chloride as per manufacturer's recommendation. D. Mowing: The lawn shall be mowed at a height of 1-1/2" with a rotary mow, equipped with rollers, before it reaches 2" in height. Collect grass clippings during mowing operations and remove from the site. After each cutting, the edge of the grass shall be trimmed to a neat and uniform line. The lawn edges shall be maintained in a neat condition at all times.LANDSCAPE CONSTRUCTION (Continued)26. GROUND COVER AND SHRUB MAINTENANCE A. Watering: New plantings shall be watered once per day for two (2) weeks after installation. Reduce watering to every other day for the next two (2) weeks. Water thereafter three (3) times per week until final acceptance. B. Fertilization: Fertilize three (3) weeks after planting with 5 pounds 16-6-8 per 1,000 square feet; fertilize thereafter every 30 days. C. Diseases and Pest Control: For control of slugs and snails, apply palletized tricalcium arsenate 5% by weight as per manufacturer's recommendations two (2) weeks after installation. For control of cutworms and other soil insects, apply Metro brand soildrin as per manufacturer's recommendations two (2) weeks after installation. This product contains Dieldrin, Lindane and Phosphorothioate. Exterminate gophers and moles and repair damages. D. Pruning: All shrubs and trees shall be pinch pruned as necessary to encourage new growth and to eliminate rank sucker growth. Old flowers, dead foliage and limbs shall be removed. No major pruning shall be done without the approval of the Landscape Architect. E. Weeding: All planting areas including lawn, ground cover, and shrub areas, shall be kept weed-free at all times. Weeds shall be dug out by the roots and disposed of off the site. F. Upon completion of the 90 day maintenance period, the Contractor shall fertilize per this section.28. CLEAN UP Upon completion of the work in this section, Contractor shall remove all rubbish, trash, and debris resulting from the the operations, remove disused equipment and and implements of service; leave entire area involved in a neat and acceptable condition such as to meet approval of Landscape Architect.29. HYDROSEEDING (GROUND COVER AND TURF) Material Application and Equipment a. Mixing shall be performed in a tank with a built-in continuous agitation and recirculation system of sufficient operating capacity to produce a homogeneous slurry of fiber, seed, fertilizer and water in the designated proportions and a discharge system which will apply the slurry to the area to be treated at a continuous and uniform rate. b. Loading and mixing: With agitation system operating at part speed, water shall be added to the tank and a good circulation shall be established. Materials shall be added to the tanks in such a manner that they are uniformly blended into the mixture in the following sequence: 4,100 gal. water/acre (1,500 gal. tank - 3 tanks/acre) 1,500 lbs./acre Con-wed fiber 100 lbs./acre Ecology Control M Binder 300 lbs./acre 12-12-12 commercial fertilizer 100 lbs./acre soil sulfur30. WEED ABATEMENT PROGRAM Upon completion of the irrigation system and after all existing weeds have been removed from the planting areas, the following weed prevention shall be used: Apply fertilizer mixture by spray per acre as follows: 300 lbs. 12-12-12 commercial fertilizer 300 lbs. urea formaldehyde 1,000 lbs. agricultural gypsum Apply post-emergent herbicide as recommended by a licensed pest control advisor to be compatible with the seeded plant varieties. Apply mixtures per the following time schedule: Fertilize/Water21 days Wait2 days Spray the post-emergent Pest control Advisor recommendations7-10 days Fertilize/Water14 days Spray Weed Mixture7 days Fertilize/Water14 days Spray Weed Mixture7 days Grub/clean all areas to prepare for seeding plant23 days max. TOTAL:100 days max.SOILS TEST NOTEThe landscape contractor shall provide for and have performed a site-specific agronomic soils test report onsamples taken from at least four (4) separate areas contained in this project. The soils test shall includerecommendations for amendments to ground cover areas, tree/shrub backfill, and hydro-mulch formula.The contractor shall provide Landscape Architect, Owner, and appropriate government agency with one (1)copy each of said report for review prior to start of construction.SPECIFICATIONSS-12626Lindsey GivensKnow what'sbelow.Callbefore you dig.RSUMMERLY - TRACT 31920-18 SIDE YARDLANDSCAPE PLANSTHE DESIGN AND CONSTRUCTION OF THE PROJECT AS WELL AS THEACCURACY OF FIGURES, ARE THE RESPONSIBILITY OF THE DESIGNENGINEER. PLAN CHECK SERVICES BY E.V.M.W.D. WILL BE LIMITED TOADHERENCE OF THE DISTRICT'S STANDARDS, MATERIALS, QUANTITIES ANDSIZE OF FACILITIES, AS THEY RELATE TO THE SERVICE DEMANDS OR THEAPPROVED MASTER PLAN.5GEVKQPQHVJGIQXGTPOGPVEQFGTGSWKTGUCFKICNGTVKFGPVKHKECVKQPPWODGTUnderground Service AlertCALL TOLL FREE1-800-422-4133
VYQYQTMKPIFC[UDGHQTG[QWFKI BAR IS ONE INCH ONORIGINAL DRAWINGIF NOT ONE INCH ONTHIS SHEET, ADJUSTSCALES ACCORDINGLYVERIFY SCALESSUBMITTED BY:ENGINEER NAME HEREDATE:06/30/2017REVBYDATEREVISIONSAPPR.DATEDESIGNED BY: L.G.DRAWN BY: L.G.CHECKED BY: M.S.PLANS PREPARED BY:1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comELSINORE VALLEY MUNICIPAL WATER DISTRICTSHEET NO.OF SHTSENG. W.O.#
ENG. W.O.#INSPECTION W.O.#2017-048DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
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LANDSCAPE ARCHITECT1
DESIGN REVIEW PACKAGE
TRACT 31920-18
SECTION VII: PHASING PLAN
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
AUGUST 8, 2018
BUILD OUT-5PHASE 1-7PHASE 2-7PHASE 3-7PHASE 4-6PHASE 5-5PHASE 6-6PHASE 8-4MODEL2BMODEL3CPHASE 7-8CORPORATIONWILSON MIKAMI
DESIGN REVIEW PACKAGE
TRACT 31920-18
SECTION VIII: FENCE AND WALL PLAN
THE GLEN AT SUMMERLY
LAKE ELSINORE, CA
AUGUST 8, 2018