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HomeMy WebLinkAboutItem No. 16 Planning App. No. 2016-103 Missiona Trail Apts City of Lake Elsinore 130 South Main Street Lake Elsinore,CA 92530 r►rr ai www.lake-elsinore.org [WEALSINON Text File File Number: ID# 17-253 Agenda Date: 6/27/2017 Version: 1 Status: Consent Agenda In Control: City Council File Type: Report Agenda Number: 16) City of Lake Elsinore Page 1 Printed on 612212017 CITY OF ��t LADE LSINOR E L DREAM LXTREME- REPORT TO CITY COUNCIL To: Honorable Mayor and Members of the City Council From: Grant Yates, City Manager Prepared by: Justin Kirk, Principal Planner Date: June 27, 2017 Project: Planning Application No. 2016-103 (Mission Trail Apartments): A request by C&C Development for the approval of a Residential Design Review application for the development 81 multifamily residential units located within four buildings Applicant: Todd Cottle, C&C Development Recommendation adopt, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, APPROVING A MITIGATED NEGATIVE DECLARATION (ER 2017-00005) (SCH 2O17041057) FOR PLANNING APPLICATION 2016-103 (RESIDENTIAL DESIGN REVIEW 2016-00023); AND, adopt, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION 2016-103 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 OF PLANNING APPLICATION 2016-103 FOR 81 MULTIFAMILY RESIDENTIAL UNITS LOCATED WITHIN FOUR BUILDINGS AND RELATED IMPROVEMENTS, LOCATED AT ASSESOR PARCEL NUMBER 365-030-001. Project Request/Location The applicant is proposing to build an affordable multifamily development with 81 apartments units and associated features and facilities including resident/visitor parking, a leasing/management office, a community center, onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN: 365-030-001). Background Community Outreach The applicant on two separate occasions met with the adjacent Summerly planned community. At these meetings, the applicant discussed the composition of residents, the specific screening process of potential residents, the income limits for the property, and other project details. Staff attended the second of the two meetings as was able to provide some detail on the City's affordable housing requirements, consistency with the General Plan and zoning requirements, and specific Conditions of Approval that would alleviate potential impacts on the residential community. Correspondence Received The City received six pieces of correspondence related to the project they are included in exhibit E, the following is a summary: • Renee Rolander: In opposition to the project as it would reduce the value of the adjacent SFD. • Department of Toxic Substances: Wanted to ensure adequate testing had occurred and there were adequate mitigation conducted. • CDFW: Proposed mitigation ratios were not acceptable and during the permit process revisions to this may be required. • Paul Williams: In favor of the project, did not see the affordable aspect reducing value. • Marcel Reim: Opposed the project, as it would diminish the views and character of the Wildomar side of Mission Trail. Planning Commission The Planning Commission took action and unanimously recommended approval of the proposed project to the City Council, with several modifications and additions to Conditions of Approval as noted in Exhibit D. Environmental Setting EXISTING LAND USE EAST LAKE SP GENERAL PLAN Project Site Vacant Medium Residential Specific Plan North Single Family Residential Low-Medium Residential' Specific Plan South Vacant Low-Medium Residential' Specific Plan East ROW ROW ROW West Vacant Low-Medium Residential3 Specific Plan Description of Residential Design Review No. 2016-103 The proposed 81-unit development is located on a 5.37-acre site and would have an overall density of 15.1 dwelling units to the acre. The projects would consist of four (4) residential buildings with a total of nine (9) two-bedroom units and 72 three-bedroom units and would range ' ELSP AMENDMENT 96 a ELSP s ELSP AMENDMENT#8 Page 2 of 6 in height between 23'-10"-37'-4" as detailed below in Table 1. Table 1 Buildin /Unit Breakdown Building Stories Height U BR UBR Total Building Additional Facilities 1 1-2 23'10" 3 8 11 Leasing and Management Office 2 3 37'4" 0 24 24 - 3 3 374" 0 24 24 - 4 3 374" 6 16 22 Community Center, Laundry Facility TOTAL 9 72 81 Architectural Features The building architecture would feature white stucco buildings with red and mocha terracotta blend concrete barrel tile roofs. Additional architectural features include; stucco eave detail, faux clay vents, wood bargeboard and wood fascia details. Vinyl windows would have decorative trim, including some with faux wood grain shutters. The proposed trim is to be painted light brown, with accents in gray-blue. Concrete open riser stairs with metal rails provide access to second and third story units. Building colors and finishes: Stucco Color 1: Omega "Milky Quartz" Stucco Color 2: Omega "Safari Tan" 30/30 finish (entry surrounds and columns) Roof Tile: Eagle "3815 Red Bluff Blend" — maroon, mocha, terracotta blend, with streaks Trim Paint: Vista "Pocahontas" Accent Paint: Vista "Mirador" Site fencing would primarily consist of 6' high tube steel fencing, with the exception of the main entry and along the southern parcel boundary. The main entry of the site would include decorative stone clad block wall, which would connect to the tube steel fencing and would contain the community's monument signage. The southern boundary of the parcel would include a 6'-0" high concrete masonry unit (CMU) wall. Landscaping Trees, shrubs, and ground cover located in the perimeter landscaping areas provide effective screening of the project. Interior landscaping will provide foreground softening of the buildings. The landscape will be drip irrigated and controlled by an ET based smart controller. Plant selection by hydro-zone will reduce overall irrigation requirements. Community Amenities The proposed project offers both active and passive recreational opportunities. The main community open space area adjacent to Building 2, 3, and 4 would include a tot lot, barbecue pavilion, picnic tables, benches, and an open turf area. Three open space lawn areas would provide active or passive recreation. A landscaped open space courtyard would separate Buildings 2 and 3, which would include seating areas. In addition, three open lawn areas, several Page 3 of 6 seating areas, and a barbecue pavilion surround Building 1. Site Access and Parking Vehicular access to the Project site would be provided via one un-signalized driveway along Mission Trail, which would be aligned with the access of the existing U-Wash self-serve car wash across the street on the east side of Mission Trail. The Project would add a west leg with an eastbound-shared left turn/right-turn outbound lane and one inbound lane to the driveway. The Project would also install a "STOP" sign and "STOP" bar on the eastbound approach of the driveway for outgoing vehicles. In addition, the Project would restripe the northbound approach to provide an exclusive northbound left-turn lane and would improve the southwesterly side of Mission Trail to the ultimate half-width along the Project boundary. Improvements within Mission Trail would occur entirely within previously disturbed right-of-way. From Mission Trail, vehicles would access the interior of the site via a gated (sliding gate)entrance located just beyond a main entry call box. Vehicles would proceed through the site via a one- way, looped drive aisle, which would terminate at the main entry/non-signalized driveway. Guest and leasing office parking would be provided immediately north of the driveway. Drive aisle widths internal to the proposed Project vary but have been designed to adequate accommodate fire department access. Standard concrete sidewalks provide pedestrian access within the community. At select locations including at the main entry, the leasing office patio, the open space courtyard between Buildings two (2) and three (3), and near several outdoor community spaces will incorporate Enhanced paving The proposed projects incorporates 189 parking spaces, including 88 covered/carport parking spaces and 101 uncovered parking spaces. Of these spaces, eight (8) would be ADA parking spaces. Analysis The proposed project has been reviewed for consistency with the General Plan, the Lake Elsinore Municipal Code (LEMC), and the East Lake Specific Plan (ELSP). General Plan The ESLP and the subsequent amendments were subject to a consistency finding with the General Plan prior to adoption. The proposed project is consistent with the provisions of the ESLP and is therefore consistent with the General Plan. Furthermore, the proposed development helps the City's Regional Housing Needs Allocation (RHNA) goals by providing additional affordable housing stocks that furthers the goals and objectives of the Housing Element. ELSP/LEMC The Project has a zoning designation governed by the East Lake Specific Plan and the LEMC. Under the ELSP, the project has a designation of Medium Density Residential (Res 2), Table 2 details the Project's consistency with the ELSP: Page 4 of 6 Table 2 Development Standard Required/Limit Proposed Building Height 45-0" 37'-4" Front Setback 20'-0" 26'-0" Side Setback 0'-01, 32'-0" Side Setback 0'-01, 90'-01, Rear Setback 0'-01, 103'-0" Building Separation 10'-01, 19'-01, Maximum Lot Coverage 70% 17.5 The project has maximum density of 14 dwelling units per acre, which translates to a maximum of 75 units on the Project site. The City has processed a density transfer to allow six units of additional density to be transferred to the Project site from another site within the ESLP (APN 371-020-001), thus eliminating the potential inconsistency with the maximum density of development. The proposed project has a maximum lot coverage The proposed development has a parking requirement of one covered space, plus one point two (1.2) open spaces per dwelling unit, which translates to 81 covered spaces and 98 uncovered spaces for a total of 179 parking spaces. The project proposes 88 covered spaces and 101 uncovered spaces for a total of 189 parking spaces, thus exceeding the minimum requirements. Overall, the proposed development is of a high quality and is consistent with all applicable governing documents. The proposed architecture effectively employs horizontal and vertical elements to break up the massing of the buildings. The uses of arches, shutters, and other architectural treatments reinforce the high quality of the proposed design. In order to minimize potential visual and/or privacy impacts to the adjacent residential community, building one (1) has been designed to feature a single story element on the northerly facing building frontage and transitions to a two (2) story building that does not incorporate any windows adjacent to the residential community. The applicant has proposed tubular steel adjacent to the residential community's block wall to not create a blind area. Adequate recreational amenities have been provided and are consistent with other multi-family residential projects. Building, Engineering, and Fire staff have reviewed the requested Design Review application and have conditioned the project to mitigate any concerns. Overall, the proposed project as designed and conditioned will provide a high quality and complimentary housing option to the Summerly Development. Environmental Determination An Initial Study was prepared for the Project to identify whether or not any significant environmental impacts may result from the Project. Based on the Initial Study, A Draft Mitigated Negative Declaration "MND" (SCH#2017041057) was prepared to analyze the potential impacts of the proposed project. No environmental impacts, which could not be mitigated to a level of less than significant, were identified. Mitigation measures were incorporated to ensure that the Project would have a less than significant impact on the environment. Pursuant to CEQA, a 30-day public review period of the MND began on Friday, April 21, 2017, and will end on Friday, May 26, 2017. Two Comment letters were received during the public review period and are included in the Exhibit E, Department of Toxic Substances: Wanted to ensure adequate testing had occurred and there were adequate mitigation conducted and CDFW: Proposed mitigation ratios were not acceptable and during the permit process revisions to this may be required. In review of the letters, neither Page 5 of 6 represented significant defect in the IS/MND that required further modification and/or recirculation Notice to all interested persons and agencies inviting comments on the MND and published in accordance with the provisions of CEQA, the State CEQA Guidelines, and the Lake Elsinore Municipal Code. Fiscal Impact The Developer Deposit paid for by the applicant has covered the time and costs related to processing this extension of time request. No General Fund budgets have been allocated or used in the processing of this application. The approval of the Residential Design Review application does not fiscally affect the City's General Fund. Mitigation Measures to protect the City fiscally have already been included in the Conditions of Approval. Exhibits: A. CEQA Resolution B. MSHCP Resolution C. RDR Resolution D. Conditions of Approval E. Correspondence F. Vicinity Map G. Aerial Map H. Design Review Package Page 6 of 6 RESOLUTION NO. 2017- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, APPROVING A MITIGATED NEGATIVE DECLARATION (ER 2017-00005) (SCH 2017041057) FOR PLANNING APPLICATION 2016-103 (RESIDENTIAL DESIGN REVIEW 2016-00023) Whereas, C&C Housing submitted an application for a residential design review, proposing to build an affordable multifamily development with 81 apartments units and associated features and facilities including resident/visitor parking, a leasing/management office, a community center, onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN: 365-030-001); and, Whereas, the Project is subject to the provisions of the California Environmental Quality Act (Public Resources Code§§ 21000, et seq.: "CEQA")and the State Implementation Guidelines for CEQA (14 California Code of Regulations Sections 15000, et seq.: "CEQA Guidelines") because the Project involves an activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and involves the issuance of a lease, permit license, certificate, or other entitlement for use by one or more public agencies (Public Resources Code Section 21065); and, Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project would have a significant effect on the environment. The Initial Study revealed that the Project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels; and, Whereas, based upon the results of the Initial Study, and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and circulate the Mitigated Negative Declaration (MND) for the Project; and, Whereas, pursuant to CEQA Guidelines Section 15072, on Friday, April 21, 2017, the City duly issued a notice of intent to adopt the MND; and, Whereas, in accordance with CEQA Guidelines Section 15073, the MND was made available for public review and comment for a minimum of thirty days beginning on Friday, April 21, 2017, and ending on May 26, 2017; and, Whereas, a Mitigation Monitoring and Reporting Program (MMRP) for the Project has been prepared in accordance with Section 21081.6 of CEQA; and, Whereas, pursuant to LEMC Chapter 16.24 (17.184 (Design Review) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to Design Review of residential Projects; and, Whereas, on June 6, 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, CC Reso No. 2017- Page 2 of 3 Whereas, pursuant to.184 (Design Review)the Council has the responsibility of making decisions to approve, modify or disapprove recommendations of the Commission for Design Review applications; and; Whereas, on June 27, 2017, at a duly noticed Public Hearing the Council has considered 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, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Whereas, on June 27, 2017, at a duly noticed public meeting, the City Council has considered the recommendation of the Planning 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 foregoing recitals are true and correct and are hereby incorporated into these findings by this reference. Section 2. The Council evaluated all comments, written and oral, received from persons who have reviewed the MND. The Council hereby finds and determines that all public comments have been addressed. Section 3. The Council hereby finds that the MND for the Project is adequate and has been completed in accordance with CEQA, the State CEQA Guidelines, and the City's procedures for implementation of CEQA; and recommends to the City Council that it make the same finding. The Council has reviewed and considered the information contained in the MND and finds that the MND represents the independent judgment of the City. Section 4. The Council further finds and determines that none of the circumstances listed in CEQA Guidelines Section 15073.5 requiring recirculation of the MND are present and that it would be appropriate to adopt the MND as proposed to the Council. Section 5. The Council hereby makes, adopts, and incorporates the following findings regarding the lack of potential environmental impacts of the Project and the analysis and conclusions set forth in the MND: 1. Revisions in the Project plans or proposals made by or agreed to by the applicant before a MND and Initial Study was released for public review and mitigation measures set forth in the Initial Study would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur. Based upon the Initial Study conducted for the Project, there is substantial evidence suggesting that all potential impacts to the environment resulting from the Project can be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the Project design. The Mitigation Monitoring and Reporting Plan contains an implementation program for each mitigation measure. After implementation of the mitigation contained in the Mitigation Monitoring and Reporting Plan, potential environmental impacts are effectively reduced to less than significant levels. CC Reso No. 2017- Page 3 of 3 2. There is no substantial evidence, in the light of the whole record before the agency including the initial study and any comments received, that there is no substantial evidence that the Project will have significant effect on the environment. Pursuant to the evidence received, including comment letters, and in the light of the whole record presented, the Project will not have a significant effect on the environment. Section 7. Based upon the evidence presented, the above findings, and the attached Conditions of Approval, the Council adopts the MND (ER 2017-00005) (SCH 2O17041057). Section 8. This Resolution shall take effect from and after the date of its passage and adoption. Passed and Adopted on this 27th day of June 2017, by the following vote: 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 27, 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, ADOPTING FINDINGS THAT PLANNING APPLICATION 2016-103 IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas, C&C Housing submitted an application for a residential design review, proposing to build an affordable multifamily development with 81 apartments units and associated features and facilities including resident/visitor parking, a leasing/management office, a community center, onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN: 365-030-001); and, Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all projects which are proposed on land covered by an MSHCP criteria cell and which require discretionary approval by the legislative body undergo the Lake Elsinore Acquisition Process (LEAP) and a Joint Project Review (JPR) between the City and the Regional Conservation Authority (RCA) prior to public review of the project applications; and, Whereas, Section 6.0 further requires that discretionary development Projects be analyzed pursuant to the MSHCP "Plan Wide Requirements" even if not within an MSHCP criteria cell; and, Whereas, the Project is discretionary in nature and requires review and approval by the Planning Commission (Commission) and City Council (Council); and, Whereas, a portion of the Project is within MSHCP Criteria Cell 4743 and the entire Project is within the Elsinore Plan Area of the MSHCP, and therefore, the Project was reviewed pursuant to the MSHCP "Plan Wide Requirements"; and, Whereas, Section 6.0 of the MSHCP requires that the City adopt consistency findings prior to approving any discretionary Project entitlements for development of property that is subject to the MSHCP; and, Whereas, pursuant to LEMC Chapter 16.24 (17.184 (Design Review) the Commission has been delegated with the responsibility of making recommendations to the Council pertaining to Design Review of residential Projects; and, Whereas, on June 6, 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.184 (Design Review)the Council has the responsibility of making decisions to approve, modify or disapprove recommendations of the Commission for Design Review applications; and, Whereas, on June 27, 2017, at a duly noticed Public Hearing the Council has considered evidence presented by the Community Development Department and other interested parties with respect to this item. CC Reso No. 2017- Page 2 of 5 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. The City Council has reviewed and analyzed the proposed applications and their consistency with the MSHCP prior to making a decision to adopt Findings of Consistency with the MSHCP for the Project. Section 2. That in accordance with the Lake Elsinore Municipal Code (LEMC), and the MSHCP, Findings for adoption have been made as follows: 1. The proposed 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 Implementing Resolution, prior to approving any discretionary entitlement, the City is required to review the Project to ensure consistency with the MSHCP criteria and other "Plan Wide Requirements." The Project, as proposed, was found to be consistent with the MSHCP criteria. In addition, the Project was reviewed and found consistent with the following "Plan Wide Requirements". Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP § 6.2), 1.Protection of Narrow Endemic Species MSHCP § 6.3), 1.Urban/Wildlands Interface Guidelines (MSHCP § 6.4), 1.Vegetation Mapping (MSHCP§ 6.1), 3.Additional Survey Needs and Procedures (MSHCP§ 6.2), 3. Fuels Management(MSHCP§ 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance § 4.0). 2. The proposed Project is subject to the City's Lake Elsinore Acquisition Process (LEAP) and the County's Joint Project (JPR) Review processes. The Project site, borrow site, and temporary haul road is located within Subunit 3 (Elsinore) of Elsinore Area Plan of the Western Riverside County MSHCP. The Project site, borrow site, and temporary haul road is located within MSHCP Criteria Cells, proposed extension of the existing Core 3, and in the vicinity of proposed Linkage 8. The Project site, borrow site, and temporary haul road are located within the MSHCP Project site, borrow site, and temporary haul road for the western burrowing owl (Athene cunicularia hypugaea) pursuant to Section 6.3.2 of the MSHCP. The borrow site and temporary haul road are also located within the MSHCP Project site, borrow site, and temporary haul road for Narrow Endemic plant species pursuant to Section 6.1.3 of the MSHCP and Criteria Area plant species pursuant to Section 6.3.2 of the MSHCP. The Project would be required to comply with the MSHCP through obtaining a consistency determination and any other additional approvals required by the MSHCP, including processes such as the City's implementation of the HANS (Habitat Evaluation and Acquisition Negotiation Strategy) process, the Lake Elsinore Acquisition Process (LEAP), and/or a Determination of Biologically Equivalent or Superior Preservation (DBESP), if appropriate. It is anticipated that a DBESP will be required for this Project, subject to MSHCP approval, and the Project will be required to demonstrate consistency with the MSHCP through the preservation of equivalent or superior resources in comparison to project impacts. CC Reso No. 2017- Page 3 of 5 3. The proposed Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. Section 6.21.of the MSHCP focuses on protection of riparian/riverine areas and vernal pool habitat types based upon their value in the conservation of a number of MSHCP covered species. All potential impacts to riparian/riverine areas will be mitigated as identified in the Determination of Biological Equivalent or Superior Preservation DBESP) to be completed and approved prior to the issuance of a building permit. There are no vernal pools or fairy shrimp habitat on the Project Site, and therefore, the Project is consistent with Section 6.21.of the MSHCP. 4. The proposed Project is consistent with the Protection of Narrow Endemic Plant Species (NEPS) Guidelines. There is potential for direct and indirect impacts to special status plants within the Survey Area. The species with the highest likelihood of occurrence within the Survey Area are little mousetail and smooth tarplant; focused surveys pursuant to the MSHCP Narrow Endemic and Criteria Area Species Survey requirements will be conducted in spring 2017. The impacts to sensitive plants are not currently known, however it is expected that compliance with the MSHCP (including required mitigation, if applicable) will reduce potential direct impacts to a below significance. Additionally, potential indirect impacts to special status species within. 5. The proposed Project is consistent with the Additional Survey Needs and Procedures. The Project is located within the Criteria Area Species Survey Area (CASSA) for several criteria area plants and the Burrowing Owl survey area as identified in Section 6.23. Additional Survey Needs and Procedures of the MSHCP. Surveys were conducted on the entire Project Site, and the results indicated that two plant species, the smooth tarplant and little mousetail are not present on the Project Site. Additional surveys shall be conducted to ensure that the smooth tarplant and little mouse tail are not onsite. In the event that either the smooth tarplant and little mousetail are onsite, they will be relocated to on and off-site mitigation areas which will provide adequate long-term protection of these species. No Burrowing Owls occupied the Project Site. As such, the Project is consistent with Section 6.23.of the MSHCP. 6. The proposed Project is consistent with the UrbanNVildlands Interface Guidelines. Section 6.41.of the MSHCP sets forth guidelines which are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area, where applicable. Future Development in proximity to the MSHCP Conservation Area may result in Edge Effects that will adversely affect biological resources within the MSHCP Conservation Area. To minimize such Edge Effects, guidelines shall be implemented in conjunction with review of individual public and private Development projects in proximity to the MSHCP Conservation Area. Through implementation of mitigation measures the Project will minimize the identified potential indirect impacts with potential future open space. As such, the Project is consistent with Section 6.41.of the MSHCP. CC Reso No. 2017- Page 4 of 5 7. The proposed Project is consistent with the Vegetation Mapping requirements. Vegetation mapping was conducted as part of the biological surveys conducted on the entire Project Site and is consistent with the MSHCP Section 6.13.Vegetation Mapping requirements. 8. The proposed Project is consistent with the Fuels Management Guidelines. The Fuels Management Guidelines presented in Section 6.4 of the MSHCP are intended to address brush management activities around new development within or adjacent to the MSHCP Conservation Area and shall be implemented as part of the Project. As such, the Project is consistent with the Fuels Management Guidelines. 9. The proposed Project is 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 reserve assembly requirements of the MSHCP. The Project Site is located in the Back Basin area and is subject to the 770 Acre Back Basin Agreement with the Wildlife Agencies related to reserve assembly and shall meet the reserve assembly requirements of the Back Basin Agreement, the Project does not conflict with the reserve assembly requirements of the MSHCP. 11. The proposed Project overall is consistent with the MSHCP. The Project is consistent with all applicable provisions of the MSHCP. No further actions related to the MSHCP are required. Section 3. Based upon the evidence presented and the above findings, the Council adopts findings that the Project is consistent with the MSHCP. Section 4. This Resolution shall take effect from and after the date of its passage and adoption. Passed and adopted on this 27t" day of June 2017, by the following vote: Robert E. Magee, Mayor Attest: Susan M. Domen, MMC City Clerk CC Reso No. 2017- Page 5 of 5 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 27, 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 OF PLANNING APPLICATION 2016-103 FOR 81 MULTIFAMILY RESIDENTIAL UNITS LOCATED WITHIN FOUR BUILDINGS AND RELATED IMPROVEMENTS, LOCATED AT ASSESOR PARCEL NUMBER 365-030- 001. Whereas, C&C Housing submitted an application for a residential design review, proposing to build an affordable multifamily development with 81 apartment units and associated features and facilities including resident/visitor parking, a leasing/management office, a community center, onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN: 365-030-001); 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 State Guidelines for Implementation of CEQA (14 C.C.R. §§ 15000 et seq.: CEQA Guidelines), public agencies are expressly encouraged to reduce delay and paperwork associated with the implementation of CEQA by using previously prepared environmental documents when those previously prepared documents adequately address the potential impacts of the proposed project (CEQA Guidelines Section 15006); and, Whereas, CEQA Guidelines Section 15162 establishes the standard to be used when determining whether subsequent environmental documentation is necessary and says that when an environmental document has already been adopted for a project, no subsequent environmental documentation is needed for subsequent entitlements which comprise the whole of the action unless substantial changes or new information are presented by the Project; and, Whereas, pursuant to LEMC Chapter 16.24 (17.184 (Design Review) the Commission has been delegated with the responsibility of making recommendations to the Council pertaining to Design Review of residential Projects; and, Whereas, on June 6, 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.184 (Design Review)the Council has the responsibility of making decisions to approve, modify or disapprove recommendations of the Commission for Design Review applications; and, Whereas, on June 27, 2017, at a duly noticed Public Hearing the Council has considered 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, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: CC 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 design for the 81 apartment units and associated features 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), the ESLP No. 6, 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, ESLP No. 6, and the LEMC. Section 2. On June 27, 2017, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed public hearing on the Project, the Council adopted Resolution No. 2017- finding and determining MND 2016-01 EIR (SCH# 2017041057) is adequate and prepared in accordance with the requirements of CEQA. Section 3. That in accordance with LEMC Chapter 17.184, Council makes the following findings regarding Residential Design Review No. 2016-03: 1. The Project, as approved, will comply with the goals and objectives of the GP and the zoning district in which the Project is located. The ESLP and the subsequent amendments were subject to a consistency finding with the General Plan prior to adoption. The proposed Project is consistent with the provisions of the ESLP and is therefore consistent with the General Plan. Furthermore, the proposed development helps the City's Regional Housing Needs Allocation (RHNA) goals by providing additional affordable housing stocks that furthers the goals and objectives of the Housing Element. The proposed project meets all development standards and is identified as a permitted use. 2. The multi-family residential development complies with the design directives contained in the ESLP No. 6 and all applicable provisions of the LEMC. The proposed architecture effectively employs horizontal and vertical elements to break up the massing of the buildings. The uses of arches, shutters, and other architectural treatments reinforce the high quality of the proposed design. In order to minimize potential visual and/or privacy impacts to the adjacent residential community, building one (1) has been designed to feature a single story element on the northerly facing building frontage and transitions to a two (2) story building that does not incorporate any windows adjacent to the residential community. 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. CC 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 June 16, 2017. The Project, as reviewed and conditioned by all applicable City divisions, departments and agencies to protect against any potential negative impacts. Section 4. Based upon all of the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Council approves Residential Design Review No. 2016- 22. Section 5. This Resolution shall take effect from and after the date of its passage and adoption. Passed and Adopted on this 27th day of June 2017, by the following vote: 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 27, 2017, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Susan M. Domen, MMC City Clerk CONDITIONS OF APPROVAL RESOLUTIONS: 2016-XX, 2016-XX & 2016-XX PROJECT: PA 2016-103 & RDR 2014-05 PROJECT LOCATION: APN 365-030-001 APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL CONDITIONS 1. Residential Design Review No. 2016-23, herein referred to as the project is approved to build an affordable multifamily development with 81 apartments units and associated features and facilities including resident/visitor parking, a leasing/management office, a community center, onsite laundry facility, active and passive open spaces, and a maintenance garage. The Project is generally located on vacant land west of Mission Trail, approximately 500 feet south of Hidden Trail and Elberta Road and is more specifically referred to as Assessor Parcel Number (APN: 365-030-001). 2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and Consultants agents (collectively referred to individually and collectively as "Indemnities") from any claim, action, or proceeding to attack, set aside, void, or annul an approval by Indemnitees concerning approval of the project, 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 Indemnities and costs of suit, claim or litigation, including without limitation attorneys'fees, penalties and other costs, liabilities and expenses incurred by Indemnities 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. 4. The applicant shall submit a check in the amount of$2,266.25 for the Fish & Game MND fee and for County Clerk filing fee made payable to the County of Riverside for the filing of a Notice of Determination. The check shall be submitted to the Planning Division for processing within 48 hours of the project's approval. 5. Permittee shall require that all qualifying contractors and subcontractors exercise their option to obtain a Board of Equalization sub-permit for the jobsite and allocate all eligible sales and use tax payments to the City of Lake Elsinore. Prior to commencement of any construction activity on-site the developer will require that the contractor or subcontractor provide the City of Lake Elsinore with either a copy of their Board of Equalization account number and sub-permit, or a statement that the sales & use tax does not apply to their portion of the project. To accomplish this, Permittee shall either cause its construction Applicants Initials: Page 1 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD contractor to treat the project in accordance with California Regulation 1521 (b)(2)(B), California Regulation 1521 (c)(13)(B), and California Regulation 1826(b)for sales and use tax purposes or form a "Buying Company:" as defined in the State of California Board of Equalization Regulation 1699(h). Permittee can adopt an alternative methodology to accomplish this goal if such methodology is approved by the City of Lake Elsinore City Manager, or designee prior to issuance of building permits. 6. Permittee shall direct use taxes on out-of-City taxable purchased construction related items to the City of Lake Elsinore, consistent with state sales and use tax law. Permitee shall use its best efforts, consistent with state law, to source taxable purchases from price competition construction retail vendors within the City of Lake Elsinore to further source sales to the City. FEES 7. The applicant shall pay school fees to the Lake Elsinore Unified School District prior to issuance of each building permit. 8. The developer shall pay all Development Impact Fees, Plan Check and Permit fees (LEMC 16.34). Applicable Development Impact Fees include: Railroad Canyon Road Benefit District, Stephens Kangaroo Habitat Fee (K-Rat), Traffic Infrastructure Fee (TIF), Transportation Uniform Mitigation Fee (TUMF) (If applicable), and Area Drainage Fee. (Modified by Planning Commission action on 6/6/17). 9. Mitigation Fees will be assessed at the prevalent rate at time of payment in full. MITIGATION MONITORING AND REPORTING PROGRAM 10. All mitigation measures as identified in the Mitigated Negative Declaration, wh iGh was , are hereby adopted and made conditions of approval for this project, and shall be implemented as set forth in the Mitigation Monitoring and Reporting Program. (Modified by Planning Commission action on 6/6/17). PLANNING DIVISION 11. Residential Design Review No. 2016-23 will lapse and be void unless a building permit is issued within two (2) years of the approval date and construction commenced and diligently pursued to completion. The Community Development Director may grant an extension of time for up to one (1) year prior to the expiration of the initial Design Review. An application for a time extension and required fee shall be submitted a minimum of one (1) month prior to the expiration date. 12. The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval. 13. 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. Applicants Initials: Page 2 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 14. 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. 15. 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. 16. For multiple-family development, laundry facilities shall be provided as required by the Lake Elsinore Municipal Code. 17. For multiple-family development, provide exterior lockable storage space as required by the California Green Building Code. 18. 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. 19. Project shall participate in the City of Lake Elsinore's Crime Free Multi-Housing Program. 20. more thaR 30 days advertisemeRt of a vaGaRGY Or vaGaRGieG shall be R;ade. If RE) resod eF empleyee makes appliGatien feF an apartment 30 thirty days than the requiFed pFefereRGe shall be Fern,yed. To the maximum extent permitted by law and provided that the applicants meet standard applicant screening standards for the Development: (a) Borrower shall also give a preference in the rental of any Units to residents of, or persons employed or that have been offered employment in, the City and/or County. The preferences stated in this Section apply to the rentals of Units throughout the Term. Notwithstanding anything to the contrary herein, nothing in this Section shall require that the preference be based on a minimum duration for residency or employment. To the extent the preferences required under this Section are in conflict with the requirements of applicable fair housing laws or Section 42 of the Internal Revenue Code and implementing guidelines, the requirements of fair housing laws and Section 42 will supersede. (Modified by Planning Commission action on 6/6/17). Prior to Issuance of Grading Permits/Building Permits 21. Submit a photometric plan of the proposed project for review and approval. 22. 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 Applicants Initials: Page 3 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 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. 23. 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. 24. 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 and Only sh welck and similar 0nteFioFcGRStF6lc-t+ ^ """ be ee,--lGteden Saturdays and may ^^muter McRRce 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. (Modified by Planning Commission action on 6/6/17). 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 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. 27. 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. 28. All mechanical and electrical equipment associated with the residences shall be ground mounted. All outdoor ground or wall mounted utility equipment shall be consolidated in a central location and architecturally screened behind fence returns, subject to the approval of the Community Development Director, prior to issuance of building permit. 29. All landscaped areas shall include 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 and approved by the Community Development Director or designee. A Cost Estimate for materials and labor shall also be submitted for review and approval. • 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. Applicants Initials: Page 4 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD • 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: 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. Applicants Initials: Page 5 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD • 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. 30. Perimeter landscaping shall be provided around the perimeter of the water quality basin. (Added by the Planning Commission action on 6/6/17). 31. Gates shall be installed in the area adjacent to the northerly property to limit possible access to the sloped area in between the two fences. (Added by the Planning Commission action on 6/6/17). BUILDING DIVISION General Conditions 32. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal. 33. Compliance with Code. All design components shall comply with applicable provisions of the 2016 edition of the California Building, Plumbing and Mechanical Codes: 2016 California Electrical Code; California Administrative Code, 2016 California Energy Codes, 2016 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. 34. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2013 California Green Building Standards. 35. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as club house, trash enclosure tot lots and picnic areas. 36. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi-family residential projects or a recorded final map for single-family residential projects. Applicants Initials: Page 6 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 37. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 38. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 39. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 40. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. 41. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal 42. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2016 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit (s) 43. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. 44. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit (s) 45. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Prior to Beginning of Construction Applicants Initials: Page 7 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 46. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DIVISION General: 47. All slopes and landscaping within public right-of-way shall be maintained by the property owner or property owner's association or another maintenance entity approved by the City Council. 48. All open space, landscaping and slopes except for public parks, 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. 49. 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. 50. Developer shall implement the improvements identified in the drainage study required by Condition 84 mitigate. These improvements shall prevent any flooding and/or erosion downstream caused by development of the site and or diversion of drainage. 51. All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. FLOOD PLAIN 52. Project lies within a FEMA mapped special flood hazard zone and within the Floodplain Management area as defined at LEMC 15.68. 53. Meet all requirements of LEMC 15.68 regarding floodplain management. Finish floor elevation of all existing non-permitted (buildings put in place subsequent to the original CUP) and future buildings shall be a minimum of 1267 ft. Any fill placed in the 100-year flood plain for the purposes of elevating the building floor out of the flood plain shall require a CLOMR/CLOMR-F and LOMR/LOMR-F to be processed with FEMA. 54. No improvement shall be made upon all lands below the 1265 ft elevation level in the FEMA mapped Lake Elsinore flood plain southeasterly of the Lake levee and no artificial change in the topography in the surface of said lands shall be made (except terracing and soil conservation measures) without first complying with all applicable local, State and Federal laws, rules and regulations and Section 404 of the Clean Water Act. LEMC 15.68.052 55. Projects proposed in the back basin (elevation below 1260 ft) that the developer deems non-jurisdictional shall receive a non jurisdictional confirmation from the U.S. Army Corps of Engineers prior to any commencement of work. Applicants Initials: Page 8 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 56. Meet all requirements of LEMC 15.64 regarding flood hazard regulations. Projects in the back basin shall comply with the special conditions to Permit No. 88-00215- 00-RRS (Lake Elsinore Management Project) STORM WATER MANAGEMENT/ POLLUTION PREVENTION / NPDES Design: 57. 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: a. General Permit -Construction b. General Permit— Industrial c. Scrap Metal d. Deminimus Discharges e. MS4 58. 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. 59. Prior to or concurrent with any submittal for land use (i.e. Final Map, Design Review, Grading Permit, etc.), the applicant shall have prepared and submitted to the City Engineering Department for review and approval a Preliminary Water Quality Management Plan (PWQMP). The PWQMP shall be prepared and designed in accordance with the requirements in effect at the time of its submittal. Approval of the PWQMP shall be required prior to scheduling the land use application for action by Planning Commission. 60. Water Quality Facilities that service more than one parcel shall be placed in an easement to provide for maintenance and prevent obstruction. 61. The applicant shall use the Water Quality Management Plan for the Santa Ana Region of Riverside County guidance document and template for WQMP preparation. 62. 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) Applicants Initials: Page 9 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD • 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. 63. 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. 64. Parking lot landscaping shall be designed with concave landscape grading and provide for treatment, retention or infiltration of runoff 65. 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. 66. Trash enclosures shall be covered and bermed. 67. 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. 68. 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. 69. 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: Applicants Initials: Page 10 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 70. 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. 71. 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: 72. 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. 73. 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. 74. 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, 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. • 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. Applicants Initials: Page 11 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD • 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. UTILITIES: 75. 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. 76. All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake Elsinore Municipal Code (LEMC) 77. 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. 78. The developer shall apply for, obtain and submit to the City Engineering Division a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (aka SCE NIL). 79. 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 80. Sight distance into and out of the project location shall comply with CALTRANS Standards. 81. The developer shall install permanent bench marks per City of Lake Elsinore Standards at the intersection of the centerline of Rive Mission Trail and the project entrance. 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. 10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities shall be provided. Applicants Initials: Page 12 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 85. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. The Improvement Plans for the 60" pipe and associated appurtenances shall be approved by the Riverside County Flood Control District. An agreement with RCFCD will be obtained for the future maintenance. (Modified by Planning Commission action on 6/6/17). (Modified by Planning Commission action on 6/6/17). 86. A drainage study shall be provided prior to grading permit issuance to the Engineering Department. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off-site and onsite drainage facilities; and include a capacity analysis verifying the adequacy of the facilities. The drainage system shall be designed to ensure that runoff from a 10-yr storm of 6 hours or 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6 hour and 24 hour storm duration shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results. (Modified by Planning Commission action on 6/6/17). 87. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility, accepted by adjacent property owners by a letter of drainage acceptance, or conveyed to a drainage easement. 88. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 89. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 90. 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. 91. The developer shall construct half width street improvements and dedicate right-of-way on Mission Trail such that the ultimate right-of-way width conforms to General Plan and East Lake Specific Plan right-of-way cross sections. The cross section of roadway improvements with a raised median (developer shall pay cash-in-lieu of construction of '/2 the raised median), parkway, and street lights, shall be consistent with other development on Mission Trail, as recommended by the City. The road improvements for Mission Trail shall be consistent with the Traffic Analysis dated March 22, 2017 and the General Plan Circulation Plan. 92. Street improvement plans shall be prepared by a Registered Civil Engineer and the plans shall include curb and gutter, sidewalk, parkway, ac pavement, street lighting, signal modification, median, and drainage improvements. Plans shall be approved by Caltrans, and a Caltrans encroachment permit obtained. 93. 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. Applicants Initials: Page 13 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 94. 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 95. 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. 96. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 '/2" x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 97. The developer shall be responsible for acquiring right-of-ways in which the developer or the City has no legal title or interest. 98. 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 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. Prior to grading permit issuance, compliance with IS/MND Mitigation Measures shall be achieved, with confirmation received in writing from the Planning Department/Project Planner. This approval shall identify and clear all proposed grading activity anticipated for this project. 102. 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). 103. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 104. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 105. If the grading plan identifies alterations in the existing drainage patterns as they exit the Applicants Initials: Page 14 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 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. 106. 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: 107. Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 108. A preconstruction meeting with the City Public Works Inspector(Engineering Division) is required prior to commencement of ANY grading activity. 109. 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 110. 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) 111. Export sites located within the Lake Elsinore City limits must have an active grading permit. 112. 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. 113. 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. 114. Review ef the prejeGt Stelcm VVateF Pellutien Preventien Plan (S 1A PPP) and sediment and A copy of the current SWPPP shall be kept at the project site and be available for review upon request. (Modified by Planning Commission action on 6/6/17). 115. Approval of the project Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 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. Applicants Initials: Page 15 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 117. Approval of a letter of map revision (LOMR)or letter of map revision based on fill (LOMR- F) must be received from FEMA. 118. All required public right-of-way dedications and easements shall be prepared by the developer or his agent and shall be submitted to the Engineering Division for review and approval prior to issuance of building permit. 119. All street improvement plans, traffic signal modification plans, signing and striping plans shall be completed and approved by the City Engineer. 120. The developer shall pay all Capital Improvement TIF and Master Drainage Fees and Plan Check fees (LEMC 16.34). Prior to Occupancy 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. All water and sewer improvements shall be completed in accordance with Water District requirements. 124. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 125. As-built plans for all approved plan sets shall be submitted for review and approval by the City. The developer/developer/owner is responsible for revising the original mylar plans. 126. 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. 127. All final studies and reports, grade certifications, monument certifications (with tie notes delineated on 8 '/2 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. 128. 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. 129. Developer shall provide FEMA elevation certificates for all buildings(includes trailers and Applicants Initials: Page 16 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD storage facilities) prior to final approvals. If a LOMR-F has been processed and approved by FEMA, the letter of determination and certification may be in the form of a letter signed and sealed by a licensed civil engineer. 130. All required public right-of-way dedications, easements, dedications and vacations and easement agreement(s) not processed on the final map for ingress and egress through adjacent property(ies)shall be recorded with a recorded copy provided to the City prior to b iildiRg permit iss aRGe first certificate of occupancV.. 131. Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 '/z x 11" mylar) shall be submitted in .tif format on CD to the Engineering Division before final inspection will be scheduled. 132. All required public right-of-way dedications shall be recorded with a recorded copy provided to the City. 133. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, developer shall: • Demonstrate that all structural BMPs have been constructed, installed and are functioning in conformance with approved plans and specifications and the WQMP; • Demonstrate that they are prepared to implement all non-structural BMPs included in the conditions of approval or building/grading permit conditions; • Demonstrate that an adequate number of copies of the approved project specific WQMP are available for the future owners/occupants; and • 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. 134. 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. 135. Developer shall pay all outstanding applicable processing and development fees including but not all inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area drainage prior to occupancy/final approval. CITY OF LAKE ELSINORE FIRE MARSHAL General Conditions Applicants Initials: Page 17 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD 136. Lake Elsinore Fire Protection Planning Office 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 Fire Protection Planning Division at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 674-3124 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. 137. Blue Dot Reflectors- Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Dept. 138. Minimum Hydrant Fire Flow- Minimum required fire flow shall be 1,500 GPM for 2 hours duration at 20 PSI residual operating pressure, which must be available before any combustible material is placed on the job site. Average spacing between hydrants 500' and 250' maximum distance from any point on the street or road frontage to hydrant. 139. Super 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. 140. 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.Where buildings exceed thirty feet(30') in height Fire Department access shall be increased to thirty feet(30') in unobstructed width along the building or as otherwise approved by the Fire Marshal. 2. The required all weather vehicular access shall be able to support no less than 75,000 lbs. over 2 axles. 3. Roadway gradient shall not exceed 15% on any access road, driveways, and perimeter roads. 4. Turning Radius shall be 24' inside and 48' outside for all access roads. 141. Automatic I Manual Gates-Gate entrances shall be at least two feet wider than the width of the traffic lane (s) serving that gate and no less than 20 feet wide. Any gate providing access from a road to a driveway shall be located at least 35 feet from the roadway and shall open to allow vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 40 foot turning radius shall be used. Gate access shall be equipped with a rapid entry system. Plans shall be submitted to the Fire Department for approval prior to installation. Automatic/manual gate pins shall be rated with shear pin force, not to exceed 30 foot pounds. Automatic Applicants Initials: Page 18 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD gates shall be equipped with emergency backup power. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Contact the Fire Planning office for current plan check fees system. Contact the Fire Planning office for current plan check fees. Prior to Building Permit Issuance 142. 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. 143. 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. 144. 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 shall be completed including primary and secondary access circulation. Prior to Buildinq Final Inspection 145. Residential Fire Sprinkler Systems for Multi-family 13R- 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. 146. Designated Fire Lanes- The applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 147. Display Boards- Display Boards will be as follows: Each complex shall have an illuminated diagrammatic representation of the actual layout which shows name of complex, all streets, building designators, unit members, and fire hydrant locations within dimension and located next to roadway access. 148. Multi-family Residential Knox Rapid Entry Box- A rapid entry Knox Box shall be installed on the outside of the building. Key(s) shall have durable and legible tags affixed for identification of the correlating common space/electrical rooms. Sdinapecial forms are available from this office for ordering the Knox Box. If the building/facility is protected with a fire alarm or burglar alarm system, it is recommended that the lock box be "tamper" monitored. 149. Fire Extinguishers (Multi-Family)- Minimum Install portable fire extinguishers complying with Section 906 of the 2013 California Fire Code with a minimum rating of 2A-10BC and signage. Fire Extinguishers located in public areas shall be in recessed Applicants Initials: Page 19 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD cabinets mounted 48" (inches) to center above floor level with maximum 4" projection from the wall. Contact Fire Dept. for proper placement of equipment prior to installation. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into CFD 2015-1 (Safety) Law Enforcement, Fire and Paramedic Services CFD 150. Prior to approval of the Final Map, Parcel Map, Residential Design Review, or Conditional Use Permit (as applicable), the applicant shall annex into Community Facilities District No. 2015-1 (Safety) the Law Enforcement, Fire and Paramedic Services Mello-Roos Community Facilities District to offset the annual negative fiscal impacts of the project on public safety operations and maintenance issues in the City. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Public Safety services. Applicant shall make a seven thousand five hundred dollar ($7,500) non-refundable deposit to cover the cost of the annexation, formation or other mitigation process, as applicable. Rate of payment into the CFD shall not exceed $100.00 per unit per year. Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services 151. Prior to approval of the Final Map, Parcel Map, Residential Design Review, Conditional Use Permit or building permit (as applicable), the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right- of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a seven thousand five hundred dollar ($7,500) non-refundable deposit to cover the cost of the annexation, formation or other mitigation process, as applicable. Rate of payment into the GAD shall net ,,XGeed $100.00 pep WRit per ye (Modified by Planning Commission action on 6/6/17). 1 hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the City of Lake Elsinore. I also acknowledge that all Conditions shall be met as indicated. Date: Applicant's Signature: Print Name: Address: Applicants Initials: Page 20 of 21 PA 2016-103 (RDR 2016-23) PC: TBD Conditions of Approval CC: TBD Phone Number: Applicants Initials: Page 21 of 21 Mission Trail Apartments-Correspondence received: Renee Rolander: In opposition to the project as it would reduce the value of the adjacent SFD. Department of Toxic Substances: Wanted to ensure adequate testing had occurred and there were adequate mitigation conducted. CDFW: Proposed mitigation ratios were not acceptable and during the permit process revisions to this may be required. Paul Williams: In favor of the project, did not see the affordable aspect reducing value. Marcel Reim: Opposed the project as it would diminish the views and character of the Wildomar side of Mission Trail. From: Rene Rolander To: Justin Kirk Subject: No apartment axis to Apartment"s thru Summerly Date: Tuesday,April 25,2017 9:53:42 AM All comments must be submitted in writing to the address listed below: Mr.Justin Kirk,Principal Planner Community Development Department-Planning Division City of Lake Elsinore 130 South Main Street Lake Elsinore,CA 92530 E-mail:ikirk lake-elsinore.ore Telephone:951.674.3124,ext.284/Fax 951.471.1419 Dear Justin, I am a Summerly resident and property owner. We live at 29489 Mascot. We strongly disapprove any axis thru Summerly residential area on our streets to any Apartment living axis. The crime rate in our area cannot be controlled by the police as it is. Vandalism, vagrants and theft already have residents uncomfortable. It's very upsetting to giving more axis to gypsies and homeless people looking for opportunities to steal. This is not why we pay the city over$6,000+ in taxes per household each year. I work in the community and want to clean up this neighborhood. I see the loitering &crime daily. Summerly as a community will strongly oppose any apartment complex bumping up to our lovely homes. What is the best way for us to oppose this project's location?We will fight this tooth and nail.They value of our homes is not rising in over 3 years. Even after residents put in $20,000-40,000 in the back yards and upgrades. Please do not add to this lack of value! Everything else on Diamond Drive in development---I must commend you are finally getting this off the ground! Please be mindful of the residents of ownership of Summerly community. Low rent apartment living in a residential neighborhood will not fare well with us. In all honesty, our community would like to be Gated! No axis to outsiders. We need to find some resolution to keep Summerly axis to residents only. Thank you for taking a moment to read this. Rene Rolander Director of Marketing&Sales Pins N Pockets 32250 Mission Trail Lake Elsinore, CA 92530 951-245'-6250 x 100 949-929-8879 cell From: Rene Rolander To: Justin Kirk Subject: C&C Development/Mission trail Date: Thursday, May 25,2017 6:04:52 PM Hi Justin, Please note the residents of Summerly do not in any shape or form approve the City to build low income/high density living next to us. I personally pay over$6,000 in taxes and did not buy here to live next to LOW INCOME. It already surrounds us. So many residents are sickened that you would do this.They took a risk on this city riddled with the worse reputation running up and down the 15. 1 came here from OC and explaining to others about our city's" crack-drug-lowlifes" stigma has always been a challenge. The police can barely patrol our area as it is.The amount of theft in Summerly is high. We are already surrounded by low income. Keep those low income areas together over by the HIGH School in order to protect residents of pedophiles and other bottom feeders of society. Schedule more police activity over there,too. The residents of Summerly believed in this city to take a risk in buying here for their families. We want the kids to be free to feel safe on our streets. We can't gate our community and our parks are not paid for by the city—all maintained by our HOA. Our pools are the same. We currently have homeless you can't even resolve and save businesses and homes with loiterers everywhere looking to steel something for survival. PLEASE stop with the low income immediately. Since you are mandated to add the low income project how about over by the Storm?See how they will tolerate it. Put them over by Bundy& Mission Trail or off COREDON! Do not disgrace every residence dream of Summerly being an all American community. I am personally just disappointed beyond words by what is being projected and the lack of interest in the City listening to our residence. Steve Manos told us it was far past any changes for us. This seems like our community may have some legal recourse! Take this development up to Tuscany Hills area? Secondly, why would the City consider HIGH DENSITY anything? Diamond Drive is ridiculous. Add a Storm Game to the mix! I don't need to say more. I would personally go find a suitable developer for this land. Read all the studies about Baby boomers and Senior Living.That makes so much more sense and overall in City Development. I am mortified you would consider junking up this development—that is what you are doing. I am sure the C&C Developer is worthy! Please find them another location. We do not under any circumstances wish this next to Summerly. I don't wish to get vocal, but will peruse with others whatever we need to do to stop this development next to Summerly. Respectfully, Rene Rolander& Frederick DuRae 29489 Mascot Lake Elsinore, CA 92530 A Department of Toxic Substances Control Barbara A. Lee, Director Matthew Rodriquez Edmund 5796 Corporate Avenue Brown Jr. Secretary for Governor Environmental Protection Cypress, California 90630 May 9, 2017 Mr. Justin Kirk Principal Planner Planning Division Community Development Department City of Lake Elsinore 130 South Main Street Lake Elsinore, California 92530 INITIAL STUDY AND PROPOSED MITIGATED NEGATIVE DECLARATION (ND) FOR MISSION TRAIL APARTMENTS PROJECT (SCH# 2017041057) Dear Mr. Kirk: The Department of Toxic Substances Control (DTSC) has reviewed the subject ND. The following project description is stated in the ND: "Lake Elsinore CCR, LLC (Project proponent) is proposing to build a housing community in the City of Lake Elsinore with a maximum of 81 apartments units1 and associated features and facilities including resident/visitor parking, a leasing/management office, a community center, onsite laundry facility, active and passive open spaces, and a maintenance garage. The 5.37- acre Project site would have an overall density of 15.1 dwelling units to the acre and would consist of four residential buildings with a total of 9 two-bedroom units and 72 three-bedroom units." Based on the review of the submitted document DTSC has the following comments: 1. The ND should identify and determine whether current or historic uses at the project site may have resulted in any release of hazardous wastes/substances. If there are any recognized environmental conditions in the project area, then proper investigation, sampling and remedial actions overseen by the appropriate regulatory agencies should be conducted prior to the new development or any construction. 2. If the project plans include discharging wastewater to a storm drain, you may be required to obtain an NPDES permit from the overseeing Regional Water Quality Control Board (RWQCB). 0 Printed on Recycled Paper Mr. Justin Kirk May 9, 2017 Page 2 3. If planned activities include structures/building modifications/ demolitions, lead- based paints or products, mercury, and asbestos containing materials (ACMs) should be addressed in accordance with all applicable and relevant laws and regulations. 4. Phase I Environmental Site Assessment (Phase 1) Report submitted along with the ND states, "To the north-northwest of the Site is what appears to be agricultural land that is divided into rectangular parcels." If the site was used for agricultural or related activities, residual pesticides may be present in onsite soil. DTSC recommends investigation and mitigation, as necessary, to address potential impact to human health and environment from residual pesticides. 5. The ND states, "Analysis of soil samples from within the railroad easement running through the eastern portion of the Project site indicated that arsenic in the soil at this location is at typical background levels and is not a hazardous material concern." However, the (Phase 1) indicates, "Because the area of the Site adjacent Mission Trail was a former railroad easement, two soil samples were obtained from this former railroad alignment and analyzed for arsenic." Railroad easements and rail yards are commonly impacted due to spillage of chemicals, fuels, and lubricants, and use of pesticides and herbicides along the tracks for weed control. Arsenic is not the only one potential contaminant of concern from the railroad activities. Based on the information provided, DTSC is not able to determine the adequacy of the sample numbers and sampling locations to assess impact from railroad. DTSC recommends further assessment/investigation and/or cleanup as necessary to confirm that no residual contamination associated with rail operation is present onsite. 6. If soil contamination is suspected or observed in the project area, then excavated soil should be sampled prior to export/disposal. If the soil is contaminated, it should be disposed of properly in accordance with all applicable and relevant laws and regulations. If the project proposes to import soil to backfill the excavated areas, proper evaluation and/or sampling should be conducted to make sure that the imported soil is free of contamination. 7. If during construction/demolition of the project, soil and/or groundwater contamination is suspected, construction/demolition in the area should cease and appropriate health and safety procedures should be implemented. If it is determined that contaminated soil and/or groundwater exist, the ND should identify how any required investigation and/or remediation will be conducted, and the appropriate government agency to provide regulatory oversight. Mr. Justin Kirk May 9, 2017 Page 3 If you have any questions regarding this letter, please contact me at (714) 484-5380 or email at Johnson.Abraham Wdtsc.ca.gov. Sincerely, � Johnson P. Abraham ? Project Manager Brownfields Restoration and School Evaluation Branch Brownfields and Environmental Restoration Program - Cypress kl/sh/ja cc: Governor's Office of Planning and Research (via e-mail) State Clearinghouse P.O. Box 3044 Sacramento, California 95812-3044 State.clearing house(a_opr.ca.gov Mr. Guenther W. Moskat, Chief (via e-mail) Planning and Environmental Analysis Section CEQA Tracking Center Department of Toxic Substances Control Guenther.Moskat(a-)dtsc.ca.gov Mr. Dave Kereazis (via e-mail) Office of Planning & Environmental Analysis Department of Toxic Substances Control Dave.Kereazis(a-)-dtsc.ca.gov Mr. Shahir Haddad, Chief (via e-mail) Schools Evaluation and Brownfields Cleanup Brownfields and Environmental Restoration Program - Cypress Shahir.Haddad(aDdtsc.ca.gov CEQA# 2017041057 From: Brandt]eRrolwldlMe 1: ]]su tIn Kirk Ce: Brand[.leff ffirdlire Subject: CEQA Mission Trails Apamnents proje t(SCH#201]041057)and pending LSA application Date: Friday,June 02,2017 4:0S:29 PM Attachments: maee0nl on maoe0n3.on Good afternoon Justin. I'm reviewing the CEQA dots for the Mission Trails Apartments project and need to ensure the CEQA process adequately identifies the impacts associated with both the 4.4 acre borrow site,access road,and the footprint of the project.The project will need a Lake and Streambed Alteration Agreement(LSA),and acting as a"Responsible Agency'under CEQA,DFW will depend on the CEQA document to prepare the LSA. Currently the CEQA document is inadequate for this purpose:of primary importance is the inclusion of a suite of robust avoidance measures and BMPs for cutting the temporary haul road and operating the borrow pit,and recontouring the temporary roadway and revegetating the borrow pit and roadway after the excavation. The current disclosure of impacts and mitigation proposal is inadequate and will result in significant delays when CDFW prepares the LSA for the project.Absent disclosure of the impacts and a robust mitigation strategy,we will be required to reconsider our Responsible Agency status,and we will coordinate with other agencies as they prepare their permits.If the project includes the BMPs forthe roadway,and the revegetation and conservation of the 4.4 acre borrow pit,DFW is willing to accept the revegetation and conservation of the borrow pit as the mitigation for the project LSA. 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Z Fbcmre Waco v MISSION TRAIL d I APARTMENTS i. �y� • ,�„ VPCkNiTY MAP OF PROJECT SITE, BORROW SITE ANOACCESS 0 1pIsir a� b 255 770 3,420. Fee tin=NOR m�eox�.m awc,.crcravrta�. r�� Flgwe 2 �( 11Sf 174 - I� J 0 00 7C 73.77%I -0 Thankyou, Jeff Brandt Habitat Conservation California Department of Fish and Wildlife 3602 Inland Empire Blvd,Suite C-220 Ontario,CA 91764 Phone(909)987-7161 Fax(909)481-2945 Email ieff.6randtfdwildlife.ca.eov 5"&60zraa c d"a coca%ue coal%. 7.d out Iran al: Save Our Water ea.,el,.' .v From: Paul Williams To: Justin Kirk Subject: Planning Appliction No.2016-103 Mission Trail Appartments Date: Sunday,June 04,2017 5:12:24 PM Good afternoon . . .As a Summerly resident in sunrise springs II we are next to the proposed Mission Trail Apartments proposed by C & C Development . we are not in opposition to the apartment buildings being built behind our wall . For the following reasons : we do not believe workforce Housing will impact the resale value of our property we do not believe that workforce Housing or low-income citizens equates to criminals and criminal activity The developers have been more then willing to work with the Summerly residents including : Two meetings to explain their mission , vision , vetting process in renting to potential renters , and building plans The building plan calls for less evasive approach on Sunrise springs II views and privacy (the Caliborne homes are not so considerate) Inviting Summerly residents to visit other developments to see the type of buildings and property maintenance they utilize Place in the renters agreement if found the renter attempted to use Summerly amenities ' could be grounds for eviction (subject to legal advise and wording) Collaborating with HOA and city to place a gate at the property line of Mission Trails west and at the brick wall to deter homeless individuals seeking shelter To work with the existing Summerly' s Neighborhood watch to elevate safety issue to the proper authorities (this will be a good way to bound between the two communities There are some of my fellow community members who object to the apartments because it may impact the pool that is specifically for members use . Currently, in order to get into the property where the pool is housed one must have a key fob and security is usually on the premises . Monitoring is done electronically as well . They have requested the builder to build a pool for the apartment residents . Although one can understand their concern for us who live adjacent to where the pool would be we find the noise level we have to endure will impact us not west of us . The heart of the concerns of those opposed is the property value being hurt and low income means criminality. Even the Real Estate Agents have differing opinions on the property value being impacted by apartments being next to home for sale . If any value of homes will be impacted it will be our homes (next to the apartments) not the people who live in summerly northwest of our homes . our parents were low income wage earners . we were raised in South central Los Angeles . They raised us to be responsible citizens , as we raised our children . we are not exceptions to the rule . It is my understanding that these individuals are workers (i . e . working in service , hospital , warehouse and retail industries) are getting a chance to have a nice residence which is affordable . Their income is lower then median for this area due the industries ,they work in , having salaries which are traditional low and often part-time hours . There is a potential some of these renters are the very people we go to receive services . This article gives information relevant to the subject of workforce Housing www. rooflines. org/3903/workforce—housing—is—an—insulting—term In conclusion , economic covenants is not something that we can support . cities can not or should not zone for exclusion . The developers have made themselves available and has promised to be good neighbors to us . we have an opportunity to believe them and at the same time hold them accountable. we know what we are getting here and we ask ourselves if it was another developer would they have done what c&c has done? The answer we came up with was we don 't think so. Thank you for considering this in your decision making process . Paul and Agnes William 29153 Black oak Lake Elsinore 92530 From: Marcel Riem To: Justin Kirk Subject: Public Hearing Presentation Date: Tuesday,June 06,2017 3:46:22 PM Dear Mr.Kirk, Thanks for the information provided in our brief conversation yesterday. Please find below a letter which I would like to have presented at the hearing this evening. Please send me an email acknowledging receipt. Thanks very much. Marcel Riem To:Planning Commission of the City of Lake Elsinore Re:Mission Trail Apartments Ap.#2016-103 within East Lake Specific Plan After looking through the EIR documents for the Mission Trail Apartment Project,I was quite surprised to see that it would be three stories. All of the established residences across the street at the Sedco Town Site in Wildomar are one or in rare cases two stories. The new housing in the walled project entered on Hidden Trail appears to be one or two stories. Even further afield,it is very hard to think of anything above 2 stories unless it is commercial and next to the freeway(such as the Holiday Inn,which is alao on the other side of the freeway and in a shopping center). There is no question that the height of this project will have an adverse effect upon the properties in the section of Wildomar opposite it(and in the case of my family,this will mean that we will lose scenic view and substantial potential lot appreciation/investment value and quallitiy of life at at least 4 or 5 properties). One also wonders whether the new properties in the walled community on the Lake Elsinore side have been sold and whether the occupants were aware that a 3 story complex would be looming over their new one and two story dream homes;it seems that there would be a potential"bait and switch"problem there. This led me to take a look at the East Lake General Plan EIR,and I noticed that there are no height specifications whatsoever for the projected development along Mission Trail to Corydon and opposite the long established Sedco Town Site of Wildomar and to the south--where,again,buildings have generally been at most 1 or 2 stories on the Wildomar side(and where there has always been open land or water on the Lake Elsinore side). Would this be the case if the land on the Wildomar side of Mission Trail was owned by Lake Elsinore? occupied by one of the newer one or two story tracts in Lake Elsinore?owned by a developer of new one and two story homes in Lake Elsinore? Or,for that matter,if the residents of the Sedco Town Site occupied a more powerful economic niche? I have just looked at the Developer's website for the Mission Trail Apartment project,and it is not lost on me that the Developer's drawing depicts the long occupied,modest homes across the street in the manner of unoccupied storage facilities. But there are and have been real working people there(and real working owners) with yards and what have always been stunning scenic views. When my father acquired our family's first lot on Sedco Blvd.in Wildomar back in the 70's(one which will look out on your East Lake Plan developments),he was specifically attracted to the semi-rural character of the area and the scenic views of the mountains and the lake. He was by no means alone. Most long time residents remember when the area of the East Lake General Plan had water in it in a good rain year(as is evidenced by the photographs in your EIR),and was otherwise wetland or open lake bed,and people then and later would have had a rational, reasonable expectation that it would remain in that status for perpetuity. Your East Lake General Plan and Mission Trail Apartment Project are possible because(as I learned from your EIR),the lake's boundaries were changed by engineering,and the devastating long term impact on potential investment value,and quality of life,for those who had bought in the Sedco Town Site/in that area of Wildomar should be obvious. The Sedco Town Site has been contributing property tax to the Couonty of Riverside for generations,including the period in which the area of the East Lake General Plan was a lake bed and/or under water. It has done far more than its share to"take one for the team." Most days I eat dinner in a home(put there by my mother)which once had a panoramic view of the mountains and the water or vegetation in the lake/lake bed. I now have a view of new tile roofs and towering power lines(and it is also quite notable that the high power lines are run througjh the Wildomar Sedco Town Site side of Mission,and not the Lake Elsinore side where the new consumers of power are located, where there had previously been open land,and where the power poles might have been inconvenient to the interests of developers and new buyers). Of course,I also have a close view of the traffic and street lights that accommodate the Summerly Project(as well as the rest of Lake Elsinore's East Lake General Plan). Virtually none of this would have been there if the lake had not been altered in the interests of the neighboring municipality across the street. In short,the area of Wildomar opposite your East Lake Plan has done far,far more than enough to accommodate the interests of Lake Elsinore. (In our case,your EIR indicates that we will also be adversely affected by your new traffic volume issues at a Wildomar property that is not even on Mission Trail). It would seem that it would be in the interest of your pre-existing homeowners,as well as those people in Wildomar whose interests were essentially, functionally disenfranchised over the last few decades in the area covered by your East Lake EIR,to put in height restrictions that keep the area consistent with what is there and what has been there. Sincerely, Marcel Riem 365-093-015+ PLANNING APPLICATION 2016-103 AERIAL MAP IIIIIIII� �� IDS► �� V c� PROJECT SITE r . .._ R- 1*0 ' � -,. .` o rce.Esri,D.igitalG'lobe,GeoE e, i-c bed,Eatthstar Geograph�� NE /Airb s D-, USDA, U G', Ey ,Getmapping;Aerogrid, IGN,` I'GP,swisstopo,and the GI'= User Comm nity CITY OF LAKE LSIIYORE DREAM EXTREME PLANNING APPLICATION 2016-103 VICINITY MAP Cl�9s ys �EHR D r Mq_�q_Gq_RD STgp1UM PROJECT SITE �r o� o N�TRL HIDDEN®TRL HIDDE z- l� D N CITY OF LAKE LSIIYORE DREAM EXTREME o �lr�� � � f �•- `� ,_yam, .d C � � � �' _ C7' �- �.� � o� IOU jM AL k Nwa� j. L Mh 'k, 'f� W�' MI' � 4 �'O'. .,�K � s � •', � � ,,.,'_4 �, ,. ��1'do ^!� v�' ti ,L `W�. °i w � ✓ K7 yY _ Apr H.4 �9 y. — ? f _F; - tizti. _ APN#: 365-030-001 SITE AREA: 5.4 ACRES ZONING: LOW-MEDIUM DENSITY RESIDENTIAL GENERAL PLAN DESIGNATION: EAST LAKE SPECIFIC PLAN OCCUPANCY: R-2 BUILDING 1 , 2, 3, AND 4) B (BUILDING 1 LEASING AND BUILDING 4 COMMUNITY) CONSTRUCTION TYPE: V-A PARKING: 189 PARKING SPOTS (2.33:1 RATIO) MISSION TRAIL APARTMENTS LAKE ELSINORE, CALIFORNIA DESIGN DEVELOPMENT rc Development 03. 17. 17 ARCHITECTURE + PLANNING PARKING: UNIT COUNT: AREA CALCULATIONS: CARPORT PARKING: 88 SPACES(1.08:1 RATIO) 2 BEDROOM 9 UNITS TOTAL SITE AREA: 2 BEDROOM UNCOVERED PARKING:101 SPACES 3 BEDROOM 72 UNITS 235,401.3 SQFT(5.4 ACRES) N TOTAL PARKING 189 PARKING SPACES TOTAL: 81 UNITS PROJECT (2.33:1 PARKING RATIO) 15.1 DU/AC 3 BEDROOM LEASE/COMMUNITY/ SUMMARY LAUNDRY ,e L t 1 • O t 03.17.2017 MISSION TRAIL APARTMENTS ARCHITECTURAL SITE PLAN Development LAKE ELSINORE, CALIFORNIA rc I"=40' ARCHITECTURE + PLANNING CITY OF LAKE ELSINORE CITY OF NLDOMAR FUTURE R/W IMPROVEMENTS x v 60'PROPOSED R/W 60'PROPOSED R/W I 12>21 R/W (3 LANES) (3 LANES) I 26>.1 k �0 r 30'EXISTING R/W 50'EXISTING R I k 12 12 k 7 1275 10, 25'EXIST.PAVEMENT 25' 10, I 1271.5 7272.6 7271.6 5' 5'MIN. 43' TO BE REMOVED 7, 7, EXIST.PAVEMENT 43' 5'MIN. T 72>7'4 k 72>o 8 k k 12746 WALK PROPOSED WALK k k 12>2.5 i2> k 12748 IMPROVEMENTS RE T 72>7.g k 12 .2 k 4 k VARIES M IAN T 2.0% VARIES% _ 2.0X 2.0% k 1270.7 12>3 9 = k N� k T o A.C.11C AB.(MIN.) 1271•7 5-YADE SIDEWALK TO BE DETERMINED 1277 9 1 k 72729 BY SOILS ENGINEER k 270*2 P COUNTY O CURB SECTION A-A 7268.3 k 12717126g.> k '2>3'6 PER COUNTY OF k RIVERSIDE SID.#201 MISSION TRAIL 12> 5 k 12> kk 1271.9 N.T S k -k O k 12>2 9 271.S 1269 9 12>o.> k 12>7 9 7270.8 k EX. GROUND EXISTING V-DITCH PROPOSED V-DITCH k 7 12p6s, 726 1280 t PROP. GROUND PROP. GROUND 26(s MEI-IL Y k> o y\ 1267 t 1267-+ 72708. k �,� 12> 9 2:1 i EX. GROUND k 12>p 3 12s>,3 o k 1262 f- 1270,3 k k ACT 31 .8 k 1266,3 k 12698 SECTION B-B SECTION C-C '2X 4 7269.8 726 k8.6 n.r.s. n.r.s. k 1268.8 6 72 °. 72k 8 12>02 12k'1 k s 12s8.6 -1u QPa 6 k k 72>o 1 LE-GOD 8 k 726)<6 7 7268.9 PROJECT BOUNDARY 126,93 k ------- RIGHT OF WAY 1269. -- - - --- LOT LINE 12 .4 k 2 0 0 7- TOP & TOE OF SLOPE 12k s 126g t 1250 PROPOSED CONTOUR 12692 7266.6 k 0 0 6a 1250 EXISTING CONTOUR k -- - ---- -------- EXISTING STORM DRAIN 1269.7 f EXISTING POWER POLE 1'69 FF=XXXX.XX FINISHED FLOOR ELEVATION 726 8 - PAD=XXXX.X PAD ELEVATION ESTIMATED EARTHWORK QUANTITIES 126 ' FF1267.700 s5 0 0 27 SHEET FLOW RATE im FILL k \ - GRADED SWALE RAW 2,540 C.Y. 37,970 C.Y. DIRECTION OF FLOW SHRINKAGE(10%t) (254 C.Y.) 7269.9 0 TOTAL 2,794 C.Y. 37,970 C.Y. 28 STREET CENTERLINE - SWALE HIGH POINT FF= 1267.70 FF 1268.70 I I FLOWLINE - 126700 GRADE BREAK 03 J RETAINING WALL El ry�o PROPOSED STORM DRAIN �1 \ 7.0 z 1.00% 7.0 1.00 TC TOP OF CURB FL FLOWLINE ELEV. TG TOP OF GRATE GB GRADE BREAK FS FINISH SURFACE LP LOW POINT HP HIGH POINT INV. INVERT OF PIPE / z 0 a GRAPHIC SCALE 0 z°' '°' B°' e DATE:01119117 x 9- DESIGNED BY: PROJECT N0. ( IN FEET ) PRELIMINARY 9 CORPORATE PARK, SUITE 100 GRADING G 10269.00 0 1 inch = 40� ft. DRAFTED BY: WILSON MIKAMI RVINE N Y.CHECKED B' OO R PO RATION IT: 949 C679 90090 MISSION TRAIL APARTMENTS SHEET I LAKE ELSINORE, CA of 1 IV CD_ DATE REVISIONS DATE: k /?8> U CITY OF LAKE ELSINORE CITY OF WILDOMAR FUTURE .1 12>2'1 0 IMPROVEMENTS R/W k k �2� '272.1 1275 k 60'PROPOSED R/W 60'PROPOSED R/W 12>,.5 '272.6 1271.6 R/W (3 LANES) (3 LANES) i 12>7.4 k 12>0.8 k k 12>4 6 r 30'EXISTING R/W 50'EXISTING R I 12> k k 1272 5 126g. 127o k 12k.8 10, 25'EXIST.PAVEMENT 25' 10, L i 9 k 2 5' 5'MIN. 43' TO BE REMOVED 7, 7, EXIST.PAVEMENT 43' 5'MIN. k 12k.> `'� 12k.s 0 WALK IMPROVEMENTS RE WALL( L 12> VARIES M IAN 2.0% 12>7 9 12>p k> 1272 9 2.0% VARIES% _ 2.0% k 2 k 12> - _ = 1268 3 k 12>7.> 1268 7 k'8 A.C./1C AB.(MIN.) k 5' DE SIDEWALK TO BE DETERMINED 1271,5 72>,_9 BY SOILS ENGINEER k 72704> e TWE'A-8'CURB k 4 1ry,1p k 12�.9 PER COUNTY OF SECTION A—A RNT724IDE STD.vD, MISSION TRAIL 1271 s 12699 1270> N.LS k 1271.9 12708 g k k 12699 1266 3 '269.7 / 1270 872673 k 1270.9 EX. GROUND EXISTING V-DITCH PROPOSED V-DITCH k 127 3 726 3 �0 k 1280 t PROP. GROUND PROP. GROUND 12>0.,3 ��A Zv 1267 t 1267 t ?y k 1V1 1266. 1269.E 2:1r EX. GROUND k 1262 t 12k 4 126,9 8 fiR 2 8.63 20 k k 1268.8 268 SECTION B-B SECTION C-C 1269.E ,26, 126.9 y N.T.S. N.T.S. 12k 2 k k 1 126 6 6 12k 1 3 ' 126E 7 '268.9 k 126,3 f^ k 2692 LEGEND ,26E — -- — --- --- VJ 4 k PROJECT BOUNDARY k ■ L JI L O 12 .E '269., -- - -- ------- RIGHT OF WAY k "- LOT LINE 7269.2 - - _\,7- TOP & TOE OF SLOPE 12666 k / 1250 PROPOSED CONTOUR ��P/ ❑ 126s.1 1250 EXISTING CONTOUR 1269.4 k -------- EXISTING STORM DRAIN 1269.8 f EXISTING POWER POLE 1269 5 FF=XXXX.XX FINISHED FLOOR ELEVATION k PAD=XXXX.X PAD ELEVATION 1269. i rl 27 9 SHEET FLOW RATE 1269 8 k - GRADED SWALE k DIRECTION OF FLOW - I I STREET CENTERLINE — �--L� — 24 p3 J SWALE HIGH POINT FLOWLINE ❑ _ _____ GRADE BREAK RETAINING WALL PROPOSED STORM DRAIN TC TOP OF CURB FL FLOWLINE ELEV. TG TOP F GRATE GB GRADEBREAK / FS FINISH SURFACE / LP LOW POINT ESTIMATED EARTHWORK QUANTIIIE$ HP HIGH POINT CUT fLL 3 z INV. INVERT OF PIPE RAW 2,540 C.Y. 37,970 C.Y. GRAPHIC SCALE SHRINKAGE(107t) (254 C.Y.) 40' 0 20' 40' Bo' 16V TOTAL 2,794 C.Y. 37,970 C.Y. ( IN FEET ) I' 1 inch = 40' Pt 0 DATE 02115117 x DESIGNED BY: PROJECT N0. 51 9 CORPORATE PARK, SUITE 100 PRELIMINARY UTILITY PLAN 10269.00 o DRAFTED BY: w1�sON MIKAMI N CHECKED BY. CORPORATION IRVINE,CA 92606 MISSION TRAIL APARTMENTS SHEET I LAKE ELSINORE, CA of 1 IV O_ DATE REVISIONS DATE: it n TREE SCHEDULE LANDSCAPE CONCEPT IIII TREES CODE BOTANICAL NAME/COMMON NAME CONT CITY I I THE KEY DESIGN FEATURES OF THE OPEN SPACE AND LANDSCAPE ARE TO CREATE AS MANY OUTDOOR USABLE SPACES AS POSSIBLE WHILE USING WATER I WISE AND DROUGHT TOLERANT LANDSCAPE PLANTS AND MATERIALS.A SERIES OF 4'WIDE MINIMUM ADA ACCESSIBLE PATHWAY SURROUND THE BUILDINGS CA cupaniopsis anacardioides/carrot wood 24"box 24 PROVIDING THE RESIDENTS EASY ACCESS TO ALL BUILDINGS AND AMENITIES. A BARBECUE PAVILION IN THE CENTRAL OPEN ALONG WITH THE COMMUNITY coo 0 CENTER AND A TOT LOT BECOME THE CENTRAL COMMUNITY SPACE,WHILE NUMEROUS SEATING AREAS AND BENCHES,ARE SCATTERED AROUND LM Lagerstroemia indica'Cherokee Red'/Cherokee Red Crape Myrtle 24"box 23 COMMUNITY.TWO ACTIVE PLAY LAWNS WITH ADJACENT SEATING AREAS ARE LOCATED AROUND THE NORTHERN BUILDING AS WELL AS ITS OWN BBQ PAVILION. TURF HAS BEEN USED ONLY IN PLAY AREAS AND AREAS THAT ARE LARGER AND OPEN USE A COMBINATION OF GROUND COVERS AND SHRUBS.AREAS OF HIGH PERIMERTER 57REET PLANTING OPEN LAWN AREA MM2 Maytenus boaria/Maylen Tree Multi-Trunk 15 gal 3 TRAFFIC WILL HAVE ENHANCED PAVING AND THE VEHICULAR ENTRY WILL BE CONSTRUCTED WITH DECORATIVE CONCRETE PAVERS. s w' TO MATCH EXISTING LAND56APE LOCATED TO THE NORTH THE LANDSCAPE WILL BE DRIP IRRIGATED AND BE CONTROLLED WITH AN ET BASED SMART CONTROLLER.TH SELECTION OF PLANTS INTO HYDROZONES WILL PIN CAN Pinus canariensis/Canary Island Pine 24"box 32 HELP TO LIMIT THE OVERALL USE OF IRRIGATION WATER FOR THE PROJECT. {� PB Prunus caroliniana'Bright'NTight'TM/Bright'N Tight Carolina Laurel 24"box 20 •,j�+ CIS CIuercus suber I Cork Oak 36"box 23 8'HIGH TUBE STEEL FENCE RS Rhus lancealAfrican Sumac 24"box 1 SM Schinus molle I California Pepper 24"box 41 o _ I SHRUB AND GROUND COVER5 All V HIGH TUBE ©+ LARGE SHRUBS 321 STEEL FENCING _ LEASING OFFICE PATIO Ceanothus x'Concha'/California Lilac 5 gal • WITH ENHANCED PAVING Ligustrum japonicum l Japanese Privet 5gal ry Y I I I Photinia x fraseri/Pholinia 5 gal Pittosporum tobira'Variegata'/Variegated Mock Orange 5 gal PEDE5TRIAN ENTRY FOR LEASING OFFICE SLOPE PLANTING MEDIUM SHRUBS 936 Ceanothus grlseus honzontalls'Yankee Point'/California Lilac 5 gal 1 �rF Lantana x'New Gold'I New Gold Lantana 5 gal �` x Leucophyllum langmaniae'Rio Bravo'TM!Barometerbush 5 gal i l Rhaphiolepis indica'Ballerina'/Ballerina Indian Hawthorn 5 gal OPEN LAWN SPACE u�j Rosmarinus officinalis'Blue Spires'/Rosemary 5 gal SEATING AREA / Ii i SEATING AREA O COLORFUL SMALL SHRUBS 991 GUEST AND LEASING Agapanthus africanus'Peter Pan'/Dwarf Blue LAWN SPACE Blue Lily of the Nile 5 gal - - - I OFFICE PARKING Azalea x'Red Bird'/Red Bird Azalea 5 gal Buddleia davidii'Blue Chip'/Dwarf Blue Butterfly Bush 5 gal Rosa x'Knockout'TM/Rose 5 gal O SMALL SHRUBS 1,667 TRASH ENCLOSURE _ Callistemon citrinus'Little John' Dwarf Bottle Brush 5 gal = ra I Hespemloe parviflom'Brakelights'TM I Brakelights Red Yucca 5 gal Lavandula dentata/French Lavender 5 gal r - Penstemon eatonii I Firecracker Penstemon 5 gal TOT LOT STONE GLAD SI&NA&E WALLS SUCCULENT/ACCENTS 309 MAIN COMMUNITY OPEN SPACE . . ❑ ❑ I Agave attenuate!Agave 5gal L________________ L__ ------- ENHANCED PAVING Agave 'Blue Glow'/Blue Glow Agave 5 gal AT ENTRY Dasylirion wheeled/Grey Desert Spoon 5 gal BARBECUE PAVILIONS 1 / Phormium tenax'Bronze Baby/Bronze Baby New Zealand Flax 5 gal SLIDING GATE MAIN ENTRY GALL BOX COVERED PARKING LARGE GRASSES 247 STALLS ❑ ❑ i---------------- ---------------- + II Dietes bicolor/Fortnight Lily 5 gal Muhlenbergia capillaris/Pink Muhly 5 gal I _ _ _ _ _ _ _ I _ STONE GLAD ...... ...... .... ... — — — — — _ NA6E 516 WA LL5 COLOR ACCENTS 44 - . I . . -. I i IBougainvilleaa x'La Jolla'/Bougainvillea 5 gal I I SLID NG G ATEI I I Phormmm tenax Maon Chief/Giant Maori Flax 5 gal I II i ► ► I 1 GROUNDCOVERS 17,997 sf I STEEL FENCING opomm parvifolium'Prostratum'/Myoporum 1 gal R mannus officinalis'Prostratus'1 Dwarf Rosemary 1 gal i I Trac elospermum jasminoides/Chinese Star Jasmine 1 gal i i .ar. ► ► I I _ COVERED PARKING TURF 5.660 sf . r . . Turf Sod/❑ ght Tolerant Fescue Blend sod � �t I 4 / I � I I I MAINTENANCE ENHANCED PAVING OPEN SPACE I I I COURTYARD I • I MAINTENANCE GARAGE ► ► ► ► I I I I + 1 + ❑ I ----------------J L-----------_----J JJ L___------___—_— I I I I itk I I I I I I ],*I u'l { i SCREENING PLANTS TRASH ENCLOSURE 6'HIGH CMU WALL 0 30 60 90 feet ' 1"=30' NORTH LANDSCAPE CONCEPT PLANTING & OVERALL PLAN 03.20.17 MISSION TRAIL APARTMENTS \\w1 LAND INVENTIONS LANDSLTING Development LAKE ELSINORE, CALIFORNIA 8103E. WoodwiPE nd Ave � 8103 E. Woodwind Ave DESIGN DEVELOPMENT orange, CA 92869 - (714)980-0743 n u II WALL & FENCE LEGEND II SYMBOL NOTES II II 11 + § NNES NEW 6'HIGH CMU WALL 10 11 0 NEW TUBE STEEL FENCING SEEMS NEW DECORATIVE STONE CLAD BLOCK WALL AEONS EXISTING BLOCK WALL F I i 4. i V 1 � O y r. 7 � I, A � W • I a cis di 1 I I I 1{ o❑ ❑ L______ ___ J I 4__ _____________J i1 v MAIN ENTRY GALL BOX 6 ❑ ❑ I I I I I I � i I y I i � I � 4 I i ■ I I ice/ � II I of r j of • I I I I • I I o: _ I I. x � 1 w --�— — — — - �— •e l� L / Lt I -L I -u 14)11- 111 u 114) 11 1 1111 &-L1 I I I I I-A)l } 0 30 60 90 feet ' V-30' NORTH LANDSCAPE CONCEPT WALL & FENCE PLAN 03.17.17 MISSION TRAIL APARTMENTS ow � LAND INVENTIONS LANDSLTING Development LAKE ELSINORE, CALIFORNIA 8103E. WoodwiPE nd Ave � 8103 E. Woodwind Ave DESIGN DEVELOPMENT orange, CA 92869 77,:- (714)980-0743 y • 6'HIGH TUBE STEEL FENCE TOT LOT I O OPEN PLAY IVRF -�- + STONE GLAD WALL---------- • ____ SIGN I + + I I u. I I 'I I BARBECUE PAVILION WITH ^N GAME TABLE I ENHANCED PAVING PICNIC TABLES N - W I I -----J i ENTRY GALLBOX i - SENGH I STONE GLAD WALLS t • • I i _ SLIDING 6ATE5 � I LIDI TE COMMUNITY CENTER PATIO • I i �- • METAL TABLES d CHAIRS t + + t ny + + O .. • .+ ENHANCED PAVIN6 PEDESTRIAN GATES {. ---------, + I t I I ' I I 1 I PEDE5TRIAN 6ATE5 SEATING AREA It + MAIN COMMUNITY OPEN SPACE 0 10 20 30 feet COMMUNITY VEHICULAR ENTRY 0 10 20 30 f—t ,, =10, V 10. NORTH NORTH OPEN LAWN SPACE + STANDARD CONCRETE SIDEWALKS �- �• f \���" ENHANCED PAVIN6 D STANDAR CONCRETE SIDEWALK '/- — ENHANCED PAVING SEATING AREA . BENCH S , + TURF ARE FOR CHILDREN + PLAY AND ACTIVITIES .. lJm1\1\ t NORTHERN BARBECUE PAVILION 0 10 20 30 feet COMMUNITY PLAY LAWNS 0 10 20 30 feet =10' LANDSCAPE CONCEPT NORTH U NORTH 1"=t0 OPEN SPACE DETAILS 03.1 7.17 MISSION TRAIL APARTMENTS \\10�L LAND INVENTIONS LANDSCAPE Development LAKE ELSINORE, CALIFORNIA 8103E. WoodwiWoodwind CONSULTING � 8103 E. Woodwind Ave DESIGN DEVELOPMENT � orange, CA 92869 •� (714)980-0743 STREET PROFILE cmmw,.ei.mo,--�---anmwrimm. 60' 60' m' mo' 10' PICK—UP POINT 9PICK—UP -5" (622') \ 2s' 2s' as' 2 TO CAP 43' 1a' aa'TtT1 CAP TO P1 EX. 2-5" TYPICAL SECTION & EXTEND TO P1 `J's Mission hail tz 6 S / / Cl:P1 PAD p 7'x14'x11' TUB MODULAR TOP TYPE 1 LEASE EPL(TENSION) OK BOTH DIRECTIONS Q Cable 3-1/C 1/0 AL JCN ?' 12KV 65 V0802 TO P1 UILDING#1 \ / 600A 120/208 30 \ / ?? UNITS — ?KW, +1 HM = ?KW TOTAL=?KW/?KVA/? Cl:P2 SLAB BOX PL AT PNL=?' 8'x10' CONCRETE FUT X EPL=1371' 500 KVA-12KV 00 \ Z 120/208 30 7 y SN —�----- VD=0.00 ii \ �T N- vv / \ ? FUT CUST. + ? HM EPL(TENSION) OK BOTH DIRECTIONS Cable 3-1/C 1/0 AL JCN J M \ 335' 12KV 1 5" P1 TO P2 331' BUILDING#2 \ 600A 120/208 30 ??UNITS— ?KW, \ FUT +1 HM = ?KW \ 109' EPL AT PNL—?' TOTAL=?KW/?KVA/?A 700 MAX EPL=1371' \ / VD=0.00 OPEN SPACE BUILDING#3 \ \ 600A 120/208 30 A \ ??UNITS= ?KW i +1 HM = ?KW 199' EPL AT PNL=?' \ TOTAL=?KW/?KVA/?A 217 VD=0.00 700 MAX EPL=1371' = \ 700 VD=0.00 W �� BUILDING #4 MAX EPL-1371' COMMUNITY/ O Y MMUNI / 600A 120/208 30 ?? UNITS — ?KW, \NU' +1 HM =?KW W TOTAL=?KW/?KVA/?A / C'_ iw SS r Z / O o WATER/DRAINAGE A. EDISOIV OUTLET PRELIMINARY SCALE: 1x- 0 0 30 60 Not For Construction DISTRICT PROJ.MORI. PLANNER SR NO. PHONE PHONE DATE REVISION DESCRIPTION APPROVED DRAW WECKED FOREMAN TRUCK NO. P/E INVENTORY MAP NO.THOMAS GUIDE I GRID NO. DESIGN NO. CSD 140 Y— BY—PASS EXISTING TLM J.P.A.N0. ASSOCIATED DESIGN N0. N_ CODE CHANGE TO CHECKED ROAD PRODUCT/SAP NO. PRODUCT/SAP NO. PRODUCT/SAP NO. TD-LINE EXTENSION PROPOSED CONSTRUCHON(LOCATION) MISSION TRAIL APARTMENTS MISSION TRAIL A R.COTNEY LAKE ELSINORE, CA SHEET JOB NO. TYPE APPROVED BY DATE CHECKED BY DRAWN BY PAX Y Southern California Edison Company OF .,off. 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