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HomeMy WebLinkAboutItem No. 05 Planning App No. 2016-109 McKenna Crt D.R. Horton Build DesignText File City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 www.lake-elsinore.org File Number: ID# 17-219 Agenda Date: 6/13/2017 Status: Consent AgendaVersion: 1 File Type: ReportIn Control: City Council Agenda Number: 5) Page 1 City of Lake Elsinore Printed on 6/8/2017 Page 1 of 5 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:June 13, 2017 Subject: Planning Application No. 2016-109 (McKenna Court)– A request by D.R. Horton for the approval of building design and construction of 81 single-family residential units. Recommendation adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2016-109 (RESIDENTIAL DESIGN REVIEW NO. 2017-07) 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. 2016-109 (RESIDENTIAL DESIGN REVIEW NO. 2017-07) PROVIDING BUILDING DESIGNS FOR 81 SINGLE-FAMILY DWELLING UNITS AND RELATED IMPROVEMENTS LOCATED WITHIN TENTATIVE TRACT MAP NO. 33486. Background On February 28, 2006, the City Council approved Mitigated Negative Declaration (MND) No. 2005-05 (SCH No. 2005121086), Zone Change (ZC) No. 2005-02, and Tentative Tract Map (TTM) No. 33486. TTM 33486 is a subdivision of approximately 24 acres into 83 single-family residential lots (including two (2) existing single-family residences) with lots ranging in size from 7,200 sq. ft. to 12,166 sq. ft. (with an average lot size of 9,437 sq. ft.). ZC No. 2005-02 changed the zoning designation for the Project site from Estate Single-Family Residential (R-E) to Single Family Residential (R-1). On February 26, 2008, the City Council approved a three (3) year extension of timefor TTM 33846 to February 28, 2011. Between July 2008 and July 2013, the California Legislature adopted Assembly Bill 333, Assembly Bill 208, and Assembly Bill 116, that automatically extended the expiration date of TTM 33486 to February 28, 2017. On December 13, 2011, the City Council approved a General Plan Update. As part of this update, the General Plan Land Use Designation for the Project site changed from Low-Medium Density Residential to Low Density Residential. Page 2 of 5 On December 13, 2013, the City Council approved Consistency Zoning Phase III, which included the Lakeview District and the Project site, which changed the zoning for the Project site from Single Family Residential (R-1) to Estate Single-Family Residential (R-E). On February 14, 2017, the City Council approved the final three (3) year extension of time for TTM 33486 to February 28, 2020. On March 14, 2017, the City Council approved a technical amendment to the General Plan (GPA No. 2017-01) to correct the mapping error by reverting the General Plan Land Use Designation from Low Density Residential to Low-Medium Residential and a Zone Change (ZC No. 2017-01) to revert the Zoning from Estate Single-Family Residential (R-E) to Single Family Residential (R- 1). On May 16, 2017, the Planning Commission recommended approval of the proposed Project by a vote of 4-0. As part of their action, Condition of Approval No. 18 was modified to also allow precision block wall on a section of the perimeter wall that faces the alley. Discussion Project Request and Location: The applicant is requesting approval of Planning Application No. 2016-109 (Residential Design Review No. 2017-07) for the design and construction of 81 single-family residential units, preliminary plotting, conceptual wall and fence plan, including a new model home complex and related improvements located within Tentative Tract Map No. 33486 (Project). The Project is located on the northwesterly side of Machado Street, southerly of Lakeshore Drive, and northerly of Zieglinde Drive (APNs: 379-150-002, 041, 042, 043, 048, and 050). Environmental Setting: EXISTING LAND USE ZONING GENERAL PLAN Project Site Vacant Single Family Residential (R-1)Low-Medium Residential North Residential Single Family Residential (R-1)Low-Medium Residential South Residential Estate Single-Family Residential (R-E)Low Density Residential East Multi-Family Medium Density Residential (R-2)Medium Density Residential West Residential Single Family Residential (R-1)Low Medium Residential Project Description Below is a description of the various design components and features of the proposed Project, including floor plans, architecture, preliminary plotting of production units, and the conceptual wall and fence plan. Floor Plans: The Project proposes Four (4) different single-family detached plans, as described below: Plan 1: Single-story 2,052 sq. ft. unit with three (3) bedrooms; two (2) baths; great room; nook; kitchen; laundry; den; and two-car garage. Page 3 of 5 Plan 2: Single-story 2,319 sq. ft. unit with four (4) bedrooms; two (2) baths; great room; dining room; kitchen; laundry; entry hall; and two-car garage. Plan 3: Two-story 2,508 sq. ft. unit with four (4) bedrooms; three (3) baths; great room; dining room; kitchen; laundry; loft; and two-car garage. Plan 4: Two-story 2,709 sq. ft. unit with three (3) bedrooms; one (1) suite bedroom; suite living room; three (3) baths; great room; dining room; kitchen; laundry; loft; and two-car garage. The proposed Project will be developed with the four (4) plans; Plan 1 will account for 20 units (24.7%), Plan 2 will account for 21 units (25.9%), Plan 3 will account for 20 units (24.7%), and Plan 4 will account for 20 units (24.7%). The proposed plotting provides an appropriate mixture of plan and elevations types to ensure variety in the street scape. Architecture and Treatments: To provide variation in the models and floor plans, the proposed Project would offer three architectural styles and treatments, including Spanish, Traditional, and Tuscan Architectural Styles. The Spanish Style includes low profile “S” concrete roof tiles, decorative foam accent, wood fascia, outlooker with knee brace and stucco over foam window frame, and metal sectional garage door with glass. The Traditional Style includes concrete flat tile roofs, wood outlooker, lap siding, fiber cement trim, wood fascia, decorative wood shutters, stucco over foam window trims, decorative foam corbel, and stucco column. The Tuscan Style includes low profile “S” concrete roof tiles, stucco recess, stucco over foam window trim, stucco potshelf, stucco column, and wood fascia. Lots with elevations visible from public view will have additional features and treatments. Examples of these enhancements include window shutters and treatments. Model Home Complex: The proposed model home complex will feature Plans 2 and 4 and will be located on lots 37 and 38. Temporary parking will be provided on lot 36. The proposed complex provides a designated accessible parking space, full landscape and hardscape improvements, trees, and shrubs. Conceptual Wall and Fence Plan: The Conceptual Wall and Fence Plan for the project shows walls and fences that are consistent with the Residential Development Standards outlined in the Lake Elsinore Municipal Code (LEMC). Landscaping: The proposed landscaping plan has been designed to complement the different architectural styles. The proposed landscaping has been designed to meet all water efficiency standards. Page 4 of 5 Analysis The proposed Project has been reviewed for consistency with the General Plan and the Lake Elsinore Municipal Code (LEMC). The Project site has a General Plan Land Use designation of Low-Medium Density Residential, which provides for detached single-family homes with densities ranging between one (1) to six (6) dwelling units per net acre. The proposed Project is requesting to establish standards for color palates, articulation, orientation, and design of a single-family residential development for TTM 33486. TTM 33486, which was previously approved for the subdivision of approximately 24 acres into 83 single-family residential lots with a density of 3.5 dwelling units per acre, was found to be consistent with the General Plan. The proposed Project will not change the density or intensity of use and is therefore consistent with the General Plan. The proposed Project meets all the required development standards for setbacks, lot coverage, building height, minimum dwelling unit size, and parking as identified in the Single Family Residential (R-1) zone and provides all the required amenities as identified in Chapter 17.44 (Residential Development Standards) of the LEMC. In addition, in accordance with Section 17.76.050.C of the LEMC, the Project provides a buffer for the adjacent properties with a lower density zoning district located southerly of the Project site by proposing to construct single-story units and/or providing increased setbacks. Therefore, the proposed Project is consistent with the LEMC. 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 concerns. The Project’s architecture, landscaping, walls, and fences have resulted in a well-designed residential project. 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 Mitigated Negative Declaration (MND). All potentially significant impacts have been avoided or mitigated pursuant to the earlier MND and none of the conditions described in Section 15162 exist. MND No. 2005-05 (SCH No. 2005121086) prepared for TTM 33486 was adopted by the City Council on February 28, 2006. The proposed Project is consistent with TTM 33486 and does not conflict with the findings and discussions contained in MND No. 2005-05. No substantial changes which require major revisions to the MND exist and no new information of substantial importance which require revisions to the earlier MND exist. Therefore, no further environmental documentation is necessary. 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 Page 5 of 5 C – Conditions of Approval D – Vicinity Map E – Aerial Map F – Design Review Package RESOLUTION NO. 2017-___ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, FINDING THAT PLANNING APPLICATION NO. 2016-109 (RESIDENTIAL DESIGN REVIEW NO. 2017-07) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas, D.R. Horton has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2016-109 (Residential Design Review No. 2017-07) for the design and construction of 81 single-family residential units, preliminary plotting, conceptual wall and fence plan, including a new model home complex and related improvements located within Tentative Tract Map No. 33486 (Project). The Project is located on the northwesterly side of Machado Street, southerly of Lakeshore Drive, and northerly of Zieglinde Drive (APNs: 379-150- 002, 041, 042, 043, 048, and 050); and, Whereas,Section 6.0 of the Western Riverside County MSHCP requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to residential design review applications; and, Whereas,on May 16, 2017, at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas, pursuant to Section 17.184.090 of 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 June 13, 2017, 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. 2017-____ Page 2 of 3 1.The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. Pursuant to the City’s MSHCP Resolution, the Project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide Requirements.” The Project site is not located within a MSHCP Criteria Cell. Based upon the site reconnaissance survey there are no issues regarding consistency with the MSHCP’s other “Plan Wide Requirements.” The only requirement potentially applicable to the Project were the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (Section 6.1.2 of the MSHCP) and payment of the MSHCP Local Development Mitigation Fee (Section 4 of the MSHCP Ordinance). 2.The Project is subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) Joint Project Review (JPR) processes. As stated above, the Project is not located within a MSHCP Criteria Cell and therefore the Project was not processed through the City’s LEAP and JPR process. 3.The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. The site reconnaissance survey revealed that no riparian, riverine, vernal pool/fairy shrimp habitat or other aquatic resources exist on the site. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable. 4.The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. The site does not fall within any Narrow Endemic Plant Species Survey Areas. Neither a habitat assessment nor further focused surveys are required for the Project. Therefore, Protection of Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP are not applicable to the Project. 5.The Project is consistent with the Additional Survey Needs and Procedures. The MSHCP only requires additional surveys for certain species if the Project is located in Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl Survey Areas, and Mammal Species Survey Areas of the MSHCP. The Project site is not located within any of the Critical Species Survey Areas. Therefore, the provisions of MSHCP Section 6.3.2 are not applicable. 6.The Project is consistent with the Urban/Wildlands Interface Guidelines. The Project site is not within or adjacent to any MSHCP criteria or conservation areas. Therefore, the Urban/Wildlands Interface Guidelines of MSHCP Section 6.1.4 are not applicable. 7.The Project is consistent with the Vegetation Mapping requirements. There are no resources located on the Project site requiring mapping as set forth in MSCHP Section 6.3.1. Reso. No. 2017-____ Page 3 of 3 8.The Project is consistent with the Fuels Management Guidelines. The Project site is not within or adjacent to any MSHCP criteria or conservation areas. Therefore, the Fuels Management Guidelines of MSHCP Section 6.4 are not applicable. 9.The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee. As a condition of approval, the Project will be required to pay the City’s MSHCP Local Development Mitigation Fee at the time of issuance of building permits. 10.The Project is consistent with the MSHCP. 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. Passed and Adopted on this 13 th day of June, 2017. _____________________________ Robert E. Magee, 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. 2017-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of June 13, 2017, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Susan M. Domen, MMC City Clerk RESOLUTION NO. 2017-___ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2016-109 (RESIDENTIAL DESIGN REVIEW NO. 2017-07) PROVIDING BUILDING DESIGNS FOR 81 SINGLE-FAMILY DWELLING UNITS AND RELATED IMPROVEMENTS LOCATED WITHIN TENTATIVE TRACT MAP NO. 33486 Whereas, D.R. Horton has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2016-109 (Residential Design Review No. 2017-07) for the design and construction of 81 single-family residential units, preliminary plotting, conceptual wall and fence plan, including a new model home complex and related improvements located within Tentative Tract Map (TTM) No. 33486 (Project). The Project is located on the northwesterly side of Machado Street, southerly of Lakeshore Drive, and northerly of Zieglinde Drive (APNs: 379- 150-002, 041, 042, 043, 048, and 050); and, Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Chapter 17.184 (Design Review) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to the residential design review; and, Whereas,pursuant to the California Environmental Quality Act (Cal. Pub. Res. Code §§ 21000 et seq.: CEQA) and the 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 states 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, a Mitigated Negative Declaration was adopted on February 28, 2006, for TTM 33486 and evaluated environmental impacts that would result from maximum build-out of the Tentative Tract Map, which contemplated development of a 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,on May 16, 2017, at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas, pursuant to Section 17.184.090 of the LEMC the Council has the responsibility of making decisions to approve, modify, or disapprove recommendations of the Commission for residential design review applications; and, Whereas,on June 13, 2017, 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. Reso. No. 2017-____ Page 2 of 3 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 proposed Project and has found it acceptable. 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) 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 and the LEMC. Section 2: The Council finds and determines that no new CEQA documentation is necessary. The Project comprises the whole of the action which was analyzed in the previously approved and adopted Mitigated Negative Declaration No. 2005-05 (SCH No. 2005121086) for TTM 33486. Approval of the Project will not change density or intensity of use; it simply establishes standards for color palates, articulation, orientation, and design of single family residential development. Therefore, no further environmental review is necessary. Section 3: That in accordance with LEMC Chapter 17.184, the Council makes the following findings regarding Planning Application No. 2016-109 (Residential Design Review No. 2017-07): 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 site has a General Plan Land Use designation of Low-Medium Density Residential, which provides for detached single-family homes with densities ranging between one (1) to six (6) dwelling units per net acre. The proposed Project is requesting to establish standards for color palates, articulation, orientation, and design of a single- family residential development for TTM 33486. TTM 33486, which was previously approved for the subdivision of approximately 24 acres into 83 single-family residential lots with a density of 3.5 dwelling units per acre. 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 single-family detached residential development complies with the design directives contained in the General Plan and all applicable provisions of the LEMC. The proposed Project meets all the required development standards for setbacks, lot coverage, building height, minimum dwelling unit size, and parking as identified in the Single Family Residential (R-1) zone and provides all the required amenities as identified in Chapter 17.44 (Residential Development Standards) of the LEMC. 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. 2017-____ 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 May 16, 2017. 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 Mitigated Negative Declaration. Therefore, no additional environmental review is necessary. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Council hereby approves Planning Application No. 2016- 109 (Residential Design Review No. 2017-07). Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 13th day of June, 2017. _____________________________ Robert E. Magee, 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. 2017-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of June 13, 2017, 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 19 CONDITIONS OF APPROVAL RESOLUTION:2017-XX and 2017-XX PROJECT: PA 2016-109/RDR 2017-07 PROJECT NAME:McKenna Court PROJECT LOCATION:APNs: 379-150-002, 041, 042, 043, 048, and 050 APPROVAL DATE:June 13, 2017 EFFECTIVE DATE:June 13, 2017 EXPIRATION DATE:June 13, 2019 GENERAL 1.Planning Application (PA) No. 2016-109 (Residential Design Review (RDR) No. 2017-07) consists of design and construction of 81 single-family residential units, preliminary plotting, conceptual wall and fence plan, including a new model home complex and related improvements located within Tentative Tract Map No. 33486 (Project). The Project is located on the northwesterly side of Machado Street, southerly of Lakeshore Drive, and northerly of Zieglinde Drive (APNs: 379-150-002, 041, 042, 043, 048, and 050). 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 Residential Design Review No. 2017-07, 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 Residential Design Review No. 2017-07 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. 2017-07, 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 the land PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 2 of 19 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 Conditions of Approval and Mitigation Measures related to Tentative Tract Map No. 33486 shall be adhered to. 6.The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval. 7.All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy. 8.All future development proposals shall be reviewed by the City on a project by project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. 9.Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. 10.If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. 11.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. Vinyl or steel (wrought iron or aluminum) gates are allowed in order to allow access to rear yards. All vinyl fencing shall be of commercial grade. 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. 12.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 PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 3 of 19 aforementioned flat area and air conditioning units. 13.Prior to the issuance of a building permit, the Applicant shall submit a product placement plan depicting the plan and design for each dwelling unit to be approved by the Community Development Director or designee. Care is to be taken to ensure that adjacent units with the same floor plan are minimized and reflect a diversity in architecture and colors to ensure that there is adequate variation in architectural design. 14.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. 15.The Multiple Species Habitat Conservation Fee (MSHCP) will be due upon issuance of each building permit. 16.The applicant shall pay all applicable City fees, including but not limited to Development Impact Fees (DIF), Transportation Uniform Mitigation Fees (TUMF), Traffic Infrastructure Fees (TIF), Area Drainage Fees, Capital Improvement Impact/Mitigation Fees, and Plan Check fees, at the rate in effect at the time of payment. Prior to Issuance of Grading Permits/Building Permits 17.Prior to the issuance of a grading permit, the project applicant shall obtain all necessary State and Federal permits, approvals, or other entitlements, including obtaining the necessary authorizations from the regulatory agencies for proposed impacts to jurisdictional waters. Authorizations may include a Section 404 Permit from the U.S. Army Corps of Engineers, a Section 1602 Streambed Alteration Agreement from the California Department of Fish and Wildlife, and a Section 401 Water Quality Certification/Waste Discharge Requirement from the Regional Water Quality Control Board. 18.Prior to issuance of building permit, the applicant shall prepare a Final Wall and Fence Plan addressing the following: Show that a masonry or decorative block wall (or precision block wall, at the discretion of the Community Development Director or his designee) will be constructed along the entire tract boundary.(Modified per PC on 05/16/17) Show materials, colors, and heights of rear, side and front walls/fences for proposed lots. Show the location of all wood, vinyl or steel (wrought iron or aluminum) gates placed within the front return walls. Show that side walls for corner lots shall be decorative masonry block walls. Show that those materials provided along the front elevations (i.e. brick, stone, etc.) will wrap around the side elevation and be flush with the front return walls. 19.Signs are not part of this project approval. All signage shall be subject to Planning Division or Planning Commission review and approval prior to installation. PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 4 of 19 20.Prior to Final Map recordation, in the event that an LLMD or other acceptable entity is not formed, the applicant shall initiate and complete the formation of a Homeowner’s Association, approved by the City, recorded and funded in place. All Association documents shall be approved by the City and recorded, such as Articles of Incorporation for the Association, and Covenants, Conditions, and Restrictions (CC&R’s). 21.Membership in the Home Owner’s Association, if required, shall be mandatory for each buyer and any successive buyer. 22.Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. 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. 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 on Sunday, or any Legal Holidays. The sign shall identify the name and phone number of the development manager to address any complaints. 23.Prior to issuance of a building permit, building plans for the Model Home Complex shall comply with all American Disabilities Act (ADA) requirements, including provision of an accessible bathroom. 24.No obstructions shall be placed within dedicated sidewalks. 25.Construction phasing shall be implemented in accordance with the approved Phasing Plan which avoids construction traffic from entering occupied neighborhoods within the tract. 26.A cash bond 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. 27.A cash bond 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. 28.A cash bond 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. 29.The applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance of each building permit. 30.The project shall connect to water and 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. 31.All mechanical and electrical equipment associated with the residences shall be ground PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 5 of 19 mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a central location and architecturally screened behind fence returns, subject to the approval of the Community Development Director, prior to issuance of building permit. 32.All front yards and side yards on corner lots shall be properly landscaped with automatic (manual or electric) irrigation systems to provide 100 percent planting coverage using a combination of drip and conventional irrigation methods. Construction Landscape & Irrigation drawings shall be prepared, reviewed by the City's Landscape Architect Consultant and approved by the Community Development Director or designee. A Cost Estimate for materials and labor shall also be submitted for review and approval. A Landscape Plan Check fee will be charged prior to final landscape approval based on the Consultant's fee, inspection, permits and administration fees. The applicant shall replace any street trees harmed during construction, in conformance with the City's Street Tree List, at a maximum of 30 feet apart and at least 24-inch box in size. Perimeter walls shall be protected by shrubs and other plantings that discourage graffiti. 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 two (2) 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 shall be given to use of Xeriscape or drought resistant plantings with combination drip irrigation system to prevent excessive watering. No front-yard grass turf landscaping will be installed. All landscape improvements shall be bonded with a ten percent (10%) Faithful Performance Bond of the approved estimated labor and materials cost for all planting. The bond shall remain in effect for one year from 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 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) Eliminating high and medium water-use plant material as identified by Water Use Classifications of Landscape Species (WUCOLS) (such as turf) and incorporates low to very low water-efficient (“drought-tolerant” / climate-appropriate) plants; 3) Requires an efficient irrigation system that includes: PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 6 of 19 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. Rotor-type nozzles for areas greater than ten (10) 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. 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. BUILDING DIVISION General Conditions 33.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. 34.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. 35.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. 36.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. PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 7 of 19 37.Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 38.Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 39.Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. At Plan Review Submittal 40.Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2016 edition of the California Building Code. c. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 41.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. 42.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) 43.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 44.Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DIVISION General 45.The project shall comply with all Conditions of Approval of the underlying map, Tentative Tract Map No. 33486. 46.All slopes and landscaping within public right-of-way shall be maintained by the property PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 8 of 19 owner or property owner’s association or another maintenance entity approved by the City Council. 47.All open space and slopes except for public parks and schools and flood control district facilities, outside the public right-of-way shall be owned and maintained by property owner or property owner’s association. 48.In accordance with the City’s Franchise Agreement for waste disposal & recycling, the developer shall be required to contract with CR&R Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. 49.Developer shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and or diversion of drainage. 50.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. 51.All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. FEES 52.The developer shall pay all Engineering Division assessed, Development Impact Fees, Plan Check and Permit fees (LEMC 16.34). Applicable Development Impact Fees include: Traffic Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF), and Area Drainage Fee. 53.Mitigation Fees will be assessed at the prevalent rate at time of payment in full. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design: 54.The project is responsible for complying with the Santa Ana Region NPDES Permits as warranted based on the nature of development and/or activity. These Permits include: General Permit –Construction General Permit – Industrial Scrap Metal Deminimus Discharges MS4 55.The project shall complete and submit for review and approval to the Engineering Division BOTH a preliminary and final WQMP, incorporating the LID Principles and Stormwater BMPs. 56.The final WQMP shall be approved prior to issuance of any encroachment, grading or building permit. 57.Water Quality Facilities that service more than one parcel shall be placed in an easement PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 9 of 19 to provide for maintenance and prevent obstruction. 58.The applicant shall use the Water Quality Management Plan for the Santa Ana Region of Riverside County guidance document and template for WQMP preparation. 59.WQMP – The Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used onsite to control identified pollutants of concern. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan (DAMP), Model WQMP, and LID Guidance Manual for reference, and the MS4 Permittee’s WQMP template for submittal. This WQMP shall include the following: Detailed site and project description Potential stormwater pollutants Post-development drainage characteristics Low Impact Development (LID) BMP selection and analysis Structural and Non-Structural source control BMPs Site design and drainage plan (BMP Exhibit) Vector issues are addressed in the BMP design, operation and maintenance. GIS coordinates for all LID and Treatment Control BMPs HCOC - demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2 year and 10 year 24 hour rainfall event will not cause significant adverse impacts on downstream erosion and receiving waters, or measures are implemented to mitigate significant adverse impacts to downstream public facilities and water bodies. Design goal to replicate pre- development hydrologic regime. 60.The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design, where feasible, to treat the pollutants of concern identified for the project, in the following manner (from highest to lowest priority) : (Section XII.E.2, XII.E.3,and XII.E.7) Evaluation of highest and best use for sites discharging to Lake Elsinore. Preventative measures (these are mostly non-structural measures, e.g., preservation of natural features to a level consistent with the MEP standard; minimization of Urban Runoff through clustering, reducing impervious areas, etc.) The Project shall ‘Infiltrate, harvest and use, evapotranspire and/or bio-treat the 85th percentile storm event also known as the Design Capture Volume (DCV). The Project shall consider a properly engineered and maintained bio-treatment system only if infiltration, harvesting and use and evapotranspiration cannot be feasibly implemented at the project site. Any portion of [the DCV] that is not infiltrated, harvested and used, evapotranspired, and/or biotreated shall be treated and discharged in accordance with the requirements set forth in Section XII.G. 61.Parking lot landscaping shall be designed to with concave landscape grading and provide for treatment, retention or infiltration of runoff. PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 10 of 19 62.Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape and permeable surfaces in low traffic roads and parking lots. 63.Hydromodification / Hydraulic Conditions of Concern – The project shall identify potential Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of natural water bodies and drainage systems; conserve natural areas; protect slopes, channels and minimize significant impacts from urban runoff. 64.CEQA – If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Division. 65.The project shall use either volume-based and/or flow-based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. Construction: 66.A Stormwater Pollution Prevention Plan (SWPPP) is required for this project. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 67.Erosion & Sediment Control -Prior to the issuance of any grading or building permit, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program, California Building Code, and state water quality regulations for grading and construction activities. The Erosion and Sediment Control Plan shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property covered, stored and secured to prevent transport into local drainages or waters by wind, rain, tracking, or dispersion. The plan shall also describe how the project will ensure that all BMPs will be maintained during construction of any future right of ways. Post Construction: 68.Recorded Operation and Maintenance (O&M) Plan that (1) describes the long-term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identifies the entity that will be responsible for long-term operation and maintenance of the referenced BMPs; (3) describes the mechanism for funding the long-term operation and maintenance of the referenced BMPs, and (4) provides for annual certification of water quality facilities by a registered civil engineer and/or the City for a fee if the service is available. 69.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 drain system. 70.Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include: Demonstrate that all structural Best Management Practices (BMP’s) described in the BMP Exhibit from the project’s approved WQMP have been implemented, PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 11 of 19 constructed and installed in conformance with approved plans and specifications. Demonstrate that the project has complied with all non-structural BMPs described in the project’s WQMP. Provide signed, notarized certification from the engineer of work that the structural BMP’s identified in the project’s WQMP are installed and operational. Submit a copy of the fully executed, recorded Operations and Maintenance (O&M) Plan for all structural BMPs. Provide documentation of annexation into a CFD for funding of facilities to be maintained by the City. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan attached) are available for each of the initial occupants (commercial/industrial) or Owner’s Association as appropriate. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the engineer of work dated 12 months after C of O will be considered in lieu of a Special Investigation by the City. Provide a recorded copy of one of the following: 1. CC&R’s (they must include the approved WQMP and O&M Plan) for the project’s Owners Association. 2. A water quality implementation agreement with the approved WQMP and O&M Plan attached; or 3. The final approved Water Quality Management Plan and Operations and Maintenance Plan. FINAL TRACT OR PARCEL MAP 71.The developer shall submit for plan check review and approval a final map. 72.Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any permits. 73.Prior to issuance of the first certificate of occupancy the developer shall, in accordance with Government Code, have constructed all improvements or have improvement plans submitted and approved, agreements executed and securities posted. UTILITIES: 74.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. 75.All overhead utilities shall be undergroundedin accordance with Chapter 12.16 of the Lake Elsinore Municipal Code (LEMC). 76.Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. 77.The developer shall apply for, obtain and submit to the City Engineering Division a letter PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 12 of 19 from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (aka SCE NIL). 78.The developer shall submit a copy of the "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure and volume etc. IMPROVEMENTS Design 79.The development of each Planning Area or Phase shall be subject for specific review and conditions of approval. 80.Sight distance into and out of the project location shallcomply with CALTRANS Standards. 81.The developer shall install permanent bench marks per City of Lake Elsinore Standards and at locations to be determined by City Engineer. 82.The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant locations per Lake Elsinore Standards. 83.The developer shall coordinate with Riverside Transit Authority for location and installation of bus transit facilities. 84.Roofs should drain to a landscaped area. Roof drains shall not be allowed to outlet directly through coring in the street curb. City Standards for curb coring should be used. 85.The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 86.All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works Standard Plans. 87.The developer shall construct full width street improvements internally and dedicate the right of way as shown on the map and/or per design guidelines. 88.Street improvement plans shall be prepared by a Registered Civil Engineer and the plans shall include curb and gutter, sidewalk, ac pavement, street lighting, median, trail, and drainage improvements. 89.Construct a traffic signal at Terra Cotta Road and Lakeshore Drive as required by the Traffic Study contained within the Mitigated Monitoring Program. Note that this location is covered under the TIF program. The applicant may ask for a reimbursement agreement subject to the approval of the City Engineer. 90.Construct half-width street improvements along the project frontage on Machado Street. The improvements include ac pavement, ac transitions, curb and gutter, sidewalk, street lighting, and signing striping. PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 13 of 19 91.The developer shall provide signing and striping plans for the required improvements of this project. The plans shall also incorporate traffic calming measures on local streets. 92.This project shall provide trail and roadway connections to adjacent developments unless otherwise deemed unfeasible as concurred by the city. The trail cross section shall be per County standards unless otherwise approved by the City Engineer. 93.If existing improvements are to be modified, the existing improvement plans on file shall be modified accordingly and approved by the City Engineer prior to issuance of building permit. Permitting/Construction 94.An Encroachment Permit shall be obtained prior to any work on City and/or State right-of- way. The developer shall submit the permit application, required fees and executed agreements, security and other required documentation prior to issuance. 95.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. 96.All streets shall be constructed per Lake Elsinore City Standards and/or applicable specific plan. Any deviation from City standards shall be approved by the City Engineer. Acceptance of Improvements 97.The developer shall provide fair share costs, as listed in Table 6-1 of the Traffic Study prepared by Urban Crossroads dated October 10, 2005. 98.A portion of the required improvements for this development may be covered under the Traffic Impact Fee (TIF). Request for reimbursement or credits shall be approved by the City Engineer and based on allowable costs in the fee program and availability of funds. 99.The developer shall submit a written request for acceptance to the City Engineer. 100.As-built plans shall be completed and signed by the City Engineer. GRADING Design: 101.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). All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 102.The grading plan shall show that no structures, landscaping, or equipment are located PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 14 of 19 near the project entrances that could reduce sight distance. 103.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. 104.The developer shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners. Permit/Construction: 105.Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 106.A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. 107.Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program 108.Prior to commencement of grading operations, developer is to provide to the City with a map of all proposed haul routes to be used for movement of export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall be approved by City Council. (LEMC 15.72.065) 109.Export sites located within the Lake Elsinore City limits must have an active grading permit. 110.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 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. 111.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. 112.Review of the project Storm Water Pollution Prevention Plan (SWPPP) and sediment and erosion control plan shall be completed. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 113.Approval of the project Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 114.Submit an approved environmental clearance document to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. 115.Developer shall pay all grading permit applicable processing, permit, security and development fees. PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 15 of 19 Prior to Issuance of Building Permit 116.Provide final soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 117.The Parcel or Final Tract Map shall be recorded. 118.All street improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer. 119.The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC 16.34). Prior to Occupancy 120.The traffic signals referenced in Condition of Approval No. 88 shall be installed per to the satisfaction of the City Engineer. 121.All signing and striping and traffic control devices for the required improvements of this development shall be installed. 122.All public improvements shall be completed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer. 123.The fair share cost of future improvements as a condition of this development shall be paid. 124.All water and sewer improvements shall be completed in accordance with Water District requirements. 125.Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 126.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. 127.As-built plans for all approved plan sets shall be submitted for review and approval by the City. AutoCAD files shall be submitted on CD. The developer/developer/owner is responsible for revising the original mylar plans. 128.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. 129.All final studies and reports, grade certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on a CD/DVD. Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc. 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. PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 16 of 19 130.All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows: Final Map(s) - GIS Shape files* and .tif of recorded map. Improvement Plans – GIS Shape files* and .tif of approved as built mylar. Grading Plans - .tif of approved as built mylar. *GIS Shape files must be in projected Coordinate System: NAD 83 State Plane California Zone VI U.S. Fleet. 131.Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, developer shall: o Demonstrate that all structural BMPs have been constructed, installed and are functioning in conformance with approved plans and specifications and the WQMP; o Demonstrate that they are prepared to implement all non-structural BMPs included in the conditions of approval or building/grading permit conditions; o Demonstrate that an adequate number of copies of the approved project specific WQMP are available for the future owners/occupants; and o The developer shall provide all education guidelines for Water Quality Management Practices to the tenants, operators and owners of the businesses 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. 132.The property owner (aka Legally Responsible Party) shall execute and cause to be recorded a “Covenant and Agreement” in the form provided by the City to inform future property owners of the requirement to implement the approved final project-specific WQMP. 133.Developer shall pay all outstanding applicable processing and development fees including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area drainage prior to occupancy/final approval. CITY OF LAKE ELSINORE FIRE MARSHALL General Conditions 134.Riverside County Fire Department at Lake Elsinore Office of the Fire Marshal Responsibility - It is the responsibility of the recipient of these Fire Department conditions to forward them to all interested parties. The permit number (as it is noted above) is required on all correspondence. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671- 3124 Ext. 225. 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. 135.Blue Dot Reflectors - Blue retro-reflective pavement markers shall be mounted on private PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 17 of 19 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. 136.Minimum Hydrant Fire Flow - Minimum required fire flow shall be 1,000 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. 137.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 measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrant (s) in the system 138.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:: 1. 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. 2. 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]. 3. The required all weather vehicular access shall be able to support no less than 75,000 lbs. over 2 axles. 4. Roadway gradient shall not exceed 15% on any access road, driveways, and perimeter roads. 5. Turning Radius shall be 24’ inside and 48’ outside for all access roads. 139.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. Prior to Building Permit Issuance 140.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. 141.Water System Plans - Applicant and/or developer shall submit 2 sets of water system plans to the Fire Department for review. The 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. 142.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 said 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 PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 18 of 19 shall be completed including primary and secondary access circulation. Prior to Building Final Inspection 143.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 144. The Mitigation Monitoring & Reporting Program ((MMRP) for (EIR or MND), which was adopted for Tentative Tract Map No. 33486. PA 2016-109/RDR 2017-07 Planning Commission: 05/16/2017 Conditions of Approval City Council: 06/13/2017 Applicant’s Initials: _____Page 19 of 19 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 June 13, 2017. I also acknowledge that all Conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: MACHADO STHERBORN ST LE GAYE ST LAKESHORE DR ZIEGLINDE DRTERRA COTTA RDJOY ST PARKVIEW PL LASH STHURSH STWHITE OAK RDWOODCREST DRSHIRLEY DRWILSON STCLEMENT STBROADWAY STWOODLAKE RDWOODLAKE STST CLAIR AVE MONTEREY ST JESSICA ST PINYON ST LAURELWOOD CTL AURELWOOD LNCLEMENT STBROADWAY STBROADWA Y S T MACHADO STHERBORN ST LE GAYE ST LAKESHORE DR ZIEGLINDE DRTERRA COTTA RDJOY ST PARKVIEW PL LASH STHURSH STWHITE OAK RDWOODCREST DRSHIRLEY DRWILSON STCLEMENT STBROADWAY STWOODLAKE RDWOODLAKE STST CLAIR AVE MONTEREY ST JESSICA ST PINYON ST LAURELWOOD CTL AURELWOOD LNCLEMENT STBROADWAY STBROADWA Y S T Planning Application No. 2016-109 VICINITY MAP PROJECT SITE ´ MACHADO STHERBORN ST LE GAYE ST LAKESHORE DR ZIEGLINDE DRTERRA COTTA RDJOY ST PARKVIEW PL LASH STHURSH STWHITE OAK RDWOODCREST DRSHIRLEY DRWILSON STCLEMENT STBROADWAY STWOODLAKE RDWOODLAKE STST CLAIR AVE MONTEREY ST JESSICA ST PINYON ST LAURELWOOD CTL AURELWOOD LNCLEMENT STBROADWAY STBROADWA Y S T Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User CommunityMACHADO STHERBORN ST LE GAYE ST LAKESHORE DR ZIEGLINDE DRTERRA COTTA RDJOY ST PARKVIEW PL LASH STHURSH STWHITE OAK RDWOODCREST DRSHIRLEY DRWILSON STCLEMENT STBROADWAY STWOODLAKE RDWOODLAKE STST CLAIR AVE MONTEREY ST JESSICA ST PINYON ST LAURELWOOD CTL AURELWOOD LNCLEMENT STBROADWAY STBROADWA Y S T Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community Planning Application No. 2016-109 AERIAL MAP PROJECT SITE ´ JAN Plan 1.2052 Plan 4.2709 Plan 3.2508 Plan 2.2319 Spanish Traditional Spanish Tuscan McKenna Court Lake Elsinore, CA February 21, 2017 CMHt-esOMES r! 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M17i MLIZENTA CDURT RY1N CUL7tT .. adA17kY COl.RT PLATAMJSRACEMOSA CALIFORNIA SYCAMURE 24' BM WOI )CRLST MATl7{FJ IYII G I:I.RaIENTXI%RkT 1 AMA I I'M F\INTIF:O I L MACI4AIR2STRRET McKeima Coull Tr. 33486 -D-R- Hadon 1,n'II'HUImEn ner+ia"c �rnYrlar "COURTNEY LANE PERIMETER SPLTL FACF BLOCI; IVALL PER APPROA7D PL Ahs 1 I � � •1 ¢ � 1 } i k1 1 W� 1 a; 1 I ^7I1]L -I 1 WOODCREST DRIVE 1 I WALL LEGEND BOTANICAL i I SPLIT FACE BLOCK WALL A&B/2 COMMON NAME W COMMON NAME SIZE PF 1 Q O I@ SPLIT FACE PILASTER E/2 IW -7 ■ SPLIT FACE BLOCK PILASTER PER SEPARATE U 1 W APPROVED PLANS 1 ROCK ROSE 5 GAL L + 1 rt 1 —o—� VINYL PRIVACY FENCE C/2 5 GAL .Z~-1 XYLOSMA C'COMP-{CTA' U---- CONC, HEADER N WIDE X 12" DEEP Q4" 1 C PLANTANUS RASEMOSA I SIDE YARD GATE D/2 I W I 1 WTI: w C/! REFERTO ryPIGAL FRONT YARD MANS FOR TYPICAL GATE I,OCATIONS AND W ALL RE URNS O STREET TREE-TYP WALL/FENCE & STREET TREES WALL/FENCE/DETAILS & STREET TREES TYPICAL FRONT YARDS MODEL HOME CONCEPT SHEET INDEX 1 WOODCREST DRIVE 1 BOTANICAL I 1 NAME COMMON NAME SIZE PF SYM BOTANICAL NAME COMMON NAME SIZE PF PALETIE'A' 1 1 ROCK ROSE 5 GAL L + 1 WESTERN REHUD 24' BOX L ® ALOE ARBORESCENS TORCH ALOE 5 GAL i XYLOSMA C'COMP-{CTA' 1 5GAL N I � 1 O STREET TREE-TYP WALL/FENCE & STREET TREES WALL/FENCE/DETAILS & STREET TREES TYPICAL FRONT YARDS MODEL HOME CONCEPT SHEET INDEX OWNER/DEVELOPER: LANDSCAPE ARCHITECT OR HORION SIA MC .90 WAMLOW CRLCLF. SURE 100 31]?6 R.LN'CHO VffJOROAO SURF.201 CORONA CA 9990 SAN NIAN CAV]—NO, CA 9- 5 CO\T ACT xEM'PE0.NICONE CONITACT•IACNNORTON WALL / FENCE AND STREET TREE CONCEPT A�Lx!}Bl{111'ryR 3' SHREDDED WOOD MULCH ALL SHRUB AREAS NOT SHOWN TAX ENGINEER: l,,,I, � GRAPHIC SCALE 16'.11SOUTIIOR_V➢IAVHT'xE 40' 120 OLENDO C.n 11-40 1 qv-ucr CO'TACF IONN x®x:SON SCALE r=lU March 06, 2017 SHEET I of 4 LMD AREA PLANT PALETTE BOTANICAL SYM NAME COMMON NAME SIZE PF SYM BOTANICAL NAME COMMON NAME SIZE PF PALETIE'A' ® CISIL'S SALVIFOLIL'S ROCK ROSE 5 GAL L + CERCIS OCCIDENTALIS WESTERN REHUD 24' BOX L ® ALOE ARBORESCENS TORCH ALOE 5 GAL L XYLOSMA C'COMP-{CTA' DWARFXIT.OSM.{ 5GAL N C PLANTANUS RASEMOSA CALIFORNIA SYCAMORE, 24"BOX AI OWNER/DEVELOPER: LANDSCAPE ARCHITECT OR HORION SIA MC .90 WAMLOW CRLCLF. SURE 100 31]?6 R.LN'CHO VffJOROAO SURF.201 CORONA CA 9990 SAN NIAN CAV]—NO, CA 9- 5 CO\T ACT xEM'PE0.NICONE CONITACT•IACNNORTON WALL / FENCE AND STREET TREE CONCEPT A�Lx!}Bl{111'ryR 3' SHREDDED WOOD MULCH ALL SHRUB AREAS NOT SHOWN TAX ENGINEER: l,,,I, � GRAPHIC SCALE 16'.11SOUTIIOR_V➢IAVHT'xE 40' 120 OLENDO C.n 11-40 1 qv-ucr CO'TACF IONN x®x:SON SCALE r=lU March 06, 2017 SHEET I of 4 ~900-� i PERIMETER SPLIT FACF BLOCK WALI, PER APPROIT:D PLANS W.W SPLIT FACE BLOCK 111LASTERPER APPROVED PLANS A, r - - --- ----------- ----- -- -- - � I , STREET TREES 1 DOMIiDCnP SCIENTIFIC NAME TR4RS COMMON NAME 1 i KAT -000 UMT..MWA-CAL AXPWAI,(pRF. 1 COURNF.Y I-1\7 1 CRAPE M-M-E(57D) 1 MCKENNA COURT 1 CRAPE MSRTLE(STD.) CRAPE MYRTLE (M.) 74'IRI!l 24" BOX KYTI COURT M.AND1'COURT FLA7A\ SRACEMOSA CALIFORNIA SYCAMORE 24"BOX 1VOODCREST DRR'E ~900-� i PERIMETER SPLIT FACF BLOCK WALI, PER APPROIT:D PLANS W.W SPLIT FACE BLOCK 111LASTERPER APPROVED PLANS A, r - - --- ----------- ----- -- -- - � I , LMD-ARE.A LEGEND I SPLIT FACE BLOCK WALL TO MATCH CO\B. RI\TTY WALLS 7 FOOTING -PER STRUCTLBAL RING S PRECISION BLOCK CAP TO MATCH PR I"."TER W ALLS Y ; o NON -RETAINING n XMYMniY n�i [Ar.X1YxXll A RETURN WALL B WALL W/ CAP PROTO-II B' WAX , STREET TREES 1 DOMIiDCnP SCIENTIFIC NAME TR4RS COMMON NAME SIZE COMMENT KAT -000 UMT..MWA-CAL AXPWAI,(pRF. 74'n0s COURNF.Y I-1\7 Y. ' h110L R NATVI WIZ" CRAPE M-M-E(57D) 24'BOX MCKENNA COURT 1, 'ERSTRLIF.EBA F.'NATCIIEZ' LAGF.RSTROEABA F.'NATCHIiZ' CRAPE MSRTLE(STD.) CRAPE MYRTLE (M.) 74'IRI!l 24" BOX KYTI COURT M.AND1'COURT FLA7A\ SRACEMOSA CALIFORNIA SYCAMORE 24"BOX 1VOODCREST DRR'E MATCH EXISTING-, Cll.%(EyrxTxRFT TAATCHEXJSTTNG MACHADO STREET LMD-ARE.A LEGEND I SPLIT FACE BLOCK WALL TO MATCH CO\B. RI\TTY WALLS 7 FOOTING -PER STRUCTLBAL RING S PRECISION BLOCK CAP TO MATCH PR I"."TER W ALLS Y ; o NON -RETAINING n XMYMniY n�i [Ar.X1YxXll A RETURN WALL B WALL W/ CAP PROTO-II B' WAX , E PILASTER McKenna Court Tr. 33486 DR Horton b`� - - -' j��y. pQY1 o pi1fF<'r, WALL / FENCE/DETAILS AND STREET TREE CONCEPT I.air4>�.rAr Loraxll w4lvA.la. •e cTarnan �M-awa. rn +r�er�4Ew10•wm41nN10. Xfw t nrr..ns Luerer�rA rnv\rn,uL n PLAT: P O ( TWO NOR 0 0 'I REINFORCEMENT ELEVATION -SECTION ELE%ATION LEGEND I ±'SQ TS PoST-LVA .N_'rgtsaN LSlz£W.LLL nil[]CIJESsro ENOInENOO61EC110NtJIRaNa a3lEOPIXAN01: 2 s sQ K Dema sn. �veteANe ANW.VI NAPI.Ar �. !CA)Y.tlIY %I.Yf491lNtlL YAry LAB]I ' mlr.4wumrRngaa � IiM9lOK.NIf STRUCTURAL NOTES SaWa11Lk71L+9 N0Ya011�AlnA xnuTBaw. nx+waal [WM.,bT,,,N�I]MAIR.YIFII�aI.FM¢KIS Y9, 'rrs! ur xf TUBULAR STEEL GATE 1.J m GRAPHIC SCALE 1tl 0 11 20' SCALE I•=40 March 06, 2017 SHEET 2 of 4 3A.—Vv —1361. Ni 13w Mt ryww Ci 41311 • • r-.uv4.:Lvu 1 DOMIiDCnP 2' X T TOP d' BOTTOM R.a1L 3 5" X5' VINYL POST 46TOXGLER GROOVE _ S' -X24' DOMED CONCRETE FOOTING NOTES: COLOR To BrivEnr VINYL PRIVACY awl L E PILASTER McKenna Court Tr. 33486 DR Horton b`� - - -' j��y. pQY1 o pi1fF<'r, WALL / FENCE/DETAILS AND STREET TREE CONCEPT I.air4>�.rAr Loraxll w4lvA.la. •e cTarnan �M-awa. rn +r�er�4Ew10•wm41nN10. Xfw t nrr..ns Luerer�rA rnv\rn,uL n PLAT: P O ( TWO NOR 0 0 'I REINFORCEMENT ELEVATION -SECTION ELE%ATION LEGEND I ±'SQ TS PoST-LVA .N_'rgtsaN LSlz£W.LLL nil[]CIJESsro ENOInENOO61EC110NtJIRaNa a3lEOPIXAN01: 2 s sQ K Dema sn. �veteANe ANW.VI NAPI.Ar �. !CA)Y.tlIY %I.Yf491lNtlL YAry LAB]I ' mlr.4wumrRngaa � IiM9lOK.NIf STRUCTURAL NOTES SaWa11Lk71L+9 N0Ya011�AlnA xnuTBaw. nx+waal [WM.,bT,,,N�I]MAIR.YIFII�aI.FM¢KIS Y9, 'rrs! ur xf TUBULAR STEEL GATE 1.J m GRAPHIC SCALE 1tl 0 11 20' SCALE I•=40 March 06, 2017 SHEET 2 of 4 3A.—Vv —1361. Ni 13w Mt ryww Ci 41311 • • I IC Ln L I T1 Li PLAN 23 f9 I ] PL r �• � i Q .i®v ��ti 'i ' " STANDARD LOTS otp k I I I �I I I PLAN 2052 Li I PLAN 2709 STANDARD LOTS McKenna Court Tr. 334016 DR Dorton°"�� TYPICAL FRONT YARDS IJ LILYTR[Rr 1G.LL \3 �) PLANT PALETTE CORALALOE 5 GAL 1 ARRU' IL'S U'EI_1INIJNG' 17:f- VINYL PRIVACY FENCE BOTANICAL n SMEYARD MTP.-TYP- SEEDETNLA'] 5GAL AI GROU\DCOVER REFER'rO YITILEr'IREE PLANS FOR 51REET SYM Ll PLAN 2709 otp k I I I �I I I PLAN 2052 Li I PLAN 2709 STANDARD LOTS McKenna Court Tr. 334016 DR Dorton°"�� TYPICAL FRONT YARDS i BLOCK END LOT I I F I J I10vaa0, .� --J w ® DIANELLAR L11-11.Ii REV Lrrrl.l:l•Yv F1.AXLII.Y IGAI L S SANFOLI' CRAY LAVENDER SGAT L CH.I.MAECYPARI.I'SLS LAGERSTROEAIIAF RTIA\INUSC MOUND SAN COFFEE DERRV 5 O 'NA•ILTB:"L CRAPE AIYKD.F 15 (rAl AS BRI'NO �..w• ANDGONO LE•PTOPUS CORAL \TE 5 GAL L PAI ETTE'D' - SHADE I'OLF.RANT AIAGXOI.IA (: 'LITTLE GEM' 0 STREL•TTRL•E a LIRIOPE• Al.'SB.VER DRAGON' LILYTR[Rr 1G.LL \3 �) PLANT PALETTE CORALALOE 5 GAL 1 ARRU' IL'S U'EI_1INIJNG' SFRAWBF'RRY'IREE 5GA1_ L BOTANICAL HARDE.NBERGIA VIOLACEA LILACV1NE 5GAL AI GROU\DCOVER REFER'rO YITILEr'IREE PLANS FOR 51REET SYM COMMON NAME' SIZE PF SYM BOTANICAL NAW COMMON NAMIi SIZE PF PALETI C'.1' TGDCRIUM CICAABiDA]' CREEPING [Gil ® PROSTRYI ATD GERAIANDER L (' SAM IA GRE•GGI FURAIANS RED 'TEXAS SAGE 5 GAL L . LL'UCOPI IYLLLII 1; 'GREEK 'jE AS RANGER 5 GALL I C111111 OCCIDENTALIS WESTERN .111-1) 15 GAL]. CIAI.'D' DISTICR'S BUCCINATURIA RED TRUMPET VINE 5 GAL AI PALr= B' ® SESLEWAAUFUNI.ILIS AI:RTIN MOOR GRASS IGLL L ® DIP: PES HICOIAR FORITTGHI'LILY 5GAL 1. HETEROMELES ARBL-rEFOLT•\ TOYON' 5 GAL L ARRIYFUSlNEDO SDLA\VRERRY TREE 15 GAT I HARDENBERGIA VIOLACEA LILAC \INE 5GAL AT i BLOCK END LOT I I F I J I10vaa0, .� --J w ® DIANELLAR L11-11.Ii REV Lrrrl.l:l•Yv F1.AXLII.Y IGAI L S SANFOLI' CRAY LAVENDER SGAT L CH.I.MAECYPARI.I'SLS LAGERSTROEAIIAF RTIA\INUSC MOUND SAN COFFEE DERRV 5 O 'NA•ILTB:"L CRAPE AIYKD.F 15 (rAl AS BRI'NO �..w• ANDGONO LE•PTOPUS CORAL \TE 5 GAL L PAI ETTE'D' - SHADE I'OLF.RANT AIAGXOI.IA (: 'LITTLE GEM' 0 STREL•TTRL•E a LIRIOPE• Al.'SB.VER DRAGON' LILYTR[Rr 1G.LL \3 �) ALOE S' RI,rrA CORALALOE 5 GAL 1 ARRU' IL'S U'EI_1INIJNG' SFRAWBF'RRY'IREE 5GA1_ L AL1G\OL1A li GAL TI HARDE.NBERGIA VIOLACEA LILACV1NE 5GAL AI GROU\DCOVER REFER'rO YITILEr'IREE PLANS FOR 51REET TREES 3' SDREDDED WOOD A11.1LCH ALLSHID-MAREAS NFYI'SIIOW"N • ALL PLANT ALAfL-Irl_V. SHOWN IN DI I. LEGEND MAY NOT BE LSED O\ THE PROJECT Bur 1S A PRELLAENARY I' 1LBTTk FOR DESIGN LNTGNT ALL PLANTALATERIAL USEUONTREPROIECT U'ILL FOLLOW TIIE CCRRIiN7 COI:\TY OF RI\"ERSIUL• CAMPRI:HL•\SIVE• I'LAN7 L15I FOR GALIFOR\7A FRIR\DLY LAWSCAI'BS • ALL PL.ANITRG AREAS WILL BL•SUPPLIL•U WDII AUTOMATIC IRRIGATION PER COUNTS OFRIVGRSIDL CALIFURMAFRIENULY GUIDE IS RAIN SENSORS WILL BE USBD IN CONJUNCTION WITH AUT )ANTIC CONMOLLERS FOR EACH LOT. • SL01'LSWIHCIl EXCEEDilS1IALLBEPLANTEDWIIHROSEMARIVtiSOFFICIN.ALISPROSIRATUS(d ZI O C FROM FLATS W ADUDION 10 PLANTING SHOWN O\) YPICAL FRONT YARD AND SLOPE PLA1,11\G PLAN CUL-DE-SAC LOTS GRAPHIC SCALE 1CNr r•Iv March 06, 2017 31116R k V., °..• I ,..20 SHEET 3 of 4 CRUSHED GRAVEL PATIO AND IRON TRELLIS W/ PENDANT LIGHTS MULCH ONLY ON SIDE YARD AS SHOWN — 6' HIGH TAN VINYL PRIVACY FENCE --,- ■ 1 �f ACCESSIBLE RESTROOM I ±� ACCESSIBLE PARKING SPACE WITH LOADING ZONE I w r.... LOT 36 ACCESSIBLE PATH reMPORARY I i w LOT 37 PLAN 2319D PARKING TUSCAN w TEMPORARY 6' HIGH TAN w>r�>t�7rww VINYL SCREEN FENCE w SALES �# OFFI�� TIRE STOPS STONE ENTRY PATIO, STONE TO MATCH ARCHITECTURE LOW STONE WALL, STONE TO f MATCH ARCHITECTURE PRODUCTION SIDEWALK STONE ENTRY PATIO, STONE —� TO MATCH ARCHITECTURE TEMPORARY DOUBLE WIDE VINYL MAINTENANCE GATES TEMPORARY 42" HIGH TAN—� 3 RAIL VINYL TRAP FENCE LOW STONE PILASTERS W/P,I.P, — CONIC, CAPS AND POTTED PLANTS MCKE'AWA CO UR T Tr. 33486 DR Horton .I.W.f.15.11AC07IN MODEL LANDSCAPE CONCEPT P.I.P CONCRETE PATIO AND PROPANE BBQ ISLAND f=. BOCCE COURT W/LIGHT ARBOR ygr STONE PATIO AND PROPANE BBQ ISLAND CRUSHED GRAVEL PATIO WITH LIGHT ARBOR L i ROSE GARDEN WITH PLANTED URNS 11r�• 4„ F ah LOT 38 PLAN 27098 `4 TRADITIONAL 1 r J CRUSHED GRAVEL PATIO 6' HIGH TAN VINYL PRIVACY FENCE PERIMETER WALLS (BY OTHERS) TEMPORARY 6' HIGH TAN VINYL SCREEN FENCE ' LOT 39 FALLOW ■ F �t >� EXHIBIT PREPARER 0 GRAPHIC SCALE IP P IV :f mm r -w March 06, 2017 sxnM vm x_e lsne mi SHEET 4 of 4 ��'� Plan 1.2052 Spanish Note: Artist's conception; colors, materials and application may vary. OW aM—%— February 21, 2017 2016371 Plan 4.2709 Plan 3.2508 Plan 2.2319 Traditional Spanish Tuscan McKenna Court Lake Elsinore, CA E� A WILLIAM HEZMALHALCH ARCHITECTS INC. 2850 REDHILL AVENUE SUITE 200 SANTA ANA CA 92705550 949 2500607 ww wharchite&mn fax 949 250 1529 0 4 0 12 i February 21, 2017 2016371 45'-0' { N—j� Plan 1.2052 2,052 SF 3 Bdrm./Den/2 Ba. 2 Bay Garage 8' Plate McKenna Court Lake Elsinore, CA w 4 `F 4A, WILLIAM HEZMALHALCH ARCH I T E C T S I N C. 2850 AEDHILL AVENUE SUf1E200 SAN7AANACA 927056543 949 250 0607 wwwwhmThhKIs cam kr 949 250 1529 cc cc 0 0 U Q Z Z Y 0 N Elevation D 0 0 16 24 February 21, 2017 2016371 Elevation A Plan 1.2052 McKenna Court Lake Elsinore, CA Br Elevation B 114 WILLIAM HEZMALHALCH ARCHITECTS I NC. 2850 RE➢HILL AVENUE SURE 200 SANTA ANA CA 92705-M 969 250 MI w.w.Whw*fdc so lat 9A 750 IM a-_r:--z..'-;.,y��It.pdaMP7rfgrrP RAS �N�tFemexr . , Vit•-;. 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STUCCO OVER FOAM ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR WITH GLASS = A `� 2 L -- ��• L LLD 1r 0E ff Elevation A - Spanish Elevation D - Tuscan .0 4 B 12 0— Www „ , He February 21, 2017 2016371 2x6 WOOD FASCIA ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR FLAT CONC. TILE 4:12 PITCH TYP U N 0 WOOD OUTLOOKER LAP SIDING FIBER CEMENT TRIM 2M6 WOOD FASCIA STUCCO OVER FOAM STUCCO FINISH DECORATIVE WOOD (MIRATEC) SHUTTERS DECORATIVE FOAM CORBEL STUCCO COLUMN Plan 1.2052 McKenna Court Lake Elsinore, CA ��N res Elevation B - Traditional WOOD FASCIA )HESS LIGHT AL SECTIONAL AGE DOOR AvI WILLIAM HEZMALHALCH ARCHITECTS I INC. 2850 REDHAL AVENUE SUITE 290 SWA ANA CA 927055543 949 250 0607 w,d ,IwWYedx oom Fax 949 250 1529 t ---- --------- Left Elevation A S _ I , gashed Elements Are At Enhanced Locations I YULU. MI IIM J UU I I 6CNlIU1 I, UUIUIb, II IGICIIGIJ and application may vary. Right Elevation A 0 4 0 12 ®100 wiuw Irnxwiwal w,anc„ rc February 21, 2017 2016371 Dashed Elements Are At Enhanced Locations Plan 1.2052 McKenna Court Lake Elsinore, CA a 1i�s Front Elevation A - Spanish Locations Rear Elevation A �l WILLIAM HEZMALHALCH ARCHITECTS INC. 2850 REDHILL AVENUE SUITE 200 SAMA ANA CA 92705-M 949 250 0607 waw.wharcNkts.com fax 949 250 1529 U 4 Z z Y U M UJ N Note: Artist's conception; colors, materials and application may vary. 0 4 8 12 ®am www wmrars February 21, 2017 2016371 Left Elevation B Right Elevation B i Dashed Elements Are At Enhanced Locations Dashed Elements Are At Enhanced Locations Plan 1.2052 McKenna Court Lake Elsinore, CA I Front Elevation B - Traditional Locations Rear Elevation B WILLIAM HEZMALHALCH ARCHITECTS I N C. 2950 NEOHILL AVENUE MEMO SANTAANACA 92705-5543 949 250 0607 www,whardvWAoom fax 949 250 1529 x An. Q. Dashed Elements Are At Enhanced Locations Left Elevation D and application may vary. Locations Right Elevation D 0 4 0 12 ®]00 www IFDA.WILL(N .un.Rnx, wr February 21, 2017 2016371 Plan 1.2052 McKenna Court Lake Elsinore, CA ExHOM� E Front Elevation D - Tuscan Locations Rear Elevation D iv] WILLIAM HEZMALHALCH ARCHITECTS I INC. 2850 REDHILL AVENUE SUITE 280 SAMA ANA CA 927055543 949 250 0607 www.wharddecis com fax 949 250 1529 0 4 8 12 February 21, 2017 2016371 / 4r-(r A Plan 2.2319 2,319 SF 4 Bdrm./Entertainment/2 Ba. 2 Bay Garage 8' Plate McKenna Court Lake Elsinore, CA WILLIAM HEZMALHALCH ARCH I T E C T S I N C. 2559 REDHILL AVENUE SUITE 200 SANTAANA CA 927053543 949 250 0607 wwx.whamMscts cam fax 949 250 1529 Elevation D 0 $ 16 24 February 21, 2017 2016371 Elevation A Plan 2.2319 McKenna Court Lake Elsinore, CA �ar� Elevation B 19 WILLIAM HEZMALHALCH A R C H I T E C T S I N C. 2850 REDHILL AVENUE SUITE 200 SANTAMACA 927056W 04a 250 0607 W 940 250 1529 Elevation A - Spanish A. . W." Note: Artist's conception; colors, materials and application may vary. Elevation D - Tuscan 0 4 0 12 February 21, 2017 2016371 Plan 2.2319 McKenna Court Lake Elsinore, CA Elevation 6 - Traditional WILLIAM HEZMALHALCH ARCH ITECTS INC. 28W REDHILLAVENU E SUITE 200 SANTAAM CA 921055543 s esu zsa [5A LOW'S' CONC. TILE 4 :1 2 PITCH TYP. U N.O. DECORATIVE WOOD (MIRATEC) SHUTTER STUCCO OVER SHAPED FOAM STUCCO FINISH LOW'S' CONC TILE 4:12 PITCH TVP. U N 0 WOOD OUTLOOKER WITH KNEE BRACE STUCCO OVER FOAM DECORATIVE WROUGHT IRON STUCCO FINISH STUCCO OVER FOAM Elevation A - Spanish Elevation D - Tuscan 0 4 0 12 OW x tIMM& M AWffM M February 21, 2017 2016371 a6 WOOD FASCIA ADDRESS LIGHT STUCCO COLUMN STUCCO OVER FOAM METAL SECTIONAL GARAGE DOOR WOOD OUTLOOKER LAP SIDING FIBER CEMENT TRIM STUCCO FINISH DECORATIVE WOOD (MIRATEC) SHUTTER STUCCO OVER FOAM STUCCO COLUMN Plan 2.2319 McKenna Court Lake Elsinore, CA • AR H.rrw CnRm� DECORATIVE FOAM ACCENT 2MB WOOD FASCIA ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR WITH GLASS Elevation B - Traditional FLAT CONO TILE 4:12 PITCH TYP. U. N.0 2K6 WOOD FASCIA ADDRESS LIGHT STUCCO OVER FOAM 'METAL SECTIONAL GARAGE DOOR WILLIAM HEZMALHALCH ARCH I T E C T S IN C. 2&50 REDHILL AVEMIE SUITE 200 SANTA ANA CA 921056543 949 250 0607 www.Wmrc Lx1s On fax 949 2501529 G Vi Left Elevation A ..-' J � L 1�- -- 7�— --- — Note: Artist's conception; colors, materials and application may vary. Right Elevation A 0 4 8 12 February 21, 2017 2016371 Locations AR��lI>lyd7 �w�Mr �Awa11k=IMk7gM>u>Qu �wMwww�+w r�rwarrwrr., r Dashed Elements Are At Enhanced Locations Plan 2.2319 McKenna Court Lake Elsinore, CA I&` Front Elevation A - Spanish Dashed Elements Are At Enhanced Locations Rear Elevation A Mei WILLIAM HEZMALHALCH A R C H I T E C T S I N C. 2850 REDHILL AVENUE SUITE 209 SPMA ANA CA 927055543 949 250 0607 AAA.Ard0fte%.com fax 949 250 1529 Locations Left Elevation B di 1U dyNiwauUu IIMY vaiy. Locations Right Elevation B 0 4 0 12 I February 21, 2017 2016371 Plan 2.2319 McKenna Court Lake Elsinore, CA y.. Ira Front Elevation B - Traditional SIZE Dashed Elements Are At Enhanced Locations Rear Elevation B WILLIAM HEZMALHALCH ARCHITECTS INC. 2850 REDHILL AVENUE SUITE 200 SAMA ANA CA 927055543 949 250 0607 www.wharchbds com fax 949 250 15N Locations Left Elevation D ano appncanon may vary. 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Front Elevation D - Tuscan ----_ ----- -- OL ;u 1 1 � Dashed Elements Are At Enhanced Locations Rear Elevation D U71 WILLIAM HEZMALHALCH ARCH ITECTS INC. 2050 FE+iL- AVENUE SUITE 200 SANTA ANA" 927056543 949 250 0607 www.wfiwd&dEcoan fax 949 250 1529 40' 0' Upper Floor -1,426 SF 0 4 8 12 4�mo www �mww.a� Naga rc February 21, 2017 2016371 0 Plan 3.2508 2,508 SF 4 Bdrm/Loft/3 Ba 2 Car Garage 81 Plates McKenna Court Lake Elsinore, CA 404P Lower Floor - 1,082 SF WILLIAM HEZMALHALCH ARCHITECTS INC. 21159 REDHILL AVENUE SUITE 200 SANTAANA CA 927055543 949 250 0007 www.whaichilectsam In 949 250 1529 0 U z z NeU Elevation D 0 8 16 24 ®mAKM=ec February 21, 2017 2016371 Elevation A Plan 3.2508 McKenna Court Lake Elsinore, CA Elevation B WILLIAM HEZMALHALCH ARCH ITECTS I INC. 2850 RE0HILL AVENUESUITE 200 SANTAANA CA 9270VM 949 250 0807 , whamhbcts cam raK 949 250 1529 Elevation A - Spanish Note: Artist's conception; colors, materials and application may vary, Elevation D - Tuscan 0 4 0 12 ®W ARcwnrm m February 21, 2017 2016371 Plan 3.2508 McKenna Court Lake Elsinore, CA I&No/� M!9 - Elevation B - Traditional WILLIAM HEZMALHALCH ARCH I T E C T S INC. 2850 REDH81. AVENUE SURE 200 WAANA CA 927055543 919 ZS0 [607 'whamwawtn w w4 , ]Sn 15t3 LOW'S' CONC. TILE 4:12 PITCH TVP, U N 0 24 WOOD FASCIA STUCCO OVER FOAM lYI1LNN17tlINf.HLI STUCCO COLUMN LOW 5CONIC TILE 4:12 PITCH TYR U N 0 2x6 WOOD FASCIA STUCCO OVER FOAM STUCCO FINISH STUCCO CLOUMN Elevation A - Spanish Elevation D - Tuscan 0 4 0 12 February 21, 2017 2016371 FIAT CONG TILE 4:12 PITCH TYP. U N Q Plan 3.2508 DECORATIVE WOOD (MIRATEC) SHUTTER STUCCO OVER SHAPED FOAM ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR WITH GLASS McKenna Court Lake Elsinore, CA �xaor4�s Elevation B - Traditional FIBER CEMENT TRIM DECORATIVE WOOD (MIRATEC) SHUTTER ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR WILLIAM HEZMALHALCH A R C H I T E C T S I N C. 2850 REDHILL AVENUE SUITE 209 SANTA ANA CA 92105-5543 949 250 0607 www.whamhbc(s mm fax 949 250 1529 216 WOOD FASCIA DECORATIVE WOOD (MIRATEC) SHUTTER STUCCO OVER FOAM STUCCO OVER SHAPED FOAM WOOD OUTLOOKOR LAP SIDING ADDRESS LIGHT STUCCO COLUMN METAL SECTIONAL STUCCO FINISH GARAGE DOOR Plan 3.2508 DECORATIVE WOOD (MIRATEC) SHUTTER STUCCO OVER SHAPED FOAM ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR WITH GLASS McKenna Court Lake Elsinore, CA �xaor4�s Elevation B - Traditional FIBER CEMENT TRIM DECORATIVE WOOD (MIRATEC) SHUTTER ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR WILLIAM HEZMALHALCH A R C H I T E C T S I N C. 2850 REDHILL AVENUE SUITE 209 SANTA ANA CA 92105-5543 949 250 0607 www.whamhbc(s mm fax 949 250 1529 i F Left Elevation A Locations Front Elevation A - Spanish --- k - —_ =--�� ED _._-. -.... _._._-.--.. �.. -._ �.�._--.---..—.—._. 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Locations Locations Right Elevation B Rear Elevation B Plan 3.2508 0_ 8_ 12 McKenna Court _ _4 — i-110(OWw lEax MA%Cnm-mm Lake Elsinore, CA WILLIAM HEZMALHALCH ARCH TECTS INC February 21, 2017 2016371 XON!! zesoaEot unvauE su re2oo snrrrnaw�CAa 9492500607 w .wna vcom fax sag 250 1529 N Left Elevation D z II �l El � I L Note: Artist's conception; colors, materials and application may vary. Right Elevation D 0 4 0 1Z OW ARUV WM .c February 21, 2017 2016371 4 I z Dashed Elements Are At Enhanced Locations Dashed Elements Are At Enhanced Locations Front Elevation D - Tuscan Los] 1111 LE M1 vs Dashed Elements Are At Enhanced ^ _. Locations Rear Elevation D Plan 3.2508 McKenna Court Lake Elsinore, CA WILLIAM HEZMALHALCH Fjxj/1Ss ARCHITECTS INC. 2850 REDHILL AVENUE SUITE200 SAWAANACA 92705-M . aC Hrrr. r...rjq W n W7 Www.Hr xChilcr4F.:[+'� iil[ 9.t9 Z 15?� Upper Floor -1,281 SF 0 4 0 12 February 21, 2017 2016371 arm •/, l•ti �f Plan 4.2709 2,2709 SF 3 Bdrm/Suite Bdrm/Suite Living/Loft/3 Ba 2 Car Garage 8'/8' Plates McKenna Court Lake Elsinore, CA x Lower Floor -1,428 SF F -I WILLIAM HEZMALHALCH ARCH I T E C T S INC. 2950 REDHILL AVENUE SWE 200 SANTA ANA CA 927053543 949 250 0607 w .whamh9ads cam rm 949 250 1529 Elevation D 0 0 16 24 ®,w x„uA, KnAwiva AAonan, nc February 21, 2017 2016371 Elevation A Plan 4.2709 McKenna Court Lake Elsinore, CA H Elevation B WILLIAM HEZMALHALCH ARCH I T E C T S I N C. 2650 REDH91 AVENUE SUITE 200 SANTA ANA CA 927055543 949 250 0607 www.wfiamWBc a cam Tax 949 250 1529 "� .k ..•x�,�':. -gip•oil I'l !P J. �I[-.'a "A wl �eHf�wgR�lP�flPR f•F AaRu>�fr v: 7.1 ifl: ' tv 'i •l f •YMllfl!'t1 glf7Jtil'1Kl: l� r hAr .•�','•r+ - � r: if llM�i.wr11,I1: MIR JMI1:f tMRP�Ir" �41Mrl��f M#Y �ri4lll!Miy/•gl:Plllt[l� .!�}'.._'•�.. .�y'+�� - '"�IllswlWl�fA��wICMl�M*CIIL[M Q' ' F y'' • - ' : L +rw�ew•r •,.�. 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TILE 4:12 PITCH TYP. U N 0. MxM�77:6YNL� STUCCO OVER FOAM DECORATIVE FOAM ACCENT STUCCO FINISH STUCCO POTSHELF Elevation D - Tuscan 0 4 8 12 I OW V M TrnANxwa ARCHIRCM M February 21, 2017 2016371 Elevation A - Spanish DECORATIVE WOOD (MIRATEC) SHUTTERS ADDRESS LIGHT METAL SECTIONAL GARAGE DOOR WITH GLASS Plan 4.2709 McKenna Court Lake Elsinore, CA i 021l�r� Gqy Elevation '13' - Traditional WILLIAM HEZMALHALCH ARCHITECTS I NC. 2650 REDHILL AVENUE SUITE 209 SANTA MIA CA 9270&5543 949 250 0607 wwwmhachileds com fax 949 250 1529 FLAT CONC. TILE 5:12 PITCH FLAT CONC TILE 4:12 PITCH TYP. U N 0 DECO OECORATWE WOOD STUCCO OVER FOAM Li WIRATEC) SWOT 9dIRATEC) SHUTTERS (MIgATEC) SHUTTERS ❑ WOOD OUTLOOKER LAP SIDING FIBER CEMENT TRIM 2x6 WOOD FASCIA ADDRESS LIGHT ADDRESS LIGHT 0 STUCCO FINISH H HMO ®� METAL SECTIONAL METAL SECTIONAL GARAGE DOOR GARAGE DOOR Plan 4.2709 McKenna Court Lake Elsinore, CA i 021l�r� Gqy Elevation '13' - Traditional WILLIAM HEZMALHALCH ARCHITECTS I NC. 2650 REDHILL AVENUE SUITE 209 SANTA MIA CA 9270&5543 949 250 0607 wwwmhachileds com fax 949 250 1529 ............ ......... Locations Left Elevation A and application may vary. Locations Right Elevation A 0 4 0 12 D nv wuvw r.ucwn�w� wwmnx rc February 21, 2017 2016371 Plan 4.2709 McKenna Court Lake Elsinore, CA B:f wc/r x.a .nc ara.c.� Y Front Elevation A - Spanish Dashed Elements Are At Enhanced Locations Rear Elevation A IN- WILLIAm HEZMALHALCH ARCHITECTS INC. 2250 REDF&l.L AVENUE SURE 200 SAKTAANA CA 92705 W 949 250 0607 wMw 4w i mb.com rax 949 250 1529 Locations Left Elevation B Front Elevation B - Traditional - ..�--------------- — — —. --. I -.------- — — •--- —.—.._ ------ —._ -- — ---- UWP4 Note: Artist's conception; colors, materials Dashed Elements Are At Enhanced Dashed Elements Are At Enhanced and application may vary. Locations Locations Right Elevation B Rear Elevation B Plan 4.2709 1Z McKenna Court e>o. w.uru �wrv.�eomcx..c Lake Elsinore, CA WILLIAM HEZMALHALCH L' s ARCHITECTS INC. February 21, 2017 �21150 REDHILL AVENUE SUITE 200 SANTA ANA CA 927055543 2016371 .aa am. a.ya� 949 250 0007 www wharchitede com fax 949 260 1529 Left Elevation D Note: Artist's conception; colors, materials and application may vary. 0 4 0 1`l ppm wwu fvwuwni .�nxn. rc February 21, 2017 2016371 Locations trrl pppppp"I ---- --- ----- Gashed Elements Are At Enhanced Locations Right Elevation D Plan 4.2709 McKenna Court Lake Elsinore, CA E�u Front Elevation D - Tuscan Locations Rear Elevation D VI WILLIAM HEZMALHALCH ARCHITECTS I NC. 2850 REDHILL AVENUE SUITE 200 SANTA ANA CA 92705,5543 949 250 0607 wew,wharchiteds cam tax 949 250 1529 GARAGE DOOR TRIM PRE PIF 1 ` ROOFING .H WILLIAM HEZMALHALCH A R C H I T E C T S I N C. February 21, 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California EXTERIOR COLOR & MATERIALS CIA 1 of 9 Project #2016371 SCHEME 3A A' Elevations Only, Spanish MATERIAL COLOR MANUFACTURER ROOFING: SCM 8806 EAGLE Low Profile Concrete Tile TUCSON BLEND GUTTERS & DOWNSPOUTS (Factory Finish) ROYAL BROWN CUSTOM-BILT METALS SHUTTERS STUCCO (Lightlace Finish) 1/2 A 452 OMEGA TRIM COLOR #1 (applied to): SW 6081 Garage Door DOWN HOME SHERWIN WILLIAMS Trim TRIM COLOR #2 (applied to): SW 7040 Fascia SMOKEHOUSE SHERWIN WILLIAMS Front Door ACCENT COLOR (applied to): SW 6062 SHERWIN WILLIAMS Shutters RUGGED BROWN )N PREFAB PIPES @ GABLES SW 7705 WHEAT PENNY I SHERWIN WILLIAMS DECORATIVE METAL SW 7020 BLACK FOX SHERWIN WILLIAMS GARAGE MAN DOOR Match Stucco Color SHERWIN WILLIAMS NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. William Hezmalhalch Architects, Inc. © 2017 'A' ELEVATIONS ONLY McKENNA COURT by D.R. HORTON LAKE ELSINORE, CALIFORNIA 2/21/17 J 2016371 SPANISH WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact color refer to manufacturers' actual samples. 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 Tel 949 250 0607 Fax 949 250 1529 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 925 463 1700 Fax 949 250 1529 GARAGE DOOR TRIM PRE PIF CIA SHUTTERS )NT OR 'A' ELEVATIONS ONLY MCKE111NA COURT by D.R. HOR ■ T ON LAKE ELSINORE, CALIFORNIA 2/21/17 4A 2016371 SPANISH WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact color refer to manufacturers' actual samples February 21, 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California SCHEME 4A MATERIAL WILLIAM HEZMALHALCH A R C H I T E C T S I N C. EXTERIOR COLOR & MATERIALS 2 of 9 ROOFING: Low Profile Concrete Tile GUTTERS & DOWNSPOUTS (Factory Finish) STUCCO (Lightlace Finish) TRIM COLOR #1 (applied to): Garage Door Trim TRIM COLOR #2 (applied to): Fascia Frnnt f1nnr ACCENT COLOR (applied to).- Shutters o):Shutters PREFAB PIPES @ GABLES DECORATIVE METAL GARAGE MAN DOOR COLOR Project #2016371 A' Elevations Only, Spanish MANUFACTURER 2680 EAGLE LOS PADRES BLEND WOODBEIGE CUSTOM-BILT METALS 1/8 A 653 OMEGA SW 7038 TONY TAUPE SW 7525 TREE BRANCH SW 6223 STILL WATER SW 7705 WHEAT PENNY SW 7020 BLACK FOX Match Stucco Color SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. William Hezmalhalch Architects, Inc. © 2017 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 949 250 1529 GARAGE DOOR TRIM PRI PII CIA SHUTTERS February 21, 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California SCHEME 6A WILLIAM HEZMALHALCH A R C H I T E C T S I N C. Project #2016371 EXTERIOR COLOR & MATERIALS 3 of 9 A' Elevations Only, Spanish MATERIAL COLOR MANUFACTURER ROOFING: Low Profile Concrete Tile GUTTERS & DOWNSPOUTS (Factory Finish) STUCCO (Lightlace Finish) TRIM COLOR #1 (applied to): Garage Door Trim TRIM COLOR #2 (applied to): Fascia Front Door ACCENT COLOR (applied to): Shutters )NT OR PREFAB PIPES @ GABLES 'A' ELEVATIONS ONLY McKENNA COURT by D.R. HORTON LAKE ELSINORE, CALIFORNIA 2/21/17 6A 2016371 SPANISH WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact color refer to manufacturers' actual samples DECORATIVE METAL GARAGE MAN DOOR NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 Tel 949 250 0607 Fax 949 250 1529 2615 WEATHERED TERRA COTTA RANGE BEAVER BROWN 7/8 A 837 SW 6124 CARDBOARD SW 6104 KAFFEE SW 6426 BASQUE GREEN SW 7705 WHEAT PENNY SW 7020 BLACK FOX Match Stucco Color EAGLE CUSTOM-BILT METALS OMEGA SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS William Hezmalhalch Architects, Inc. © 2017 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 925 463 1700 Fax 949 250 1529 GABLE LAP SIDING GARAGE DOOR TRIM ROOFING FASCIA FRONT DOOR SHUTTERS 'B' ELEVATIONS ONLY McKIiENNA COURT by D.R. HORTON LAKE ELSINORE, CALIFORNIA 2/21/17 2B 2016371 TRADITIONAL WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact color refer to manufacturers' actual samples. February 21, 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California SCHEME 2B MATERIAL WILLIAM HEZMALHALCH A R C H I T E C T S I N C. EXTERIOR COLOR & MATERIALS 4 of 9 ROOFING: Concrete Slate Tile GUTTERS & DOWNSPOUTS (Factory Finish) STUCCO (Lightlace Finish) TRIM COLOR (applied to): Fascia Gable Lap Siding Garage Door Trim ACCENT COLOR (applied to): Front Door Shutters GARAGE MAN DOOR NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. Project #2016371 `B' Elevations Only, Traditional COLOR MANUFACTURER 4634 KINGS CANYON BLEND 30° WHITE 13/4 A 103 SW 638 DOVER W1 SW 6209 RIPE OLIVE Match Stucco Color EAGLE CUSTOM-BILT METALS OMEGA SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS William Hezmalhalch Architects. Inc. © 2017 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 949 250 1529 ROOFING 1 I f l � GABLE LAP SIDING GARAGE DOOR TRIM FASCIA STUCCO I I FRONT DOOR SHUTTERS 'B' ELEVATIONS ONLY McKENNA COURT by D.R. HORTON LAKE ELSINORE, CALIFORNIA 2/21/17 3B 2016371 TRADITIONAL WILLIAM HEZMALHALCH ARCHITECTS INC © 2077 For exact color refer to manufacturers' actual samples. 1'N WILLIAM HEZMALHALCH A R C H I T E C T S I N C. February 21, 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California EXTERIOR COLOR & MATERIALS 5 of 9 SCHEME 3B MATERIAL ROOFING: Concrete Slate Tile GUTTERS & DOWNSPOUTS (Factory Finish) STUCCO (Lightlace Finish) Project #2016371 `B' Elevations Only, Traditional COLOR MANUFACTURER SCB8827 EAGLE TACOMA BLEND 300 WHITE CUSTOM-BILT METALS 3/4 A 544 OMEGA TRIM COLOR (applied to): Fascia SW 6147 Gable Lap Siding PANDA WHITE Garage Door Trim ACCENT COLOR (applied to): SW 6258 Front Door TRICORN BLACK Shutters GARAGE MAN DOOR Match Stucco Color NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS William Hezmalhalch Architects, Inc. © 2017 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 949 250 1529 GABLE LAP SIDING GARAGE DOOR TRIM ,CIA February 21, 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California SCHEME4BC WILLIAM HEZMALHALCH A R C H I T E C T S I N C. EXTERIOR COLOR & MATERIALS 6of9 MATERIAL ROOFING: Concrete Slate Tile GUTTERS & DOWNSPOUTS (Factory Finish) STUCCO (Lightlace Finish) TRIM COLOR (applied to): Fascia FRONT Gable Lap Siding DOOR Garage Door SHUTTERS Trim ACCENT COLOR (applied to): Front Door Shutters 'B' ELEVATIONS ONLY McKENNA COURT by D.R. MOR TON LAKE ELSINORE, CALIFORNIA 2/21/17 4BC 2016371 GARAGE MAN DOOR NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. COLOR 4882 MANTECA BLEND LOW GLOSS WHITE 3/8 A 796 SW 6385 DOVER WHITE SW 6055 FIERY BROWN Match Stucco Color Project #2016371 `B' Elevations Only, Traditional MANUFACTURER EAGLE CUSTOM-BILT METALS OMEGA SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS William Hezmalhalch Architects, Inc. © 2017 TRADITIONAL WILLIAM HEZMALHALCH ARCHITECTS INc © 2017 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 For e—c(color referfomanufac7urers'ac[ua/samp/es Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 949 250 1529 TRIM CIA GARAGE DOOR 'D' ELEVATIONS ONLY McKENNA COURT by D. R. HORTON LAKE ELSINORE, CALIFORNIA 2/21/17 2D 2016371 TUSCAN WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact color refer to manuracturers' actual samples February 21 , 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California SCHEME 2D MATERIAL WILLIAM HEZMALHALCH A R C H I T E C T S I N C EXTERIOR COLOR & MATERIALS 7 of 9 COLOR Project #2016371 `D' Elevations Only, Tuscan MANUFACTURER ROOFING: 2680 EAGLE Low Profile Concrete Tile LOS PADRES BLEND BRONZE GUTTERS & DOWNSPOUTS (Factory Finish) CUSTOM-BILT METALS STUCCO (Lightlace Finish) 7/8 A 842 OMEGA SHERWIN WILLIAMS TRIM COLOR #1 (applied to): SW 7557 Trim SUMMER WHITE TRIM COLOR #2 (applied to): SW 6153 Fascia PROTEGE BRONZE SHERWIN WILLIAMS Garage Door ACCENT COLOR (applied to): SO 15429 Front Door Match to Kelly Moore SHERWIN WILLIAMS Shutters KM 4526-5 COFFEE BAR GARAGE MAN DOOR Match Stucco Color SHERWIN WILLIAMS NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. William Hezmalhalch Architects, Inc. © 2017 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 w vw,wharchitects_com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 949 250 0607 Fax 949 250 1529 Tel 925 463 1700 Fax 949 250 1529 111111111-085 F I SH e FASCIA I STUCCO GARAGE DOOR 'D' ELEVATIONS ONLY McKENNA COURT by D.R. HORTCN LAKE ELSINORE, CALIFORNIA 2/21/17 3D 2016371 TUSCAN WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact colorrefer to manufaclurers'actual samples February 21 , 2017 D.R. HORTON MCKENNA COURT Lake Elsinore, California SCHEME 3D MATERIAL u WILLIAM HEZMALHALCH A R C H I T E C T S I N C, EXTERIOR COLOR & MATERIALS 8 of 9 ROOFING: Low Profile Concrete Tile GUTTERS & DOWNSPOUTS (Factory Finish) STUCCO (Lightlace Finish) TRIM COLOR #1 (applied to): Trim TRIM COLOR #2 (applied to): Fascia Garage Door ACCENT COLOR (applied to): Front Door Shutters GARAGE MAN DOOR NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 Tel 949 250 0607 Fax 949 250 1529 Project #2016371 `B' Elevations Only, Tuscan COLOR MANUFACTURER 2684 EAGLE SAN RAPHAEL BLEND ROYAL BROWN CUSTOM-BILT METALS 3/4409 OMEGA SW 7516 KESTREL WHITE SHERWIN WILLIAMS SW 2838 SHERWIN WILLIAMS POLISHED MAHOGANY SW 6236 GRAYS HARBOR Match Stucco Color SHERWIN WILLIAMS SHERWIN WILLIAMS William Hezmalhalch Architects, Inc. © 2017 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 925 463 1700 Fax 949 250 1529 TRIM CIA GARAGE DOOR 'D' ELEVATIONS ONLY Mc1CFIVNA COURT by D.R. HOR TON LAKE ELSINORE, CALIFORNIA 2/21/17 4D 2016371 TUSCAN WILLIAM HEZMALHALCH ARCHITECTS INC © 2017 For exact color refer to manufacturers' actual samples. February 21, 2017 D.R. HORTON McKENNA COURT Lake Elsinore, California SCHEME 4D 11 WILLIAM HEZMALHALCH A R C H I T E C T S I N C. Project #2016371 EXTERIOR COLOR & MATERIALS 9 of 9 `B' Elevations Only, Tuscan MATERIAL COLOR MANUFACTURER ROOFING: Low Profile Concrete Tile GUTTERS & DOWNSPOUTS (Factory Finish) STUCCO (Lightlace Finish) TRIM COLOR #1 (applied to). Trim TRIM COLOR #2 (applied to), Fascia Garage Door ACCENT COLOR (applied to): Front Door Shutters GARAGE MAN DOOR NOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau. 2850 Redhill Avenue Suite 200 Santa Ana CA 92705-5543 Tel 949 250 0607 Fax 949 250 1529 2773 WALNUT CREEK BLEND BEAVER BROWN 3/4421 SW 6112 BISCUIT SW 7027 WELL-BRED BROWN SW 6208 PEWTER GREEN EAGLE CUSTOM-BILT METALS OMEGA SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS Match Stucco Color I SHERWIN WILLIAMS William Hezmalhalch Architects, Inc. © 2017 www.wharchitects.com 5000 Executive Parkway Suite 375 San Ramon CA 94583-4210 Tel 925 463 1700 Fax 949 250 1529