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HomeMy WebLinkAbout111611 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694 -6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]. PRELUDE MUSIC: CALL TO ORDER: Flag Salute: Roll Call: PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Commission on items that are not listed on the Agenda. Speakers are limited to three minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form should be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Commission Secretary prior to the Commission addressing that item. There is a three - minute time limit for individual speakers. NOTICE TO THE PUBLIC TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET NOVEMBER 16, 2011 — 6:00 PM Earlene Bundy Commissioner Harter Carey, Guerriero, Harter, Kight, and Telesio Next in Order: Resolution: 11 -56 All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action.. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Minutes of October 19, 2011 1 PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 2 Planning Application No. PA11 -0200, a Major Modification to the approved Home Product Review /Architectural Plans (PA10 -0021) for the build -out of 64 lots in Harveston's Barrington community with six architectural plans, each having four elevations, ranging in size from 2,320 to 3,464 square feet, located at the northeast corner of Ynez Road and Date Street, Cheryl Kitzerow RECOMMENDATION: 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11 -0200, A MAJOR MODIFICATION TO PA10 -0021, THE APPROVED HOME PRODUCT REVIEW /ARCHITECTURAL PLANS FOR THE BUILD -OUT OF 41 LOTS IN HARVESTON'S BARRINGTON COMMUNITY CONSISTING OF 6 NEW ARCHITECTURAL PLANS WITH FOUR ELEVATIONS EACH AND ONE PREVIOUSLY APPROVED ARCHITECTURAL PLAN WITH THREE ELEVATIONS, RANGING IN SIZE FROM 2,034 TO 3,464 SQUARE FEET, PLOTTED USING A "PICK -A- HOME" SALES APPROACH, GENERALLY LOCATED AT THE NORTHEAST CORNER OF YNEZ ROAD AND DATE STREET (TRACTS 32437 AND 32437 -2) 3 Planning Application Nos. PA10 -0145, PA10 -0146, PA10 -0147 and PA10 -0148, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single- family cluster lots, a Residential Home Product Review for 45 lots, a Zoning Map and text change from Very Low (VL) density residential to a Planned Development Overlay (PDO), and a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential, located west of Butterfield State Road, east of Walcott Lane, north of La Serena Way and south of Calle Chapos, Matt Peters RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 11- 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0148, AN AMENDMENT TO THE GENERAL PLAN TO CHANGE THE LAND USE PLAN MAP FROM VERY LOW (VL) DENSITY RESIDENTIAL TO LOW (L) DENSITY RESIDENTIAL" (APNS 957- 170 -032 THROUGH -036) 3.2 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0147, AN AMENDMENT TO THE DEVELOPMENT CODE FOR A ZONING MAP AND TEXT CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL TO A PLANNED DEVELOPMENT OVERLAY (PDO) BASED ON THE STANDARDS OF THE LOW (L) DENSITY RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A CLUSTER DEVELOPMENT" (APNS 957- 170 -032 THROUGH -036) 3.3 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0145, TENTATIVE TRACT MAP 36295 TO SUBDIVIDE 25 GROSS ACRES INTO 45 LOTS AND ASSOCIATED OPEN SPACE LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) 3.4 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0146, A HOME PRODUCT REVIEW APPLICATION FOR WALCOTT ESTATES LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) 3 3.5 Adopt a resolution entitled: REPORTS FROM COMMISSIONERS ADJOURNMENT PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION, AND MITIGATION MONITORING PROGRAM FOR A ZONE CHANGE AND GENERAL PLAN AMENDMENT FROM VL- VERY LOW DENSITY TO L -LOW DENSITY WITH A PDO; A TENTATIVE TRACT MAP TO SUBDIVIDE 25 ACRES INTO 45 LOTS; AND A HOME PRODUCT REVIEW APPLICATION LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD, APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957 - 170 -032 THROUGH -036) Next regular meeting: Planning Commission, Wednesday, December 7, 2011, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NOTICE TO THE PUBLIC - The agenda packet (including staff reports) will be available for viewing at City Hall's Planning Department Public Counter located at 41000 Main Street and at the Temecula Library located at 30600 Pauba Road during normal business hours. Additionally, any supplemental material distributed to a majority of the Commissioners regarding any item on the Agenda, after the posting of the Agenda, will be available for public review at the locations indicated above. The packet will be available for viewing the Friday before the Planning Commission meeting after 4:00 p.m. You may also access the packet the Friday before the meeting after 4:00 p.m. on the City's website at www.cityoftemecula.orq. 4 PRELUDE MUSIC: CALL TO ORDER: Flag Salute: Roll Call: CONSENT CALENDAR 1 Minutes RECOMMENDATION: PUBLIC HEARING ITEMS RECOMMENDATION: TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET OCTOBER 19, 2011 — 6:00 PM Earlene Bundy ACTION AGENDA Commissioner Guerriero Carey, Guerriero, Harter, Kight, and Telesio 1 Next in Order: Resolution: 11 -54 1.1 Approve the Minutes of October 5, 2011 APPROVED 5 -0; MOTION BY COMMISSIONER TELESIO, SECOND BY COMMISSIONER GUERRIERO; VOTE REFLECTION UNANIMOUS APPROVAL Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 2 A Minor Conditional Use Permit to allow an existing restaurant (Simply Sharon's) to upgrade their existing Type 41 liquor license to a Type 47 and provide live entertainment, located at 27464 Jefferson Avenue, Eric Jones APPROVED 5 -0; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER CAREY; VOTE REFLECT UNANIMOUS APPROVAL 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 11 -54 Pat Kight Chairman A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11 -0217, A MINOR CONDITIONAL USE PERMIT TO ALLOW AN EXISTING RESTAURANT TO UPGRADE THEIR EXISTING TYPE 41 LIQUOR LICENSE TO A TYPE 47 AND PROVIDE LIVE ENTERTAINMENT ON WEDNESDAY THROUGH SATURDAY FROM 7 P.M. TO 1 A.M., LOCATED AT 27464 JEFFERSON AVENUE (APN 910 - 310 -010) 3 Planning Application No. PA10 -0326, a multi - family Development Plan for Maravilla at Rancho Highlands with a proposed 210 -unit triplex project with units ranging in size from 1,100 to 1,700 square feet on a 24 acre site, located along the west side of Ynez Road at Tierra Vista Road, Cheryl Kitzerow APPROVED 4- 0 -0 -1; MOTION BY COMMISSIONER TELESIO, SECOND BY COMMISSIONER GUERRIERO; VOTE REFLECTED APPROVAL; CAREY ABSTAINED RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 11 -55 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0326, A MULTI - FAMILY DEVELOPMENT PLAN APPLICATION FOR MARAVILLA AT RANCHO HIGHLANDS CONSISTING OF A 210 -UNIT TRIPLEX PROJECT WITH UNITS RANGING IN SIZE FROM 1,100 TO 1,700 SQUARE FEET ON 21 ACRES, LOCATED APPROXIMATELY 1,600 FEET SOUTH OF RANCHO CALIFORNIA ROAD, ALONG THE WEST SIDE OF YNEZ ROAD AT TIERRA VISTA ROAD, TRACT 23992 (APN 944 - 330 -003) Wayne Hall, Temecula resident, addressed the Planning Commission Carol Birmingham, Temecula resident, addressed the Planning Commission Ed Dool, Temecula resident, addressed the Planning Commission Paul Robinson, Temecula resident, addressed the Planning Commission REPORTS FROM COMMISSIONERS PLANNING DIRECTOR REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, November 16, 2011, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. 2 Patrick Richardson Director of Planning and Redevelopment DATE OF MEETING: PREPARED BY: PROJECT SUMMARY: RECOMMENDATION: CEQA: PROJECT DATA SUMMARY Name of Applicant: STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION November 16, 2011 Cheryl Kitzerow, Case Planner Planning Application Number PA11 -0200, a Major Modification to PA10 -0021, the approved Home Product Review /Architectural Plans for the build -out of 41 lots in Harveston's Barrington community consisting of 6 new architectural plans with four elevations each and one previously approved architectural plan with three elevations, ranging in size from 2,034 to 3,464 square feet, plotted using a "Pick -a- Home" sales approach, generally located at the northeast corner of Ynez Road and Date Street (Tracts 32437 and 32437 -2) Plan 1, one story, 2,320 square feet Spanish (a), Craftsman (b), Italianate (c), Cape Cod (d) Plan 2, one story, 2,488 square feet Spanish (a), Craftsman (b), Italianate (c), Plan 3, two story, 2,828 square feet Spanish (a), Craftsman (b), Italianate (c), Plan 4, two story, 3,059 square feet Spanish (a), Craftsman (b), Italianate (c), Plan 5, two story, 3,122 square feet Spanish (a), Craftsman (b), Italianate (c), Plan 6, two story, 3,464 square feet Spanish (a), Craftsman (b), Italianate (c), Previously approved as Plan 1 under PA1 Plan 7, one story, 2,034 square feet Craftsman (a), Cape Cod (i), Italian (b) Approve with Conditions Notice of Determination Section 15162 Richmond American Homes Colonial (e) Cape Cod (d) Cape Cod (d) Colonial (e) Colonial (e) 0 -0021 General Plan Designation: Zoning Designation: SP -13, Harveston Specific Plan, Low Medium Residential Existing Conditions/ Land Use: BACKGROUND SUMMARY Low Medium Residential Site: Vacant lots dispersed within Barrington neighborhood (existing single - family homes) North: City of Murrieta, existing residential South: Arroyo Park, Harveston Specific Plan area East: City of Murrieta, existing residential West: Emery Place neighborhood, Harveston Specific Plan area Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. Barrington at Harveston was approved as a 130 -lot residential subdivision. Planning Application No. PA05 -0378 was approved on May 17, 2006 to entitle Lennar Homes to construct homes ranging in size from 2,434 square feet to 3,063 square feet. Prescott at Harveston was approved as a 112 -lot residential subdivision. Planning Application No. PA05 -0335 was approved on March 1, 2006 to entitle Lennar Homes to construct homes ranging in size from 2,521 square feet to 3,682 square feet. Lennar Homes constructed and sold 155 lots and then foreclosed on the properties. Richmond American Homes purchased the remaining 87 lots and on January 28, 2010 submitted PA10 -0021, a Residential Tract Product Review application. On May 10, 2010, the Planning Commission approved PA10 -0021, which included four floor plans, each with three elevation types ranging in size from 2,034 to 2,744 square feet. Since Richmond American began construction, approximately half of the homes (46 of the 87) have been constructed or are under construction. Of these 46 homes, 28 have been sold. Based on the existing market conditions and feedback from their sales team, Richmond American is proposing a Major Modification to the previously approved architectural plans to provide for more floor plan and elevation variety, larger units, and a Pick -a -Home concept which allows prospective buyers the flexibility of choosing the plan /elevation type for a particular lot based on a pre- approved 'fit list'. This Pick -a -Home concept was administratively approved in May 2011 and has been successfully implemented in this community as well as other communities currently under construction within the City. The proposed new architecture would be constructed on the remaining 41 units. Staff recommended that the applicant present the proposed plans to the neighborhood based upon the neighborhood participation during the 2010 architectural review process. Richmond American conducted three meetings with the community. Two were smaller focus group style meetings with some of the residents that had expressed an interest during the previous design review process. One was a community meeting that was noticed to all of the existing residents within the Barrington /Prescott neighborhoods. Below is a synopsis from the applicant regarding each meeting: 2 ANALYSIS Architecture The initial focus group meeting was held on July 27, 2011 with five people from the community in attendance. There was extensive discussion of the architectural features including windows, doors, porches, lighting, rooflines, overall enhancement of the character and architectural detailing. In response to the comments received, Richmond revised the plans which were then presented at the community meeting. The community meeting was held on August 11, 2011 with the project architect and only one person from the community in attendance. The plan revisions were well received. A concern was raised about the articulation on the sides and rears of the homes in the standard configuration as opposed to the enhanced elevation configuration. In response to this comment, Richmond directed their architect to make the pop -outs shown on the enhanced elevations a standard condition. The final focus group meeting was held with approximately five people from the community in attendance. The community was satisfied with how Richmond addressed their previous comments. They expressed an interest in making optional windows and man doors to the garage a standard condition. In response, Richmond directed their architect to make some (but not all of the) optional windows standard. The proposed plans dated 90 /29/99 reflect all of the revisions made in response to the issues discussed above. The proposed architecture was reviewed for conformance with the Harveston Specific Plan, as well as for compatibility with the existing homes in the Barrington and Prescott neighborhoods. The proposed architecture includes seven floor plans with five elevation types. Units are larger than those approved under PA10 -0021. The architectural styles and enhancements are compatible with the existing units in the community. The project proposes seven floor plans and five different architectural styles. Of the seven floor plans, one of the plans (plan 7) was previously approved under PA10 -0021 since it is popular and has been selling. The plans include 3 single -story elevations and 4 two -story elevations. The architectural styles include Spanish, Craftsman, Italian, Cape Cod, and Colonial. The Cottage elevation that was previously approved was not popular and is no longer proposed. These styles are consistent with the Harveston Specific Plan Design Guidelines and the existing development. Staff believes that, with the attached Conditions of Approval, the project meets the intent of the Harveston Specific Plan. The proposed elevations achieve a quality appearance which is compatible with the surrounding neighborhoods and allows for additional visual variety along the streetscape and within the residential area. Various materials and features proposed include the following for each architectural style: • Spanish: stucco finish, s -tile roof, arched entries, decorative tile, wrought iron and stone accents, exposed rafter tails, carriage lights, and optional garage door windows 3 • Craftsman: stucco finish with horizontal lap siding with corner boards, concrete flat tile shake roof, wood fascias and wood outlooker and knee braces, vertical siding in gables, decorative wood shutters and foam trim, stone veneer, front porches, wood railings and heavy stucco /stone columns, carriage lights and standard garage door windows. • Italian: stucco finish, concrete 's' tile roof, column trim with keystones, decorative foam trim elements and window shutters, arched elements, decorative foam accents, carriage lights, optional garage door windows and front porches. • Cape Cod: stucco and shingle siding, concrete flat tile roof, wood fascia, vertical lap siding and decorative vents in gables, decorative foam trim elements, decorative wood shutters, decorative wood porch columns, carriage lights and standard garage door windows. • Colonial: stucco finish with horizontal siding, flat tile roof, wood fascia, horizontal siding and decorative vents in gables, decorative foam trip and wood shutters, decorative wood porch columns and railing, brick veneer base, carriage lights and standard garage door windows. The applicant has provided specific details which are unique to each proposed architectural style and elevation. Articulation is provided on all sides of the homes so that each side of each product provides specific features of the proposed architectural style. Each of the five proposed styles is defined from the others through the use of door and window types, window and door trim, garage door design, materials such as stone, roof tile, shutters and the overall silhouette. Elevations that are visible from a public street or an open space area have been designed to incorporate architectural enhancements which include shutters, siding at the pop - out, and /or additional windows. Building Elements /Mass, Height and Scale The proposed project includes 3 one -story floor plans and 4 two -story floor plans with four elevations each (except that Plan 7 offers 3 elevations as previously approved). The units provide adequate articulation in roof forms and offsets to reduce massing and the elevations are visually broken up with offset facades, changes in materials, architectural details and /or sloping roof lines. Proposed enhancements include second story and single -story roofline facade elements, decorative wood details, stone veneer, window shutters, and faux wood siding on elevations, as well as window and door trim. The proposed units include well pronounced front entries with the use of arched entries, extended porches, and the use of different materials around the entry. Garage and front doors are distinct and compatible with the architectural style of the home. The units include varied garage configurations including 2 car, 2 car plus tandem, 2 car plus 1 car side load, and 1 car plus 2 car side load which creates a varied streetscape. Each elevation provides careful articulation and architectural enhancements. Visual interest is achieved through the use of varied wall planes, projections and recesses to provide shadow and depth. Varying roof forms, floor plans, and changes in colors and materials accentuate the various architectural styles. The proposed elevations for this development meet the intent of the Architectural Design Guidelines contained within the Harveston Specific Plan. 4 Materials and Colors The project includes three different combinations of building materials and colors for each elevation style, resulting in 15 different color schemes. The color variation, stucco, and cultured stone materials serve to break up the massing of the two -story units as required in the Harveston Specific Plan. The variation of material and colors helps individualize each home and create character in the neighborhood. The intent of the Harveston Specific Plan has been achieved by ensuring a continuity of colors, materials and textures throughout the entire development. Product Placement Plan The project includes a Pick -a -Home (PAH) concept rather than the traditional Product Placement Plan. With the PAH, the applicant provides a site plan indicating the maximum building envelope and fit list identifying the plans that could fit on each lot. In addition, the PAH plan includes a set criteria to guide future plotting. These criteria are as follows: 1. The same floor plan can only be plotted every second lot. 2. The same floor plan cannot be plotted directly across from each another. 3. Elevation and colors must be used to further diversify the plotting. 4. Two of the same elevations can be next to each other, but they must be a different floor plan and color. 5. Or as approved by the City of Temecula. As phases are released for sale, prospective buyers may choose the plan and elevation type for a particular lot, as long as they meet the fit list and PAH criteria listed above. With implementation of these requirements, the future product placement will conform to the requirements in the Architectural Design Guidelines of the Harveston Specific Plan. A varied and visually interesting street scene would be achieved through creative product placement and alternately reversed floor plans throughout the development. The units would be plotted to avoid repetition in plan and elevation type to meet the intent of the design guidelines. Elevations that are visible from a public street or an open space area are required to incorporate architectural enhancements which include shutters, siding at the pop -out, and /or additional windows. The lots that require additional enhancements (on side elevations unless otherwise noted) include Tract 32437 -2 Lot 4; Tract 32437 Lots 9 -12 (rear), 12 (side), 17, 19, 28, and 35. Conditions of Approval (PL -19 and PL -20) have been included to require these enhanced lots to be clearly identified on the Precise Grading Plan and Building Plan. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on November 3, 2011 and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION The proposed project has been determined to be consistent with the previously approved Harveston Specific Plan EIR and is exempt from further environmental review (CEQA Section 15162 Subsequent EIR's and Negative Declarations). 5 FINDINGS Development Plan (Code Section 17.05.010F): 1. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City. The proposed project is a Major Modification to the architectural design of the remaining 41 homes within the Barrington at Harveston community. Single - family homes are permitted in the land use designation standards contained in the Harveston Specific Plan. The project is consistent with the Low Medium Residential land use designation contained in the General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type and density of residential development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local ordinances, including the California Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes, 2. The overall development of the land is designed for the protection of the public health, safety and general welfare. The overall design of the single - family homes, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those living and working in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. ATTACHMENTS Aerial Map Proposed Plan Reductions Previously Approved Elevations (PA10 -0021) Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing 6 City of Temecula 0 250 500 Feet Aerial - June 2011 PA 11 -0200 This map was made by the City of Temecula Geographic Information System. The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County. The City of Temecula assumes no warranty or legal responsibility for the information contained on this map. Data and information represented on this map are subject to update and modification. The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale. Civil Exhibit: Product Placement Plan Barrington at Harveston Temecula, CA Richmond American Homes Landscape Exhibits: Architectural Package: PROJECT PROGRAM PROGRAM SF Typical Front Yard Illustrative Plan Overall Fence Wall Plan Typical Fence Wall Plan Architectural Styles: Spanish "A" I Craftsman `B" I Italian "C" I Cape Cod "11" I Colonial "E" WILLIAM HEZMALHALCH ARCHI I ECTS INC. 2570F£Oni1 A4611E SLIM 700 9.4I .(ACA 97 M545 949 25'17N on. Vary anhten q 9.9 7:0 1579 Home Product Review: Application Re- Submittal October 21, 2011 • 2011145 PLAN 1 23T TIMOTHY 2,320 SF PLAN 2 24P PAIGE 2,488 SF PLAN 3 28T TRENT 2,828 SF PLAN 4 30T THOMAS 3,059 SF PLAN 5 31T TREVOR 3,122 SF PLAN 6 341' TRACY 3,464 SF PLAN 7 191 RINCONINREVmusLy,uIIRov<EU) 2,034 SF PROJ .ILHHCNC7(OM L PLOT1W : RLD Fc_• L. TIE SOX FLOOR PLAN CAN LXLY BE PLOTTED EVERY SECOND LOT. SAME FLOOR PLAN CWMOT BE PLOTTED 06000 Y ACROSS FROM EACH AAl7MER. A ELEVATION MD COLORS MUST BE USED TO FIRMER DIVERSIFY THE PLO7I96 R 7MO OF THE SWE ELEVATIONS CA 6'E ND? 7O EACH OTHER BUT THEY MUST DE DIFFERENT 11009 PLANS AND COLORS 5.0R AS APPROVED BY THE CRY OF 7EMEC0RA 6.16 CFNFRAL. RAN 7YPE LOX SHOULD BE DL577B&RED AS EVENLY AS POSSIBLY. MWwN BULGING ENVELOPE HOMES SOLD OR CONSTR(15750 , O' 10 % IC OI D A M E R I C A N HOMES OlT) 2•0 Mb. 14,81, b. 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J LL .w r - _t.K — —_ � I % J 6PtM17 * aarA 'ME A TEC r HOW2'¢rr �(Q, o ( ce 0 z 0 J � PRODUCT PLACEMENT PLAN CITY OF TEMECULA BARWIGTON, HARVESTON TRACT NO. 32437, 32457 -1 32437-2 $ 32431-3 z a 3 , tL / \&MAC • «... ca....s o.+c m.. ». x„ 4 • IMP DA 10EH7171E ".. r PLAN 1 i PLAA 3(0 )1 I PIM 6(0)1 I N 3S(0j t � I PL IPAN AN 5l0) I N 4 : PLAN 6 0 I 1 I I1. r PIAV 1(0) v, PIA4 3 r L ; p' S ,1 PLAY 5 C P --- S t 1L PIAV 4 1 1 ,P I ,A, ' I I \ PLA 5 1 ` I fiA Y �0) }'PI (or 11PAV G(0) 1; P ul 1(0} Of AAI 1((0))„._' t V *0 1 P'. TN • i Pi/t+ 'AN4 31 i 'PLAN 5 'PLAN LOA J if* jin */ GRAPHIC SCALE I" =40' 00 P(AH i t p1� 1 PLAN .3 i M PIA 4. AN 4 4- r J autr. \ s• — r -- 1 ! E — ' , ` xT,N 1 lA2 1 HAN 11-0�II \\ i9 AIr S 1 PLAN 2 1 PIA: 2 1' 1 PLAN 2 I' oLti q 1 1111 4 / �. ALJ i 1 P 1 1 PIN: S 1 - . p P [�A! \ 1 \ \ \ '� P IAV 5 j FtF�'r � Play 4 �) � PIAH S k i ' P; AM, 3 N \ \\ � �1N 7— PW � rv�'N i 6.51 1 ! 1 RN 6 li PIAN 6 • +. .. ' 1 _4- ( f �l PiAk : i 1 � � l wl � I � I 3 ( 0 ) t l P Ai 6 a 1 l PiAh 7(0) l ' . - �G - - 1PIAk 5(0 TUN }(0? -1 f L _ 1 ■ r l N 't0 1 1 L ,.J 0 — -• j y4 PLAN 3 • 1 J — II g �!" 1 PIA43 I I 'J— � —,...„ 9 L • PIA. J 1 t I IRAN 6 5 i t I I� - -mss 11—i1 FcA; 3(0); r � 4 ' 1 PI/W I PLRI 5 ' jPLN6 - I II VnCATES RO MCM1ECTLOC (* o 4CLO*I0 0 )J ul0 7 r - -- LANDRUM PLACE p� }}�Q-1 J r -- ,Ifr I PW' 4(0) j •1 r-a, 4 1I P IM 3 1 �' PInN S I +' n : s —� � =_J, �L- - - -J!L J yy L r _ u : °lAl (0) 1: 1 - 1 ' p r i, n MA 1 .I P.A: 1 1 J P 1 PLAN --e_ - 111 ! I PLAN 3 1 I PUH S 1,, PLAN 0 1'' 1 56 1,1 I f.AipN fi 1 1 I :4_1A A` ti P;A' JJ IJ ' ORAN PLAN 0 ' 4 , _ _ 1 -- PRODUCT PLACEMENT PLAN CITY OF TEMECULA DARRRGTON, HARVEETON TRACT NO. 82497, 82497 -/1 82487 -2 a 32437-3 NEB 3 a 3 1M,-S1 Kw \9V') h') N� - /<• C,,',01. 00, 00' )0 , >D,• N..Pip Av .Lt . \ CM/ \i- y,n!y \Pt�Mr,.RC M,a^, • DATE: OCTOBER 17, 2011 Ilustrative Landscape Plan Tract 32437 -2 & 32437 Temecula, Ca. BARRINGTON TYPICALS RICHMOND AMERICAN HOMES L d V 114,1 1P -rp Mal INIMI a SOINI1Ue N 0 ea.1140■a•.■luar 9w10011100.00 •w 8 101:111000010 11dd..ru. w.u. 00 SIC; MINIe40,sXsenm.lo 0.11.■ - 0 000101/1010.0.40 07.”4 10071 1110, 1102000,0101701.1101 .001200 8 0001001110004070.010.0 . ;. . 1010•174.0/01 1.0100717000. Lb :rm.." 100+0100.0.1007000100:010.0 MAIIMARNIVID LLVOria/82 I COL. !CC PLANT SCHEDULE .0141,021•111114.04 OaLl•■• 1 O 1 1 N W I C K O u r I L/ 1 ( N 11 A U S E N I N C 117 0. 079 770 1410 1 010 170 1707 7 - . 2 F, TTtT -F rT = 1 1 LEGEND: a601I21■I66•••• B.0HI014 PNECIBION 004KWML W, 6 . 8 . 111011 STONE VENEER PRASIER NOT[: SEE TYPICAL WALL EXHIBIT FOR DETAIL S S0 111011 RICHTW000 WOOD SOIL FRAIN WARD ON D0ARDMC( SW 10011 VINYL REMAIN FENCE � SI • EMERY DRIVE 13 i u 21'= tl �L • 4 tt n IV 1- DATE: OCTOBER 17, 2011 Overall Fence & Wall Plan Tract 32437 -2 & 32437 Temecula, CA. BARRINGTON TYPICALS RICHMOND AMERICAN HOMES N.TS. S O R T H W I C K 0 0 4 E E T T E N N A 0$ E N I N C. C.IIU. a • 9 f 612 ,.19 l 9•,.2 •1... ..w : Ly6 -b• sew II LV m I m • • r•. R sl r i' : L L j uauA U _ II� COMMON "'NT k ' 1 INC OITI MEE ■i•u I uuu EN LEGEND: 11'0' HIGH PRECISION BLOCK WALL WIS-0' I6011 STONE VENEER PIASTER- DETAIL -'A' & T! str Ia014 RN311W000 WOOD BOX FRAME BOARD ON BOAW) FENCE -DETAIL VT SW HIGH VINYL FENCE - DETAR-TY 0 WNYL GATE - DETAIL F CE n r WAG YAP fir S NIGH PRIVACY WALL W! PROTO II FOOTING A • .Amy. o:_ o . MoraftCaree wr«.a.m © Er - Er 111014 STONE PILASTER • ISLAM %WI So' HIGH INTERIOR W000 0 g � N, o ._,. ©B d' NIGH VWYL PRIVACY FEN O WPM GATE =EVAR0 DATE: OCTOBER 17, 2011 Typical Fence & Wall Plan Tract 32437 -2 & 32437 Temecula, CA. BARRINGTON TYPICALS RICHMOND AMERICAN HOMES I O R T H W I C K G U Y I I E T T E N N A U S I N I N C. t y e.I 4rI.• _ . In., Ca Lle,.∎a • •10,1 OI O .AFIL. 10 1 A'T 040.0 /0- RTO7 • ._. ^.i.....• Barrington at ilarveston Temecula, CA Richmond American Homes PROJECT PROGRAM PROGRAM SF PLAN 1 23T TIMOTHY 2,320 SF PLAN 2 24P PAIGE 2,488 SF PLAN 3 28T TRENT 2,828 SF PLAN 4 30T THOMAS 3,059 SF PLAN 5 31T TREVOR 3,122 SF PLAN 6 34T TRACY 3,464 SF PLAN 7 191 RINCON(PREY[OUSLY 2,034 SF Architectural Styles: Spanish "A" 1 Craftsman `B" I Italian "C" 1 Cape Cod "0" 1 Colonial "E" WILLIAM HEZMALHALCH ARCHITECTS INC. 3650 AVVAIE SUHEZOVNIA NIA G WG65641 SL9 2 OW rm ha 949 YA Nome [Product Review: Application Re- Submittal October 21, 2011 • 2011145 RICI -MOLD A M F R I C A N H O M E S INY SWAT IOTCHEN On SONNET Barrington at Harveston Temecula, CA OPT. COYEREW 0 TA II xusw N71hW WLN MLNIFLTS. MC 0 Lower Floor - 2,320 SF WILLIAM HEZMALHALCH ARCHITECTS INC. ZSOWEDIILLAYERIE SU7E200 EANIAAWACA 92705.41 949 ISO OOW wootaroldens tom W 949 253 629 Plan 1 Timothy 23T 2,320 SF 3 Bdnn/ Study /2.0 Ba./ Opt. Bdrm. 4/ 2 Bay Garage/ 9' Plates 2011145 A1.0 lulad 11, 2011 D 4 8 12 Om map.« MM n.nomat loc. Opt. Bdrm. 4 11J Opt. Deluxe M. Bath Opt. Deluxe M. Bath w/ Tile Shower w/ Tile Upgrade RICHMOND AMERICAN HOMES Opt. M. Bath Opt. Gourmet Kitchen Plan 1 Timothy 23T Opt. Floor Plans Barrington at Harveston Temecula, CA Opt. Dining Opt. Covered Patio WILLIAM HEZMALHALCH ARCHITECTS INC. 200REMILLAVEAUE SUITE 200 SNITAN4ACAWW054505 949 250 0927 wevotw4drLcon fax 919 2601579 2011145 A1.1 AquI 2011 4, wcfnnoND A H E I1 1 C A W H O K S Elevation 'A' Plan 1 Timothy 23T Barrington at garveston Temecula, CA 4, J 01011 *UM ALO1MOn[CQAE Elevation 'B' I AN WILLIAM HEZMALHALCH ARCHITECTS INC. :SWKCN LL A5911E SU7E tit SAPIA /M CA 92rm147 919 i51 mot W 919 250 153 2011145 A1.2 Aqu924.2•11 V./ Elevation 'A' aIcHVto►•o A P I G I I I C A N HONES 4: .. > 1 Plan 1 Timothy 23T Barrington at ilarveston Temecula, CA a�. 0 X0 xt1wlI zAM4p1/AOMRCIS PG Elevation 'B' WILLIAM HEZMALHALCH ARCHITECTS INC. 269DREON PANVE $ 1E200 SRITAANACA 92M955O 919 250 069/ new anamMeasaa W 349 750 1529 SPANISH ELEVATION "A" - SCHEME 3D ROOF' CONCRETE 'S• 71{E ■N7A W FASCIA ImICM 62X6 WOOD BARGE BOARD A RAFTER TALC CABLE: FOAM ACCENT WALL STUCCO TRM: STUCCO OVER FOAM TRIO PER ARCIATECIJRAL SALE ITALIAN ELEVATION "C" - SCHEME 58 MNDOW. VNYL WINDOW FRAMES VATN MULI)ONS ANO E %7EIDOR GRIDS ACCENTS: OECORAINE IIIE ACCENTS 6 WAOUOM NON ACCENT ENTRY 000R ACCENT COLOR, CECORAIIVE TILE SLNROLVO AT ENTRY CAAAGE DOOR STUCCO DYER FOAV OCUPRANONTECnUAL SfYtEm01 COIGN UGN 1, OP I NXW L CLASS ROOF CONCRETE 'S' TILE %%N00W. VINYL WNOOWiRAfES Mtn MULLONSM MO EXTERIOR GRO6 FASCIA TAB FASCIA TYPMAL L SHAPED FOAM CORMS ACCENTS: CECONTIVE PREFASNICAIEO SHUTTERS CABLE: FOAUACCENT ENTRY00oR STUCCO OVER Plan 1 WALL STUCCO OARACE OMR: STUCCO OVER FOAM TRIMPERAR011TCCTUNAL STYLE IRK STUCCO OVER FOAM TRW PER ARCATEC1U14M STYLE VA IN COACH IIC 1.OPTIONAL GLASS lAU&tlN VNRFawn wsAnRIOR.d.. NS»Rda Oak. rra bl bw&rdnaNgxYSunsold m non Karat Woo Timothy 23T 0 4 8 12 , Da. ROM R9.MRMOI MMRCIS. NC RICI-MOND Barrington at Harveston Temecula, CA A M E A I C A N I I O M E S CRAFTSMAN "D" - SCHEME 4A ROOF CONCRETE FIAT TILE SRAM ROOF FASCIA WOOD mfA WOOD OIROOAER A141 KNEE BRACE GABLE. VERTICAL SONG WALL STUCCO HORIZONTAL IAPSEIRSGWMM GORIER BOARDS TRIM' STUCCO OVER SNARED FOAM TRIM PER ARCNRECTURAL SME CAPE COD ELEVATION "O" - SCHEME 41 ROOF CONCRETE FIN OLE ROOF FASCIA 2A6WDOO TTRCM CABLE: VERTICAL TAP SIOBTO WN.L: STUCCOISFINQE SONG TRW STUCCO OVER FOAM TRW PER ARCINTECTURM STYLE WIDOW. VINYL WIIOGW FRAMES WITH MAIMS Ay:X1ERION GRIDS ACCENTS 911403m01 BASE SIANIRACNl0 Moe WRESTS ENTRY DOOR: ACCENT COLOR GARAGE DOOR: OECCRAYNE METMSECIIQNM AMOR 000i1 WITH MARS OOACR LORIS ♦ R ,yv '.. '* - f f :T.- ' B�f1 LI�1r1 IB11�w 0f ' . F� w mukia .BY•� 814 'A.., :.-S. +r• l'!. i;hla ill N�1♦Yorf9f93e1s : -!•1 �w ' aarsonl9SIM1 6Br1= tM /r "tll-'.•t • A A 'a1 t L -Damn .1p1 sae =ft .13n .13n WWI 00 mi l IZ L ► _,. '" y. nE rr ■■ I 1— AYIII I b _ • WEISHI OHIO g g l t 91 -lIII � I = lr� �. y T4 AN I � _ IAe111Hll ii i l� �i r)i� , `f R�� ■ ■T■1■I■l■i ■� I i' n li: 1 !• wMaDYA ACCENTS ENTRY 000R. GARAGE DOOR WILLIAM HEZMALHALCH ARCHITECTS INC. 2150 PEOMLAWT0.E SUITE200 SANTANMCA 82705-5513 949 2TA 0607 w.w AMITileds corn W 419 250 1529 VINYL WINDOW FINALES MTN MIALIONS 6 EXMOOR vale W00000LUMNS WITH SUIITO TRIO ACCENT COLOR SRCCOOTER FOAM TNW PERARCIUIECTURAL SME GLARSSOORRO WOOS 2111145 A1.4 aaa. ...Tr.n" August 24.20I1 PUN I - T11M17HY t3T EXTERIOR COLOR & M A1EBYYE SPANISH ELEVATION -1" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12" EAVE OVERHANG: 12" GARAGE RECESS: 6" COLOR SCDEME 3D 0 4 8 12 1 1 QMa * u1@W1W01 M01.413 NOGFHOT. AMERICAN IEOMES ...11P 19 v1.9A7J1Pi 1410 , 1141'..: .: • Not I m ,C vl wie' let t, s let nal ln M t ar nM b Mat. iM mixlsti s i.pki CABLE DETAIL AT OPTIONAL COMM PATIO 1. ROOF: CONCRETE '8" TILE 2. FASCIA: 2X3 FASCIA TYPICAL 8 2X6 WOOD BARGE BOARD 8 RAFTER TAILS 3. GABLE: FOAM ACCENT 4. WALL: STUCCO OPTIONAL COVERED PATIO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL. WINDOW FRAMES WITH MULLIONS WITH EXTERIOR GRIDS — — 7. ACCENTS: DECORATIVE TILE SURROUND AT ENTRY 8 WROUGHT IRON ACCENT 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT AND OPTIONAL GLASS RICFiV O D L C 7011 MOM RERMIYALfh ACI.:lI41..:.0 Front Elevation 111111 11111111 Rear Elevation 'A' Plan 1- Timothy 23T Barrington at Harveston Temecula, CA WILLIAM HEZMALHALCH ARCHITECTS INC. 25931150141.L MOUE 64!10210 SWTAA1ACA 92706+564 949 250 0607 wrwxOEdiam.ma In 949 250 1529 WYRY,Qi iii Co 1MatN7- nuCOEORRE.O REta_ Ia0 E dlflYrrliO� nE fp 01O 1 o 1ERg Oqa ply 00 RIMIER 91N. IR Seal0' MOM IaMMIn SRMCO R4yf0OCAmur 701110 fOMI a 9T.1aMY. TRIM COLOR /II (*pied IN: SluaoTn. °' EEYa. MIN 'Y ClICELIVEAR SIemNYLtae INNYOM 47 typist 4 fon TMm Exasikv1 Wa."+, Om Ynem SO14075 WOW** CL287TRAkmvrtp AOOIIWEan r t MOWN WNW >timn RIME NPES '• M1$ IMAM Woe Rem *Ann ili i* u11amoRiM. a79parv. <n. 5lwrai Ns** OKORMME ME n4 C 143 SENN EIA Waage a MOM'O E4C I1YE 6Yf MC6 IA rrx IIOaa Lerkn$Y AR PUN I - T11M17HY t3T EXTERIOR COLOR & M A1EBYYE SPANISH ELEVATION -1" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12" EAVE OVERHANG: 12" GARAGE RECESS: 6" COLOR SCDEME 3D 0 4 8 12 1 1 QMa * u1@W1W01 M01.413 NOGFHOT. AMERICAN IEOMES ...11P 19 v1.9A7J1Pi 1410 , 1141'..: .: • Not I m ,C vl wie' let t, s let nal ln M t ar nM b Mat. iM mixlsti s i.pki CABLE DETAIL AT OPTIONAL COMM PATIO 1. ROOF: CONCRETE '8" TILE 2. FASCIA: 2X3 FASCIA TYPICAL 8 2X6 WOOD BARGE BOARD 8 RAFTER TAILS 3. GABLE: FOAM ACCENT 4. WALL: STUCCO OPTIONAL COVERED PATIO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL. WINDOW FRAMES WITH MULLIONS WITH EXTERIOR GRIDS — — 7. ACCENTS: DECORATIVE TILE SURROUND AT ENTRY 8 WROUGHT IRON ACCENT 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT AND OPTIONAL GLASS RICFiV O D L C 7011 MOM RERMIYALfh ACI.:lI41..:.0 Front Elevation 111111 11111111 Rear Elevation 'A' Plan 1- Timothy 23T Barrington at Harveston Temecula, CA WILLIAM HEZMALHALCH ARCHITECTS INC. 25931150141.L MOUE 64!10210 SWTAA1ACA 92706+564 949 250 0607 wrwxOEdiam.ma In 949 250 1529 0 4 0 12 OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTEDOTDCRWISC r a2011 WI1.114MI 01At1NL01 ARCNR(CTS. Pit RICHMOND O+r ww.,C,..,•wno.tc.r sc. - A M E R I C A N H O M E 1 rr � illa+5� anus A q � A Rsg - e.' l R 4 wo wne w .111401 m Ftl l .4 4 Ait SRWWV -0m+ie 0Waii AII** A APi∎ +Mrpnpl APAO - - -- kRlrn3gVa ict * A ato44 *Ptir owe AAAAirrt,a, *A A*AAAA /V !@•SJr41 iQAfl��g W 5 !' MI. t tlr PIil Af S Akszt * *1 1 $ AAA AA 1 As h e. A fI R A N414m,,5sI 4* - 5 l . fQpr,rt4Kl4 { Fi ;i 4 '�Dit +As.13 � / i � �A ivou A`A •t R Er RPI 4t. �. a 7! ft-V. %NM ?JNi ft lr_.t _ t•2!"o S11.M ing ui. liv_,.. . ti ?; I. • la. r#rroodors Oa. nau Hint [cmc%1 a R. u cmor muanowms sx+.wxrar, umx, Left Elevation 'A' ` 1141 41;i4, tAlARliN Ili SI aR'k :Ara* ItD 4,55! c,1 041211 LL IJ_ i��, A1tdl A rt f tttY LD1li 'i AO rtl H li 71R FP fa•Id �c 114410 f ewp� p�l1L 4 'R . 15,ti R iiA.1 'i- :.y;iNf" -j:.•:;,rr; t1 1�,116 ,p iL { �ry ` R .A 41140 )1P I H11.t1 i,I 4 r�Ni OTY ANI& AnR P.$ s,+►. n:L11R kI A.-00411n r rlrtaFgAf pRC al►t *,E N55 0.2 ltil,01eAl,' W.6 p•�.:s�Nri I•tub$ a IAA Mf,B 411110W IOr�il,� - (:i't2, W @11&AIM 9.501914,0125�1r17111 t► ft rf'lytitte° efou ap,ikngfirl.t Ala it NR k;:q'1,eiJtEl . R �f� of s-sl'iA JEiA.IA t:� QlArk4l' �K ! C Y it . �4 AMI • n s 111!!... .. _A A .\t '�Ils �1 .R i�'tkY E -- ^fi _- : t- . _� 1. kr 9 eI 14 9 eme 3 M e 3 '` 0 1 Right Elevation 'A' Plan 1- Timothy 23T Barrington at llarveston Temecula, CA OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE WILLIAM HEZMALHALCH ARCHITECTS INC. 2150 REEf2LAYERIE SIETE100 SAANTAINAG 977066640 549 2141 4007 55r45911di9ds tan fax 919 250 1511 2011145 aort Au r •• 21,2011 PLAY 1- 11110IYY EST EI MSER CRUM S MIT ISIS CRAFTSMAN ELEVATION - "B" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' EAVE OVERHANG: 18' GARAGE RECESS: 6' 0 4 B 12 O■m w"w. .saw.wd Mn■em rC COLOR SCHEME 4A 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 W000 FASCIA, 2 x 6 BARGE BOARD. WOOD OUTLOOKER AND KNEE BRACE 3. GABLE: VERTICAL SIDING 4. WALL: STUCCO! HORIZONTAL LAP SIDING & CORNER BOARDS OPTIONAL COVERED PATIO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MUWONS & EXTERIOR GRIDS 7. ACCENTS: STUCCO COLUMN WITH MANUFACTURED STONE VENEER BASE 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHT 10. STONE: MANUFACTURED STONE VENEER RICI -now AMERICAN HONES hil -."."--�■oarr -r 0 0 0 ��■ I III III .III ^Iimmm IMENEEN Mos Mom. H AIR DA I A blot m sal sm■OI Orb aN mmu■enl rya In men =wale "bn 11 0 201 W1101 NQAVSNAL AAChITEL'TSNC Front Elevation 'B' I BIM 1 IIUUUUUI Rear Elevation 'B' Plan 1- Timothy 23T Barrington at Harveston Temecula, CA WILLIAM HEZMALHALCH ARCHITECTS INC. 299O ROWEL ANNI E MERV SANTANNG 911940549 049 290 0831 wnc+144dirdme 1a 949 290 10 0 4 8 12 C. MD. . Nw.LTI. PC OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE 01011 MIJAY.TO41OOLO APC.IRCIS nC 'w+waarilli iTiari ae atvo "F ?t �IS+ — lr �i sse.0rs` aeaepw ..f owrZ•'l>sr.� vt. .41 O. ni y Y awlta 40 Ea \ r 1La MiN'wlal.NRwlaa• uwl�IRMO Ulf - - otyli o i >� t�lM �Rd7o MINMP0011 R A 1.11 1NpM1RIf1MMU1•000 /Mv01444,M1', 00. up •anani ooNwarlaiiflafi we�uti liw:irdtalifalrsrYilbiim mania ammo al tas s a.s+r: eon ma* 44101ai rNIIr 1101/M MM>fM 11031010MM10R11040Mr1J♦IwsiM•40 MN ORaia /at lR4ttg..._. - --- . Oar+ '+n+/I:.....�Itl rIi all NgI M1 Nllti EIEI IlitI .I ANOMIE MEN aMER olR -4 ay •. WJ -t ti * A ...I a NM susiT. H14 ii ix Ism o.. or ar nr sw g aNl trar{yMt r• twnu $ r AI M. nn:'. or lli.n al. ad .l NW :aim. PA. .tirs?aryl _ aei - .ww.W s r r..r i o w,I I IEwiWii+ - Rls1rs.w{ I.Ww iamiaow* iw x 1010 11c '1q -wyN1w1 . .wN a. wow, w nalw:.iI a OAR 2 fl-,1sr., ►.+i. a a i'scu Y.11NROA IMI rl r INVk El 4011 I A r4trllallN -sl tr_rlw� 40 _40 vncaMl -L J e1.n40 bu mwb+ s wr L+, 1 ! �. 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TRIM: STUCCO OVER SHAPEO FOAM TRIM PER ARCHITECTURAL STYLE 5. WINDOW: VINYL WINDOW FRAMES WRH MULLIONS & EXTERIOR GRIDS 6. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS 7. ENTRY000R: ACCENT COLOR 8. GARAGE DOOR- METAL SECTIONAL ROLL-UP DOOR WITH COACH LIGHT & OPTIONAL GLASS Om mawtcWnwf. mamma Sc 7O40SN0T. OPTIONAL COTERE6 PATIO 12 L� f, RICE -M API! tie A N HONES min nr. a. AIIMto o te' born n. tern oar s ass W born rv ,uaar b ra. ta,ru Wm ]Ott rl lath , thutn AiewittS. tVC Front Elevation 'C' Rear Elevation 'C' Plan 1- Timothy 23T Barrington at Harveston Temecula, CA WILLIAM HEZMALHALCH ARCHITECTS INC. taNTRIDIILLAVEN E SUITE 2C0 SAVTAAYAG 8995$43 OIB 250 0807 eer.Wtldadlimm in 018 250 1528 *..L MOM& SYY towel 15 We T'Tj^'j�- 17:■ bR CAI r dytaey -A _ tt OW 671 uIs fmNtiutl _rerera,r„ aMQI 9ronWon% Sro.elXUm II'IAINIIS1401. S1V0544emn,a51 .A- - Pall 01.08(0.14 Earn e^61 C stvaay oars W e Tom WWI nr FaYOoar SWIM pa�eq a V. NAN 1 - 111101 ff tat EGVIIIN W. 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Left Elevation 'CT Right Elevation 'C' Plan 1- Timothy 23T Barrington at Harveston Temecula, CA • OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE WILLIAM HEZMALNALCH ARCHITECTS INC. 24509E011ILLAYEN E SUITE200 SNRAANAG 927066643 949 250 0807 woandinAieamm An 019 150 1529 PtAN 1- 111101NY 23T I711EAIOR COLON 8 MATERIALS - WTIAIAa AOMMG GII�7'1T1 el y M1 NLMS 1 7nsi1 11 r Coma Swat Ss* Sew OOLOH on,>ta n0' fart) Favti hem Ow Grape ODDS SecmOry Own ShIMf 04,4417510 W as4L4 Rap ®6+/44 W JTaol, CAPE COD ELEVATION - "D" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' EAVE OVERHANG: 12" GARAGE RECESS: 6' COLOR SCHEME 41 1 ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA TYPICAL 2 x 6 BARGE BOARD 3. GABLE: VERTICAL SIDING 4, WALL: STUCCO / SHINGLE SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: WOOD COLUMNS WITH BUILT -UP TRIM 6. ENTRY DOOR: ACCENT COLOR 9. 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Front Elevation 'D' as a wa r. t, lrt.a n aa , f.. 4410 .. ei . sa r el. ..Ar 611 I :MI WILMS M3eAILKALCN IACNf1C15, M Rear Elevation 'D' Plan 1- Timothy 23T Barrington at garveston Temecula, CA WILLIAM HEZMALHALCH ARCHITECTS INC. 235013E0HU.AYBNE SIITE200 SANIAMACA 927065513 049 250 0631 wttttn4LNCtimm in 949 253 429 2111145 A1.11 .6\ du4ust24,2111 0 4 8 12 Oto .uw , 0w 4oa moot.. tc OPTIONAL WINDOWS/BOORS TYPICAL UNLESS NOTED OTHERWISE 82011 IALIVA HETEA&HLLCH MC3111ECTS, IAt; Ha.: BOO 4 Was ea•n is Ana CMat:ar Advocate! nu!eli bona and ma :Ix:0e s straps Int atm scam a>i RICHMOND A H I C N HOMES Left Elevation 'D' Right Elevation 'D' Plan 1- Timothy 23T Barrington at Ilarveston Temecula, CA I. arra ilNa pnatite Pot aIr..14 .: is I A,.l a MEP M IN sr: MI t t Rf DIM I t:.! 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Floor Plans Barrington at Harveston Temecula, CA ROOK Opt. Covered Patio :. �11I Kllull 411AUY401 /aOMC1E, EC Opt. Gourmet Kitchen WILLIAM HEZMALHALCH ARCHITECTS INC. 2EE) EON LLAVEKIE S$J1E2C0 SMAAWCA 92195451E 9EI 250 MOT wn...raraiNatlEm. In 949 2901029 0 4 0 12 ll RICHMOND A M E R I C A N HOMES Opt. Bdrm. 5 w/ Bath 4 ( +163 sq. ft.) Plan 2 Paige 24P Opt. Floor Plans Barrington at Harveston Temecula, CA err.! Opt. lining (At Opt. Bdnn. 5 w/ Bath 4) Opt. Bdnn. 4 (At Opt. Minn. 5 w/ Bath 4) 1 WILLIAM HEiZMALHALCH ARCHITECTS INC. 320 REIM AVE&€51111E2L0 SAYWAMACA 97!055543 949 250 0601 yaw whvaVlecLcorn la 91.9 250 1529 2011145 A2.2 August 24,2011 4! RICHVIOND A M O N I C A N M O M t f Plan 2 Paige 24P Barrington at Harveston Temecula, CA 0 7011W WUKNNWlGIN1GN[CIA NG Elevation 'A' Elevation 'B' WILLIAM HEZMALHALCH ARCHITECTS INC. 285ORECU Lt AWNUE SURRE 7005MTA ANA CA CIC6.5643 BM 230 0007 •N+..Aanti%c ars W 919 1329 Elevation 'C' RICHVIO D A M E R I C A N HOMES Plan 2 Paige 24P Barrington at Harveston Temecula, CA 4: 07011 MUNI HIIUUUdC1■M.CMIICM 1.L - r Elevation 'E' WILLIAM HEZMALHALCH A R•C H I T E C T S INC. 700011:011ELAIONE ME7G0 SONIA ANA CA 07705450 010 255 0101 r. 1v►aA1ra1Ydloom 10i 010 7501010 SPANISH ELEVATION "A" - SCHEME 2D ROOF: CONCRETE S'TEE FASCIA . 2/0 FASCIA TYACAL E VS WOOD SVLOE BOARDS RAFTER 1AIL8 GABLE STUCCO RECESS WITH WROUGHT IRON ACCENT !FOAM ACCENT WALL: STUCCO TRIM: STUCCO OVER FAN TRIM PER ARCHIECTLRA .STYLE MOON : VINYLWINOCWTµVES WON MAC040 492TEARR OARS ACCENTS: DECORATIVE ICE ACCENT SURROUND ATWINODW ENTRY DOOR: ACCENT COLOR DECORATIVE IKESIRROINOATENTRY OARAOE 000R STUCCO DYER FOAM TRW PER ARCNITECTIIRAL STYLE YOM COLOR LICK OKI NAL 0051 ITALIAN ELEVATION "C" - SCHEME 41I ROOF: CONCRETE 'S TILE FASCIA: 2:6 FASCIA TYPICAL S SIUPED FOAM CORBELS WALL TREE STUCCO STUCCO O/ER FOW TRIM I R ARCHITECTURAL STYLE 55 I M 5p sf.Mu eMAtCwcptee Ream IWa Nmv SaNlA NNPs 2 nra\se"Pes brwve, eMo..n 0 4 8 12 Q>a MUM I@WIILLM AMIENCIE,lC `af RICFMOND A M E R I C A N HOMES WINDOW: VINYLWINOOW FRAMES WAIT MNUONS E EXTERIOR /RCS ACCEMIS DECORATIVE TILE Ma ACCENT ENTRY 00011: ACCENT COLON GARAGE DOOR STUCCO OVER FAN TRV1 PER ARONIECIURAL STYLE 6 COACHIRONI.On11ONALG A$9 Temecula, CA Plan 2 Paige 24P Barrington at Harveston CRAFTSMAN "H" - SCHEME 5A ROOF CONCRETEIVATTRE OWE ROOF FASQI WOODWITH110000UTLOCKERAND KNEE BRACE GABLE WALL. 15IM WINDOW VERTICAL SIDING STUCCO& FRATEONTAL LAP SIDING WIIN CORNER BOARDS BT M5000E13 SAVED FOAM TERI VINYL WINDOW FRAUES WIIN NULU0K5 A EXTENGO CMOS K IFAFIRMAI ST: MI= fN i ' 1MESNISISMIlI PC'I: • 1..01 � � L.M IMom x. 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VERTICAL LAP RI0INO AND NOIOPERABLE DECORMNE VENT STUCCO I SOMA *ITN CORNER BOMOS STUCCO MR FOAM TR T PER ARCIMECPIRAL STYLE BPoOL VENEER ACCENTS: STUCCO TAPERS) MUMS MTII SASE STONEVENEER ENTRY DOOR: ACEEXT COLOR STONE SVANUFACTURE08TONE YEREER SASE WAGE 0005 OECORA1NE IE1Al SECTIONAL NO5141P DOOR Willi CUM SCOM 5 LILTS WINDOW ACCENTS: ENTRY ODOR: GARAGE 00011: WILLIAM HEZMALHALCH ARCHITECTS INC. 2550RECHILAVENUE 5WTE250 SNl1AANACA 927065543 949 230 0807 LYIIW.NENRI41Lbcan fat 949 2 1529 VW1L V5COW FMMES MM TR AITORSE EKIEINOR000S DECORATIVE PREFABRICATE/ STUTTERS E W000 CCLUSl$ MDT 5.11.T•UP TRIO ACCENT COLOR GEORATNE METAL SECTIONAL ROL-UP COOK MIN GLASSECOACNUOIT N A2.5 A IeSAAwMcl non loRBst'L1,2011 2011145 PUN 2- POE 24P EXIERISO COLON 6 MATERIALS AL SPANISH ELEVATION "A" PLAN WIDTH: SO' ROOF PITCH: 4:12 RAKE OVERHANG; 12' EAVE OVERHANG: 12" GARAGE RECESS: 6" ti t 4 B 12 pawnor 1_ 1 si COACH SCHEME 20 1. ROOF: CONCRETE 'S' TILE 2, FASCIA: 2X3 FASCIA TYPICAL & 2X6 WOOD BARGE BOARD & RAFTER TAILS 3. GABLE: FOAM ACCENT/ STUCCO RECESS WITH WROUGHT WON ACCENT 4. WALL: STUCCO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS WITH EXTERIOR GRIDS 7. ACCENTS: DECORATIVE TILE SURROUND AT WINDOW & ENTRY 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR WITH COACH LIGHT, OPTIONAL GLASS 206EIOT. RICFMOND W • M E N I C A N 11 O M E E Front Elevation 'A' mrmen wo.,x mss. 0 2011 NRlm0NEA1M0Alp1 ARCI41EC13. 114 Rear Elevation 'A' Plan 2 - Paige 24P Barrington at Harveston Temecula, CA GUILE errs, AT OPTIONAL COVERED PATIO OPTIONALCO0ERCO PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. MEDI 11 AV0NIJ0 WENS BANTA ANA CA 01!054003 018 110 OW wa1AAdiNtlseoe M 918 40 1529 2011145 A2.6 August 24,2011 WOO N. A NOM WOMAN 11004 ONNACIVROR ROOFNe: IX PYUto' Canada 5' 2* 1 WM T . .- .. TwCan 710 2rfi:0ei MUTNdSEAL• ANON NON !v1. 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BATH E ME IR16RmE 0 0 BATH 2 0' BOW.3 Mg Barrington at Harveston Temecula, CA W EC. wLC. ./4 aM 4:0I w8l W l I I75MAI W(CII AACNIECTS NC Upper Floor -1,631 SF 1 WILLIAM H EZMALHALCH ARCHITECTS INC. 2859AE014I1 AVE/AE Stiff 20 SANTA MA CA 927056643 949 250 0007 Nww.w5VHHMScoN fax 949 250 1529 Plan 3 Trent 28T 2,838 SF 3 Bdrm /Loft /Study /2.5 Da. Opt. Bdrm. 4 /Opt. Bdrm. 5 w /Bath 3 3 Ray Garage /Tandem 8'/9' Plates A3.1 /AA.ra�.or.wu Input 24.2011 D 4 8 12 t 'es, .ww..v.uuwa Mol+an. Opt. Gourmet Kitchen Opt. Covered Patio 11! A M S S I C A N RICHVIOND MOMS S Opt. Deluxe M. Bath w/ Tile Shower MI Y.LI11M IE71AAuwCItAKIOECTS NC Opt. Bdrm. 5 w/ Bath 3 Plan 3 Trent 28T Opt. FIoor Plans 01. Opt. Deluxe M. Bath w/ Tile Upgrade Barrington at Harveston Temecula, CA iM Opt. M. Bath Opt Bdrm. 4 WILLIAM H EZMALHALCH ARCHITECTS INC. 28909E2ILLA9EMR SUE= SNEIAAW CA 921056617 990 950 0109 w t•IwOdlmmn In 919 257 1529 RICHMOND A M O R I C A N N O N e• • I - 11 COWED PAS Opt. Expanded Great Room at Tandem Garage ( +167 sq. ft.) Plan 3 Trent 28T Opt, Floor PIans Barrington at Harveston Temecula, Ck WILLIAM HEZMALHALCH ARCHITECTS INC. MO EM U. NM SURE 700$ 4TAAWG P7705.554 949 40 0007 .Mraillies :10)2 I 419 S!0 IRi 201116 A3.3 1.'10120011 Elevation 'A' R}C1 - MOLD A M E R I C A N HOMES Plan 3 Trent 28T Barrington at Harveston Temecula, CA 070II SEUAIN2IW NDINCIERCTE INC Elevation 'B' WILLIAM HEZMALHALCH ARCHITECTS INC. MO EDAILAV@AIE $ JTE2 O uv A* CA 12k660 W9 7W OeOr rr..NxgNemc 1 AA SO YA ISIS 0 B 16 21 a Elevation 'C' r KThIOND A M O R I C A N HON 6 Plan 3 Trent 28T Barrington at Harveston Temecula, CA C}011 WWWItt WUVLDI 'roams rc Elevation HEZMALHALCH ARCHITECTS INC. tk08EC11ItAWM.E SUflE101SANTA/Ma /77061611 111 i60 WO7 wO.Mw AVIs a to 1W 760.16A SPANISH ELEVATION "A" - SCHEME 11/ ROOf' CONCRETE'S' RE FACIA @A9tE: WALL :RN 271 FASO ATYPIC L & 2X1 W000 BARGE BOAROI RAFTER TAILS FOAN ACCENT STUCCO STUCCO OVER FONT TRIAL PERAROATECrURAL STYLE ITALIAN ELEVATION "C" - SCIIEME 6B ROOF: CONCRETE'S RE 2X4 FASCIA TYPICAL A SHAPED FOAM CORBELS STUCCO STUCCO OVER FOAM FAIN PER ARONTECTVRAL STYLE FASCIA WALL TRNI: 0 4 8 12 C ea wum rmuuvior Ammon. rc ' •i:r Vi F:r c . 111�IJ t 1 Il,i 1 L I I r.r'n I I r .1 . t 1 11,1 1 I A 1 .4 F r�'.� r l NUC IsUt *Ara cYasaeAea Co.apW p re.A n$,m ev..baescm..Pwbcexe,a.MW, MN.::.. :an:. 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MOO n• .0 DASHED WINDOW +FOISHELF STANDARD AT ENHANCED EI:CTATIOO 1. ROOF: CONCRETE "S" TILE 2. FASCIA: 2X3 FASCIA TYPICAL & 2X6 WOOD BARGE BOARD & RAFTER TAILS 3. GABLE: FOAM ACCENT 4. WALL: STUCCO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7, ACCENTS: DECORATIVE PREFABRICATED SHUTTERS / DECORATIVE TILE AT ENTRY SURROUND / DECORATIVE WROUGHT IRON ACCENTS 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP 000R PER ARCHITECTURAL STYLE WITH COACH LIGHT, OPTIONAL GLASS RICFMOND API( R I C A N HOMES Z 1 r^. - - -1— _1._I_1 —1 -- _1 _1 1 _1 _I— NIT 9t0p AOkn.A••n we km Com,. ReN.Htil.11'°.° [not Front Elevation 'A' el ?all MANIA NTAAIIA LCN ARCMIECTS, NC Rear Elevation 'A' Plan 3 - Trent 28T Barrington at Harveston Temecula, CA OPTIONAL COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. 7880 REIMS AVENUE SUM 200 SANTAAWlCA 82185E643 949 290 4937 eW.tXU19G1 tas 4. 949 293 1529 KNEW 14- MOW COLOR MAJINACIIPIN US CvenAtkaU CerAN II Pie idatik 19 ROOPINO: - 65 MSid��. Rf osf�: . p 9 a (4 r Etoe 8! I E ' A atir 71W y (Ye - �Mrl muCO rwy , 71192 a / Wool y= 131111 CaON PI Ngi11I SNUG TM 501AOY1 Y 4 7 3 0 at ee armEA atiA 9x wn Weam iaonnaday Eris la K.3 OM. Nan seaway Don SO 13844 1331tlbflaft a 283911.ANAN ck SbWnWares a:C 9/MAEW kol OW Senn YMJ.bNMa Q. Sae' NNW; MEM FINS 0441114114111.1 f11221AN Yf0 a 79feAi i . Rage 9wbWitin • a. -MR 39/ 73011MM Cimlc TIN . 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ReN.Htil.11'°.° [not Front Elevation 'A' el ?all MANIA NTAAIIA LCN ARCMIECTS, NC Rear Elevation 'A' Plan 3 - Trent 28T Barrington at Harveston Temecula, CA OPTIONAL COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. 7880 REIMS AVENUE SUM 200 SANTAAWlCA 82185E643 949 290 4937 eW.tXU19G1 tas 4. 949 293 1529 Om $C»M PWIN NCn Homo. WC WINDOW STANDARD AT ENHANCED ELEVATION OPTIONAL WINDOWS/DOORS TYPICAL UNLESS NOTED OTHERWISE WINDOW STANDARD AT ENHANCED ELEVATION WE MICH 0001 Cr.*, an JOU 010cos0 Rdn to tobr mans muds aw.ntrdaIJt s eantlke kr more rt.JJI wbn C MI I VELLISH 1FDHLNALCN ANCIIREETS. NC RICHMOND A H E R I C A N HOMES Ifl Left Elevation T NMI Right Elevation 'A' Plan 3 - Trent 28T Barrington at Ifarveston Temecula, CA WINDOW STANDARD AT I NANttm ELEVATION WILLIAM HEZMALHALCH ARCHITECTS INC. 7E70REdLLLNEWE SURE 700 SA'RAARACA 9279S6541 019 ISO ClO1 rNV wexhi V Con 4r 919 730 ISQ9 2111145 A3.8 J Aupnt IMAMS COLOR WYBNACNRM WNW !!E'er — oar Eaye 't 9, 2A AM— TIT4 OfIilFltl ` —� borrFLTbIEf t oWj � Me/ 999 wtAnW Y�JI =DO M/ A'ait0 AV WWI ° a.. "' � N AEy v Out s ' yLp r [K a t A 214 E4DA1 /1bLM1O hrio.. Caen Mora Ly SkR0 SM.k. SWBIR Na.are Shunt VNase VW MO OrC0 rib) Gres r•fn 6ra7e Dent Gads Sem Ms 7172 Ades PO Mains WAS COLON lxwaim7 i010P. SLtlbs Wool., L004a91 Of 61119 Piastre Vary SBLmAnWsams PLAN 7 - TRENT 217 ExTEINOR COLOR A MATERIALS CNN WIWI WD017wO1 r"flfl 1a: CRAFTSMAN ELEVATION ='B" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12° EAVE OVERHANG: 18" GARAGE RECESS: 6' 0 4 6 12 CN11EE M•ir1Yf1iiiF11p1 DASHED SHITRER + WINDOW STANDARD AT ENHANCED ELEVATION COLOR SCHEME 6A 1. ROOT: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA, 2 x 6 WOOD BARGE BOARD, WOOD OUTLOOKER & KNEE BRACE 3. GABLE: VERTICAL SIDING 4, WALL: STUCCO/ HORIZONTAL LAP SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS WITH EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & TAPERED STUCCO COLUMN WITH MANUFACTURED STONE VENEER BASE & WOOD RAILING 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL-UP DOOR WITH GLASS & COACH LIGHTS 10. STONE MANUFACTURED STONE VENEER RICHMOND A M E R I C A N HOMES .dniih�"hiuu1r._ NHE I 1.3 eebt/Mn W NWICoreHma. R.a M car n.Mbi boa* and 01.00.3 sasY + Mr mre .00e :c5a4. ..1 ..11 1J L = t .:: . u.ae.=.t .ca_a WAIL. 1 47P., La MI tea •sesasMStn1 :41.11711108-44‘ su! wf 1 MS UMW MI. fin w9iY Iw - A MP. w aol l/uwMrIwLw11111111NiiR1r>fNIIlsMIIIMOC N+ r -W n -r - ref mt ieer - ' rl - 'wt -2 NH owe s "mr me wry) s 1 0 '-{ O 7O111TLOAI 171../01 ARCHHIE C1:, E.0 Front Elevation 'B' Rear Elevation IBI Plan 3 - Trent 28T Barrington at Harveston Temecula, CA I i SIDING STANDARD AT ENHANCED ELEVATIONS OPTIONAL 08V000D PATIO onto AL FINCPI.ACF WILLIAM H EZMALHALCH ARCHITECTS INC. 7960 MILL AAEMUE SUIE209 SANTA ANA CA 927014643 949 280 0937 rari.allydr9ecbcOm 414 949 253 1N29 WINDOW STANDARD AT ENHANCED ELEVATION SIDING STANDARD AT ENHANCED ELEVATIONS OPTIONAL7YINDOWS /DOORS TIPICAL UNLESS NOTED OTHERWISE VO. E.Mvaim Ow. N. Ann Ca.oa Ann to War =led kirdz .,Iax,.Rawa sawn lur mw Nwra2 mit a WINDOW STAN DARO AT ENHANCED ELEVATION LI :.+y • — cl wapHon nowt roc-- _ e rgp�ry / !•i.� 1 11.$__ astss /I M' E. 2011 %1LNM IEN11HALCn2ALHI0CT3. IAC t a A M E R I C A N HOMES Left Elevation 'B' Right Elevation 'B' Plan 3 - Trent 28T Barrington at Karveston Temecula, CA WILLIAM H EZMALHALCH ARCHITECTS INC. 2950REOHIIL AVEM.E SIAIE200 SMTAAWCA 977056%7 919 250 9037 unttaUKkasmn 10 949 250 1529 f1Al11- 11111192111 COMM C01.01111 MARRNIS smut.. •1-mo COLOR NAWAOT911lil sc9 rail cm W. 001 Csp111'6'1� _ i_l' e s -" -i .=IL : : W. �� 16$ rmay/ me swll asp 1916 90991i09111■106W - MFABI9601466/66K69aid 1 AKA kW"sews Sf 90606�� /n9i1 Y A591 Dugs Saws inW Sin %Wa+ns MAiwMi ROORI10: ITALIAN ELEVATION "C" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' EAVE OVERHANG: 18' GARAGE RECESS: 6' COLOR SCHEME 6B 1. ROOF: CONCRETE "S" TILE 2. FASCIA: 2X6 FASCIA TYPICAL WITH SHAPED FOAM CORBELS 3. WALL: STUCCO 4. TRIM: STUCCO OVER SHAPED FOAM TRIM PER ARCHITECTURAL STYLE 5. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXIERIOR GRIDS 6. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS 7. ENTRY DOOR: ACCENT COLOR 8. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT, OPTIONAL GLASS 8 12 Fly — CAW wMM $OWUW W UWIRTS K SW6120 11aalti18M 106110 2100//16296 SW 21616 RowtoO bon Gras Slwr Warm ShorstWatos DISHED SRIITTER+ WINDOW STA8DIRD AT ENHANCED ELEVATION RICI -MO■D A I I O M I C A N HOMES Sow 6■Wiq Wort el w,9e Mit CsnnsCV_ Mule ` 96 . We ADUM'xewnfenrsYeOO F ront Elevation 'C' 0,011 NIL AUMOW114L 1692 Rear Elevation 'C' Plan 3 - Trent 28T Barrington at Aarveston Temecula, CA OPTIONAL COVERED PATIO OPTIONAL FIREPLACE WILLIAM HEZMALHALCH ARCHITECTS INC. 2650 REM/AOWMIE M1AIE290 SAg1AAYACA 021056643 900 260 0601 woo.tort isc* tom let 019 250 1523 2011145 A3.11 AugIM 21,2011 0 4 11 12 ONERummaalwamensesac WINDOW STANDARD AT ENHANCED ELETATION OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE WINDOW STANDARD AT ENHANCER ELEVATION New &Alm aas tmr a AMst am.w kW to ter nb.btd..'. %A3(v['1 un .W3 lot nwxunhaM. o20II NIUMMIEOMIRALOINICMIECTS, RJCHVIOND AMERICAN HOMES Left Elevation ' Right Elevation 'C' Plan 3 - Trent 28T Barrington at garveston Temecula, CA DASHED SORTER + WINDOW STANDARD AT ENHANCED ELEVATION WILLIAM HEZMALHALCH ARCHITECTS INC. 2050REDIALAMEX SUITE 200 SA10TAN ACA E22056647 949 250 0007 NeANE ddedi am IN 050 250 1050 2111145 A3.12 All OS 242111 PWIa 11ENT217 EXTERIOR cane t 14171016 8057910: LL ' o t � t ovnuP09rs I IL I 1101 COE • pipntR. I W W S 1 fsWN4 inn fn. row Oarl Esoo Dann 8wr551 AARI 0tsm me Vow/ Sag Coo Tro CAPE COD ELEVATION - "D" PLAN WIDTH: 45' ROOF PITCH: 5:12 RAKE OVERHANG: I2• EAVE OVERHANG: 12' GARAGE RECESS: 6' COLOR SCONE 61 1. ROOF: CONCRETE FLAT TILE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA, 2 x 6 BARGE BOARD 3 GABLE: VERTICAL SIDING WITH NON-OPERABLE DECORATIVE VENT 4, WALL: STUCCO/ SHINGLE SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS / WOOD COLUMNS WITH BUILT -UP TRIM AT PORCH 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL-UP DOOR WITH GLASS & COACH LIGHT 0 4 8 12 On WSW Iwmn.to. Amoco tc SNEER Nitro 110brs MOE NET. U 0 0 0 /_.�IIIIIIIIII ErRRRtw Ml�1,0 - ti..l l IA1 1=0 . 00 IM.` w.r re. 0s .rr moil � �IqA> rr wl s i5�fi � ems. "...it "...it s sr_ ilRho sw rlw.Cu .' ;1 , - , tt t nsu Pm4 mausolea w1�1 rOt4s > 4 •• Izmir oat war-spirOr — - ..sk ors is ..to r' •...►:':' -10510 ea rim! i J. I. MIL .1 -EN 0 0 0 5 0 DASRCR SNOTITR +11161108 STANDARD AT IAN ARCED ELEVATION RICi 1 V MOND AMERICAN HOMES IR on HERM THIN Front Elevation D IA t fEtn10R�88�dwi0lp.1.. �y5H w� =tBalNtlfel�ew11a,� ffflbi rwlii rli a ■eusr 45 - e.w minute* auras Ri icts .s srr tscrs, .n� .... ana.c,rc:ats�t yvRf ii OM MIN - AI Ml►Yw1Ef OR .1 '1 a�AR�11f�1A 1 .l.Srs + _ •�`� C 7011 WHOA 14lYLRAI01 ARDITTOS E.0 Rear Elevation 'D' Plan 3 - Trent 28T Barrington at Harveston Temecula, CA SIRING STANDARD AT ENHANCED ELEVATIONS OPTIONAL COVERED PATIO OPTIONAL FIREPLACE WILLIAM HEZMALHALCH ARCHITECTS INC. 2850REg111AVENUE SMTE200 SAYTAAW CA 9211005{5 919 250 0507 wilwAtsdNWstan Bz 019 250 1520 SIDING STANDARD AT • ENHANCED ELEVATIONS 0 4 R 12 yfl'NRw Im4WNOl MDtm11.. foe. WINDOW STANDARD AT ENRANCEOELCYATION OPTIONAL WMOODS/HORS TYPICAL DNLESS NOTED OTHERWISE WINOOWSTANOAROAT I:NUANCED ELEVATION C 2 1l 'AIWA 147N.W4401 * CHT[CTS xC Omit M i ' I LCERN s wum uitti �St t�ALtf11 mERINi stsimssl�_sa _ E . _ Sit ,1mg Etta . a5ni.af/wfl ONVllm t$Irtlfh.l ! - _ - a.rlsr. ._ ..... • .. � �_ .1 _ _ l.. aat .tfrltc n. tL WI 1.1"ttb. r. n AIttl Contr<.. AAI .&ewtu4NYt1 WMJutt. Is t. to bear.'. win r • , -... : .: rai .. 1 4 .rr � C. - .11-4 a. o'∎..-.. G:Aa 1. '101 /giaTismw+s`aas y:nt - .. I " qT [ -,. / 0 a �1 .1�IIN0[I��I 11a6� :_i 4 Eva EN ni INN NNl - G. L 1 lallamal[lamrr' I - _ (Ramf[ i1/Ymf amIMmt/ mm utia m -AN mNE[ !\RdIVO D A M E R I C A N N O M I$ l HJ r b. 1 Left Elevation a r- Emir Right Elevation 'D' Plan 3 - Trent 28T Barrington at Harveston Temecula, CA IV'INOOR STANDARD AT CHANCED ELEVATION WILLIAM HEZMALHALCH ARCHITECTS INC. 2950125130.1. NO SUIE 200 SWANNCA 92105043 849 250 01107 wwWab5NNA i 849 250 1529 <.9 RICHMOND A M I C A N M O M E 9 1x1 r ..Q Lou er Floor -1,488 SF COVERED 45' -0• 9Ail — j Barrington at Harveston Temecula, CA reza P.437, GARAGE 9011 .YLI.'.M HFAIN.H■AH ARCWIFEOE, IMS *14,10 mOr STAY/OPT. BOP VN J OA1M2 Plan 4 Thomas 30T 3,065 SF 3 Bdrm /Loft/ Study /2.5 Ba./ Opt. Bdrm. 4 w/ Bath 4 /Opt, Bdrm 5 w/ Bath 3 /Opt. Flex 1 Bay Garage /2 Bay Garage - ■ 8'/9' Plates WILLIAM HEZMALHALCH ARCHITECTS INC. 2131REUBLLAVENIIE SURE 299 SINTANACA 927169911 019 250 0907 E9E9}EIAJkd i 9U 919 290 1929 2011145 A4.0 August 24,2011 RICFMOI'D AMERICAN HOMES Upper Floor -1,577 SF r Barrington at Harveston Temecula, CA Plan 4 Thomas 30T 3,065 SF 3 Bdrm /Loft/ Study /2.5 Ba./ Opt. Bdrm. 4 w/ Bath 4 /Opt. Bdrm 5 w/ Bath 3 /Opt. Flex 1 Bay Garage /2 Bay Garage 8'/9' Plates 4 WILLIAM HEZMALHALCH ARCHITECTS INC. MSREOHU.AVEROE 0071000 SNRAN61CA 907064643 040 30 3400 wxw.>.6adiemmm 06 010 4601570 2011145 A4.1 IEgi sl 24, 2011 d 4 a 1Z Ca %WA n4W WM .mmcn...G Opt. Deluxe M. Bath Opt. Deluxe M. Bath w/ Tile Shower w/ Tile Upgrade Opt. Bdrm. 5 w/ Bath 3 RICHVION A M E R I C A N HOMES Opt. M. Bath Opt. Flex ( +253 sq. ft) Plan 4 Thomas 30T Opt. Floor Plans Barrington at Harveston Temecula, CA Opt. Gourmet Kitchen Opt. Covered Patio O 1011 MOAN MQMAUM D WARM. Opt. Bdrm. 4 w/ Bath 4 WILLIAM HEZMALHALCH ARCHITECTS INC. 22509990111 AVM SLATE 49 SANTAA4ACA 92705950 902 250 0907 w00 caa Pm 909 293 1919 2811115 A4.2 August 24.2011 RICHMOND AM ISR ICAN NOM!! Elevation 'A' Plan 4 Thomas 30T Barrington at Ilarveston Temecula, CA 4t 4g Q= 0701ILnuwl[7LLN}4NdMRLMTWT I% Elevation 'B' WILLIAM HEZMALHALCH A R C H I T E C T S INC. 29)OREOMttAVFMIE 55417E200 $A41 AT ACA 92iMS961) 949 250 0937 r rthr xtrt,t g O, 949 252 IS29 RICHMOND A H I C A N H O M I 1 Elevation 'C' Plan 4 Thomas 30T Barrington at Harveston Temecula, CA 0 N YAW ItZWikLLgl t90HZE0T1 UPC Elevation 'D' WILLIAM HEZMALHALCH ARCHITEC IS 1NC. 70SOIEIUAW ATESWE100 SWIAASA CA W10$5513 W1750 OW Iternlyrdtlllkd0el la 050 2501513 2011Iti A4.4 /utast 21.2011 SPANISH ELEVATION "A" - SCHEME 20 CONCRETE '511LE 7X3 FASCIA ITFICAL. 2A6111000 BARGE BGAROA RAFTER TWO FOAM ACCENT STUCCO STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE TOSCO: GABLE WALL TRIM 11ff ki4 no f.! ?M -�1Q 711 '. s eAA4RI4-;*l+I ► E�a,� •. - • • lir, ITALIAN ELEVATION "C" - SCHEME 511 ROOF: CONCRETE • 511 FASCIA. 7RI FASCIA TYPM.LLA SINPL0 MY CORBELS WALL STUCCO TRIAL STUCCO OVER MAMMY PER AR ITECTURAL STYLE WWOOW. MULL MOON FRAMES MITN MULLIONS WITH EXTERIOR CROS NSA:6.1ANq ack.sfoAnaI.Milt.e..1.1 Puw.RAN.N1N rev. baXI am, rAmfmn. .*W3brMro aNue.u1.N. o a 0 12 Cur mRHM1mWNM Mann% It WAOOW. WOW %W OW FRAMESWITII /ARUM WITH EXTENgRGRM ACCERT9: DECORATIVE PREFABRICATED STUTTERS AWROIGNT HON AT SELECT RANSOM ENTRY 0001 ACCENT COLOR. OECORATVE TILE ACCENTS GNWIEOOOt STUCCO OVER FOAM TRBI PFRAROIITECTUNL STWE WITH COACH TTOITL 05110NAL CLASS ACCENTS ENTRY ODOR: GARAGE 0008 RICFM _ y A P I F R U C P N HOPE 5 DECORATNE PREFABRICATE° SHUT TEAS t OECORAME TIEACCENIS ACCENT COLOR STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE WART COAOI LICHT'S OPTION. GLASS WINDOW Plan 4 Thomas 30T Barrington at Harveston Temecula, CA wiiiiw aa:sviuwrwursmass i r+r: ili 'sa + u: Ier•+` Tar - " - "'- worm ,sraranumaiew.lr=swum xioirmitersii,s4.0 gerrw•. ...., 9 r■ psi le Ctope IA aFa Or r711./titlrLErtl MOW .rA.la asatr.sw. .-•ww ICIWO JaB **81MOOP.. lE .pnClt +t►.:.OS.44. Eta ag■ Mu -.q :4.4'1! - ' MIR MT'- q MAW - .2118150•11,...115,411/..* 'MI.MMI NalOW - - qty � ` gr. , � L�T.M 97B{TE'Am' iiaB �.Y ....11111ftllabP_ I' CRAFTSMAN 'B" - SCHEME 4A ROOF CONCRETE FAT TIE SHAMPOO FA.KLA WOOD WITH W000° IDMER d KNEE BRACE GABLE VERTICAL SIOING W011 STUCCOIt10MZONTAL LAPWING WON CORNEA BOARDS TRIM STUCCO OVER SNARES FOAM TRIM PEA AACIUI ECNRAL STYL ...LTW RAIN,, .I tafl - .Vaa^ MFay9�1 *font awL -./eel 1 a. M.Iw. a FK u+ s�.A. MM _ i R 801w liqo•.e *M•W9! M.r1FisM1N 1- , '. a wl inr..T..aHi4A,t•laarlM�� y II ..sm-- wl•a, - - --- - .�- CAPE COD ELEVATION "D" - SCHEME 41 ROOF FASCIA OWE WALL 9481 M11YL WNDOW FRAMES WITH MULLIONS A EXTERIOR WOOS CONCRETE FAT TIE ROOF 24 W000 FASCIA TYPICAL. IFS W000 BARGE SOARS KWICAL LAP SAME MO DECORATIVE YETI T STUC OS/111 .LE SIDING 10118 CORNER BOARDS STUCCO OVER FOAM 11101 PER ARCHITECTURAL ST'RE MOM ACCENTS. DECORATIVE PREFABMGTE0 SHUTTERS. TAINAE0 STUCCO COLUMN WITH STONE VENEER RASE WIRY 000R. ACCENT COLOR STONE. MAMIFACTURE081OVE VENEER GARAGE Donn DECORATIVE LETAL SECTIONAL ROLL.UP 0000 WIIN CLASS B COICN LIGRTB ACCENTS: WOOOCOLUIM3 WIUR BMW TRIM AT P01204 ENTRY DOOR ACCENT COLOR GARAGE 000R: STUCCO OVERFOAY IRIIA DEAR8CHITECTWAL STYLE GLASS 1COACIT UGHTS a� WILLIAM HEZMALHALCH ARCHITECTS INC. 24504E010LLAVB111E SUIIE220 SOMA/MCA 927065542 949 250 0E07 woo rpa¢Idnbwm fax 949 250 1629 YMII'Lm140ITFRAYE0WIIM WLU(0s&EA18F808Ome 2011145 A4.5 /.dP.n..�L�NMwI Auge9124, 2011 PLM 4- TROIME MR !MINOR COLOR&M MOA SPANISH ELEVATION "A" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12" EAVE OVERHANG: 12" GARAGE RECESS: 6' COLOR SCHEME 20 1. ROOF: CONCRETE "S' TILE 2. FASCIA: 2X3 FASCIA TYPICAL & 2X6 WOOD BARGE BOARD & RAFTER TAILS 3. GABLE: FOAM ACCENT 4. WALL: STUCCO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS / WROUGHT IRON AT SELECT WINDOWS & DECORATIVE TILE WALL ACCENTS 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT. OPTIONAL GLASS 0 4 8 12 t- +� -1 ®ar MAX WSal NARf ;oC Rua o. RICH/ION) A M E R I C A N M O M GS Kdt 1141tRi corn Own 4VU Cu%fla Niger Y [4d iay.MMlnxds aM maeLcomel sa.pef IV mos ma. Won R 2011 WAIAW Ht2MMHALCHARCMECTS. INC Front Elevation 'A' Rear Elevation 'A' Plan 4 - Thomas 30T Barrington at Harveston Temecula, CA OPTIONAL COVE RED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. MSOP:WM AVSIWE 8011E200 SAWA MCA 4270006) 9E9 250 0601 woo etadvbWGan 1st 941250 1529 2611145 A4.6 ;al.l.r.wa�w Ai&urt24.2611 14 11211. F Cptp � �� IIWWACIUAEA U O AOOkIMt Lot V}6e Bin0 or (Races Rs I LLitiilifT6F S f aot libilikiNii WM WCITICESUL 'MAME NOM Oa. km amen dNCC01C4AfaplSMYM Y. 2 �Ly NNW Crew 00 WV MLW to Cram CL289CRrneWe SD IRWIN Wee MC 12/011%41 Nat (mop Sworn Mans S/enOnWANE ME COCOA 11 fAVWKb1 MN. RN 6.a GRAN Dcors Sec Was Wind T. MEWCOW11 N9ercelot kW O9R Sums SO .its WARN w1 S9nAnMaw PREEAO NM An Mi is nlam[ObkAta9 CI. MCA CEmecNk OM an w SYn.MWOMo us1C1119 a wak Van& Mu= OECOIWTVE TIE OECORAIMduETM 6Yfn IC .IO_rc Kan PLM 4- TROIME MR !MINOR COLOR&M MOA SPANISH ELEVATION "A" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12" EAVE OVERHANG: 12" GARAGE RECESS: 6' COLOR SCHEME 20 1. ROOF: CONCRETE "S' TILE 2. FASCIA: 2X3 FASCIA TYPICAL & 2X6 WOOD BARGE BOARD & RAFTER TAILS 3. GABLE: FOAM ACCENT 4. WALL: STUCCO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS / WROUGHT IRON AT SELECT WINDOWS & DECORATIVE TILE WALL ACCENTS 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT. OPTIONAL GLASS 0 4 8 12 t- +� -1 ®ar MAX WSal NARf ;oC Rua o. RICH/ION) A M E R I C A N M O M GS Kdt 1141tRi corn Own 4VU Cu%fla Niger Y [4d iay.MMlnxds aM maeLcomel sa.pef IV mos ma. Won R 2011 WAIAW Ht2MMHALCHARCMECTS. INC Front Elevation 'A' Rear Elevation 'A' Plan 4 - Thomas 30T Barrington at Harveston Temecula, CA OPTIONAL COVE RED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. MSOP:WM AVSIWE 8011E200 SAWA MCA 4270006) 9E9 250 0601 woo etadvbWGan 1st 941250 1529 2611145 A4.6 ;al.l.r.wa�w Ai&urt24.2611 0 4 8 12 Ow N.CNHnp.Www Amoco, Mc WINDOW SWIM /T ENHANCED ELEVATION OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE r ?111 W.ILW HEDAAU AL I A7£HRECTS. NC RICM/IOND A H E E 1 C A N HOMES Inc &WIN Coro, Now rte kW Cw wwk kW to alai, xan: Ud nunotaoses wo. Left Elevation 'A' Right Elevation 'A.' Plan 4 - Thomas 30T Barrington at Ilarveston Temecula, CA OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE WILLIAM HEZMALHALCH ARCHITECTS INC. 165O92049LLAYHNIE SUITE 200 SANTAANACA 977061647 940 250 0507 r0r..01vrchledatoo flu 945 293 1570 A4.7 00g15L2I,ZOI1 PLAN /- 1NONAe NR BURIN COLOR A NA101IMJ YTII17FAt3 ACORNS: mul 11��[mtaitMF ri 4orcr ITOr eWN MNG C6le ANIedl d MARp CsmN Buds SW 73375 Lie 5433 CANCAN saoata9 Dm Mil COUR (NOMR) Frws Fags AP'3P OP= G1* Gdr TM ACCENT COLN (300.0 031 FWD.* Shers CRAFTSMAN ELEVATION -"B" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12" EAVE OVERHANG: 18" GARAGE RECESS: 6" COLOR SCHEME 4A 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA TYPICAL. 2 x 6 BARGE BOARD 3. GABLE: VERTICAL SIDING 4. WALL: STUCCO / HORIZONTAL LAP SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & D(TERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS/ TAPERED STUCCO COLUMN NTH MANUFACTURED STONE VENEER BASE 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHT 10. STONE MANUFACTURED STONE VENEER 0 4 6 12 1 I Cu. .wuw,mu w.u,aonrn,c epaWM•TCNe1fYr _�' 17 IIirM - F � P[ b&41Fer9 Cmtn4 Mara. mE SW CON Olito GPO Showman Safta Rasa SW 6167 SMxr Wind Gran Gas ..w11Mn. .. ar . c.. �C11i6a1[T�c ...�_` �.,v �e w v' • nw etwaaerrR0laNF -N afar , rr*.,:lseaa in a n h 4.1 val9api►a+WetFa*0 ill et 01i nntaaeam �'Pr - kq. �PC7IFNRO*4 , 43131.t- 1 fr =Wm./ «rte - -. r-- iwlr mar wires. n717W - l -....*01111164111111Li WW1 SINIE NOR marl ••41111ee•l >• c NxK6.S shawl. Cmn ( mas Won usuacwas. t; RICHVIOND A M E R I C A N H O M N E I. Y:.... . c7.a. 1•C an c•sia..a.3ta.r. taw t'C...,' -.".c i.. r•=. ■.a..c. I 4...ss 7 ,6L -- -. ....4R -.n _i af sl ap Aa.....as}s. 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CG RIO VIOLA) pw .11.149/0.11.01 nowrn K A P I E R I C A N 14014 E E Left Elevation 'B' Right Elevation 'B' Plan 4 - Thomas 30T Barrington at Harveston Temecula, CA sum STAN DARD AT ERRANCCOELEVATIONS OPE109AL WINDOWS/01108S -1H fl *L 151TSS NOMTU OTHERWISE WILLIAM HEZMALHALCH ARCHITECTS INC. 7K0!WUANNE SUTE200 WA ANA CA 977066513 NO 250 MOT ml$ idiYcbmpa fn ON 250 1578 PLAN a- TROIUS 9CC SXIEAOR COLOR A MAIERALL1 ITALIAN ELEVATION - "C" PLAN WIDTH: 45' ROOF PITCH: 412 RAKE OVERHANG: 12" EAVE OVERHANG: 18" GARAGE RECESS: 6" 1 4 8 12 CM maw 1ew11M01Mio,fl ROSE ROT Now Rea W aw6e9 shun boraa A Y.eI e1 lx kf.e rob SCo l as. „ nanu4fivamipl, kfew YoU•rt, roof. COLOR SCHEME 58 1. ROOF: CONCRETE "S" 11LE 2. FASCIA: 2X6 FASCIA TYPICAL WITH SHAPED FOAM CORBELS 3. WALL STUCCO 4, TRIM: STUCCO OVER SHAPED FOAM TRIM PER ARCHITECTURAL STYLE 5. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 6. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & DECORATIVE TILE ACCENT 7. ENTRY DOOR: ACCENT COLOR 8. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT. OPTIONAL GLASS RICHMOND AMERICAN HOMES & 2011 %EMU PELWMALCII/RCMRCTS NC Front Elevation ' 11 1 iUuu Rear Elevation 'C' Plan 4 - Thomas 30T Barrington at ilarveston Temecula, CA :g u l'11I11 iL N1 LIR0 PATIO 14� WILLIAM HEZMALHALCH ARCHITECTS INC. 26'ARECaIL AVEiAE SUTE 209 SAWAN2ACA 92105.5543 910 200 0101 ww.v.Rdibdacom In 940 293 1520 A4.10 L411St242411 total RAW!, IM II .wi 'KOK WORN: kc am saa i,n fog R* lab Tid FEM • ..� s;. TF9w 6 rtt l V 1 ii b R 9 5(Al r ---- a9Fi A:+oV 1111E175-.: Mu Ca01104•01.00 Gra Fiwoi Wage Dews Sao'IOT1 DM Stine M Wand a V. 1 OS SW)J19 Raco Coss SOMA Mini ACCUIT COL MOWS Roll Ma Swim Wowed SNNer6Mn1 Pterians PLAN a- TROIUS 9CC SXIEAOR COLOR A MAIERALL1 ITALIAN ELEVATION - "C" PLAN WIDTH: 45' ROOF PITCH: 412 RAKE OVERHANG: 12" EAVE OVERHANG: 18" GARAGE RECESS: 6" 1 4 8 12 CM maw 1ew11M01Mio,fl ROSE ROT Now Rea W aw6e9 shun boraa A Y.eI e1 lx kf.e rob SCo l as. „ nanu4fivamipl, kfew YoU•rt, roof. COLOR SCHEME 58 1. ROOF: CONCRETE "S" 11LE 2. FASCIA: 2X6 FASCIA TYPICAL WITH SHAPED FOAM CORBELS 3. WALL STUCCO 4, TRIM: STUCCO OVER SHAPED FOAM TRIM PER ARCHITECTURAL STYLE 5. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 6. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & DECORATIVE TILE ACCENT 7. ENTRY DOOR: ACCENT COLOR 8. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT. OPTIONAL GLASS RICHMOND AMERICAN HOMES & 2011 %EMU PELWMALCII/RCMRCTS NC Front Elevation ' 11 1 iUuu Rear Elevation 'C' Plan 4 - Thomas 30T Barrington at ilarveston Temecula, CA :g u l'11I11 iL N1 LIR0 PATIO 14� WILLIAM HEZMALHALCH ARCHITECTS INC. 26'ARECaIL AVEiAE SUTE 209 SAWAN2ACA 92105.5543 910 200 0101 ww.v.Rdibdacom In 940 293 1520 A4.10 L411St242411 0 4 8 12 I Cn wut. .vwawro■ w.00rzt. C WINDOW STANOARI AT ENHANCED ELEVATION OPTIONAL WINDOWS /DOOMS TYPICAL UNLESS NOTED OTH TR'II ■E 47 - Mal I MUM M Yk7AUU!ALCH W.09MEGTS. MG rz I.+t•+4 Mrs nt.'s' *Nu Oxxm(kn mre RICI- MO! VJ AMEIttCAN NOMItL Left Elevation 'C' Right Elevation 'C' Plan 4 - Thomas 30T Barrington at Harveston Temecula, Cd OPTIONAL WINDOWS /DOORS — TYPICAL UNLESS NOTED OTHERWISE WILLIAM HEZMALHALCH ARCHITECTS INC. 78509399I21AYBILE SUM2tA SNRAMACA 93105C616 949 260 0107 Mnv.TArddxYmn fin NO 250 1579 PLM I - NOMAS MIT FXTERIIR COLOR 6 MATERIALS MAMA ROOFIHO 06111 11 l! 7Nl.7 UMg WAR teen --����� � ii MAINf i6 C� �[ a (sApi l :3186 Coat YaYb W SW T667 9460 Mama! Sher rµlau rot hrts hots Pot Coat Orr+. Gams Siomtmr0223 Su s Stucco Tom Y7oo1 f4. CAPE COD ELEVATION -"0" PLAN WIDTH 45' ROOF PITCH: 5:12 RAKE OVERHANG: 12' EAVE OVERHANG: 12' GARAGE RECESS: 6' CAPE C00 ELEVATION "0" COLOR SCHEME 41 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA, 2 x 6 BARGE BOARD. W000 OUTLOOKER & KNEE BRACE 3. GABLE: VERTICAL SIDING WITH DECORATIVE NONOPERABLE VENT 4. WALL: STUCCO 1 SHINGLE SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES VNTH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATNE PREFABRICATED SHUTTERS & WOOD COLUMNS WITH BUILT -UP TRIM AT PORCH 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHTS 0 4 8 12 MC11je4r.0'CNECIO $Gb 4 WY E MU. - >N . l air Mee ONJ1 Soeft'n WLa. Sri 7627 MAR Hvo, MAMA a/tTts 1V2 ,1i1 ( (.c uses.=maim A 121E /+ mars. Ate\ .1Y /A /1 • 4.44•ai9N _ie ylyl{Iw. :121f . 1a74lPIIRIl6v Awreslrsrr _4 1!/+9IIP gw :. � w E( 1s+±4e�Nr • ...ail' '`Ini gin 8 7 RICHMOND C to ALLAH m*lw362Oectt tc A M E 11 I C AN HOMES .. I 11 coo 1i n • 11i c Htlr: of ta'to Agin r,AAR CanaA= WOt FRIoMOrm4 t.i 1HNINI�cs Of Nit Nam S colon Wt. 22 2011 Mimi HED.UUNLCH FICNTECTS. AC -- .itriMt.1/#Fg.MRt• gE6� 'Y gt Ar/!./EI/Er. r� �sFSA6A.�1�1 i i{I - ' Il ..Y l t � iRi#aYni a a• aE n . • . - , EHaa , maw -awe Moro. 1 rMlbY6 p1pY1El lo,•• . -';�� - • Orl mwa.l M. /_ YIrW�f , rBt:- -��. .:gIUv L1rPK_ 1. A t .t. a Ar3alfE * n1EriroA: aa :rra r ,...... ~II. 1 1 " / Front Elevation 'D' Rear Elevation 'D' Plan 4 - Thomas 301 Barrington at Harveston Temecula, U SIOING ST180A60 AT GOANCEO EL2VAII08S OPTIONAL COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. 252IREOHIIAVENUE SEEM SANTA ARACA 927056543 949 250 0507 NIrw6oW6050*1 Las Be 250 1529 2011115 A4.12 tut Auaus124.2011 0 4 8 12 Cm %Wu. .mruwa waft E< WINDOW STANDARD AT ENHANCED ELEVATION oerIONAL WINDOWS/DOORS TYPICAL UNLESS NOTED OTHERWISE 0 7011 W.LC HESYPIINWIAKIVECIS.NC �Ee 100 w rasa a ►m-_ alas 11 • t 01000 .a i am D amp= _ �.Sill�RlmmEU/AH71 = 4 .4l6tlpA pop t(gINCABRmow* ofolmol,• 2. wow - mils P It aaia0t ©: w� r +u - 1n C.P liR�A r�1�a.1 = RH. a�M�• - MI, atU • 1.. ,- .�E w E� ELzE8wE1 . raa.:fNJ i .wa. o.• Kier MI It • lWc 'diem mhs aeon. s. Mif Cemeglnt ROM* CWmr.+i .* Mud+.m w Iv me. norm "Vs RIC1 -MOLD A M E R I C A N HOMES ■1 CIPIFE a ; o0 Left Elevation DO MO El ODD =ODD Dona ai7fam111at• mamma ow., 11ae119mW Waal M.Iil yliit1191pairtoMR mow At mroomc • aM 1110001110 mroolmi � •in r.E0N'=an Ewa =star! mmm�'!+�+a11. 11lP- riE�l.r.4! wawa.. rnr.tina r:•rwe • awn r.mlmat 'Man Ab. =i -.1}EEEw. WNW+ aEwca♦i.,, nl M aiW i .41111Sui u•rr mYnECQru =pAUmRS1r st +,r aw 1/ -tLSP am tr Matt. :. W? _ SLen.00Gf4/10Te `w 1 1[� Right Elevation 'D' Plan 4 - Thomas 30T Barrington at Harveston Temecula, CA SIDING STANDARD AT ENHANCED ELEVATIONS • OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE WILLIAM H EZMALHALCH ARCHITECTS INC. 1 O REIM. AYBRR SUITE 700 SUt A NA CA 227854643 919 750 C807 r wMit+dJm[txxaoa iu 949 750 1529 2011145 A4.13 RICE -MOND A M N I C A N HOMES r OPOf r Lower Floor -1,269 SF 99? Barrington at 1larveston Temecula, CA 2 BAY GARAGE X 1AE0fATIOPf. OPT. MEAT O00% Plan 5 Trevor 31T 3,122 SF 4 Bdrm /Loft/ Study /2.5 Ba./ Opt. Bdrm. 5 w/ Bath 4 /Opt. Bdrm 6 w/ Bath 3 / 2 Bay Garage /Tandem 8'/9' Plates WILLIAM HEZMALHALCH ARCHITECTS INC. 7969 NEONLAWME SURE 200 9ANTANNG197106',513 919 2 O 0837 war AWO Lwam Tot 9K no 1677 August 24,2011 RIC -MOND A M E R I C A N HOMES WIC I A01 1t Barrington at Harveston Temecula, 1,A Upper Floor -1,853 SF Plan 5 Trevor 31T 3,122 SF 4 Bdrm /Loft/ Study /2.5 Ba./ Opt. Bdrm. 5 w/ Bath 4 /Opt. Bdrm 6 w/ Bath 3 / 2 Bay Garage /Tandem 8'/9' Plates WILLIAM HEZMALHALCH ARCHITECTS INC. 2169 KOHLLAVBIIE SWIE209 SMTANNCA 921935613 949 253 0607 vw,mfatdaodeccm 9u 919 250 9529 0 4 8 12 Opt. Deluxe M. Bath w/ Tile Upgrade PANTRY a:RM. rn w:v Opt.. Bdrm. 6 w/ Bath 3 Opt. Deluxe M. Bath w/ Tile Upgrade PORCH RICHMOND O m .11.41.1.1•44.01 worm rt 64AHERICAN HONES Opt. Bdrm. 5 w/ Bath 4 Plan 5 Trevor 31T Opt. Floor Plans Barrington at Ilarveston Temecula, CA Opt. Gourmet Kitchen DIEM 0 MH x0UW 10:11000104 APOOTEES nc Opt. Covered Patio WILLIAM HEZMALHALCH ARCHITECTS INC. 2190REDNLLAVENUE SWIE200 SNRANiACA 90706344 96 250 0607 SNM.Man99rd1mn In 11111 250 1529 2011145 A5.2 A ,da1.ew0=1<w0 August 24,2011 0 1 1 1 11 8 12 On wuvr.nwuwa .aomrrt IP1. MIMEO PA]q. Opt. Extended Great Room at Tandem Garage ( +202 sq. ft.) 119 RICHMOND AMERICAN HOME Plan 5 Trevor 31T Opt. Floor Plans Opt. Flex Room at Tandem Garage ( +202 sq. ft.) Barrington at Harveston Temecula, CA Opt. Bdrm. 7 at Tandem Garage ( +202 sq. ft.) WILLIAM HEZMALHALCH ARCHITECTS INC. 2830 FEOHLLAVENUE 5181E300 MIA NU A 917695813 947 230 0701 meocortxtactsecen !n 59 255 1529 anus A5.3 aslwu2ou n 0 I >1 MAIM II 11. Elevation 'A' RIO -MOND A M E R I C A N HOMES Plan 5 Trevor 31T Barrington at Ilarveston Temecula, CA eton mon N@uuuta MOnFC7I oC Elevation 'B' WILLIAM HEZMALHALCH ARCHITECTS INC. bAAEt011POLE SWIM A ITAAW G 917046 549 150 010 vxmattwcfraclacan N 9:0 250 1519 2011145 A5.4 .�is.4sets�wn Aqua Z1.2011 Elevation 'C' RICHMOND A M I I R I C A N HOMES Plan 5 Trevor 31T Barrington at 1larveston Temecula, CA oMlI1 AIWJMIIW∎1101a tiff{CIy,M Elevation 'E' WILLIAM HEZMALHALCH ARCHITECTS INC. 250OREOHLL AYENJE SCI1E i00 6mTAAW CA W05464I 949 950 4401 wN. lurth942 A'+ fn Se 250 9129 2011145 A5.5 Assisi 2/.2811 SPANISH ELEVATION "A" - SCHEME 1O ROOF: CONCRETE TTILE T A M A : ZO FASCIA IYPICNLTXE WOOD BAKE B O R O L R T E R TARS RARE FOAM ACCENT WALL STUCCO TRIM: STUCCO OVER FAN/ TRW PER ARCHITECTURAL SME ITALIAN ELEVATION "C" - SCHEME 6B ROOF. CONCRETE •S' ME FAX. MD FASCIA TYPICN i SHAPED HOAR CORMS WALL MOM TRIM: STUCCO OVER FOAM TRIM PEA ARCHITECTURAL STY !ki C.aiNlb. Fha RdRIOabM.Aalb.tll.•t mu/ad,o\ rAnNnWrwwewPS rob. 0 d 8 1 2 OM worm ICU um moomft <�J WINDOW VINYL WINDOW MANES MTH WWDNSA EXTERIOR OTJOS ACCENTS: DECORATIVE PREFABRICATEOSKTTERS A WROUGHT IRON ACCENTS ENTRY DOOR: ACCENT COLOR GARAGE DOOR STICOO OVER KM IRIU PER ARCHITECTURAL STYLE WITH coACHLF T.OPTNNk 01A88 WHDOW: 'AWL SVIOOWFRAMES MIN IMLIONSSEAIEROROWS ACCENTS DECORATIVEPIEFABRICAMED SNORERS EN1RY000R ACCENT COLOR ()MACAROON: STUCCO OVER FOAR TRI PERARCIn1ECIURALSTYLE WITH WACHLICNT,OPnONR GLASS RICI-MOND D AMERICAN HOMES 14010 �tB�1 t i r ' - 1 VYIMR 18111! e IrL sre��FN ■ it))�111. •NIiMM a Bhw1� wrataw.. L' lle so Winn. • I �s.1y N./.�aP3sIN> I... Plan 5 Trevor 31T Barrington at Harveston Temecula, CAA CRAFTSMAN "B" - SCHEME SA ROOF. CONCRETE RAT THE SHANE ROOF FASUE TINT WOOD FASCIA TYPICAL WITH WOOD WHACKER & KNEE BRACE TABLE'. VEATICAL8IMMO MALL: STUCCOi HpOuONTKUP SIWNOWOH ECHOER BOARDS IRllk STUCCO OVER SHAPEO IOAAI INN WINDOW. VINYL WINODM FRAMES WM. 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VS DAM HOMO HORIZONTAL IN SONG STUCCO, HORIZONTAL SMOTE SIDING WITH CORNER BOARDS STUCCO OVER FOAM TALI PER ARMTECTLRAL STYLE ERICAVEMEt ACCENTS DECORATIVE PREFABRICATED MUTTERS. TAPERED STUCCO COWAN NY IMIM EWE OlE *SEER BASE ENTRT DOOR: ACCENTCOLOR STOI4 MANUFACTURED STONE VENEER GARAGE DOOR NETMSECTIONALROLL4F (IMAM DOOR PER ARCMTECIUEM SIYtE VAIN GOSS &COACH LICIT WINDOW ACCENTS ENTRY DOOR: GARAGE DOOR: Yin WIROW FRAMES MTH IMLIONE i EXTERIOR GRIDS OECORAINEPAEFAIRICATE0 SKIT TENS, WOODC UI SYRllt BIRT•UP TERM ACCENT COIOR NEAT SECTIONAL ROW.,OARAG! DOOR PERARCHIIECMUL STLE WITH MASS &COACH UGHT WILLIAM HEZMALHALCH ARCHITECTS INC. 2&O KOHL AVEMIE SUITE200 SANTAANACA P?IOS.SU 949 250 0911 HMW.RLYnitoda m to 94 2% 1529 2011115 A5.6 ►ugusl212011 W jjOP�t _jaw, tPw• iRS IMORIFOOM R ar Noon W7 STUCCO ID}INeeenoisy ?MM.? a F Cyoy OttV TRINCOtOR11(,9ptitl4) mT10A1 SA1xo TOn IWO le kg. SterenW u. CI I/MOlbw... POI COIN 0 wow W) 11,11 SO 17644 Fe.tis RAM lo TUN %EMI9ALq Caw OOPS CI N Is.ARRA W d1' Doom 8.y Tln rm*Ooa IMO. Rime SIARWMILma Slake • UNA ARAN ORM • N172rbOtNANN NNW NM C 7011 31fle N11ti14 OFCOM6VIPLE " Oust ID: rNOLk DICOMPVI P IL -- W] f1 Y ltler 5...w..14 PUN S -M1,041311' lm,110R OWN 6 WHIM! SPANISH ELEVATION -"A" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12" EAVE OVERHANG: 12" GARAGE RECESS: 8' COLOR SCHEME SA 1 ROOF: CONCRETE 'S" TILE 2. FASCIA: 2X3 FASCIA TYPICAL, & 2X6 WOOD BARGE BOARD & RAFTER TAILS 01 3. GABLE: FOAM ACCENT UOORSTTPICALUALFSS 4. WALL STUCCO AOTEDOTNCIWISC 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: WROUGHT IRON ACCENTS Af WINDOW 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT. OPTIONAL GLASS 0 4 8 12 .Give rnuul I.rwtwa MOITIM re ROOM,. RICE -MOLD AMERICAN HOMES . 1 1J .I _I_ _ J _ .1 _I I J J J Rae: Butt; e*n 1ten et Mat Cen:W. Reb to eake :n. 4.71 toaN NI awtlatw'e u9$ex W rare Ma. eo11rt 0 2011 NUM IP.9AAUUICKARCHOPCTS.INc Front Elevation 'A' Rear Elevation 'A' Plan 5 - Trevor 31T Barrington at llarveston Temecula, CA OPTIOAAI. COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. MO REMBLA6#VE SUITE 240 SANTAAMCA lfl256641 949 290 0501 ...1. kcs40o 184 939 250 1921 2011145 A5.7 Ann 7CTE11E L \' MN RiM R ROOPNO: 7 7011 f fads `lurk I� C OIRY PUN S -M1,041311' lm,110R OWN 6 WHIM! SPANISH ELEVATION -"A" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12" EAVE OVERHANG: 12" GARAGE RECESS: 8' COLOR SCHEME SA 1 ROOF: CONCRETE 'S" TILE 2. FASCIA: 2X3 FASCIA TYPICAL, & 2X6 WOOD BARGE BOARD & RAFTER TAILS 01 3. GABLE: FOAM ACCENT UOORSTTPICALUALFSS 4. WALL STUCCO AOTEDOTNCIWISC 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: WROUGHT IRON ACCENTS Af WINDOW 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH COACH LIGHT. OPTIONAL GLASS 0 4 8 12 .Give rnuul I.rwtwa MOITIM re ROOM,. RICE -MOLD AMERICAN HOMES . 1 1J .I _I_ _ J _ .1 _I I J J J Rae: Butt; e*n 1ten et Mat Cen:W. Reb to eake :n. 4.71 toaN NI awtlatw'e u9$ex W rare Ma. eo11rt 0 2011 NUM IP.9AAUUICKARCHOPCTS.INc Front Elevation 'A' Rear Elevation 'A' Plan 5 - Trevor 31T Barrington at llarveston Temecula, CA OPTIOAAI. COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. MO REMBLA6#VE SUITE 240 SANTAAMCA lfl256641 949 290 0501 ...1. kcs40o 184 939 250 1921 2011145 A5.7 Ann 0 4 0 12 C »$ %I.m,¢,WWNOIMomlCI. C OPTIONAL WINDOWS /00011S TYPICAL UNLESS NOTED OTHERWISE Am 6eI NE ANA Hann ,.s Aim! CoCImV!! FRIAR W ormsm,Alast, a,4 mwbwles ,apes C 7011 YAWN 1E2WLUlCII A7XMIFC7S WC RIt IVtOl D AMERICAN HOMES Left Elevation 'A' Right Elevation 'A' Plan 5 - Trevor 31T Barrington at IHarveston Temecula, CA WINDOW + roTSNEa STANDARD AT ENHANCED ELEVATION` VI L WILLIAM H EZMALHALCH ARCHITECTS INC. 7650 RE01*91. AVENUE S R 403 SANTA ANA CA 927056643 419 250 0807 mot 0 * ecbmm 730 949 290 1529 PLAN 5- TREVOR SIT Ex1ENOR COLOR IL MANNA/ INCIA6A• Y CRA6T6YW IUTOCO3 COLOR ANUNCINUR ROOfINP. Nua Canrt no OOHTIII 040711.N l.un � UO - 4 16iP bUtl fl.WD'� ter IOWA 6 Arrow (d Ari0A13 S__ r)k tt11b% borax !TRFt n,., *L f'TU_al0i?Nc< 16156) A 69I giogi !hill COLON (4 e.wo, 5w/Am L o Wan INN INN Stoo Con Huai Mon rgaoero) CAN fwm 4w 1526 CNN CNN ILNn WAWA CAW SKEIN ON [ ACCCRf CONN PoolloRA ION Dow SoLaso CRAITSMAN ELEVATION ='R" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' EAVE OVERHANG: 18' GARAGE RECESS: 6' COLOR SCHEME lU A 4 8 12 6W 6062 RogoodboAn SnRWnNWna Sumo Mau SHmiWWAlwe SIOB6SSTANDARD AT EMAACCQ ELLYATIOIS 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA, 2 x 6 BARGE BOARD, WOOD OUTLOOKER.6 KNEE BRACE 3. GABLE: VERTICAL SIDING 4. WALL: STUCCO / HORIZONTAL LAP SIDING WITH CORNER BOARDS 5. TRW: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & TAPERED STUCCO COLUMN WITH STONE VENEER BASE WITH WOOD RAILING 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHT 10. STONE MANUFACTURED STONE VENEER RJcHVIorD AMERICAN HONKS 4101 •li 444 !14614 Al{AMP,i11 R.Y111W9:414. E.ir.1S.6 n' 1A /52 . ter 11 NW War i6> M M F L�It a�rlYe /T.RiR ��wr aw. .�... "�IA�. /#rlltlk.'t CAL YSN. • ..7 1 i 121 NMI ;.#;.t.L:_ ir • — 1 m —i1 OPTIONAL WINDOWS/ DOORS TOPIC41, UNLESS NOTED OTHERWISE Vac BuaiwAigm Own 61 Adst CxA,pRa lithe le.,Mmiesid WM And MI111dWY ANAL Yr ammonia ueba. slim w rs f 1wni a itws y pi maw 119i MINN }�lI ;Am M NMI .Iw tr711PH PUINIO41t•:is AWN IPA 4 / 41w IF NIOa,JA.MYc 1:- u. te•6asRM,fttiP: piano. soleOY.p.si sq TAt 6y 44 .u.,. ii1n�Ra.OS:11 . - .. t�11hAi4sMe AKA ►= r1 win „Agp : sP U.• Val WA gisi *or q. la? SIP 6YM.4S110 •, :6 M•I ,,Y "7' Nil 1,i11611il sti,l^11.1710 f e , r - ,i p. • i 1 • I Y"..,, o:ul I MINA OM PICA ARCIft(Cti AC Front Elevation 'B' Rear Elevation Plan 5 - Trevor 31T Barrington at Harveston Temecula, CA • i OPTIONAL EA4C ACA PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. 2650 REMO1.AVEIPJE 4411E270 R9RAANACA 471056549 919 250 0607 wAr.Ms slectOw6 Yo 941 250 1529 2011145 A5.9 111146r..oma1sR 4Rgni24,20U 0 4 D 12 C a. ..00.0 11.10460.1 Mo•ca.0 SIDING STANDARD AT ENHANCED ELEVATIONS OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE 600 020.1 cses. Arta CaKOW. Aq atm% Nrhw* nOinta lu n. wee. .a —yvAn 02011 YAM HE2WAHALCR ARCHITECTS. R CHVIOND A N [RICAN 140141111 .a,e 4M a .: mitherl Left Elevation 'B' Right Elevation '13' Plan 5 - Trevor 31T Barrington at Harveston Temecula, CA WINDOW STANDARD AT ENHANCED ELCPATION WILLIAM HEZMALHALCH ARCHITECTS INC. MO REM-AVENUE SWIE200 SARTAMAGA 421056$49 949 250 0597 wAV Ahvadxk mA IM 949 250 1529 PUN 6 —TIBOR 31T EIIIEAINN COLON & MAIFAMLN M ttialli 5561 I ROOM Mau OYIIIM NafAl two ��INibINi M.9.111.4* pK. / OM.9.111.4* 11tg1 WGi,EFnu TAAA 00NOONT; r�aW Masm imam UM MOW OrmYsg sux — 9roo [ 6'4'4 0 * wain Fq IScO mate sat Caw 9a t, IN fan I9gLaebl Inns Come ° Ow 54 , 01 Teen IVOW M1 171 Ocdt SaCers ITALIAN ELEVATION - "I :" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' SAVE OVERHANG: 18' GARAGE RECESS: 6' ��1s6 7 . • win.T A ILauµon rym Ye . 1 . n aoae.mmawua.'s OPTIONAL WINDOWS/ 2, FASCIA: 2X6 FASCIA TYPICAL WITH SHAPED FOAM CORBELS D0081 TYPICAL UNLESS 3. WALL: STUCCO 80T011 IILRW'ISC 4. TRIM. STUCCO OVER SHAPED FOAM TRIM PER ARCHITECTURAL STYLE 5. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 6. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS 7. ENTRY DOOR: ACCENT COLOR 8, GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH C ' • COACH LIGHT, OPTIONAL GLASS P— 4 + - =• COLOR SCHEME 6B 0. ROOF: CONCRETE "S' TILE O 4 8 12 _ O.. nua IQIN1W. mama,. Ic RICHMOND A M E R I C A N NOM 9 T Front Elevation 'C' c) .7slrr' e, 2011 Wil.UM UAUGLO AOCNITECIS. PtC i Y Ma 1 1 Rear Elevation 'C' Plan 5 - Trevor 31T Barrington at Harveston Temecula, CA A 19 OPTIONAL COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. MO REM AVENUE SUITE 200 S* IEFAAA CA 977050617 as 250 0907 NM.. dwU*c&oom Ai 049 250 1529 C..,.M.a,C11M,M11M A*DOn H: OPTIONAL WINDOWS /MOOR$ TYPICAL UNLFSS NOTCU HTHCRWI$C W}. 11.rro us. u`tun. M utt C..Ktw %aria awa 14at4 rd a.e : Ut:, w+ue xn.t. a'al ;0111111M I42W4.I A9AR1 05.114 RICHMOND A N I I I C A N HONES Left Elevation 'C' Right Elevation 'C' Plan 5 - Trevor 31T Barrington at Harveston Temecula, CA TONED SHUTTER . WINDOW STANDARD AT BRANCH ELEVATION OPTIONAL WIADOOS /D00RS TYPICAL MISS NOTCO OTHFAOTSL WILUAM HEZMALHALCH ARCHITECTS INC. 294018031MLAYONE SUIIE200 SmrAANACA SOP05.554,1 949 259 0607 NAY.MAfCA1,Y001 IU 949 250 1529 ttAil S- TREEOR 31T E%IEPoOR COLOR & MA1EAWLS P RTIMITh x a WSW N. Minis lA.1 Po. Bra. &1a Wrote 7 ht. M e ws 1.a Saw** Waras ��}}•• ra w+�q1 41e1 r�NNA0� iria volt i °C a :r4.1MT SW NW Cor, Await Saw Stu9 1101 Mb* f MOW ad Ere f act flint etas Garet Mul SW 7%I Swmay Mon Gtr Y. Wawa Sago Tam Yalta Sit; WSW! Waal Ella CAPE COD ELEVATION "D" PLAN WIDTH: 45' ROOF PITCH: 6:12 RAKE OVERHANG: 12' EAVE OVERHANG: 12" GARAGE RECESS: 6' Sllwh WIUM CAPE COD ELEVATION "D" COLOR SCHEME 61 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA, 2 x 6 BARGE BOARD 3. GABLE: VERTICAL SIDING WITH DECORATIVE NON-OPERABLE VENT 4, WALL: STUCCO / SHINGLE SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & WOOD COLUMNS WITH BUILT-UP TRIM & WOOD RAILING AT PORCH B. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHT 10. BRICK: BRICK VENEER B 4 A 1 L) SIDING STANDARD AT ENHANCED ELEVATIONS OrAMAR IK1WW01 NOi0 K A N 6 RICAN 1.101161 ' e IRIEMt" '..tom ^Y •• *.''..F e.. - 1 fft la ...'=...r. �- "mil. 1e Y��{4 7Ni..1 nu+"r+.lo UE/�IE IIa� 1a7R11 L , iiis '1MOMISM1N11� )/ 'fit rs rlle omainstonema lenue7i0 IN 11110111111117.. ia t I /iRietR Was Al Ir Alyy*s* AIIMwI�1�E1RI OPIUM 1^1 NMI Rh 4Mw Ic11lIRrR. rrmom.IrllLr►ole. ilrtrR�4ekI rk am w4 ■1tleR ll i.1.t es.Ol , a4W! lIMii St � Ws maws sums Wa7a)MI l • maw 1•.1/!/11!11 �.e 7 i1•ett 1tesrtlP N or sw• atom"? .. s4- Y•. a A.'i ors. 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Its 41tR elpurae�Ea1w IMUTA•r&RIrMtr∎ ri wanleq=sto st.INI U � aINr R IIMO MIM11MIIn1A tr• : ur-s 111 14 pm , Rwe W Nasals c linossili IntAON A NIL tat rl _. � p�111 � E r. � R I .fltEe7 /eras• �Y +R S.c � • lea liaise isossmid4 ■ is numI ISM 1ltIIIItl.r.iss t ss. nRt PIMP! 1 Cop as MIMI 11!'11)1 IN SIPnerte4 * reaps M 111/1 UM It IA AR) R MS 1Y" i; •Ia�m.71.+a: ltSS» JAM J'it IDtas ages .1.r:.tistsrrznl in sr rArl M - ■ I er1.1y i• . r s/^ Ls–a. war .a i.. I A I P Kt C I_ r. l •.1 -SSV1 MA e• run s!to: is A JO A Ma al rv. Sa 4_ r t,• I it ✓ • ■ :01IWlLW i?lwatek pi Nc >I KCi':. a.0 • r DEUCED ▪ E D D DC'1 Front Elevation 'E' • ft 1 Rear Elevation 'E' Plan 5 - Trevor 31T Barrington at Harveston Temecula, CA 7:J OPTIONAL COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. 7K0 MOM AVENUE WTE20D 9AYTAAWCN 47/064613 819 290 0807 sreardurdristrcom Ir 410 no 4529 0 a e Iz Oan.uSM 44.4. ....4 OPTIONAL WINDOWS/BOORS TYPICAL UNLESS NOTED OTHERWISE 0201I1R1KY HUMAIIELCN ARCMNCTS. NC. RICHVIOP D AMERICAN HOMES .a: dWui [NM an la. m 2 Ralc S�vJO, en.. 12.4 an0 V4. a.1. aa.ws sxsea aur. Left Elevation 'E' Il I , u. �3LJri aiAilZlhiie'c WV V • .. wa . "ti a M.r911" :EIE ni. • Right Elevation 'E' Plan 5 - Trevor 31T Barrington at Harveston Temecula, CA %ISDOW STANDARD AT ENHANCED ELEVATION SIDING STANDARD AT Duce ELEVATIONS 1 ■isea� E ms_ 11■■ SIDING AT ENHANCED ELEVATIONS OPTIONAL WINDOWS /DOORS TYPICAL UNLESS NOTED OTHERWISE WILUAM HEZMALHALCH ARCHITECTS INC. 26S00I11.1 NVEM SUITE 200 SANTA ARACA (12106643 919 950 0007 awA rEsdEecOaon m 9l9 250 1529 RICHMOND AMERICAN HOMES NIX KITCHEN Lower Floor -1,546 SF WEIL 1 rii— rnrin1 AMY SOL Barrington at garveston Temecula, CA O NM NtLAI H7A1N4g1 A40RfCI3. GREAT A —y_ t i �' +�IeirlciG frL, �l�FL 1 — J Plan 6 Tracy 34T 3,476 SF 5 Bdrm /Loft/ Dining /3 RI/ Opt. Bdrm. 6 w/ Bath 4 /Opt. Butler/ 3 Bay Garage 879' Plates WILUAM HEZMALHALCH ARCHITECTS INC. 2540RER AVERI)E SiF1E N0 SAWA ANA CA 38050643 919ra0 CUT Iwne.shadARA am Tex 918250 RICHMOND A M S N I C A N H O M x S Upper Floor -1,930 SF §OPM.Z Barrington at garveston Temecula, CA Plan 6 Tracy 34T 3,476 SF 5 Bdrm /Loft/ Dining /3 Ba./ Opt. Bdrm. 6 w/ Bath 4 /Opt. Butler/ 3 Bay Garage 0'/9' Plates WILLIAM HEZMALHALCH ARCHITECTS INC. 7853RFOKUAIENUE SUITE 2C0 SANTAANACA 93TFSt543° 419 259 0607 rrrvxPaxaiwc9aa Cu 949 252 1029 Z011 14S A6.1 .ARw�s�+aat 14:x,124,2011 0 4 8 12 0.. ..v,,. .m.M,v,o. K Opt. Deluxe M. Bath w/ Tile Shower 1J Opt. Bdrm. 6 w/ Bath 4 RICHMOND AMERICAN HOMES Opt. Deluxe M. Bath w/ The Upgrade Opt. Dining Opt. M. Bath Plan 6 Tracy 34T Opt. Floor Plans Barrington at Harveston Temecula, CA Opt. Covered Patio Opt. Gourmet Kitchen WILLIAM HEZMALHALCH ARCHITECTS INC. 2ASORECHtL AVENUE SUUE 290 SANTANU CA 227065543 949 759 0607 4.4.442A 400404 to 909 250 1579 2011115 A6.2 AogU5124,2011 0 8 16 24 O MAW I. ww,. .. l fl Elevation 'A' RICHMOND A P I C R I C A N MONICS Plan 6 Tracy 34T Barrington at Harveston Temecula, CA C ant MYUw I ®44hMCR UIWRCISAV Elevation 'B' WILLIAM HEZMALHALCH ARCHITECTS I N C: :4 REO- LL ASila S:;RF 7:C SN�IA MAGI 92755854 it.) CO? wA'w WKIICl/201 CM W99 A6.3 blast 0 8 16 24 C In w1 V. tMW.M01 MORIC71 IC ' Elevation 'C' RICHMOND A M E R I C A N HOMEI Plan 6 Tracy 34T Barrington at garveston Temecula, CA C 1911 MI UIE2YIL $MCHTFCT,. PQ Elevation 'E' WILLIAM HEZMALHALCH ARCHITECTS INC. 200FZECN2: AVEME SATE SO SM lIAMACA 97719}554) 00 2:0 0331 ww.utoUixW.Ora la 903 293 029 2111124 /� A6.4 {n 01!!w.{�11lOw logwt 24,2011 SPANISH ELEVATION "A "- SCHEME 3D ROOF COHGEfE'S'TIE FA OE GABLE: WALL TRILL ROOF: CCRCREIE 'S' TILE A 4 0 12 CM. MOW i r➢.4C WOI MOR'M FIC 213 FASCIA TYPICAL & 2K6 WOOD SAVE BOMO d RAFTER TAILS FOAR ACCENT STUCCO STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE ITALIAN ELEVATION "C" - SCHEME 48 lJ MOM ACCENTS: WRY 000R GARAGE 000R RIC1 MONO YAOOW FASCIA: /X1FAtCW TYPICAL & SNIPED FOAM CORBELS ACCENTS CARLE FOAM ACCENT ENTRY 000R WALL STUCCO GARAGE 000B: iRN' STUCCO OVER FOAM 112NPERARCNTECTURA STYLE b .6Min wbnaMn an Mel WHapbn Menu AMrb cob,Enral MloA aril awwisal "2ia+:Na PH""H Au.o Ners A M E R I C A N H O M E S VINYL WINDOW FRAMES WRII UL WOOS &EXTERIOR OROS OEOORAINE PREFABRICATED STUTTERS & WROUGHT IRON POTSNELF ACCENT COLOR STUCCO OVER EOM TRIM PER ARCHITECTURAL STYLE NLRB COACH UONTS, OPnOHA (LAGS YOWL %W OW FMVE$WTTII WAU0h5 &EXTERIOR OROS DECORATIVE PREFABRICATED SHUTTERS ACCENT COLOR STUCCO OVER FOAM TRIM PER AACRIfECTUNAL STYLE WITH COACH LICKS, ORMAN. CLASS Plan 6 Tracy 34T Barrington at Harveston Temecula, CA 4.11111•1111101111.01111 L.:. w+WwMIRwr 3103 S E BL1iBA11MOMILY an M>IYYYa 11 PC .. � t �atMafYRYi . ri :l hM lain Sid I Milli 'i 9:�lT K- wliU uiYi IMAR :to H °' IFI sa - .I!i t-lurll awn ..7 11 11 1 11111111 ®ei�e ®I CRAFTSMAN "8" - SCHEME 6A ROOP CONCRETE NAT TILE SNAKE ROOF ACCENTS: FASCIA 2COW00DFASCIA,2X6 BARGE ROAM WITH W0000UTLO0KERPKAEE°RACE GAY- VERIMALSRONG ENTRY 0008: WALL STUCCO &POAZONTAL LAPS:MGWIf/ COMER BOARDS 6101E ROY STUCCO OVER OWED FOAM IRA GARAGE000R: WWDOW: VINYL {WIDOW FRAMES WITH WUIOSO& EXTERIOR GROS COLONIAL ELEVATION 1" - SCHEME 6E ROOF CONCRETE FIAT TILE ROOF FAS CIA. 2A W002 FASCIA TYPICAL 213 BARGE BOARD CABLE WAIL TRIM BRKR HORIZONTA LAP SIDING &DECORATIVE NON OPERABLE VENT STUCCO I SIOLN°YIITII CORNER BOARDS STUCCO OVER FOAM MNPERARCRTECTYRAL STYLE BRICK VENEER WINDOW: ACCENTS ENTRY COOR GARAGE DOOR: °EC0ROTIVE PREFABRICATE° SHUTTERS !APERE° STUCCO FAWN WITH STONE VENEER BASE WOO COLOR MAKOfACIORED STOVE VENEER METAL SEC110NA GARAGE 0008 PER ARCHIIECTURA RIME YAM CUSS &COAOI LKDII& WAR MOON FRAMES WITH IIUUONSSEKIERIOR GROS OESVRATWE SNUB 1ERSd °UKLUP W000 COLUMNS MTN TRIYA' PO1201 ACCENT COLOR OKOMMYAM WAIN $UCTIONAL RIXti9000N WITH MTN CRASS &COACH LION FS WILLIAM HEZMALHALCH ARCHITECTS INC. 2350 REDIILL &*5I&E SUITE 200 SANTA HN CA 927 5540 909 250 0507 w weavellairllettccom tot 949 250 1529 A6.5 August 24, 2011 2011145 PUN 6- TRACY 347 EXMOOR COLOR & MAIERALS SPANISH ELEVATION -'A" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' SAVE OVERHANG: 12' GARAGE RECESS: 6' SPANISH ELEVATION "A" COLOR SCHEME 3D 1. ROOF: CONCRETE "S' TILE 2, FASCIA: 2X3 FASCIA TYPICAL. 2X6 WOOD BARGE BOARD & RAFTER TAILS 3. GABLE: FOAM ACCENT 4. WALL: STUCCO 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE WROUGHT IRON POTSHELF 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL•UP GARAGE DOOR PER ARCHITECTURAL STYLE WITH COACH UGHTS. OPTIONAL GLASS 0 4 8 12 Sam mowlmruwa IROmo. IC BABIED 616006 ♦ PoTSNELF STAKIMRD AT ENHANCED ELEVATION N A M E R I C A H H O M E S 10:1 S.'Ngaamaolwea1MOnrralla. RIM Io2oN1 mg. lords ae1 runnUprs V•• Ia rom=A. cos. tt 1 { ,AAe r tM�� tp,A :•,1111:1141‘1!%.!1,10.:11 1 01 ,: 1101 jE � '� 1aroA b >4! Rc♦ AA +Arta I lI i1r RA4041Lp ¢ a ► 1 E� $ $�lN Iti AHlAlpo • II aA r r�( uuEn o a� afi P! 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ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL-UP DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHTS 10. STONE: MANUFACTURED STONE VENEER RICHMOND* A M I C A N H O M I R 4 i. •- # Ai 4...40E44 *4,1... 4011110 1.41 44• 14no4Aft1R7M M alia..ltaar a l.4' 'F14 6f.Rlrl w. 1 ff11n0 ' ;li AKI* 'a11�11rr6rY111n M r. s sce pitlelrylM 1 III . 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W4 RICM/IOISD A M E R I C A N HOMES a0��U1s` `3N1E 16E- anc6 can c: �Y1 NU1t ri:ltt111,11 11 , -t11.t1.11111tG !ICl V J371.3 Left Elevation 'B' Right Elevation 'B' Plan 6 - Tracy 34T Barrington at Harveston Temecula, CA OPTIONAL WINDOWS/DOORS IATICAL UNLESS NOTED OTNER5ISE 1A ■ WILLIAM HEZMALHALCH ARCHITECTS INC, 769D PEW AVENUE 9JREA03 SANWAMCA 97f06W43 019 150 0607 wn.x4xl9494 0361 h1 9N 250 1529 to1e- TRACY84T mE&ore01.0111 MEWLS ITALIAN ELEVATION - - "C" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' EAVE OVERHANG: 18' GARAGE RECESS: 6' 0 4 8 12 Cm M1ss1M ,c1w WOe , &Oa,l DASHED WINDOW STANDARD AT ENHANCER E EYATION COLOR SCHEME 4B 1. ROOF: CONCRETE "5' TILE 2. FASCIA: 2X6 FASCIA TYPICAL WITH SHAPED FOAM CORBELS 3. WALL: STUCCO 4. TRIM: STUCCO OVER SHAPED FOAM TRIM PER ARCHITECTURAL STYLE — 5. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 6. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS 7. ENTRY DOOR: ACCENT COLOR 8. GARAGE DOOR: METAL SECTIONAL ROLL -UP GARAGE DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHTS RIO -MOI'D AMERICAN HOME 5 No* 3 stwn =Asst CmoeYkn AMer H oYO MMMM GOALS »ln urie[uNS ssW I, k. mnw KI.vr M tem. Front Elevation 'C' O ants MAW NIMMAIYACti NICKIMS. MC Rear Elevation C' Plan 6 - Tracy 34T Barrington at Harveston Temecula, CA OPTIONAL COVERED PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. 205010 MI.AVENUE SIA1F290 SA WAMCA 917041045 949 250 0407 ww. tertNI iana LO 919 250 1519 WINDOW STANDARD AT ENHANCED ELEVATION Kau SON rbn Pan on MN Cww4w Pane car moats.* erartann's MAN *not min% Win C VII :UL GIAIICNT(CTS WC R1CHVIOND A M E N I C API N O M E$ Left Elevation 'C' Right Elevation 'C' Plan 6 - Tracy 34T Barrington at Harveston Temecula, CI OPTIONAL VINOOWS /DOORS TVFlCAL UNLESS NOTED OTHERWISE V \4 WILLIAM HEZMALHALCH ARCHITECTS INC. MORERiLAMU SIIIIE200 SATRAARACA 09536O 9W 250 0001 Iow hi dicbcan fax 949 290 1529 PLAN 6 -TRACY 34T EXTERIOR COLOR & MATERIALS COLONIAL ELEVATION - r PLAN WIDTH: 45' ROOF PITCH: 6:12 RAKE OVERHANG: 12 EAVE OVERHANG: 12" GARAGE RECESS: 6" COLOR SCHEME 51 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA, 2 x 6 BARGE BOARD 3. GA81.6: HORIZONTAL SIDING WITH DECORATIVE NON - OPERABLE VENT 4, WALL: STUCCO/ SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & BUILT -UP WOOD COLUMNS WITH TRIM & WOOD RAILING AT PORCH 8. ENTRY DOOR: ACCENT COLOR 9, GARAGE DOOR: METAL SECTIONAL ROLL -UP GARAGE DOOR PER ARCHITECTURAL STYLE WITH GLASS & COACH LIGHTS 10. BRICK: BRICK VENEER 0 4 8 12 Oaa1 aa.Aemaw.n.aMAoar,A WINDOW STANOARO IT EEBAACEO ELEYATIOA SI0116 STAOOHO AT EOBA 'LE ELEVATIONS — RICI -MOLD A M F A I C A N HOMES • n ;.. cuccrzr. ., �4rMi.P1 .S1 T l IwNW rt41: .e'Ir. »r41w6wr ar6w � 6r4 riw111 ail* . ' I4TU�:A - w tl ta p 7rrAtl r1 •• �� e saliel N V 4i::4 IIM al mx rb. 1.1aM 4iiIw4A4. L i cMLq�qM� L . . s 3lAaMlr L +.�/ . tR ifMt►: � �� waA1Ll1aw6T11�b ' „ 's. � I4K Jb . I• JIIY t.- ' S �1 MI/ reef � 4vn5J4 @tY - : •. , .eJ - .. � .. �lG •= Ve4safaR'.0 _mod rl WJR7 4 I. 7 - file • O 4 Hx.. O'Ides Wan 'Met re Mkt CeMigieA NW l io eater mYefel tows o4 vanusc:res SanAes ly part acxwee robes 4 •401141( U HONMHAICO AHCMITCFS, Y/' CC "'n 11 11 a'TIS . U. 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K Elevation 'B' RICHMOND A M E R I C A N HOMER Elevation 'A' Plan 7 - Rincon S191 (Previously Approved) Barrington at garveston Temecula, CA 1 h Elevation 'I' WILLIAM HEZMALHALCH ARCHITECTS INC. 2650REO}ILLAVEMIE SUIIE296 SANTAMAG E705.5543 949 250 04107 wn949949104ffimm fa 949 250 1529 2111.1145 A7.2 m4yM.���IN1 0IRusI21, 2011 ITALIAN ELEVATION "B" - SCHEME 5B ROOF CONCRETE S' TEE WWOOW: FASCIA' 216 FASCIA TYPICAL ACCENTS. GABLE: FOARAC:ENT ENTRY DOOR: WALL STUCCO GARAGE DOOR 1OM STUCCO OVER FOAM TRM P R ARCHITECTURAL STYLE WE WHIN Nkn RNIAA MARY OTTAWA NAN AIR Mair nom ENRa A.RNANTRAIA TRAM ANNA Nana NINA 0 4 0 I2 RICHMOND OM MIAMI NIOWARRA AAn11WTAWL - A R I F RICAN H O M E R VINYL WINDOW MANES VAIN MULLIONS ARO EXTERIOR TAWS OKORATNE PREEMR OATEO SMrtTERS ACCENT COLOR STUCCO OVER FOAM TRUIPERMCMITECT4lAL STYLE 1MTN COACH LONT.OPTIORAL CLASS Plan 7 Rincon Barrington at Harveston Temecula, CA CRAFTSMAN "A" - SCHEME 4A MSCIA: OASLE WALL: Tat W'000 MTH W0000M¢ONTER AND NNEE DRAM VERTICAL SONO STUCCO/ HORHONTAL LAP SIDING YAM CORNER BOARDS STUCCO OVER SHARER FOAM TIN PER ARCHITECTURAL STYLE CAPE COB ELEVATION "I" - SCHEME 41 ROOF CONCRETE FLAT TILE ROOF FASCIA: MY1000 FASCIA TYPICAL CAERE VERRCALLAPSIOING WALL STUCCO /SHINGLE SIDING WITH CORNER SCRAPS IPM SI11000 OVER FOAM TRW PER ARCHITECTURAL STYLE WINDOW. ACCENTS: ENTRY OOCW GARAGE DOOR MOON. TOM WR100WF1FAVESMITMRIAUONS A EXTERIOR GW 1$ ACCENTS OECORAINE SHUTTERS S STUCCO WRH RASF Oi\IIFACTIPEO S FRTAY (Mk ACCENT COLOR GARAGE DOOR: OECORARVE METAL SECRONAL MALAN 000R M:H GUESS 6 COACT A IEMTS WRY! 411400W FRAMES WITH ARRLIGYSa (COMMOROS OECORATIVE SHUTTERS t 0UR1-1V WY,OOCOLUMNS WITH THIN ACCENT COLOR STUCCO OVER FOAM TRIO PER ARORTECTURN. STYLE GLASS LCGACIA WILLIAM HEZMALHALCH ARCHITECTS INC. 2250 REGHLLAVEMIE SUITE 200 S A7TAPXA CA 92706.5547 RIO 25J ETA7 NNA:WWe74M*tha- Ta! SL9 750 754 2011195 A7.3 1140424,2011 MNT- 119110019 WIRI0SCO1011 MATEIDAIt 110011911: AltunM ROOM: 1111U01.11911001 CRAFTSMAN ELEVATION - "A" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 12' EAVE OVERHANG: 18" GARAGE RECESS: 15" 0 4 8 12 Om NAVA rt.w,wn, .no"cn 5c ii9T9bf b •'b' mull _ 50Ad 1* Malts W.I. N. TY *0461 Harm tool OW 11119)1 � Cc¢nbp lb ibtigarootialon TOD SIT kW Tay hop F1K oeakoor fam SW 7510 55n51YNstra &n010oa1 Inlet OInd15 619119910 Tm ton Ow 0 19955 �.e SIu nnllru Vows /OINIKOS0A ppstrol Ca*65ilt SW 0001 &WM Wilms 1,)5G,1 OSM Nom Ox. dif�g51A11151119�tLIY1110 bT051f UtlCL ICQ 115x»5 Tidn7ul sy ROM Omw. Oie COLOR SCHEME SA 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 WOOD FASCIA, 2 x 6 BARGE BOARD, W0O0 OUTLOOKER & KNEE BRACE 3. GABLE: VERTICAL SIDING 4. WALL STUCCO / HORIZONTAL LAP SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS 8 EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS B. ENTRY 000R: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL-UP DOOR WITH GLASS & COACH LIGHT 10. STONE: MANUFACTURED STONE VENEER ws �,wro t,..•Lnl Corn,. •a• Ica r • Front Elevation 'A' Temecula, CA Rear Elevation 'A' Plan 7 - Rincon S191 (Previously Approved) ow Barrington at llarveston A M E R I G A M MOM 6 9 I 1 112! W1 IS.V.G OPT10BALCOTERER PATIO WILLIAM HEZMALHALCH ARCHITECTS INC. 2050 REONLLAYE 0JE MUOE 200 SAMAMLICA 02706811 949 210 COOT wlw.MUOddeGeao ha 949 250 1529 0 4 8 12 Ono mum mooNama Momcn ac UPIIOS4LSN■I HAS a iN teem , teen t. Do V.. an ANA Ono:. 44. m. w rt .v ..,,e.un 1 1.,-a. 4i.1 r <1 RICI-MOM AMERICAN NOME E Left Elevation A' Z. 1 ;I Right Elevation 'A' Plan 7 - Rincon S191 (Previously Approved) Barrington at Harveston Temecula, CA WILLIAM HEZMALHALCH ARCHITECTS INC. 1850REUKLLAVENUE SUEEM SMITAMACA 91715550 949 758 0807 wercrwtlilaM tom fax 949 2O 1529 2011115 A7.5 I 14,2011 PLAY 7- IWICOM EKTERIOR COLOR 8 MATERIALS S0TWAIS ROORMC: ALTERNATE ROOFING: 1 1 auto S50F 9Y' MEP f RS A OvNMSNUis SNCCO Finn 71161 MOO al prow ow Ewes ierw sa:olem m„ Ca OR r2 Growr Gao4e Out. S T (O(O Does KCVO coon riwrerM). P arcO.re SAJIM ITALIAN ELEVATION "B" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 8• EAVE OVERHANG: 12' GARAGE RECESS: 15' COLOR SCHEME 6B 1. ROOF: CONCRETE "S TILE 2. FASCIA: 2X6 FASCIA TYPICAL WITH SHAPED FOAM CORBELS 3 WALL: STUCCO 4. TRIM: STUCCO OVER SHAPED FOAM TRIM PER ARCHITECTURAL STYLE 5. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 6. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS 7. ENTRY DOOR: ACCENT COLOR 8. GARAGE DOOR: METAL SECTIONAL ROLL -UP DOOR WITH COACH LIGHT & OPTIONAL GLASS 0 4 8 12 0m wMM wwuwa women. re SCRIMEIWAT 1t 11p1 *Wu Ma 9493 Sr SW 11123 Blp[Y 549120 528110 Sob Bow 5221116 Rvemit Bum Um CAW* IRA Oman C00 men S•lle to to 00 m NM MOON 1rYn1R11R et k' o Co-emfer aanaar tern . nr-r/r:,..rrrtvo "' men "esruk Was. Front Elevation 'B' N� ?"' A 16 At" gp11R1PiR l3 .� _ll ►��6�q �`h4Y�yY�1�i � li'a•i 1111(■I♦111 IMAM ■■�r - mrr ■ I •I■■ ■■ 0;111 NUOMWIUM.P.lCH ARCIOTECTS, WC Rear Elevation I Plan 7 - Rincon S191 (Previously Approved) ttt�t. �vto►� Barrington at Harveston A n[R ICAN IIOM[t Temecula, CA T OPEIONALTAYEREO PATIO 5 WILLIAM HEZMALHALCH ARCHITECTS INC. 2850.40111.1. AMIE 9WME SUM ANA CA 41706•5511 949 250 0607 vmstwItaxlitoucen fox 949 250 1529 o e e 12 b>a t■w ++m4wuO4 co.tc 0rTI00AESaufEKS •1 l • l i t � p $R ., 214 . , r P I 1 t `tl'tOf .! r I I t 1' - - rl9 ,19,• • • • - Om O �',d( -1.11 ` R, 19[2 'S'"��' 1 i 4f' .Ahf�N1 A ' N. A�1LI.OR. qRR[' t� I l ��Y stt t sm. //R1tl 1 IAA :1 A�dA*1 :j s.t:t : tlt / .lcei 9;�' /�i �reiE:l tlroJ�R�itQ�fy; t,.Et '3'{ • f! ,( 1'11. y. C 20t+ HUM t4NJlhl'tat Alct!nil I x, v.. ttn Oates Won Wren ..rma Mtn q roe+eua cGalaatl usyu w tauan nron RIC OND A M [SIC A N I I O N E S Left Elevation 'B' Right Elevation 'B' Plan 7 - Rincon S191 (Previously Approved) Barrington at Harveston Temecula, CA WILLIAM HEZMALHALCH ARCHITECTS INC. 20.DNEDXLLAVBI1F SNEM SMTANU CA 92705.5510 401 250 O507 trrAAitrtllletbeom fax 949 250 5529 41AM7 - I9IICON 111/11101 OMMOR & MAIFdAO CAPE COO ELEVATION -"I" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 18' EAVE OVERHANG: 8' GARAGE RECESS: 1S' COLOR SCHEME 31 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 W000 FASCIA TYPICAL, 2 x 6 BARGE BOARD 3. GABLE: VERTICAL SIDING 4. WALL: STUCCO/ SHINGLE SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & BUILT -UP W000 COLUMNS WITH TRIM 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL-UP DOOR WITH GLASS & COACH LIGHTS ®ae +ISMS talWMWOI momcm It • r o� mss' J --- d in , f - ,.Jl.fl ,.L11�1rJ\ .A: YA.Q odors tvsw an A Ni 1r n:Md a NM b b, mural bands rd mlNlraae's 's gtroks r kr as save: caws. ront Elevation Rear Elevation 'I' Plan 7 - Rincon S191 (Previously Approved) B C AN HON56 OND Barrington at ( H CI + arveston ANfi11 Temecula, 0 t MAK 7UM MLCKMCMI &IS. 1a: Oita al of ,.dsllNrrMlWri1 c . s.•11•rlu a ■ III IMP IN- MOM= l rp MM I>AU ",-1 11111151/10 4 MMMIr .1. •ZitmltflYYl.� �La1.1YM" 'C:Ii`t i1JK.IL bile r 0 0 0 0PIKIA COPCACO PATIO WILLIAM H EZMALHALCH ARCHITECTS INC. 2650REa111.1.10110E SURE 200 SMRAMA CA /170•5693 919 251 9907 444..Wit10xldoo. 611 949 250 1520 2011115 A7.8 INRust 24, MI I'r1 MOM Mar lam NM Al1MOME 1007QQt 5111000/1N7 MO) 110 01011wed Aws ima 'ma l'AXI Camp Own SW 6140 SW& Wilms Steads., Own WON* 51Yi SRAM SEa9 in" M�pO iM PlION O10Rl1*.0 Coma Ludo SW7739 lbtb/S.eh Snm,lexvam 41AM7 - I9IICON 111/11101 OMMOR & MAIFdAO CAPE COO ELEVATION -"I" PLAN WIDTH: 45' ROOF PITCH: 4:12 RAKE OVERHANG: 18' EAVE OVERHANG: 8' GARAGE RECESS: 1S' COLOR SCHEME 31 1. ROOF: CONCRETE FLAT TILE SHAKE ROOF 2. FASCIA: 2 x 6 W000 FASCIA TYPICAL, 2 x 6 BARGE BOARD 3. GABLE: VERTICAL SIDING 4. WALL: STUCCO/ SHINGLE SIDING WITH CORNER BOARDS 5. TRIM: STUCCO OVER FOAM TRIM PER ARCHITECTURAL STYLE 6. WINDOW: VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7. ACCENTS: DECORATIVE PREFABRICATED SHUTTERS & BUILT -UP W000 COLUMNS WITH TRIM 8. ENTRY DOOR: ACCENT COLOR 9. GARAGE DOOR: METAL SECTIONAL ROLL-UP DOOR WITH GLASS & COACH LIGHTS ®ae +ISMS talWMWOI momcm It • r o� mss' J --- d in , f - ,.Jl.fl ,.L11�1rJ\ .A: YA.Q odors tvsw an A Ni 1r n:Md a NM b b, mural bands rd mlNlraae's 's gtroks r kr as save: caws. ront Elevation Rear Elevation 'I' Plan 7 - Rincon S191 (Previously Approved) B C AN HON56 OND Barrington at ( H CI + arveston ANfi11 Temecula, 0 t MAK 7UM MLCKMCMI &IS. 1a: Oita al of ,.dsllNrrMlWri1 c . s.•11•rlu a ■ III IMP IN- MOM= l rp MM I>AU ",-1 11111151/10 4 MMMIr .1. •ZitmltflYYl.� �La1.1YM" 'C:Ii`t i1JK.IL bile r 0 0 0 0PIKIA COPCACO PATIO WILLIAM H EZMALHALCH ARCHITECTS INC. 2650REa111.1.10110E SURE 200 SMRAMA CA /170•5693 919 251 9907 444..Wit10xldoo. 611 949 250 1520 2011115 A7.8 INRust 24, MI 0 4 0 12 0». rnwr trovavani wmlecnlc OYPIOhAL SN IIITCAS i IM . _mi *" yAf IM1 mill M1 . .�mi ae .1L1� I11ow11Y 1LI rumlEC. appgalNlirawupont nlmill J' :..y.= rsi arso7 mose 100• - �fssr�lp lwri as11111 r1.4∎10wliilr �a+.41 ,1100,+ 1111111 b. 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T- �. w a! awirt4ir --,au'. monis'i '^ MILlirl Mr.JMIliIC 1rIrM'frt . -,.,, .. .. - ea ayo.2 : - - 4"V .r It A ow vs_4 ■ a1 ∎ rm. 4011 1110112Y71110110•111 an s -- I. ^s.1./u. mM, 1 ? - Left Elevation Right Elevation 'I' Plan 7 - Rincon S191 (Previously Approved) ow Barrington at Harveston AMERICAN NON 1 S Temecula, CA 01011 *WUOM IE71011.10LCM A/200ECIS, 0iG WILLIAM H EZMALHALCH ARCHITECTS INC. 2150 REIM LL AVENUE SU11E 250 SUWMAA'N CA 92705.5543 949 250 0507 woo.*OaI Nkdsoom eu 919 250 1529 Barrington at Harveston TEMECULA, CA Richmond American Homes Package Includes the Following Plans: Plan 1 2034 S.F. Plan 2 2206 S.F. Plan 3 2513 S.F. Plan 4 2744 S.F. 1 \ WILLIAM HEZMALHALCH ARCHITECTS INC. 2E5OREptL AVENUE SJITE207 S NTAN ACA 827866543 9t3 250 OW? mo.n1wchilsaa ovn fn 90 250 1528 Planning Department Re- Submittal April 19, 2010 Delta 3 PC Meeting Comments * ** Planning Department Re- Submittal March 4, 2010 Delta 2 City Comments Delta 1 Revisions February 4, 2010 January 29, 2010 • 2009214 APPROV SUBJECT TO BUILDING DLANNING DEPT. A CITY OF TEMECUL PROJECT MEETS ZONING STANDARDS PERMITS ARE DATE SIGNATURE Irmo tONY[. }.I t&Yf� - IOEYIB•YAMWI 'Mar /e. CmT It $0111111.1 44 Pu IR. IR. nMal 'fnh P1la1 MN W POORER Ars.S DeanaSYN1M Allii•M MOWN lilikliTicii r& •E TEr7mr /ANTI Wleif Te1w1W - Nam/ CmoMPSNNA - - - -- R SN CRDSANea rn Mews OV.InT /a MO URNS : Isa.Vo0 NM IMNn Mewls SW TR i ua0 i ' "gai . :^L,_ �N TOD "'3L' 111ey0 SW f123 Paw. l•.w- MI T•- rr. TDD INCW 11.1.1011) Ysv1 PtlRB1aN SW TOY Tolima OW TAI • 1.041Wtl Ilia tateO..I W Lena Tao GU A. Dom 1 fiY SW MS Yea IWO. LBBMYWIt -.. ___. _ _ _ _ _- _-- CNaR o: Cum Ism M AW e n0 smeary DODO Shoes WLM Mu SW Na WONIrW\Y ...... TRIM COMPI AN* Ibis woM V SW 61 ED TIl• Du AYMNe) 351 ". ' -- -- - __ WM 10 SAYiM Yana - Ti4l Fowl UM Imam BMW MMON. SM.e Winn SYMI4 RW:maeme..o OYM1 Wins -- MEM CCM FAMI MJ C O. bat 1 - -• _._..._ _ _ _.. _.- __.... SW TM EI..ilNbna SO OYa ne LYDY L OSOAI OPT l 1 i6- SWlgll ov1PlRta. AIMWWN - - -- - - -- - -- - YIA fI YBilY ��tp , M RR _ .____.._- — - - - _ _ __ — _ _. Nola: Building colors shown are Mist Coocepllon, Refer So color malerol boards and manulacbre's samples Ior more accuale doss. eF: JJGGQ yh f � - 17■'■�yi ���ef . PI�'iRRN - M .. � � III t .. MAH U11 PJA=1 " . ��'Ia�Pi�Vl - JIIgI .I ar ■, I. Py J<; 1M1I�IB a •� � �� � `I�i ell 1� ,:. -I —,L- —: �_ — �� I ixf 11 I 0116/91 1 919 "Min= ■ . RIn 111C', 1 Mme' �{i11 I . I,,momlv 1 1 1 T .- ••j 9�911�I�1�■�I • CAPE COD ELEVATION - I' HOOF CON CREI! FIAT IU 11009 PLAN, MEMO COLOR B IIATENALS .1 COLOR SCHEME # 31 FASCIA W000 FASOATYPNCAL (TABLE VERTICAL LAP SONO MD DECORATIVE VENT WALL SNCCO0NINGLE sew TRIM STUCCO OVER FOAM WPM WINDON. VINYL WINDOW FRAMES WITH MULLIONS B EAIERSOR GIRDS ALVIN'S DECORATIVEPeEFABWCATED SMUT MRS ACCENT COLOR Ei1RY DOOR ACf SI1 COLOR COLUMNS WOOD COLUMNS WON Yp1-UP TAY GARAGE DOOR DECORATIVE METAL SECTIONAL ROLL UP 000R PER ARCHITECTURAL STYLE WITH GLASSE COACH MOMS FASCIA W ARBLE 114411 MOOR ACCENTS ENTRY ODOR COLUMNS STONE WAITE DOOR CRAFTSMAN ELEVATION -'A' COLOR SCHEME # 5A 15007 CON[AE TEFLATTlO YMIIER0DF WOW WI TH W000 01/1LOOKER MD NEE BRACE VERTICAL SONG STUCCO E HORIZONTAL LAP S ORG W M CORNEA BOARDS STUCCO OVER SHARED FOAM TRW VIM. ROGOW FRAMES WYIR MAMAS MINOR GRIDS DECORATWE PREFABRICATED STUTTERS AC.CEIT COLOR ACCENT COLON *MCC° IEVNFACTUNE STOW VENEER ELDORADO STONE DECORATIVE NEU( SELIIpV1 NOIARP DOOR PER MOH RECTUM. SIRE WI111 (It ASS B COACH VENTS • • I - 4 i �ea��4�i 1 17J 111.c1 1 • i se 1 I �!T lil.l1. ial s. ITALIAN ELEVATION -'B' COLOR SCHEME # 6B HOOF CONCRETE 1 PASCAL DNPASWIYPICAL MAL s1UCCO IflN STUCCO OVEN OWED FOAM MR WWOOW VNTLIMNIII FRAMES WITH MULLIONS! E /MUM GRIDS ACCENTS 0 ONIAUVE PRE0ALVUCAIED LAM M AaLIT Cam WET COCA scant COIOH COWMNS STUCCO WAGE DOOR DECORATIVE METAL SECTIONAL ROIL UP 0008 PER MO0LECIUUI STYLE WITH HEADER TRW AE, ENHANCED KEYSTONE 010101WLLWALHm.WIHALOI WW1 0$, INC 00 o o . H 1 AI h w C Le .x.1.1 S alt 51030 R OTOa 111401TPSyes 0204 TOW ON I...e. M 1110 PG LA7 Canna, BARRINGTON AT HARVESTON 5- ' I_R ' r.. • • •7 Pan Nun p -. A A -'VE' 1 �1 1114 �y {1IV� ' s ,..- ..-_ n .4 .l Ca- Shim 40 p 0 � . _ . I . 1 4/ Plan NMI': S191 P LAN 1 SNcd THIS: ELEVATIONS 51 ,i N.A+a'. CRAFTSMAN ELEVATION -'A' COLOR SCHEME # 5A 1 ROOF CONCRETE FIAT TLE SHAKE ROOF 2 FAS CIA: W000 WITH WOOD OUILOOKERANO KNEE BRACE 3 GABLE VERTICAL SOWG 4 WALL: STUCCO & HORIZONTAL LAP SWING WITH CORNER BOARDS 6 TRIM: STUCCO OVER SHAPED EONS TRIM 0 WINDOW' VINYL WINDOW FRAMESWNR MULLIONS EaTERORGRIDS 7 ACCENTS' DECORATIVE PREFABRICATED SHUTTERS •ACCENT COLOR '8 ENTRY ODOR: ACCENT COLOR 9 COLUMNS STUCCO 10 STONE. MANUFACTURED STONE VENEER •ELDORA00 STONE 11 GARAGE DOOR DECORATIVE METAL SECTIONALROLL4IP DOOR PER ARCHITECTURAL STYLE WITH MASS a COACH LIGHTS Note: Building colors shown are Artist Conception Refer to color malerIM hoards and manufacture's samples to more eccutale colors MS W TAMEGIOUf 0IL17NNAIIL 101111171111r04 011111191 RIGHT 10 LEFT • m'rrrm•c. t• .d Rear = rs "(F+ I —A (^ ...Ni►�w• ..t .o t, r - • FRONT SCALE: 1/4" 1' -0' Rations awruogwxw ®sry.urilyr:0=0's BARRINGTON AT HARVESTON Plan Nrtha S191 FLT Nrnc PLAN 1 Shoal TISc ELEVATION A CRAFTSMAN III ILE Tilt L I ITALIAN ELEVAI ION - "B" COLOR SCHEME # 6B 1 ROOF: CONCRETE '6 TILL 2 FASCIA 2X8 FASCIA TYPICAL 4 WALL' STUCCO S TRIM: STUCCO OVER SHAPED FOAM TM I WINDOW VNYLWINOOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7 ACCENTS: DECORATIVE PREFABRICATED SHUTTERS •ACCENT CCLOR S ENTRY000R: ACCENT COLOR 9 COLUMNS' STUCCO 11 GARAGE DOOR DECORATIVE METAL SECTIONALROLL•UP 000R PER ARCHITECTURAL STYLE WITH HEADER TRIM d ENHANCED KEYSTONE & COACH LIGHTS Note: Buldmg colors shown are Artist Conception Rorer to color material boards and manufacture's samples for more accurate colors 14 p a{Ai1W ► rU i * y,l a -let ?'; �!SlIkWIApJ11(nA 7M'+IA R IAlilrttliDAN�� iri �r III IE/Yi /I111Y1111 al ParaIrAlyA A W tPl i fil uj44 l.Pi41.f I: xaM 1p101 ∎Irst l / . I sOnlin1 I'tiA !IF'i (1*A 1 :z ? lr1 I ki I:I "t to{ reJ t: IlGitkAil!i Itr +tvLtb, 41411 it ►WNi 1pcjjpf 1 / 1,4 1 I It i } ql+ � ►1tLJ t�If�ic:! 1r� R 1 1 �yW l 11 /i;stak f A f JJ/4611 •, Vii= . . - s C'i , t4rrt t i. t4'ul.l ra! HL.I.t 1 1 I .RIL �.I 61IIalr cla tilt f/` ��tQrtll4 l`. ILls.t: .1,ttsl.b . tdli.:,-., NMI'& IXSUIFTIDGS INE lNLYAilt iN S1t7JI AL1f I1R HUSI1 K10F REAF 001111 WLNN IRDAWYLLO,AROIROC1 I4C RIGHT FRONT $FAI,F; /4" 4 w•CrIll W INC Oats wars 1t,v.ea A 41 *I Urq.y. QI 6!11 NA prA,..m A-1111Il1Y Seta( ,,, BARRINGTON AT HARVESTON flan Nan*: S191 PIII Ham. PLAN 1 sheet Thin: ELEVATION B ITALIAN CAPE COD ELEVATION -T COLOR SCHEME # 0 ROOF FASCIA GABLE WAl TRY WKOOTI ACCENTS ENTRY U6ViS COLUAY:S GARAGE DOOR CONCRETE FLAI TILE ROOF WOOD FASCIATVPICAL VERTICAL VP MONO AND DECORATIVE VENT STIICCOIS3*GLE SONG STUCCO OVER FUAMTRJA VINYL WINDOW FRALES WIN IllIWONS 6 EXTERIOR GRIDS DECORATIVE PREFAM/CATE° BANTERS ACCENT COI OR ACCENT COLOR WOOD COMM WITH WWI GP 1RN UECORAINE META SECTIONAL ROW UPOOOR PER ARCHITECTURAL STYLE WITH 0IA446CDAa1ANTi FIRE 1.115___ 0 0 Note. Building colas shown are Mist Conception. Ruler la color males boards and manufacture's samples for more accurate colors . Le i.a. ca. j g l ud ... � Y U.TYr o a � � . C M L Y I .r.(I�1ts}f�y9, CT. ,t M 10l Ali I.1M Orlin la uit �.RS14721 �� .w• t�Pf I t E! II �1�.lA 1RL�1B 1_ .1���lS�, I ` I'_ Wf.1 � �rr arifrf.liwiss.Il itauggmufa ohm Mf Yit4L 11 sex owl Imo Fil w l eofr' / � umagMIL:IMfwponugTLalopianwei Ne mor.Twereufrar. MClatwam A.. Tower eraal..`. If � ran• ] IINNl PPIImmorlees ,r rwr.salaNILpR:IMaLl,irialaiai i+iloanoilml MIIWV..IW.lndvuaLU1sI RNT.:tulrs mtaambi M0 O m ail 11.a w . GLaLN Yay. Fa . m _ M y1 +a1L it. -- :440 .f TEK.dL. LIMN , ypkompf -11 To... pn �I. pen , LlilS lM 1 i 91MLI Waltlity P '{ :1 ‘i.wW IVUTA al NNl:t 11!■ dffl NI - w;b .L..r..a�- S i. ...._ .�G. s 'fi _ .- .f =:cav ,.�'`... ... N . ' _. -.._ O REAR _. �tE^1G11�L IhSfW 0111000UBIS AALINUCRO.f IS STRUT !BREW [WM 'C.�Ci1Gt / - T l �I.d.pM�el��+aa�11 ®l. I 1 I 02010 W,LLTAIA0QATAHAWQ1 AR4RRCTS, PIC. u la .1R RIGHT —1.--4 A!41 .A9 _ i � .. � R' Wwl //4415 IN wits! Wm tiff!! ft:4P *! y i 1 MI - ,_... ii _..: rraChi 11110EWNI11IMM % .,.ai.. GA _ _-_ RiskAPIAM* •-', -,4 11111 tat 111 ', r 441U„MIIMNd.iprA 2.1 l low... ._ Tr rita . ' lI, Ta W'fi Lit mot.. '� ...- '1 ....�ZF 2.: N11'f.liii"a1T ^l:' LJ 1_l W _.A _- — A' �IIiW090l.a.dlbl� � �.. � �� A _ c � - « Lp�l.lil. a.iN�..l7.aR INS , 1 111 ,: it I�Il�L�dllt��i !I L +Alt�itf�'li) let WNW 1 11111 IuaIIIftl 0 • ; low 11■ CR(LILTt ■1 LEFT FRONT SCALE: 1/4" - 1' -0" 0 -4111fflt la .s e! M1 All lNAAA � i,lr ' F. r�e►rl awN� / ( p � f n' 1 < � , 1 iB11'1irW ldt�1�{F1� 7�I1 I t , I 1 he .•..I_.. emism Re 69mo mmaimmptim_ O� rte. `F T6.Of.. i.R AAIY s - r_s- -I "s Ille� Al I ie• 9Sy (iel���_. W_ d1IitnYa ©� I =1I =JL 9 C• . New aara,G O P..•h e B W •34643e OIT Romans O ® 0610.101ICN6 M:mask BARRINGTON AT HARVESTON Plan I3AA. S191 MFR NU rL PLAN 1 Slum Tabu ELEVATION I CAPE COO Nolo: Building colors shown are Artist Concepllon. Refer 10 Dolor rnaletl0l boards and manulaclure's samples for more accurate colors. q III-. 77 1 4 RI11a4L� wino* limlisumnittNi, d�f4 pet ■I �+ II,YI „b'fIJ1 -iM ).. •• '••:_ w '' •i : - Lam , " a� � , r,••'' i :Gyi1LN11: � � I � 1 e� - _ 4 1* z . IMMI Win ©c JE 3 O=== = PO441l EATOSOR COLOR AWING/LS CAPE COD ELEVATION -"I" COLOR SCHEME # 11 ROOF CONCRETE FLAT TILE FASCIA WOOD FASCIA TYPICAL 11209 WOOD SAGE BOARD GABLE' VERTICAI. SIDING WITH NON•OPERABLE VENT DETAIL WALL. STUCCO a SHINGLE SIDING TRW' STUCCO OVER FOAM TRIM WINDOW VINYL WINDOW FRAMES WLTN MULLIONS O EXTERIOR GRIDS ACCENTS DECOMTNE PREFABRICATED SHUTTERS - ACCENT COLOR ENTRY 00011• ACCENT COLOR COLUMNS W000 COLUMNS WITH SOLT UP TRIM 9 W000 RAL)NG AT PORCH GARAGE DOOR' OECORATNE METAL SECTIONAL 90114)000011 PER ARCHITECTURAL STYLE, GLASS WINDOWS & COACH LICKS tIONfir F A • • 6 FASCIA CABLE H01LL TRA ACCENTS FN1RY000R COUWN6 STONE 1R0t AC E ENTRY 00C11 COLUMNS GARAGE DOOR ITALIAN ELEVATION - "B" ROOF 601461407E `6' TILE 01B E 41000 R AMA O.OAAGGEM W000 BARGE NANO COLOR SCHEME # 58 610660 OVER SHAKO FOAM 101* YNYL WAGON FRAMES VIM MULUDN60 EXTER OI4 WEDS � 110DSROTT1R0 ACCENT 60100 STUCCO OECCMAIN1 METAL EECTONALROLL- 40 DOOR PERARCNTECTURAI STYLE WIIHIEADER TRW ASO ENIANCE0 KEYSTONE A COACNUONTS CRAFTSMAN ELEVATION - "A" COLOR SCHEME # 6A ROOF CONCRETE FIAT THE SNAKE ROOF WOODW)M WOOD W TLOOKERANO KNEE GRACE VERTICAL SANG STUCCO 9 NON204101 LAP SONG WE CORNER BOARDS STUCCO OVER SNEPE0 FO■I TREE YNYL.NDOW MANES YAM WAWN15 S EXIERCR ORIDS DECORATIVE PREFABRICATEDSOIO1BIS ACCENT COWS ACCENT COLOR STUCCO OVER TAPEIED COLUMN WITH WOOD MIL116ATPORCH WN)FACMNO STONE VENEER ELOORA00 STONE GARAGE0000 DECORATIVE ME TM. SECT0NAI NU UP 0000 PER ARp1OEC YLEWITHWw0OWSI COACH *007 G ❑ ❑ ❑ ❑ ❑GO❑❑❑ ❑❑❑❑❑❑❑❑ 0100 ROWAN HCONAUWCH AA01Rri1S, INC 0.1E 60 00 -114. Plan `lerne PLAN 2 0 Vldl Wk944.4 HiA* wla. . :C 04 -T A 0224- AIOOybryw A EE IAN MU; Ommeil BARRINGTON AT HARVESTON S21 C ELEVATION S A WON i.•A'OMNI* Malt s•d Knnif 1 .rWO 0111 11001114: e Tin Ca. GrAWEWa 4 c , r, SAY re ou 1 • w ^ Cacw /SIMIAN ROOMk NS stz )d6n^4MBYM Name C9+'*ffiWTM Aa14 fulpef. NNE. C 1 SC of OmiPM Nam Om *SWTN DIY f �O6 : Th! yn - i LtEi• , •"T r:.rT�.rTI7. IRUCC06Aaa itO) `[ w.151..rw.mn SW MX 74aaM0 '^'I T'T[ i _ 1110 60061..11 *YID RN NIS Nen U. l0e e• sw M. U.AVn6nr TPA iI. MOI MryWb) 40 raw GN-g Me SRAM TM SW)ilt Ia.M S6.KMIN.wrs _. .. - - " "OITIadU) Ems Fad" ang. Dam ® S pOOa 56KNTIM NE lLba - - -- S SW ))H aca Owe -.wn WOn _� —� INN OUR &OWN ENi raw S o q .011 w S ►,.4 slaw Two YOmd kh .. ... - P11. OMN IWins 1CCONCOUA Nom.) clan Ow sNaa TRa Eon limo OE 6119 RM,WiN OMa.WArrm S 2100 RximocO SRNs CNN awl Mows NOM 1126 Cow Balm or atlqq DNMM Slobs -_ SIIk6t/TCi NouRON) 111 Uq IK SO^ MOM ILO= - 6MKN WAO.n - -- - IMMO0real W Nolo: Building colors shown are Artist Concepllon. Refer 10 Dolor rnaletl0l boards and manulaclure's samples for more accurate colors. q III-. 77 1 4 RI11a4L� wino* limlisumnittNi, d�f4 pet ■I �+ II,YI „b'fIJ1 -iM ).. •• '••:_ w '' •i : - Lam , " a� � , r,••'' i :Gyi1LN11: � � I � 1 e� - _ 4 1* z . IMMI Win ©c JE 3 O=== = PO441l EATOSOR COLOR AWING/LS CAPE COD ELEVATION -"I" COLOR SCHEME # 11 ROOF CONCRETE FLAT TILE FASCIA WOOD FASCIA TYPICAL 11209 WOOD SAGE BOARD GABLE' VERTICAI. SIDING WITH NON•OPERABLE VENT DETAIL WALL. STUCCO a SHINGLE SIDING TRW' STUCCO OVER FOAM TRIM WINDOW VINYL WINDOW FRAMES WLTN MULLIONS O EXTERIOR GRIDS ACCENTS DECOMTNE PREFABRICATED SHUTTERS - ACCENT COLOR ENTRY 00011• ACCENT COLOR COLUMNS W000 COLUMNS WITH SOLT UP TRIM 9 W000 RAL)NG AT PORCH GARAGE DOOR' OECORATNE METAL SECTIONAL 90114)000011 PER ARCHITECTURAL STYLE, GLASS WINDOWS & COACH LICKS tIONfir F A • • 6 FASCIA CABLE H01LL TRA ACCENTS FN1RY000R COUWN6 STONE 1R0t AC E ENTRY 00C11 COLUMNS GARAGE DOOR ITALIAN ELEVATION - "B" ROOF 601461407E `6' TILE 01B E 41000 R AMA O.OAAGGEM W000 BARGE NANO COLOR SCHEME # 58 610660 OVER SHAKO FOAM 101* YNYL WAGON FRAMES VIM MULUDN60 EXTER OI4 WEDS � 110DSROTT1R0 ACCENT 60100 STUCCO OECCMAIN1 METAL EECTONALROLL- 40 DOOR PERARCNTECTURAI STYLE WIIHIEADER TRW ASO ENIANCE0 KEYSTONE A COACNUONTS CRAFTSMAN ELEVATION - "A" COLOR SCHEME # 6A ROOF CONCRETE FIAT THE SNAKE ROOF WOODW)M WOOD W TLOOKERANO KNEE GRACE VERTICAL SANG STUCCO 9 NON204101 LAP SONG WE CORNER BOARDS STUCCO OVER SNEPE0 FO■I TREE YNYL.NDOW MANES YAM WAWN15 S EXIERCR ORIDS DECORATIVE PREFABRICATEDSOIO1BIS ACCENT COWS ACCENT COLOR STUCCO OVER TAPEIED COLUMN WITH WOOD MIL116ATPORCH WN)FACMNO STONE VENEER ELOORA00 STONE GARAGE0000 DECORATIVE ME TM. SECT0NAI NU UP 0000 PER ARp1OEC YLEWITHWw0OWSI COACH *007 G ❑ ❑ ❑ ❑ ❑GO❑❑❑ ❑❑❑❑❑❑❑❑ 0100 ROWAN HCONAUWCH AA01Rri1S, INC 0.1E 60 00 -114. Plan `lerne PLAN 2 0 Vldl Wk944.4 HiA* wla. . :C 04 -T A 0224- AIOOybryw A EE IAN MU; Ommeil BARRINGTON AT HARVESTON S21 C ELEVATION S A O � i 141§ .1 1M IN C.1 /M d aft iIM I O man& -4 W1P_g glig O ggiNi a lags 611 0011f E6a �l4T!al�B � � 14 MPLIM Wllwns i p u•IN .mw10M t!{ _a ' .4 11Ya 6�5 tNlYglitnMlua,1,...101 .i ••• t « • I•idN411w a YW V • M6" WriaUB 1 7.••r . l YIQ1`WIhV" ■■ be.'OA.YI V I1 Al«ca 3111- 0•lr 11 n 1 • • O I ■ i iUiFi ± I FUMY LI&E Nola: Bolding colors shown are Ansl Concephoo, Refer lo color malerial hoards and maoulaclure's samples la more accurale colors ir REAR l_J LEFT ITACLIDIT ozr,o MU., I.LM,U OIMQIn[CTn aK FOSTOTNIIKLLRAIS DISTANT au11EMT 11ENITI&1S CRAFTSMAN ELEVATION - 'A' COLOR SCHEME # 6A 1 0001• CONCRETE RAT TILE SHAKE ROOF 2 FASCIA W00° WITH W000 OUTL00KER AND KNEE BRACE 3 GAME VERTICAL SIDING A WALL' STUCCO& HORIZONTAL LAP SIDING WITH CORNER BOARDS 6 TRIM: STUCCOOVER SHAPED FOAM TRIM • YAHDOW VINYL WINDOW FPAMES 11TH MULLIONS& EXTERIOR GRIDS 7 ACCENTS DECORATNE PREFABRICATED SHUTTERS - ACCENT COLOR O ENTRY DOOR ACCENT COLOR O mums. STUCCO OVER TAPERED COLUMN WITH WOOD RAILWGAT PORCH 10 11 S GARAGE0000 DECOHATIVE META SE A SECTIONAL ROLL M PDOOR PER ARCHITECTURAL STYLE WITH GLASS &COACH LIGHTS SCALE: 1/4' = 1' -0" 11 II 11 11 11 11 11 RIGHT O w 0 � o® O Z A a V I L.; �1� RE n o•I \VwnM NLLw.wCn 0nc RllFM/MiMUaM. 07•49MMO•••• BARRINGTON ATI- ARVESTON Pan Maim S21C PLAN 2 ELEVATION A CRAFTSMAN flirt lltt Note: Binding colors shown are ArlIsl Concepllon. Refer to color material boards and manufacture's sarnges for more accvrale colors. H.. NOM REAR ITALIAN ELEVATION -'B" COLOR SCHEME # 5B 1 ROOF CONCRETE •S' TILE 2 FASCIA, W000 FASCIA TYPICAL 6 208 W000 BARGE SOARO 3 GABLE: DECORATIVE FOAM ACCENT 4 WALL: STUCCO 5 TRIM STUCCO OVER SHAPED FOAM TRIM 6 WINDOW VINYL WINDOW FRAMES WITH MULLIONS 6 EXTERIOR ORIOS 7 ACCENTS OECORATNE PREFABRICATE0 SHUTTERS. ACCENT COLOR 6 ENTRY 0004 ACCENT COLOR 9 COLUMNS STUCCO 11 GARAGE DOOR. DECORATIVE METAL SECTIONAL ROLLAIP DOOR PER ARCHITECTURAL STYLE WON HEADER TRIM ANO ENHANCED KEYSTONE 6 COACH LIGHTS LEFT IITRI r1lsAecldmts AIC AHIICIgE MO SI Auw5TUnulko 61616 WILLVOANILMAISALOINO,1171C114M DDDC3D 000Q0000 SCALE: 1/4' 16 T -0' RIGHT FRONT BARRINGTON AT HARVESTON we wxa S21C Non Name PLAN 2 Slum Tide ELEVATION B ITALIAN i M _ 7 11 R!, Ic T 9n� 11 8! ^. " 7I 9 " to 8 ' =^ r^ H IZ�10: !'? 7 { , Noto Belding colas shown aro Mal Conception. Haler to color material boards and menu lac!r ro's serapes for mare accurate colon REAR CAPE COD ELEVATION -1e COLOR SCHEME # 11 1 ROOF: CONCRETE FLAT TILE ROOF 2 FASCIA: W000 FASCIA TYPICAL SW W000 BARGE BOARD 3 GABLE: VERTICAL SONG WITH NON - OPERABLE VENT DETAIL 4 WALL STUCCO 6 TRIM: STUCCO OVER FOAM TRIM 6 WINDOW VINYL WINDOW FRAMER WITH MULLIONS 8 EXTERIOR GRIDS 7 ACCENTS: DECORATIVE PREFABRICATED SHUTTERS •ACCENT COLOR 6 ENTRY DOOR: ACCENT COLOR 9 COWWIS: WOOD COLUMNS MIN BUILT IP TRIM 80(000 RARING AT PORCH 11 GARAGE DOOR DECORATIVE METAL SECTIONAL ROLL•UP 0008 PER ARCHITECTURAL &ME, GLASS WINDOWS & COACH LIGHTS LEFT 171w 14ei14414554/444410IAAW16451, INC 00 0000 aLA1108LMODMI at LTHILGIF RUIN! c11111371111‘11314 FRONT SCALE: I/4 - r -o• RIGHT .ir 01 nrctme 1 r - ,.. ,b' ti 1 O :01 a C: .l a:': R3 II I 1 n:R u, •., .. D$w o:nvo A - 544411_ A aF,ulucly11■1e BARRINGTON AT HARVESTON Her Nine= 821C FWI Nat PLAN 2 Sheol 116. ELEVATION 1 CAPE COO Shea tanben A2.2.1 FLAN 1 EXTERIOR COLOR S MATIM U Nola: Building colors shown =Artist Conception. Rel r to motel materiel boards and manufactures sample la more accurate raters. • tC"y71r • 0.H. Lim. +?Jr u1E 111113.110/11. t rScutte:i uoc elteal fuse= .e.roluca E�i1ay MLD V . i�ilID W O �p� w ..A:M�WRiM O pt .,. fiLosaTlIIpMligli r' - COTTAGE ELEVATION -"G' COLOR SCHEME # 2G ROOM CONCRETE MAT 1XE SLATE ROOF WRH RAFTER TA.5 FASOA WOOD FASCIA OAKe NORQANIAL6' EXD09RE SOan INCH OPERABLE LOUVER BOARDBECIXantVE VENT WALL WHOM/ ACCENT& ENTRY 0000. OANE IMAGE AGE DODR STUCCO OVER FOAL TRY VIOL WOW FRAMES WITH MULLIONS l EXTERIOR OROS CECORATRL PREFABRICATED SHUTI IRS • ACCENT C0OR ACCENT COLOR NAT UP W000 COCHIN. WOOD COMMAS VM NAC0UED STORE VENEER ELDORADOSTOFL DECORATIVE METAL SECTIONAL ROLL IP 000R PER ARCHTECTURAL STYLE aria ma poi iw�itili rraaEYii' CRAFTSMAN ELEVATION - "A" COLOR SCHEME # 4A ROOF FASC0 RAW F RLL TAM MIAOW ACMES coWNLs SWORE GARAGE DOPE COASREIE FIAT ME 91010E ROOF WOCO01RWVW0 110CSER MAKE '0WhC11 MOO sttocOnn0 0CNW. LAPSIDAO MTh =WA OWII00 EIYCCOOVER OWED FOAM 10Y WAOONFRAMES NAA 0IWUIIR I EXIERICA OROS LO q �NIRG110YYITERS ACCENT COLOR STUCCO OVER TAPERED COLUMN MANUFACTURED STORE VENEER ELDORADO STORE DECORATIVE METAL SF.C110HM ROLL IIP000R PER ARCHITECTURAL STYLE W TH GLASS S C0AO0 L' 01015 ITA ELEVATION LIAN ELEVATION - E "B" COLOR SCHEME # 48 *000 C ONCRE '111 P0000 1X1 W001* FASCa IYP.GIL TRY WODOW ACCENTS ENTRY ON OWA GARAGE D00R STUCCO SNOW FOAM TRW VIOL *MOON MAWS W HY/LUPO L EXTERIOR OROS A TMCILOA�MRUCATFD SHUTTERS ACCENT COLOR STUCCO VMS STUCCO OVER SUPER FOAM TRW DECORATOE METAL �O TTCRAI. ORAL U *SPORE TERFRCHOEC116ut JIYLE S.; O20f0 WILLIAM ,aMAu N.CIL ARCRna - SA Va Dais u.r.LT R 91d914rOGh6aya QL 01a10IlC*Ralwv 04•I114 Flap Cawo0A BARRINGTON AT HARVESTON S24C Eta Noma: PLAN 3 Sheet Tule, ELEVATIONS SOAR 4. AOtatmYM SOUS/ T1' Cola ist 1/11Y1 �, ICAML.T a rIW �.!.�. —.. fIL�Y 4'0.0101 71 MtUNI ROHM Nr1.SaVLAsa 113-316 Va no)11 a . _ _ Nags sRw T; IrrYN Coy* a s -- - - Aeraa'�aflr 10S1I hvaV II. Mir Sous. 1 rap CoNOl11.1 aAn Cg asoel.0 Cows Rare Laa4jW Is - — ALTMAN KARON YEt �tr� 16YtIUa7mlf ham alM�i // YWI paa 0al_ Q0 - Y 0a. l 9e9r16 ! , I n� N e lisalga Oar 110 MRCS (RW L — YIOI b�niV � fl As 'Hasa 00 Tars has _ Ra y No SW 061/ Wn04I SIINRWWna - _ TM IOW WO* VaI Fos Gum, Goo Dm Samar, Gma s.aasa wsp taa SWSIS7 Rosa Brow E nsW'aYa Fi COiDFrf Tsf'waul Gas Soo Vol WayI.. LW 10116 aran.6b0ry IFAR. WMNI Gt.w Sam Sroay Can -_ —. omit W'MO - - - - A8iritala fkrv/a nai4Yn cw 91nw W1Ear rw•L R�1aY Yam Wass Rni Bea aunwWLna WOG LAIRD OWN/ CV Colo ass Warns Nova prof SW T616 mawl Wbnd .... — VITAL STUMM SUN FDOOE — _ —__ _ _ fWX Oa6os LIRE Rua 110 !�!�!'1 } QACDdtO frh� YI 1010.• OREM ahananClo Slant 1LI�wM11A6IS D10o0/ YanVV1�M� IlQry■ M1917AlAifi1l3T81I klal — _— (Lp —._ —•— pay 6• FLAN 1 EXTERIOR COLOR S MATIM U Nola: Building colors shown =Artist Conception. Rel r to motel materiel boards and manufactures sample la more accurate raters. • tC"y71r • 0.H. Lim. +?Jr u1E 111113.110/11. t rScutte:i uoc elteal fuse= .e.roluca E�i1ay MLD V . i�ilID W O �p� w ..A:M�WRiM O pt .,. fiLosaTlIIpMligli r' - COTTAGE ELEVATION -"G' COLOR SCHEME # 2G ROOM CONCRETE MAT 1XE SLATE ROOF WRH RAFTER TA.5 FASOA WOOD FASCIA OAKe NORQANIAL6' EXD09RE SOan INCH OPERABLE LOUVER BOARDBECIXantVE VENT WALL WHOM/ ACCENT& ENTRY 0000. OANE IMAGE AGE DODR STUCCO OVER FOAL TRY VIOL WOW FRAMES WITH MULLIONS l EXTERIOR OROS CECORATRL PREFABRICATED SHUTI IRS • ACCENT C0OR ACCENT COLOR NAT UP W000 COCHIN. WOOD COMMAS VM NAC0UED STORE VENEER ELDORADOSTOFL DECORATIVE METAL SECTIONAL ROLL IP 000R PER ARCHTECTURAL STYLE aria ma poi iw�itili rraaEYii' CRAFTSMAN ELEVATION - "A" COLOR SCHEME # 4A ROOF FASC0 RAW F RLL TAM MIAOW ACMES coWNLs SWORE GARAGE DOPE COASREIE FIAT ME 91010E ROOF WOCO01RWVW0 110CSER MAKE '0WhC11 MOO sttocOnn0 0CNW. LAPSIDAO MTh =WA OWII00 EIYCCOOVER OWED FOAM 10Y WAOONFRAMES NAA 0IWUIIR I EXIERICA OROS LO q �NIRG110YYITERS ACCENT COLOR STUCCO OVER TAPERED COLUMN MANUFACTURED STORE VENEER ELDORADO STORE DECORATIVE METAL SF.C110HM ROLL IIP000R PER ARCHITECTURAL STYLE W TH GLASS S C0AO0 L' 01015 ITA ELEVATION LIAN ELEVATION - E "B" COLOR SCHEME # 48 *000 C ONCRE '111 P0000 1X1 W001* FASCa IYP.GIL TRY WODOW ACCENTS ENTRY ON OWA GARAGE D00R STUCCO SNOW FOAM TRW VIOL *MOON MAWS W HY/LUPO L EXTERIOR OROS A TMCILOA�MRUCATFD SHUTTERS ACCENT COLOR STUCCO VMS STUCCO OVER SUPER FOAM TRW DECORATOE METAL �O TTCRAI. ORAL U *SPORE TERFRCHOEC116ut JIYLE S.; O20f0 WILLIAM ,aMAu N.CIL ARCRna - SA Va Dais u.r.LT R 91d914rOGh6aya QL 01a10IlC*Ralwv 04•I114 Flap Cawo0A BARRINGTON AT HARVESTON S24C Eta Noma: PLAN 3 Sheet Tule, ELEVATIONS _.-1i!!=r4___ l 'LT�L__ 10�WWYr1Y'a1T/rllpet9ia L A Ii.�r+ wAltIMI .spliGiAr�" 1 /1l M1r11�M1�i YYII � *�L'p9aN9111pp1i Iu I I 1 II at � � 1 rt IT__ 1 UPI rpa �a1!f_ :•• ens,. . I 4aIlleer;- afaarrlaT(I ntifl tia iii ire mo., i''•' "� .rrti ' _ r19R119*F' r ,,. HI is 1 "taI. J •i WT-. A 00 0 0 __ —__�_�_� 11 SLUMS INIAN:OICIRS ANC AFFUUN[ 10511CYf MUM Note Bueding colors slam we lutist Concepllon. Reler to Wu( material boards and manufacture's samples for more accurate colors. I nn UST [ REAR LEFT 0 0 0 CRAFTSMAN ELEVATION - "A" COLOR SCHEME # 4A 1 ROOF CONCRETE FLAT TILE SHAKE ROOF 1 FASCIA W000 WITH W000 OUTLOOXER AND KNEE BRACE 3 GABLE VERTICAL SIDNG 4 WALL' STUCCO S HORIZONTAL LAP SIDING WITH CORNER YARDS S TRIM STUCCO OVER SHAPED FOAM TRIM O WINDOW VINYL WOAOW FRAMES WITH MULLIONS S EXTERIOR GRIDS 7 ACCENTS- DECORATIVE PREFABRICATED SNU T7ER5 - ACCENT COLOR O ENTRY DOOR. ACCENT COLOR 9 COLUMNS STUCCOOVER TAPERED COLUMN WITH W000 RALTNGAT PORCH 10 STONE' MAMIFACIUREO STOVE VENEER.0100RA00 STONE 11 GARAGE 5000: OECORATIVE METAL SECTIONAL ROLL-UP DOOR PER ARCHITECTURAL STYLE WITH GLASS 0 COACH LIGHTS IMW MUa0DNI51AIAFN1rL95 105111M Iul2RF OIYAORRS RIGHT 1 4 ow k RM a MN. -91N wl �r i1 sows I / C ar S. 1 nRYesaRO4rrnrrgcie9AW :a _ to FRS rpl .Iw - ? jpAlA51 iNt •�J -.r1 ' trig: E L:�/ll pl peF�_ _ c J • " I'! 1N1 DT Ili . A iO .� f l I � p9r. ` ,, - � _ p ,9e1818 j as: -1 11 1 ( 1 17M1 ( I 1-7 - Amu ,trapar pap .. maw . exlo VALLMNIIQMAIIWUTAeC1PIICU. IMC SCALE: 1/4" = 1-0" A FRONT BARRINGTON AT HARVESTON Plan /Amber. S24C FSmt Nann. W w O P- ELEVATION A p CRAFTSMAN Sheet This PLAN 3 W 0 O 0 4 0 O o ■ ▪ ■! ■■ ▪ • !!�. r' ieeti ILSBEIR11XURCOSISE STRUM ro SISIETIUKIRELLYITAMS Nolo: BuedInp colors shown are Mist Conception Rater lo calor =lanai board and manufacture's samples for morn acewelo colors is i.d4 �E�YYI'.:. MINK iii■ REAR IAN 1 I 1� EIMM i e -•- •I, I. _ _..4 0 0 B � t r .1 • t l A l it r rib T1tuahnCC p•E pr 8 '' A ��1{ e* Idit L � 'Its 1 0/ Iii 01 ITI+f r �IIfI ' Y f1+ 1 � 1 �u;t� I. rI � F tr , Fi rd7 -- ser�' 1 1r'!;. ' . ti MFt � io t'f �:i i I A JI I J I r f LEFT ova Ihuiw+CW.urv.ni nwni (CA NC ITALIAN ELEVATION -'B° COLOR SCHEME # 4B 1 ROOF CONCRETE 5• TILE 2 FASCIk 2XS W000 FASCIA TYPICAL 4 WALL STUCCO 5 TRIM STUCCO SHAPED FOAM TRIM S WIDOW VINYL WIDOW FRAMES WITH NULUONS 1 EXTERIORORIOS 7 ACCENTS DECORATIVE PREFABRICATED SHUTTERS •ACCENT COLOR 8 ENTRY 0008: ACCENT COLOR S COLUMNS' STUCCO WITH STUCCO OVER SHAPED FOAM TRIM 11 GARAGE 000R DECORATIVE METAL SECTIONALROLL•UP DOOR PER PRCHITECTURALSTYLE WITH HEADER TRIMANO ENHANCED KEYSTONE Ian 0roWE01IXIS LncAMUI3BIE RI STRUT IeluLYl loran oo SCALE: 1/4° t. T -0° RIGHT FRONT n * R C r M I .� )Nlf � . mte eon.o titp!yn�. tlMI11e0yllnve. BARRINGTON AT HARVESTON Ak nr S24C Wme PLAN 3 Stunt Td ELEVATION B ITALIAN 9.set Pemba A3.2.1 B rawrema4., .111 i:w1“MAre1 , - .ia�aLiRUNrrr3 Xia1111 I I - • 8! •7 rn� a a.-.1 44 wl xr 00..' 444. - Hl 7A r-a la 11' - 4 - W.r tx Y' Alf . r "f I ✓ l` l 1111 14 1- NS 1TI CIII 8CIM ODS UL ATR IUMS 12171¢I ALACIATILET /11063 mons ILtCL1,(6f. . N018: Milldam colors shown are AtNS1 Conception. Roler to color metals' boards and manufactures samples for more accurate colors, INN EN MIMS U NE WIN REAR (4 u 1 IY iesn Io 0 A1.w IIrl7�r _- <� ■ lbat Vp rlfa �igi�flll ` �t 1es K'� r• R 17 t� .l1�- � �..a M.r �If �.� J1 kJ .F:•r J . • l' 4.1<4.. 4 r 1 !qr "fiiPiGs ion orao ow 11111 as �T : ,,� a �yy�� ac C � IS �a y • � 14 r i1 ..4w�i1��i� ¢airanl4:ai1�. Lar ar �rrl mu mWl�� ..Ar/ atl 42 1" I tlLalll!I�pl� IM'ri�• w�1 �1T - f 4) r8At1��18T11R.1 " R ' a r r-' 6 it m„e:•1 M1 vTTNFfB� 118 „J. al .e J._q . r...UP 1F+3 a _1 wlMTliir�i��. . .. ' °:. :5,1 17 _ !a J" �1'. r' J. : vP�eElnlB8litt-, 1 Q0 11.11.11111 m11! o :au : 121 .1 .1bWr01 to 4'1.y0 fa Y. .. r. A 0 r 1 • r. 0 LEFT COTTAGE ELEVATION -'G" COLOR SCHEME # 2G 1 ROOF 2 FASCIA' 3 GABLE 4 WALL 6 TRIM 8 WINDOW 7 ACCENTS 8 ENTRY DOOR: 8 COLUMNS 10 STONE' 11 GARAGE DOOR' CONCRETE FLAT TILE SLATE ROOF VATH RAFTER 1AlLS WOOD FASCIA HORIZONTALS' EXPOSURE S18MN61 N0N•OPERABLE LOUVER BOARDOECORATIVE VENT STUCCO STUCC00VER FOAM TRIM VPIYL WINDOW FRAMES VADI MULLIONS 6 EXTERrOR GIZMOS DECORATNE PREFABRICATED SHUTTERS •ACCENT COLOR ACCENT COLOR BUILT -UP WOOD COLUMN, W000 CORBELS MANUFACTURED STONE VENEER 410011.400 STONE DECORATIVE METAL SECTIGVAL ROLL•UP DOOR PER ARCHITECTURAL ST5L6 - .- ' - ~ 111 •e `• ` i 11'171 - 11 ''W1 ' l .c a Y 6.0 4 11 . itt 00•0 YAMAVA1amwW ULOI*600TECTA ovc 1118E10BI8T011NI34I1 A IRIUMI TOSIIUIT /MUTATELTIS WS t. 1 1N r-0•v 1 111 .A..1 11 01 C if 1141 1L - Y i p I "'+ SCALE: 1/4" = 1' -0" RIGHT FRONT 11 WM1 NM ll[rxw,wc,1 w YGN1t1C 0.14: U1N0 44.4.4444.4. ® 144-2.444 0R ® •1 a W L.r. "b BARRINGTON AT HARVESTON —' 3' ILn 0416.. �/ S24C NainG PLAN 3 ELEVATION G COTTAGE A3.2.1 MN { IMMO* COON { 7NTDIIM r Note: Building colors shown are Most Conception. Refer to color materbl boards and manufacture's samples for more accurate colors •,. • • r ' w rT sr!, ��y� i 1 "• • f ri L r 1.17 sr •. :.i , ; A D V ll :: l 7l - r, t, 1'tF W R' . 1 TTE . "2T , pompom Nfla rlun.al, . ,M tJ 111 MA.I.,N _ :_' "I t:1" _ -N. - •,,. li ar, raa;bo �I seals i<useepria ^" Ear el!��i� Pw . . -1 4 PM LMMIIBRIIUB � slr� I l • Nti ll1W* tcatT14101110.1.11_ ia4l 5I t 0 Ipma Muhl* I nuteavi sd panngY 7kuw.ivAlt %meIvu I./ 13 tr•innee•M>l mobs flwip,erAitadwe mvnau a N u appwsa. ta • 41 L k'. is 03' - • }Ii411.aiq," 1T1 Id All "S.IttI�tAUI . - Esc, IP.Jti 1R 1J it yy - " 3 W 1 Ma 8V1 A ra eeV .rai • COTTAGE ELEVATION -"G" COLOR SCHEME # 3G 1100E CONCRETE RA7100 DATE ROOF, MEW STMOING SEAM RCOF 0 RAFTER TAILS FASCIA WCWIASCN OA1LE ROTOPERA0LE LOUVER BOMW DECORATIVE VENT WALL STUCCO TRIM STUCCO OVIA IOM, 1Re1 WNAOW VINYL NNW FRMES YOW MULUONO{ EXTEROR Gm05 ENTRY D IVE PREFABRICATED slumps ACCENT COLOR COLUMNS O000 POST ,W0OU BRACE STONE MANUFACTURED SINSVENEBR •ELOORADO STOMRRL SRNs/ MEER CAP ATENTIRMOOD GARAGE DOOR DECORATIVEMEIAL SECTIONALRO41N 0008 PERAROIRECIURAL STYLE WITH COACH ,FLAG CRAFTSMAC N ELEVATION - SIINQ OCF ` N COLOR SCHEME # 5A 0000 A FASCIA 0000 M1W YN7C0 OI11LOUNPR ANDIVA!E BRACE GABLE YERTICALSONOAT 00000 1001 "eon ENTRY DOOR COLD W.9 5 110E GARAGE 0000 81UCC08 NOUQONIMI P SIONGWY7N CORNER BOWOS MONO 0VER SHAPED FOAM TR W VON WINDOW MRAMES YMTN MULLIONS{ EXTNUOR 0000 ACCENT COLOR 007Xc0 OVER TAPERED CANN MAMIFAC11aED S10AE VENEER ELDORADO STONE OECOMMIVE METAL SECTIONAL ROLL UP DOOR PBRMIOVECIURAL STYLE DIN OIASS1 COM111NTS ROOF ITALIAN ELEVATION N - COLOR SCHEME # 5B FASCIA 0150000000Y11001. WALL TRIM WIDOW ACCENTS ENTRY OCOR COLUMNS DAUOEDOOR 5T0000 S0SCC0 OVER SNIPED FOAM TRIM VaNL WINDOW ROAMS YARN MULLIONS { EXTERIOR GROS DECORATIVE FRE r aaIMATED SHUTTERS ACCENT COLOR ACCENT COLOR STUCCO W M SHAPEO FOAM IR W DECORATIVE META. SECRONL ROLL UP DOOR PERAROVTECTURAL STYLE NM TRADER TRIMAIO DOAN= RENON WITH COACH LIWITS 11MUWM N.€.4V.W.LCM Date 0✓,AD a AT A !,`. :; 93613010 CAI RewNrn .. .. WIE.IO Cast BARRINGTON AT HARVESTON Fttn NA*. S27D Plan Nam PLAN 4 Sheet Mix ELEVATIONS Net Nadler 04-19-10 HOME PRODUCT REVIEW r' _E1241/^i't '• 4f DOCl541F14 _SNARLS . -- !' m Nob � —! Mri•-rnRwl {WWwrnnlb( Otiiiir WHOM REOINC 5 ` Numb NM Se.TfN im / l l d k W 9 e Y 1 �— W1 Cs e+s TO 0 9 M s e a a�l Qn"L iOwNAM -. rl WY IM o xen lb OorNAGW TM -- _ -_ i111) AMINE ANN: : - ZE NNW - -- SZ" l. riNw SW 75H INN • � IRA F>•i91BEf tn. __- — r FAO Min O RN. W i LAO 41).• 180 - 111111 CODA NNW Dam Sap Cm, GANSbe 1a MN OLD Nmstrm Ian TaN Dap No Dads? 0ov, No Tim MT... -- ----- .. - SW 1119 Nw GSra NAM Nis - - Ies17ON Ammo a W Ea SAY No Sap trot SaruaaT lest SKro tan Wont Two fl ad el 0Ms6VAa,ns e1 lannaa PR..) Nest Irod A Bhonsfr os SW 3109 ........ NTT. Wilms NAN INN Casa NcNR Up TOR SY✓o, D.x SYINST NI ON SINYYrM __ —_ YAM IIM066 UM Wiwi INI Lisa Comma IRA DO —_ 1'Bi1o{ArRYIm stilt —_ - - -- __. roars 9e��IrI E16si - r 1 11 76CI TARMAT 99FFds ---. —_.. _ _ . _ Vl7datsTiww, suer - -.— -. - 6[s - MN { IMMO* COON { 7NTDIIM r Note: Building colors shown are Most Conception. Refer to color materbl boards and manufacture's samples for more accurate colors •,. • • r ' w rT sr!, ��y� i 1 "• • f ri L r 1.17 sr •. :.i , ; A D V ll :: l 7l - r, t, 1'tF W R' . 1 TTE . "2T , pompom Nfla rlun.al, . ,M tJ 111 MA.I.,N _ :_' "I t:1" _ -N. - •,,. li ar, raa;bo �I seals i<useepria ^" Ear el!��i� Pw . . -1 4 PM LMMIIBRIIUB � slr� I l • Nti ll1W* tcatT14101110.1.11_ ia4l 5I t 0 Ipma Muhl* I nuteavi sd panngY 7kuw.ivAlt %meIvu I./ 13 tr•innee•M>l mobs flwip,erAitadwe mvnau a N u appwsa. ta • 41 L k'. is 03' - • }Ii411.aiq," 1T1 Id All "S.IttI�tAUI . - Esc, IP.Jti 1R 1J it yy - " 3 W 1 Ma 8V1 A ra eeV .rai • COTTAGE ELEVATION -"G" COLOR SCHEME # 3G 1100E CONCRETE RA7100 DATE ROOF, MEW STMOING SEAM RCOF 0 RAFTER TAILS FASCIA WCWIASCN OA1LE ROTOPERA0LE LOUVER BOMW DECORATIVE VENT WALL STUCCO TRIM STUCCO OVIA IOM, 1Re1 WNAOW VINYL NNW FRMES YOW MULUONO{ EXTEROR Gm05 ENTRY D IVE PREFABRICATED slumps ACCENT COLOR COLUMNS O000 POST ,W0OU BRACE STONE MANUFACTURED SINSVENEBR •ELOORADO STOMRRL SRNs/ MEER CAP ATENTIRMOOD GARAGE DOOR DECORATIVEMEIAL SECTIONALRO41N 0008 PERAROIRECIURAL STYLE WITH COACH ,FLAG CRAFTSMAC N ELEVATION - SIINQ OCF ` N COLOR SCHEME # 5A 0000 A FASCIA 0000 M1W YN7C0 OI11LOUNPR ANDIVA!E BRACE GABLE YERTICALSONOAT 00000 1001 "eon ENTRY DOOR COLD W.9 5 110E GARAGE 0000 81UCC08 NOUQONIMI P SIONGWY7N CORNER BOWOS MONO 0VER SHAPED FOAM TR W VON WINDOW MRAMES YMTN MULLIONS{ EXTNUOR 0000 ACCENT COLOR 007Xc0 OVER TAPERED CANN MAMIFAC11aED S10AE VENEER ELDORADO STONE OECOMMIVE METAL SECTIONAL ROLL UP DOOR PBRMIOVECIURAL STYLE DIN OIASS1 COM111NTS ROOF ITALIAN ELEVATION N - COLOR SCHEME # 5B FASCIA 0150000000Y11001. WALL TRIM WIDOW ACCENTS ENTRY OCOR COLUMNS DAUOEDOOR 5T0000 S0SCC0 OVER SNIPED FOAM TRIM VaNL WINDOW ROAMS YARN MULLIONS { EXTERIOR GROS DECORATIVE FRE r aaIMATED SHUTTERS ACCENT COLOR ACCENT COLOR STUCCO W M SHAPEO FOAM IR W DECORATIVE META. SECRONL ROLL UP DOOR PERAROVTECTURAL STYLE NM TRADER TRIMAIO DOAN= RENON WITH COACH LIWITS 11MUWM N.€.4V.W.LCM Date 0✓,AD a AT A !,`. :; 93613010 CAI RewNrn .. .. WIE.IO Cast BARRINGTON AT HARVESTON Fttn NA*. S27D Plan Nam PLAN 4 Sheet Mix ELEVATIONS Net Nadler 04-19-10 HOME PRODUCT REVIEW t - . �nF• ►•p ' q l ± , Hl re WWI l j : r . ' ' . - D • , 0 » owt 11 ei : • {•'ra• elr •- _ It .ti•r .c1_ -.t .a ,ta. .r1 •• t x]1. .:: i�.L t-1.• J Jt�.;r. ft .e _ �. - MLIIE!IAMITIENISLIEMUTABLE TOMTIT LIIASENIIILTITICIT Nora Beading colors shown ate Adis) Conception Refer lo color material boards and nYKWlacture5 sdltples lot morn accurate colors REAR WI(I UAL CRAFTSMAN ELEVATION -"A" COLOR SCHEME it 5A LEFT OeOO WIGIV.I HFLNWN{OIMOIIIIRf. INC ROOF. CONCRETE FLAT TILE SHAKE ROOF FASCIA. WOOD WITH WOOD OEITLOOKER AN0 KNEE BRACE GAME VERTICAL SIDING AT GABLE WALL STUCCO& HORIZONTAL LAP SIDING WITH CORNER BOARDS TRIM: STUCCO OVER SHAPED FOAM TRIM WINDOW VINYL WINDOW FRAMES WITH MULLIONS 5 EXTERIOR GRIDS ENTRY 000R. ACCENT COLOR COLUMNS. STUCCO OVER TAPERED COLUMN I W000 RAILING AT 50504 STONE MANUFAC IUREO STONE VENEER•EL00RA00 STOVE GARAGE DOOR: DECORATIVE METAL SECTIONALROLL• UP 0008 PER ARCHITECT STYLE WITH GLASS& COACH LIGHTS BATTEDTSEISEISIESISWELFRICALIL 50510111 11110161 I1E1 /11115 COW immommax Mal MS MK SCALE: 1/4" = 1' - 0" RIGHT FRONT Weis M110.4Au+MCI Date: 0,60 RewMars BARRINGTON AT HARVESTON — 0 Plan Nam: S27D ▪ Kan : g PLAN 4 • snzel ndc ELEVATION A CRAFTSMAN Skeet Hutlbt. A4.2.1 A nude LYTlYI2tADAU IMITATE Ms run £ 1IL r tutllrtal Note: Ruid Ind cdors shown are Adis! Ccnceplion Rear to co'or material boards and manufacture's samples IN more aCCUrelo colors REAR ITALIAN ELEVATION -'B' COLOR SCHEME # 5B 1 ROOF CONCRETE 'S TAE 2 FASCIA 2X6 FASCIA TYPICAL 4 Valk STUCCO 5 TRIM STUCCO OVER SHAPED FOAM TRIM IS WYIOOW VINYL WIHOOW FRAMES WITH MULLIONS l EXTERIOR GRIDS 7 ACCENTS DECORATIVE PREFABRICATED SHUTTERS- ACCENT COLOR l ENTRY DOOR. ACCENT COLOR 9 COLUMNS STUCCO WITH SHAPED FOAM TRIM 11 GARAGE DOOR DECORATIVE METAL SECTIONAL ROLL-UP DOOR PERARCHITECTIAALSTYLE WITH HEADER TRIM AND ENHANCED KEYSTONE 6 COACH LIGHTS rinFicicinno DDOD an❑ D SCALE; t /4' - T -O' RIGHT it WYJA r U T CGI. MC Gila caner(' Aewonc A_ u. :aat4mme. 41- aleIGURau a LIL:l itiloecacse BARRINGTON AT HARVESTON Swat Talc 0 ELEVATION B o ITALIAN cc a. 1 2 O O r IrM •11•[ MrIlM R M M r rl * • Irr 14161•0 14wa r iieig MyN�� .ruu I ,$o. q rrlro. Nnr mow rwsjrnrawalN l brINNITI , IM .sa ..rb • IYA:/11.M 6 NR,I 8411415/14/0 t41<.r.v4 S J ir..- -;. "y c • �.s�fia'sari (I 111 MAW 1 1 ' J M M I ,. ,..- I ' . IpitJgi9*P9r bxp•1►f51F156UASi ! f1S Y.JT.WES Mum 1 . -i IAMB FNINCMROTS LMINUU•S II SI11ET IMIEQR UE11T1&YS • to 1111•1 i ®® N UKE Iwo" HMI ITSL Hole. euddlnp colors snown aro Mal Conception Reler le color material boards and marmfaclure's sarnples for more sac -lato colors REAR LEFT •11.3;0UU.d•1 IS: :TOPTH NfiUw AT; v. 11.. I. CI On1.tk, s , -Y . `11 101/ 11. • .L HATE IIAL COTTAGE ELEVATION -"G" COLOR SCHEME # 3G 1 ROOF' CONCRETE FLAT TILE SUITE ROOF, METAL STANONG SEAU ROOF & RAFTER TAILS 2 FASCIA W000 FASCIA 3 GABLE NOMOPERABLE LOUVER 80ARODECORATIVE VENT STUCCO 4 5 TRIM S COO OVER FOAM TRIM 8 WINDOW VINYL WINDOW FRAMES WITH MULLIONS & EXTERIOR GRIDS 7 ACCENTS DECORATIVE PREFABRICATED SHUTTERS -ACCENT COLOR 0 ENTRY DOOR ACCENT COLOR 9 COLUMNS' W000 POST 8 W000 BRACE 10 STONE' MANUFACTURED STONE VENEER -ELDORADO STONE/FULL BRIM VENEER CAP AT ENTRYWNOOW 11 GARAGE 0005 OECORAI AIL ME TAL SECTIONAL ROLL-UP DOUR 01100 ARCHITECTURAL STYLE WITH COACH UGHTS 02010 TLINIMTWID.W.TIALOINO3101LTL NC MSSII IN WNCIVIIOS UL IMMIX 105RDT IMAM LIENTIUIS SCALE: 1/4' = T -0' RIGHT .'' 1q /rl CYaa. R._ .- 9 9MTla, �: .I - ,.. (' X12 NIII4 Al. i roman cowl IMrP+F', . I..b. Jr• •LN9Y1 Aw v «I::: ,eala0uIL R "I:'.i :L1�..,r..11•Y =7.1.10 a• al _ FRONT m W..1 AIICMII(C10 ,. Date u.■en n A_KItarcigmrassmv BARRINGTON AT HARVESTON S27D Pion Nan* PLAN 4 S#soI Tide ELEVATION G COTTAGE 2) PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11 -0200, A MAJOR MODIFICATION TO PA10 -0021, THE APPROVED HOME PRODUCT REVIEW /ARCHITECTURAL PLANS FOR THE BUILD -OUT OF 41 LOTS IN HARVESTON'S BARRINGTON COMMUNITY CONSISTING OF 6 NEW ARCHITECTURAL PLANS WITH FOUR ELEVATIONS EACH AND ONE PREVIOUSLY APPROVED ARCHITECTURAL PLAN WITH THREE ELEVATIONS, RANGING IN SIZE FROM 2,034 TO 3,464 SQUARE FEET, PLOTTED USING A "PICK -A- HOME" SALES APPROACH, GENERALLY LOCATED AT THE NORTHEAST CORNER OF YNEZ ROAD AND DATE STREET (TRACTS 32437 AND 32437- Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On August 14, 2001 the City Council approved the Harveston Specific Plan and EIR. B. On December 15, 2004 the Planning Commission approved Tract Map No. 32437. C. On May 10, 2010, the Planning Commission approved PA10 -0021, Barrington Home Product Review submitted by Richmond American Homes. D. On May 6, 2011, the Planning Director approved PA11 -0086, Minor Modification to PA10 -0021 to allow a Pick -a -Home plotting for Barrington at Harveston. E. On July 21, 2011, Richmond American Homes filed Planning Application No. PA11 -0200 Major Modification Application in a manner in accord with the City of Temecula General Plan and Development Code. F. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. G. The Planning Commission, at a regular meeting on November 16, 2011, considered the Application and environmental review, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. H. At the conclusion of the Commission hearing and after due consideration of the testimony, the Commission approved Planning Application No. PA11 -0200 subject to and based upon the findings set forth hereunder. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that Development Plan (Code Section 17.05.010F): A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed project is a Major Modification to the architectural design of the remaining 41 homes within the Barrington at Harveston community. Single - family homes are permitted in the land use designation standards contained in the Harveston Specific Plan. The project is consistent with the Low Medium Residential land use designation contained in the General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type and density of residential development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local ordinances, including the California Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes. B. The overall development of the land is designed for the protection of the public health, safety and general welfare; The overall design of the single - family homes, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those living and working in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Development Plan and Minor Exception Applications: A. The proposed project has been determined to be consistent with the previously approved Harveston Specific Plan EIR and is, therefore, exempt from further Environmental Review (CEQA Section 15162 subsequent EIR's and Negative Declarations). Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA11 -0200, a Major Modification to the Home Product Review (PA10 -0021) for 41 remaining homes in Harveston's Barrington neighborhood, project area is generally located at the northeast corner of Date Street and Ynez Road, Harveston Planning Area 10, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16 day of November 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16 day of November 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Patrick Richardson, Secretary Planning Application No.: PA11 -0200 Project Description: EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No. PA11 -0200, a Major Modification to PA10- 0021, the approved Home Product Review /Architectural Plans for the build -out of 41 lots in Harveston's Barrington community consisting of 6 new architectural plans with four elevations each and one previously approved architectural plan with three elevations, ranging in size from 2,034 to 3,464 square feet, plotted using a "Pick -a- Home" sales approach, generally located at the northeast corner of Ynez Road and Date Street (Tracts 32437 and 32437 -2) Tract Map No.: Tract 32437 -2 Lots 3, 4, 15, 51 -62; Tract 32437 Lots 9 -28, 31 -36 MSHCP Category: DIF Category: TUMF Category: Approval Date: Expiration Date: November 16, 2013 PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -1. Per Harveston Specific Plan Development Agreement — Detached Residential Component (Not Exempted) Per Harveston Specific Plan Development Agreement — Detached Residential Component Per Harveston Specific Plan Development Agreement — Detached Residential Component (Exempt) November 16, 2011 The applicant /developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty -Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Determination as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48 -hour period the applicant/ developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). General Requirements PL -2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. PL -3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL -4. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. PL -5. The Planning Director may, upon an application being filed within 30 days prior to expiration, and for good cause, grant a time extension of up to 3 one -year extensions of time, one year at a time. PL -6. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 13, Harveston. PL -7. The project and all subsequent projects within this site shall be subject to the Harveston Development Agreement. PL -8. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the Final Environmental Impact Report for the Harveston Specific Plan, and the approved Mitigation Monitoring Program thereof. PL -9. The project shall meet all applicable Conditions of Approval for Tract Map 32437, 32437 -1, 32437 -2 and 32437 -3. PL -10. The project shall meet all applicable Conditions of Approval for PA10 -0021 and PA11- 0086. PL -11. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL -12. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. PL -13. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -14. The applicant shall submit to the Planning Department for permanent filing two 8" X 10" glossy photographic color prints of the approved color and materials board and the colored architectural elevations. All labels on the color and materials board and Elevations shall be readable on the photographic prints. PL -15. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staff's prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. PL -16. This approval is for product review only and shall in no way limit the City or other regulatory or service agencies from applying additional requirements and /or conditions consistent with applicable policies and standards upon the review of grading, building and other necessary permits and approvals for the project. PL -17. Driveway widths shall comply with the driveway width requirements per City Standards. In order to allow for adequate street parking, the driveway widths at curbs will be limited to 24' maximum. Prior to Issuance of Grading Permit(s) PL -18. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation /construction of the site, archaeological /cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Planning Director at his /her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and /or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological /cultural resource, the Planning Director shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Planning Director." PL -19. Precise Grading Plans shall indicate location of enhanced elevations (on side elevations unless otherwise noted) Tract 32437 -2 Lot 4; Tract 32437 Lots 9 -12 (rear), 12 (side), 17, 19, 28, and 35. Prior to Issuance of Building Permit(s) PL -20. Building construction plans shall include a note identifying all lots with enhanced elevations consistent with Condition PL -19 above. PL -21. Building Construction Plans shall indicate upgraded front and garage doors that represent the architectural style of the home (per previous product approvals). PL -22. Four copies of Front Yard Typical Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the conceptual landscape plan, as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. PL -23. Front Yard Typical Construction Landscape Plans shall address the following: a. Include the parkway, consistent with the approved Barrington Streetscape /Parkway Plans indicating a curb adjacent parkway; b. Include street trees on legend and indicate on plan in approved locations c. Include sod on legend d. All planting beds to receive a top dressing of "Forest Floor" organic bark mulch. Shrub areas to receive a 3" layer and groundcover areas to receive a 1 1 /" layer. Add to legend. e. Replace shrubs: Callistomon citrinus "Little John" and Photinia X fraseri, and groundcovers: Agapanthus africanus "Tinkerbell ", Gazanis Rigens "Yellow" and Trachelospermum jasminoides, with selections per the Harveston Specific Plan. f. No overhead irrigation is allowed within 24" of non permeable surfaces. PL -24. The Landscaping and Irrigation Plans shall include a note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." PL -25. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. PL -26. The Landscaping and Irrigation Plans shall include a note stating that "Two landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head - to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans." The applicant /owner shall contact the Planning Department to schedule inspections. PL -27. Automatic irrigation shall be installed for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right -of -way equal to 66 feet or larger; and, all landscaping excluding Temecula Community Services District (TCSD) maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. PL -28. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, it shall be temporarily landscaped and irrigated for dust and soil erosion control. PL -29. The plans shall include all hardscaping for pedestrian trails within private common areas. PL -30. Wall and fence plans shall be consistent with the Conceptual Plans on file with the planning department. PL -31. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. PL -32. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL -33. Roof - mounted mechanical equipment shall not be permitted within the subdivision; however, solar equipment or any other energy saving devices shall be permitted with Planning Director approval. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL -34. An applicant shall submit a letter of substantial conformance, subject to field verification by the Planning Director or his /her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. If a certificate of use and occupancy is not required for the project, such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. PL -35. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. PL -36. Front yard and slope landscaping within individual lots shall be completed for inspection. PL -37. Private common area landscaping (Emery Drive Park) shall be completed for inspection prior to issuance of occupancy permit for Tract 32437 Lots 12 and 13. PL -38. HOA landscaping shall be completed for inspection for those lots adjacent to HOA landscaped area. PL -39. Performance securities, in amounts to be determined by the Planning Director, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan shall be filed with the Planning Department for a period of one year from final Certificate of Occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Planning Director, the bond shall be released upon request by the applicant. PL -40. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Case No: Applicant: Proposal: Environmental Determination: Case Planner: Place of Hearing: Date of Hearing: Time of Hearing: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: PA11 -0200 Richmond American Homes A Major Modification to Planning Application No. PA10 -0021, the approved Home Product Review /Architectural Plans for the build -out of 41 lots in Harveston's Barrington community consisting of 6 new architectural plans with four elevations each and one previously approved architectural plan with three elevations, ranging in size from 2,034 to 3,464 square feet, plotted using a "Pick -a- Home" sales approach, generally located at the northeast corner of Ynez Road and Date Street (Tracts 32437 and 32437 -2) In accordance with the California Environmental Quality Act (CEQA), the proposed project has been determined to be consistent with the previously approved Harveston Specific Plan EIR and is exempt from further environmental review (CEQA Section 15162 Subsequent EIR's and Negative Declarations). Cheryl Kitzerow, (951) 694 -6409 City of Temecula, Council Chambers November 16, 2011 6:00 p.m. Any person may submit written comments to the Planning Commission before the hearing or may appear and be heard in support of or opposition to the approval of the project at the time of the hearing. Any petition for judicial review of a decision of the Planning Commission shall be filed within the time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission, shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. The proposed project application may be viewed at the City of Temecula Planning Department, 41000 Main Street, Monday through Friday from 8:00 a.m. to 5:00 p.m. Questions concerning the project may be addressed to the case planner. DATE OF MEETING: PREPARED BY: PROJECT SUMMARY: RECOMMENDATION: CEQA: PROJECT DATA SUMMARY Name of Applicant: General Plan Designation: Zoning Designation: STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION November 16, 2011 Matt Peters, AICP - Case Planner Planning Application No. PA10 -0145, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots. Minimum lot size for the residential lots is 4,500 square feet. Approximately 13 acres of the site will be preserved as permanent open space to preserve the existing drainage on -site. Access to the site will be provided from Walcott Lane. The future extension of Butterfield Stage Road will have restricted (gated) emergency access only. Planning Application No. PA10 -0146, a Residential Home Product review for 45 lots to be created with TTM 36295 (PA10 -0145) for three floor plans ranging in size from 2,235 to 2,956 square feet with three elevation types each - Craftsman, Spanish and Tuscan. Planning Application No. PA10 -0147, a Zoning Map and Text change from Very Low (VL) density residential to a Planned Development Overlay (PDO) based on the standards of the Low (L) density residential designation with provisions for a cluster development. Planning Application No. PA10 -0148, a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential. Approve with Conditions Mitigated Negative Declaration with Mitigation Monitoring Plan Mr. Steve Galvez Existing: VL - Very Low Density Residential Proposed: L - Low Density Residential Existing: VL - Very Low Density Residential Proposed: Planned Development Overlay (PDO) based on L - Low Density Residential 1 Existing Conditions/ Land Use: BACKGROUND SUMMARY MM 1 MM 2 MM 3 Site: North: South: East: West: Vacant Hillside and Valley Large Lot Rural Development with Single - Family Residential at a LM Single - Family Residential at a VL - Single-Family Residential at a VL - 2 Roripaugh Ranch Just Beyond - Low Medium Density Very Low Density Very Low Density On September 6, 2011 Anna Hoover, Cultural Analyst for the Pechanga Band of Luiseno Mission Indians (Pechanga Tribe) commented on the Mitigated Negative Declaration (MND) prepared for the "Project." Given the timing of the comments, the applicant requested a continuance from the September 7 to the September 21, 2011 Planning Commission Hearing in order to review and understand the requested mitigation. The project was further continued to the October 5, 2011 meeting in order to address comments on the MND that were received from the South Coast Air Quality Management District (SCAQMD) on September 7, 2011 and the Department of Fish and Game (DFG) on September 13, 2011. Minor changes to the air quality mitigation were made as a result of a known calculation error within the URBEMIS 2007 model with regard to dust control efficiency. No changes to the mitigation for biological resources were made, however a 4 -page response letter and the attachment of supporting exhibits and reports more clearly explained the project impacts. Both responses to the comment letters are included as an attachment to the staff report. In addition, Staff facilitated a meeting between the applicant and the Pechanga Tribe on September 12, 2011. The meeting went well and Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Mitigation Measures and Conditions of Approval. The comments from the Pechanga Tribe involved the inclusion of seven mitigation measures to replace the two that were included in the MND to address cultural resources. The requested mitigation measures are as follows: Prior to beginning project construction, the Project Applicant shall retain a Riverside County qualified archaeological monitor to monitor all ground - disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation. At least 30 days prior to beginning project construction, the Project Applicant shall contact the Pechanga Tribe to notify the Tribe of grading, excavation and the monitoring program, and to coordinate with the City of Temecula and the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of Native American Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on the site. Prior to beginning project construction, the Project Archaeologist shall file a pre - grading report with the City (if required) to document the proposed methodology for grading activity observation. Said methodology shall include the requirement for a qualified archaeological monitor to be present and to have the authority to MM 4 MM 5 ANALYSIS stop and redirect grading activities. In accordance with the agreement required in MM 2, the archaeological monitor's authority to stop and redirect grading will be exercised in consultation with the appropriate Tribe in order to evaluate the significance of any archaeological resources discovered on the property. Tribal monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the authority to stop and redirect grading activities in consultation with the project archaeologist. If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the "most likely descendant(s)" of receiving notification of the discovery. The most likely descendant(s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the Treatment Agreement described in MM 2. The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are found on the project area to the appropriate Tribe for proper treatment and disposition. MM 6 All sacred sites, should they be encountered within the project area, shall be avoided and preserved as the preferred mitigation, if feasible. MM 7 If inadvertent discoveries of subsurface archaeological /cultural resources are discovered during grading, the Developer, the project archaeologist, and the Tribe shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources. If the Developer, the project archaeologist and the Tribe cannot agree on the significance or the mitigation for such resources, these issues will be presented to the Planning Director for decision. The Planning Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Tribe. Notwithstanding any other rights available under the law, the decision of the Planning Director shall be appealable to the Planning Commission and /or City Council. Nicolas Valley Public Informational Meetings and Community Survey During 2008 and into the Spring of 2009, Staff held several public informational meetings and worked with the residents of Nicolas Valley on the potential formation of a CFD for road construction in the area of Nicolas Valley off Liefer Road, and potential General Plan and Zoning Changes in the larger Nicolas Valley area. A survey was developed and sent out with questions regarding potential lot sizes and densities in 4 distinct planning areas. Potential lot 3 size options for each planning area included 2.5, 1.0, 0.75., 0.50 acres and other. Overall, the response rate to the survey was just under 50% and the attached exhibit to the staff report, "Nicolas Valley Proposed Densities," reflects the input of local residents, the survey results, numerous public informational meetings, and Staff recommendations. This planning effort culminated in the recommendation for 0.5 acre density in sub -area 4. Unfortunately, current and existing economic conditions resulted in a decision to "shelve" any action on the CFD formation and the General Plan /Zoning changes. However, it is important to note that the Walcott Estates project is consistent with the results of this planning process. Walcott Estates is located in Planning Area 4 and more specifically, sub -area 4. Planning Area 4 is recommended to develop at a 1 -acre density and sub -area 4 is recommended to develop at a 0.5 acre density given this area's location between a major thoroughfare (Walcott Lane) and the eastern bypass (Butterfield Stage Road), adjacent to LM — Low Medium Zoning, and just south of Roripaugh Ranch. General Plan Amendment The General Plan Amendment involves a Land Use map change from Very Low (VL) Density Residential to Low (L) Density Residential. The project site is located in the Nicolas Valley Rural Preservation Area, which calls for large lot, low density residential development. However, this property is adjacent to LM - Low Medium Residential Zoning to the south and has two major roadways as the east (Butterfield Stage Road) and west (Walcott Lane) boundaries of the property. Also, while property immediately to the north is zoned VL - Very Low Density Residential, Roripaugh Ranch and the potential for 2,015 units are just beyond this property. The design of this project is intended to provide a transition between LM and VL development via a cluster /conservation development based on the Low (L) Density residential designation, which will result in the preservation of approximately 13 acres of open space on the 25 -acre site. The site design will balance development and the preservation of open space in order to meet the goals of rural preservation in this area. In addition, the General Plan states that, "The Low Density Residential designation provides for single family detached residential development on larger lots; however, clustering of development may be appropriate to minimize grading requirements and impacts to environmentally sensitive areas." Furthermore, the design of the project provides benefits as part of the cluster /conservation development including additional trails and open space, and preservation and enhancement of natural habitat. Zone Change to PDO The Zone Change to a PDO involves a Zoning Map and Text change from Very Low (VL) density residential to a Planned Development Overlay (PDO) based on the standards of the Low (L) density residential designation with provisions for a cluster development. The PDO outlines the requirements for the cluster development based on the plotting and architecture proposed as part of the Home Product Review application. Tentative Tract Map 36295 The map will create 45 single - family lots on 25 gross acres resulting in a density of 1.8 dwelling units per acre, which is consistent with the proposed Zone Change and General Plan Amendment from VL - Very Low Density Residential to L- Low Density Zoning that allows 0.5 to 2.9 dwelling units per acre. The subdivision has been designed as a cluster /conservation community in an effort preserve habitat and a blue line stream, and to provide additional trails and open space. Approximately 13 acres will be preserved as permanent open space, a majority of which will be located on the south side of the project providing a buffer between 4 existing and proposed residential development while preserving habitat. In order to provide the open space, the homes will be clustered on lots ranging from 0.10 to 0.18 acres. The minimum lot size is 4,500 square feet (45' wide x 100' deep). These lots will accommodate the proposed 2,200 to 2,900 square foot homes while providing 5' side yard, 20' minimum rear yard, 15' front yard setbacks to porches, and 20' setbacks to the garage doors. Access to the site will be provided off Walcott Lane. A roundabout located in the center of the development will provide a focal point and radial access to three cul -de -sacs and a hammerhead turnaround for restricted emergency only access at Butterfield Stage Road. The project will be conditioned for street improvements to Walcott Lane and Butterfield Stage Road, as well as undergrounding of utilities (wood utility poles) along Walcott Lane. Generally, the homes will be located on three basic tiers that have been designed to take advantage of the views and topography of the site. All of the open space, trails, and fencing along Walcott Lane will be maintained by a Homeowners Association. The trail network will provide east -west connectivity between Walcott Lane and Butterfield Stage Road and the beginning of north -south connections in Nicolas Valley to Roripaugh Ranch. Access to the trails is open to the public and not restricted to residents only, thereby providing a community benefit. Home Product Review Application The proposed project involves the construction of 45 single - family homes on lots created by Tentative Tract 36295. The proposed architecture and plotting was reviewed for conformance with a proposed PDO, as well as for compatibility with the existing homes in the adjacent neighborhoods. Architecture The project proposes three floor plans and three architectural styles. The architectural styles include Spanish, Tuscan, and Craftsman which are intended to blend with existing architectural styles in the area while taking advantage of the rural countryside and wine country themes. Various materials and features proposed include the following for each architectural style: • Spanish: stucco finish, concrete 's' tile roof, 4:12 roof pitch, decorative accent vents, clay pipe accents, decorative foam trim elements, wood fascias and exposed rafter tails, arched multi -pane windows, arched entrances, front porches, and decorative wood shutters. • Tuscan: stucco finish, concrete 's' tile roof, 4:12 roof pitch, decorative foam trim elements and panel type shutters, wrought iron accents, arched elements, decorative foam, front porches and stone veneer. • Craftsman: smooth stucco finish, concrete flat tile roof, 5:12 roof pitch, wood fascias, enhanced outlookers and wood braces, board and batten siding, foam trim, tapered porch columns with stone base, wood railings and shutters, and decorative carriage style garage doors. The applicant has provided specific details which are unique to each proposed architectural style and elevation. Articulation is provided on all sides of the homes so that each side of each 5 product provides specific features of the proposed architectural style. Each of the three proposed styles is defined from the others through the use of door and window types, window and door trim, garage door design, materials such as stone, roof type and pitch, shutters and the overall silhouette. As proposed, elevations that are visible from a public street or an open space area have been designed to incorporate architectural enhancements. Building Elements /Mass, Height and Scale The proposed project includes three two -story floor plans with three elevations. The units provide adequate articulation in roof forms and offsets to reduce massing and the elevations are visually broken up with offset facades, changes in materials, architectural details and /or sloping roof lines. The proposed units include well pronounced front entries with the use of arched entries, extended porches, and the use of different materials around the entry. Garage and front doors are distinct and compatible with the architectural style of the home. The proposed roof pitches provide variety in the street scene and they are representative of the architectural style. Additionally, reversed floor plans are encouraged to help achieve a distinctive street scene in the community. The applicant has incorporated the above mentioned elements and carefully plotted each plan (setbacks and mixing of each plan) with a distinctive combination of regular and reversed floor plans to provide variety along the streetscape and variation throughout the development. Each elevation provides careful articulation and architectural enhancements. Visual interest is achieved through the use of varied wall planes, projections and recesses to provide shadow and depth. Varying roof forms, floor plans, and changes in colors and materials accentuate the various architectural styles. Materials and Colors The project includes three different combinations of building materials and colors for each of the three elevation styles. The color variation, stucco, and cultured stone materials serve to break up the massing of the two -story units. The variation of material and colors also helps individualize each home and create character in the neighborhood. Product Placement Plan The proposed product placement provides a varied and visually interesting street scene which has been achieved through creative product placement and alternately reversed floor plans throughout the development. The units have been plotted to avoid repetition in plan and elevation type to meet the intent of the PDO. Elevations that are visible from a public street or an open space area have been designed and conditioned to incorporate architectural enhancements which include pop outs, shutters, decks, and additional roof elements. The lots that require additional enhancements are identified on the plotting plan. A Condition of Approval has been included to require these enhanced lots to be clearly identified on the Precise Grading Plan and Building Plans. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on November 3, 2011 and mailed to the property owners within the required 600 -foot radius. 6 ENVIRONMENTAL DETERMINATION Staff has reviewed the project in accordance with the California Environmental Quality Act (CEQA) and based on an initial study, a Mitigated Negative Declaration has been prepared for the project. A summary of the Mitigation Plan is included below. Air Quality General Impact: Short -term cumulative impacts to air quality due to construction. Summary of Mitigation: Water exposed surfaces daily, suspend if winds exceed 25 m.p.h., cover stockpiles of debris, and apply soil stabilizers to inactive areas. Biological Resources General Impact: The project site has the potential to contain fairy shrimp, burrowing owl, and other nesting bird habitat. Summary of Mitigation: Focused surveys, pre- construction surveys, payment of fees, and limiting habitat clearing during the migratory bird breeding season (March 1 to August 15). Cultural Resources General Impact: Directly or indirectly destroying any unique paleontological or archaeological resources. Summary of Mitigation: If any cultural resources are exposed during initial grading and ground disturbance activities the City will be contacted, and a qualified archaeologist will evaluate the resources in consultation with the Pechanga Band of Luiseno Indians. Noise General Impact: Potential construction, operational, and traffic noise impacts. Summary of Mitigation Limit construction activities to between 7 a.m. and 6:30 p.m., implement noise attenuation on construction equipment, construction of sound walls, and home construction requirements (double paned glass, solid core doors, and exterior siding requirements) to reduce noise. FINDINGS Tentative Tract Map 36295 (Code Section 16.09.1400) The proposed subdivision and the design and improvements of the subdivision are consistent are consistent with the Development Code, General Plan, the Subdivision Ordinance, and the City of Temecula Municipal Code. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, and the City of Temecula Municipal Code. The 45- lot subdivision of a 25 gross acre site will result in a density of 1.8 units per acre, which is within the allowable density range of 0.5 to 2.9 units per acre consistent with a PDO based on L -Low Density Standards. The Tentative Map does not propose to divide land, which is the subject to a contract entered into pursuant to the California Land Conservation Act of 1965. The proposed property has not been used as agricultural land and has never been entered into any Williamson Act contracts. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The initial Study and special reports prepared for the project indicate that there will not be any significant impacts to the environment. The design of the subdivision and the proposed improvements, with Conditions of Approval, are not likely to cause significant environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The design of the subdivision and the proposed improvements, with Conditions of Approval, will not likely cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the Initial Study and associated mitigation outlined in the special reports prepared for the project have been incorporated into the Conditions of Approval and a Mitigated Negative Declaration and Mitigation Monitoring Program. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The design of the subdivision and the type of improvements are not likely to cause serious public health problems because the proposed development is consistent with all applicable building, development and fire codes, which include provisions to safeguard public health, and will be further reviewed and inspected by City staff for compliance with all applicable building, development and fire codes prior to issuance of any grading, building, or occupancy permits. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities. The project has been designed to ensure that all setbacks have been met and that light and air access is available to the extent possible. In addition, the construction will be required to conform to all state energy efficiency codes as well. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All required easements and dedication are required as Conditions of Approval. 8 The subdivision is consistent with the City's parkland dedication requirements (Quimby). The subdivision is consistent with the City's parkland dedication requirements (Quimby), because payment of Quimby fees will be required prior to issuance of a building permit. Home Product Review /Development Plan (Code Section 17.05.010.F) The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City. This application is accompanied by a Tentative Tract Map 36295, General Plan Amendment and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project has been designed to ensure compliance with the General Plan and all applicable requirements of State law and other Ordinances of the City. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The project is consistent with all applicable building, development and fire codes, which include provisions to safeguard the health, safety, and general welfare of the community. Zone Change to PDO The proposed Zone Change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code. This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and General Plan Amendment from VL -Very Low Density to L -Low Density Residential. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. The proposed use is in conformance with the goals, policies, programs, and guidelines of the elements of the General Plan. The proposed Zone Change and associated applications are in conformance with the General Plan and all applicable requirements of State law and other Ordinances of the City. General Plan Amendment The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan. This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and Zone Change to a PDO. The General Plan Amendment and Zone Change to a 9 PDO establish the density and design framework for the proposed cluster subdivision development, The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project design is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. The proposed amendment will not have an impact on the character of the surrounding area. The proposed General Plan Amendment will not have an impact on the character of the surrounding area because it has been designed as a conservation /cluster development to provide a transition between high and low density development within the rural Nicolas Valley, The proposed development will preserve approximately 13 acres of a the 25 gross acre site, and provide additional trails and preserve habitat. In addition, the General Plan Amendment is accompanied by a Home Product Review Application that has been reviewed and conditioned to provide homes of a high quality design via appropriate massing, roofline variation, high quality and varied materials, and floor plan square footage consistent with existing development in the surrounding area. ATTACHMENTS Vicinity and Aerial Maps Plan Reductions PC Resolution (General Plan Amendment) Exhibit A - CC Ordinance Exhibit B - Proposed General Plan Designation Map PC Resolution (Zone Change to PDO) Exhibit A - CC Ordinance Exhibit B - Planned Development Overlay PC Resolution (Tentative Tract Map 36295) Exhibit A - CC Resolution Exhibit B - Draft Conditions of Approval PC Resolution (Home Product Review) Exhibit A - CC Resolution Exhibit B - Draft Conditions of Approval PC Resolution (Mitigated Negative Declaration) Exhibit A - CC Resolution Initial Study Mitigation Monitoring Plan Public Correspondence City Response to Comment Letters (SCAQMD and DFG) Nicolas Valley Proposed Densities Notice of Public Hearing 10 F� 5 1t 1\ : s 1II: v • 1 Project Site If • G • • I Y 500 \ 111 //)->{; i I NI i ;!r 1* • J / 1.000 • ins t io t • moo 4 , 1 // h,l i \ 11L • • • • • 4 La • n N I 11 • l Feet , I_ :[1 J • I PA10.0145 I City of Temecula 1989 0 500 1,000 PA 10 -0145 2,000 This map was made by the City of Temecula Geographic Information System. The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County The City of Temecula assumes no warranty or legal responsibility for the Information contained on this map. Data and information represented on this map are subject to update and modification. The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale. Feet V)CJNIT_ MAP NOT f0 _GALE PROPERTY OWNER 0110711 C. STEvEGAI.v12 .10533 CHAPARRAL DIMS: 1[111101. A, CA 96 P11 9090553339 FAX 951- 3029401 ?XHIRIT PREPARED By filchm U VALDII, PE 31905 T 07..004 PANMIAY, SUITS 129 TFIIDA:01A CA 92502 P11 9 91 29331130 FAN. 89853 7.1390 PROJECT DATA 741 GROSS ACREAOE 25.0 01:1160 NET ACRCAGC 22.0 AER1 41■57 GIN, PIANOL5G VU EXI51, 74)9.50 K PROPOSED 2ON:NG P4.10 DE, PROPOSAL n7 Il0ME0hT ASSESSOR PARCEL NUMBERS ':4711 1 70•9.' )4511 /0C 2, 060 170030 9574 - /071::15 057 170.030 THOMAS BROTHERS COORDINATES PA':E 1 1011 ( :Ill0 02 12(X 1 5 74:1,0».: UTILITY PROVIDERS WALCOTT LANE £.06 1910':1\' 5001)004 CALIfONNU EUISOM 70717741 610004 CA1.1400104. WAS r.. RANCII0 CAI 114)0441 WATLR SE\SER: CA5IERNl.kMICIPN.. *mug )3 7IUC NAT GAL T4E GASCOMPAII74 CAOLE IV 67.QON NAN.18,OEscNTIA)h DM,1 1 141, 111 RDPSGISL 10 CITY 171 RIVOW 5112910 TENTATIVE TRACT MAP 36295 A SUBDIVISION OF A PARCEL I OF PARCEL MAP 7911 ON FILE IN BOOK 36 AT PAGE 43 OF PARCEL MAPS TOGEI "HER WITH PARCELS 1 THROUGH 4 OF PARCEL MAP 10891 ON FILE IN BOOK 94 A PAGES 77 & 78 OF PARCEL MAPS, RECORDS Op RIVERSIDE COUNTY TOWNSHIP 7 SOUTH. RANGE 2 WEST NOTES: 1. t1 FN (1 SEE SHEET 3 LaM11RNkpIWO MMAIMOUSCAMM EXHIBIT "A" TO — 0011(0107[ ClIIfl611DfuwUWk INDEX MAP *1 79INI NOI TO SCA_I1 ND 11 )n �KFMYINI 60NDu[Y6(1b66DIR6 — BUTTERFIELD STAGE ROAD CITY OF TEMECULA STANDARD 1OOA 1 1D `n EE SHEET 3 14 .5A11EO A 1045101 BASf COW11 W 007 4 O WOIW 03,4 007 LO \IfA!1145NfRA01 CONUIM1C0W016 u AN II 11115611E IS \'SCANI AMIUNNPDOVED 21 0) war ADC SO. 141KiOVi:MEIl114 0114.1..4. L(ACI l YIELDS OR nTRUC TURE6 Oh' TIII6!,II E 31 nits TEN1A11YE MAP 154.1.0 N* 1I IC CMTAE GONIlGUO\R (M'NCRSIP740 111E LAND 01510471 6) SOURCE TOl0006RAPulT RCWD 2' GON:ol« INn 1154 1LONT1 TO/40 7) FR07410115 NOI SUMS! 10 LIJIIEFAC 0111050114ER060(CGC 1.0124805 AND 1S 401 .1114114 A SPEC IAL SIIIDI(S 2011E 9) PIIOPFRTV10 NO 411F:C4*.01LISOATION, OR C1.000 /MEMOS 8) P.1)110PLAIN UE010I1A11114 I:I L5 *F ILA WATER 071)017 FIES ARE 00. T4E PRF.UMJNAl1Y WA tut CJNAr9Y MANAGEMENT 744. DATE: NOVEMBER 2009 CONCEPTUAL PLOTTING PRIVATE STREET CROSS SECTION CITY OF TEMECULA STD. 104B (MODIFIED) offik A CONSERVATION COMMUNITY PA 10 -0145 SHEET 1 OF RICHARD VALDEZ, P.E. CONSLI ,_TING CIVIL E_NGINELD, *Mt NICOLAS5 VALLEY SCCONOARY 011PANCE uO ALENr rrltl M.Y Lot Ar Nf ' LOI IJ PROP " WA SwAiC f � 41 irr t.J1teliJ ti rua AM NOAL1 /NAV UrAl2V CASEUENr 1 HY r 9NJl f6 WAIT ROA0 PArDC OWN :xuoN ) I r I6 sat NI r L+ [•n , air LOr !J! 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BUTTERFIELD STAGE ROAD f:RAI'4I1C SCATS t t� PARCEL 1 OF PARCEL MAP 7911 ON FILE IN BOOK 36 PAGE 43 OF PARCEL MAPS TOGETHER WITH PARCELS 1 THROUGH 4 OF PARCEL MAP 10891 ON FILE IN BOOK 94 PAGES 77 & 78 OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY A4 eA .Par CALAEtLARA00TA PN 7- `( 1 /19 95J- 11J TENTATIVE TRACT HAP 36295 ra ,11 ;7791 191 74,0 • VAN ROAD A•'. roeurumlry EASFNENr VISTA DEL MONTE ROAD .ry nN(q�a•! . 741/22 ' A+N 957- I70•072 • !IESJ T; == - .r 9.A•L' u.1 w:ra.rool• NaVA2 20000 Pu6L.0 urutr EASEMENT , 1140..11:2 , 3 9aJ -I11Nt NI LEGEND ws.r9 n RICI MRD 1. VAW)1•`L,P 3 t¢KLNA PNOPLT; 9199 020 (9 )6f o-3930 IN, (639) 537 -1396 DATA TABLE 6'A CALL'ULAIIONS 020 Orlin 'Mill El 61 04O'CAIE5 RECESSED k LANOSCAPE 90- R£2'NRON CELLS SHEET 2 OF 3 IN001 TES LOGIILW OF PROPOSED riff IIrDRANr PNRCAIES RE/AMWLC. RALL H -3.0 / LYIACA775 RESr0CNO ACCf55 CURVE RADUIS DATA TABLE RERS61S 9 N .OE5 ON- STREET PARRMO SNAIL NO1 RE PENMI *E0. 1rlIN9 0010612 A03.. 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Utat m,uA1 MAILBOX CLUSTER SECTION AT BUT1ERFIELD ROAD 1/4"= 1/4 "= 1'-0" LANDSCAPE MASTER PLAN fOR� TYPICAL SECTION AT INTERIOR STREET WALCOTT AND BUTTERFIELD WALCOTT INVESTMENTS LLC CITY OF TEMECULA n't'.o0011 f • I/4 "= SECTION AT WALCOTT LANE YAaMEJ 11.00113.0t tWAY ACCESS TIN IO1CO&POSE0 GAArIRI SECTION Al PROJECT ENTRY 11.5 1 5 I1,5' I n�ernpAt I WOO U,ro,xab 6' gh SECTIONS AND ELEVATIONS SHEET2OF4 . vwWm, r.A,l = 1'-0 I/4" 1'.O' to it. TYPICAL FRONT YARD AND ISLAND LIFT STATION- SECTION LANDSCAPE MASTER PLAN FOR: MO v. - w rues.,. PRIVATE DRIVE L C' WALCOTT AND BUTTERFIELD WALCOTT INVESTMENTS LLC CITY OF TEMECULA rl r(IrdrPOIAI PtANI LK41411 .1TPXG1 FRONT TAR) NIT) AI ANO n ANIDK. ro nr.ra+ �� �e1 evc�u« .+aoc• .r + r. ie..M via n. 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(OS FOCrL TREE "'NIbQLAS VALLEY" SEC O1bA$Y _Iy1OHUMF H Scale: 1 "= 10' NORTH ELEVATION PROJECT IDENTITY MONUMENT PER SPECIFIC PLAN: STONE VENEER PILASTER, RUSTIC WOOD BEAM WITH ENGRAVED TEXT AND INLAYED LOGO PER SPECIFIC PLAN D.G. TRAIL INFORMATIONAL KIOSK WITH STONE VENEER STONE VENEER WALL WITH WOOD BENCH Scale: 1 /4 "= 1'-0" CITY OF TEMECULA Dowd f1FAUWT PSSDCWFSvc 951 796 3A J PI AN VIFW PICNIC AREA WALCOTT INVESTMENTS LLC Scale: 1 "= 40' NORTH PLAN VIEW - ENLARGEMENT Gl Scale: 1 "= 10' NORTH 1 296 3430 x CITY OF TEMECULA ...,..,,,.cn .(7171. 7.10171(77,41:71 WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909 - 855 -3338 Contact: Steve Qalvez •. .17 t,c yr- -o• 4.34 Scale 1/4 1 0 STREET SCENE Butterfield & Walcott T.T.M. 36295 Job / Feb. Dote: June 22, 201 17, / 1 7, 7.011 / Mor. 2. 2011 KEVIN L. CROOK" ARCIIITECT INC` PLAN 2BL PLAN 2AR PLAN 3AL WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S IRA3G9, Temecula, CA 92592 Ph: 909 -855 -3338 Contact s c i S1�8c 0 cz 24x38 „ 104404 10 PLAN 1 BL PLAN 3AR PLAN 1 AL PLAN 2AR PLAN 1 BL STREET 'C'REAR SCENE LOTS 1 -12 Butterfield & Walcott T.T.M. 36295 Job 0: 09037 Date: June 22, 2010 / Feb. 17, 2011 / Mar. 2, 2011 '_ LI • • PLAN 3BR PLAN 2AL PLAN 1BR PLAN 2BL of Kevin L. Crook Architect, Inc. 1 'I n M7. CA 4 IIN.N i0/q pD• i� ON) MO -100 .. qt .-10 , 00 OVUM AT wARCTO dwANOND CRAFTSMAN ROOF PLAN PITCH 5:12 SPANISH ROOF PLAN PITCH 4:12 .� j .-140-CUT =OM AT BWLVICEO 6EVAL00 WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, C A 92592 Ph: 909 -855 -3338 Coma Stev .G llvez 24* 6 scow: I/4 .1 •-O' BEORM. 1 nays BEDRM 9 WA!, � O } P 1 T.. ry DEECK Itt i t,11 1 BOP-OUT OCCURS AT ENHANCE() ELEVATIONS 11111 1111 111 M BEDRM. n.mw BEDRM 4 Hero SECOND FLOOR PLAN PLAN 1 Butterfield & Walcott T.T.M. 36295 Job 1: 09037 Dote: June 22, 2010 / Feb. 17, 2011 / Mor. 2, 2011 FAMILY 0 2 AREA TABULATION N00 nom AKA QIM ORES M a KAM ot GARAGE ,r•no►x e%. »a da I rt. !! ,, DE � CK NOOK SAS+ FIRST FLOOR PLAN Air KITCHEN DINING PORCH fi v g E KEVIN L. CROOK 17 ARCHITECT 'f .1E INC RIGHT ELEVATION 31938 T m CO INVESTMENTS, LC Ph: 909 - 855 -3338 Contact: Steve x1 � IIVCT. 246 Sqd. • I /4'1•1' —a LEFT ELEVATION FENCE LINE 'SPA :� i a po, n.xww I' %nax aMMI Mx V.•4 Yxl•• axrenwxwAn. n M,M fiOinau,WlwI1W 111 Al MM. .3 MU u, LIM FENCE PLAN 1 SPANISH Butterfield & Walcott T.T.M. 36295 Jo 09037 Dale; June 22, 2010 Feb. eb. 17, 2011 / Mar. 2, 2011 LINE REAR ELEVATION FRONT ELEVATION JLE GI.3ERL17FC[EEMEH T _ KEVIN L. CROOK I ARCHITECT ' INC. 3 FENCE LINE PARTIAL LEFT ENHANCED ELEVATION W $LCO t LLC Ph: 909 -855 -3338 Contact: Steve Cialvcr. I107 Scor. I/8 -I' -0' 2406 Sale. 1 /4 -1' -0' PENGE LINE 10 11 seams REAR ENHANCED ELEVATION PLAN 1 SPANISH ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 3 6295 0 Dote: June 22. 2010 / Jop Feb. e 1 2011 / Mar. 2, 2011 ___FEI'CE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK ARCHITECT 1! INC. ,A 1 PARTIAL LEFT ENHANCED ELEVATION W A C O L T P INVESTMENTS, A� A 2 9 Ph: 909 -855 -3338 Contact: Steve C.iaivez 11x17 Score: 1/8'.1' -0' 24 r, Scow 1 /4' -1' -0' MI I REAR ENHANCED ELEVATION PARTIAL RIGHT EHNACED ELEVATION po MIS FENCE ONE o PLAN 1 SPANISH OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 4).19: Date: June 22, 2010' / Mor. 2. 2011 ' 1111111111111 1 FENCE ONE PARTIAL LEFT ELEVATION REAR ELEVATION FENCE LINE PARTIAL RIGHT ELEVATION KEVIN L. CROOK' ARCHITECT 1 INC. f u. =ENCF. WALCOTT INVESTMENTS, LLC 31938 Temecula Pkwy S #A369, Temecula, C'A 92592 Ph: 909-855-3338 Contact: Steve Ga Ivez 1 lx• 7 State 1/8 24 ,418 Seal. 1/4 RIGHT ELEVATION =ILIUM'S SWISMA • i llif • -- Ito A.- • —_--- • LITT ELEVATION lffll 111 soutiotimmo I Jour' ;E 'CRAFTSMAN" tt.vr.ettftaN MO WI mum !Fifirfl!FIF PLAN 1 CRAFTSMAN Butterfield & Walcott T.T.M. 36295 ,Job j: 09037 Date: June 22, 2010 / Feb. 17, 2011 / Mar. 2, 2011 REAR ELEVATION FRONT ELEVATION JM OM Ink. KEVIN L: CIE001 ARCM rrecT INC. FENCE LINE PARTIAL LEFT ENHANCED ELEVATION 31938 T P S E #A3 Temecula, h 92 9 Ph: 909 -855 -3338 Contact: Steve Ga lvcz 11x17 Sce le• 2404 Sear 1/4 .1' -a• - :it= s _' . ..# 'ii. ri -- = _= ms. s ---: us >LS`tiurasii- v iW,54%; sse�4il�: 1 II FENC.? IJNE PLAN 1 CRAFTSMAN 111 REAR ENHANCED ELEVATION ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 x1 Date: June 22.2010/ JO eb. 0' % . 201 Ada• . 2, 2011 HI FENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK I ARCHITECT INC. T DEL' t' AGatJ. i SYST..Yt:J'S.'.. _Z .CS •T • FENCE LME PARTIAL LEFT ENHANCED ELEVATION REAR ENHANCED ELEVATION WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909- 855 -3338 Conta Steve Qa 1107 2444 Saal• : t/4 -1' -4' Hon FENCE LINE PARTIAL RIGHT EHNACED ELEVATION 1111111111 - � Y FENCE .._ PLAN 1 CRAFTSMAN OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 o¢ 1 Dote: June 22. 2010 J / Feb. 17. 09037 2011 / Mor. 2. 2011 PARTIAL LEFT ELEVATION REAR ELEVATION FENCE LINE PARTIAL RIGHT ELEVATION KEVIN L. CROOK ARCHITECT ..... TUSCAN ROOF PLAN PITCH 4:12 I IMA AT ........ . INWY. I JVATM CRAFTSMAN ROOF PLAN PITCH 5:12 WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369. Temecula, CA 92592 Ph: 909-855-3338 Contact: Steve Galvez 11x17 Scala: 1/8". I' —O' 24,36 Score: 1 /4'. l -n• M B!ORM. wev1e BEDRM. 2 OW• BEEORM. 3 WAY SECOND FLOOR PLAN POP -OUT OCCURS AT ENHANCED ELEVATIONS M BATH BEDRM. ! �.ner BEDRM. 4 PLAN 2 Butterfield & Walcott T.T.M. 36295 Job _ �{' 09037 Dote: June 22, 2010 / Feb. 17, 2011 / Mor. 2, 2011 C OPTT.. D ia 3 , •O ' 1 FAMILY 7 GARAGE lam& �! AREA TABULATION 1I0011 A. =OW MOOR WA aA'u ar' ota m w n. 2— q nn Kr ' »n NOOK FIRST FLOOR PLAN •a L VI4G KITCHEN DINING rave f PORCH 1 4 H ti KEVIN L. CROOK ' 1 R ARCHITECT 1 p. o ' 4 � . 5�fC�t7l.tl ^� �� 2ti�C"' . = _�� - ttL� •'17... ` *.�L' FENCE LINE WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909 -855 -3338 Contact: Steve Galvez 11,07 Scots : 1/8' -1' -0' 2406 Scola: 1/e'..1• -0' RIGHT ELEVATION W.I. :r - _ se r.- 1 0: :6 47r F� ai m1: •.- = LEFT ELEVATION i SAINDLMOI wmarrow Lar+• U. uw WOW' rilY1LL/ f ENGE LINE IWYTOIM MOM broom "CRAFTSMAN" :niw W .0.."nn.". MI .am .>1111ML.1 IISMn. t"V AM. SP01.1 PLAN 2 CRAFTSMAN Butterfield & Walcott T.T.M. 36295 Joy J: 09037 Date: June 22. 2010 / Feb. 17, 2011 / Mar. 2, 2011 11 FENCE REAR ELEVATION mai am• �s:a•.irra: xi h ' I L ] IMN $R$ flil it hl �' l� a 1 (�1jirW►I�I ill�iii il� b�u . G I '_ -- �_ �•TS.i�.�'SlS'.� FRONT ELEVATION KEVIN L. CROOK ARCHITECT INC. f FENCE LINE PARTIAL LEFT ENHANCED ELEVATION WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909 -855 -3338 Contact: Steve Galvez 11.17 scow 1 /e'.1' -0' 24 16 scow 1/4 -1' -0' FENCE LINE REAR ENHANCED ELEVATION PLAN 2 CRAFTSMAN ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 oy J: 09037 Dale: June 22. 2010 J eb. 17, 2011 / Mar. 2, 2011 FENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK'1 ARCHITECT R INC. ib mu_ PARTIAL LEFT ENHANCED ELEVATION REAR ENHANCED ELEVATION WALCOTT INVESTMENTS, Temecula, • A n 2 Ph: 909 -855 -3338 Contact: Steve calm 11x17 Scone: I/8.1 —0 2036 Scow: 1/4 - -I'—e r 1 FENCE .. M PARTIAL RIGHT EHNACED ELEVATION 1 FENCE LINE PLAN 2 CRAFTSMAN OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 90 Dote: June 22, 2010 / Jop _ b. 0 17, 37 2011 / Mor. 2. 2011 PARTIAL [.EFT ELEVATION REAR ELEVATION FENCE LINE PARTIAL RIGHT ELEVATION KEVIN L.CROOK I ARCHITECT I i INC. 1 1.R . FENCE WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, C A 92592 Ph: 909-855.3338 Contact: Steve Qal.Vez 11217 Scab: 1 /a -0 24236 SWa t /1'. 1'-O• RIGHT ELEVATION LEFT ELEVA'T'ION N -1 - u�svn! ■• FENCE SOON Ut tV IS 141 CI PLAN 2 "TUSCAN" FENCE • /1^' m.ua MaNIC MIL MIL mi Oft u.u�•:ii.nw,uau, unvvaia a -TUSCAN Butterfield & Walcott T.T.M. 36295 Job • 09037 Dale: June 22, 2010 Feb. 17, 2011 / Mar. 2, 2011 LINE REAR ELEVATION FRONT ELEVATION ASE MI IIa nogg , ► iria0►4l" i�f ra rr1 {Nri�l �p� rr ; MM rW wr rlr {jug r�irul�rl poi _ +� - i14 _.40X01. , ,0i:1' 1*l es vim. KEVIN L. CROOK ARCHITECT INC. 0119 FENCE LINE PARTIAL LEFT ENHANCED ELEVATION WALCOTT P INVESTMENTS, S A3 1 Te me c u a, 9z v Ph: 909 - 855 -3338 Contact: Ste Calm 2400 S cale: t /4 "..e -0' FENCE LINE REAR ENHANCED ELEVATION PLAN 2 TUSCAN ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 Jupj: 0'5'/ Dote: June 22. 2010 �� eb. 1 2011 / Mor 2. 2011 FENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK I ARCHITECT INC fAlfalaWrio PARTIAL LEFT ENHANCED ELEVATION REAR ENIIANCED ELEVATION WALCO 1 LL Ph: 909 -855 -3338 Contact: Steve Qalvcz 'Sal/ Scob. 1 /e - .1 24,56 Scan 1 /4' -1' -0' 72 Kt Ali FENCE L'NE PARTIAL RIGHT PLAN 2 PARTIAL LEFT ELEVATION EHNACED ELEVATION TUSCAN OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 b : 0J0 Date: June 22. 2010 ` eb. 17, S7 2011 / Mar. 2, 2011 REAR ELEVATION FENCE L.NE PARTIAL RIGHT ELEVATION KEVIN 1.. CROOK ARCHITECT ..^ INC.Ui Esq.! TUSCAN ROOF PLAN PITCH 4:12 SPANISH ROOF PLAN PITCH 4:12 WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, INVESTMENTS, 92592 Ph: 909-855-3338 Contact: Steve Galvez nxn Score: 2406 Goole: I by- I• -O• O LOFT SECOND FLOOR PLAN OPT. DECK awn POP -OUT OCCUR ENHANCED ELEV. YYYGGG a PLAN 3 Butterfield & Walcott T.T.M. 36295 Job #: 09037 Dote: June 22. 2010 / Feb. 17. 2011 / Mor. 2, 2011 KITCHEN BEDRM 5 AREA TABULATION IASI ROM MLA ,0.90 AMR MU AUL (RYA MAL ort i v m m n —n wpm IgpR 3V -D FIRST FLOOR PLAN OPT. DECK FAMILY WAWA. DINING erwa LIVING PORCH 2 KEVIN I.. CROOK'I ARCHITECT { INC` kX 1_1 Lq v. W PENCE llj�`I � "tli LINE tht I11 WA Temecula INVESTMENTS, S E S6 M m nS 2 9 Ph: 909.855 -3338 Contact: Steve Galvez ltxt) Seals: I/8 •t — 2400 Seitbr '/4-'-0 ' RIGHT ELEVATION LEFT ELEVATION 1IaM�f KKKI Krl•U iit'+ YL CVc� uKY1 _ y� sf ' ii i --- c �� '� IGe11117 PLAN 3 SPANISH Butterfield & Walcott T.T.M. 36295 ob F Dole: June 22, 2010 J / eb_ 0 803 7 17, 2011 / Mot 7. 2011 REAR ELEVATION III I' .Y0.1 1!1';G FRONT ELEVATION KEVIN L. CROOK " ARCHITECT INC. 1 Costa S ; ev g Cj Ivez 2 SSeek: I/4 -1 —O F ENCE LI PARTIAL LEFT ENHANCED ELEVATION WALCO 11i TT INVESTMENTS, L z 2 Ph: 909455 -3338 f8NCE LINE F REAR ENHANCED ELEVATION PLAN 3 SPANISH ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 A.19.. Dote: June 22. 2010 Job / . / Mor. 2, 2011 FENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK 1 ARCHITECT '1 INC. ii v 1.1j itt 104 • 111 1 11 11111 II FENCE LINE ILywo40 PARTIAL LEFT ENHANCED ELEVATION REAR ENHANCED ELEVATION WALCOTT 8 T e m ec ec u , a Pl INVESTMENTS, A , eeculla. 92 9 Ph: 909 -855 -3338 Contact: Steve calve 11)07 .Stale: 1/8 2036 Stele: I/4•. -0 1 IIIIIIIII_ FENCE L',\E 1 PARTIAL RIGHT EHNACED ELEVATION PLAN 3 SPANISH • ,i1r °l1 11i;iJ pal –';11i1111111 pipit porter-, — 111111 111111 FENCE LINE OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 y • Date: June 22. 2010 eb. 1 37 2011 / Mar. 2. 2011 PARTIAL LEFT ELEVATION REAR ELEVATION I „ ��� IIIIIIIIIIIIIIIIIIIIIII FENCE LINE PARTIAL RIGHT ELEVATION KEVIN L. CROOK ARCHITECT INC. ,t v,. FENCE 41 11/101 - 1 1 11 ' u RIG11T ELEVATION 1 It I 11 1 iN IR LINE WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909- 855 -3338 Contact: Stove Galycz 1 1x17 $cup: 7txg6Swp: t/1'.1• -0 LEFT ELEVATION xULYAuoln tmw auw 1gt16t m ai r3 _ "TUSCAN' vis ■um irnt ...n :741. WAVViariri 1000. 00.00000“alla `w: ur.. ercwl rvn..anni PLAN 3 TUSCAN Butterfield & Walcott T.T.M. 36295 Date: June 22. 2010 F 2011 / Mar. 2, 2011 FENCE REAR ELEVATION 40:. :Jan - mu um llimm 0:545184, s 2 is P re . a�' ■ Af ��A ■A■ ■A■ � � wawa( ril ' i,' 1!ll,A Mlthflkk!lRImmtN!!!< RV .� FRONT ELEVATION a KEVIN L. CROOK ARCHITECT t ., .,,. INC. - frAt ifai FENCE LINE PARTIAL LEFT ENHANCED ELEVATION WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula. CA 92592 Ph: 909 -855 -3338 Contact: Steve Cialvez 11..1' Scow 1 /8'41' -U' 24..36 Scut.. 1/4'.•1' -6' FENCE LINE REAR ENHANCED ELEVATION PLAN 3 TUSCAN ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 • Dote. June 22, 2010 Job / eb. 1 37 2011 / Mut. 2, 2011 FENCE VNE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK'1 ARCHITECT if a 1 F4 }►ter cc'GE LAE PARTIAL LEFT ENHANCED ELEVATION REAR ENHANCED ELEVATION W 8 T CO u 1 1 "T P INVESTMENTS, L Ph: 909455 -3338 Cont It Steve Galvez Z4 36 Scot,: i /o'et' —O' rirobroggi fArglitiv PARTIAL RIGHT EHNACED ELEVATION 01 F ENCE PLAN 3 TUSCAN OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 Jo • 00 Date: June 22, 2010 / b eb. 0 17, 37 2011 / Mar. 2. 2011 AMA Warion PARTIAL LEFT ELEVATION 1 • REAR ELEVATION FENCE LINE PARTIAL RIGHT ELEVATION KEVIN L. CROOK�1 ARCHITECT 1 INC. V PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0148, AN AMENDMENT TO THE GENERAL PLAN TO CHANGE THE LAND USE PLAN MAP FROM VERY LOW (VL) DENSITY RESIDENTIAL TO LOW (L) DENSITY RESIDENTIAL" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on November 16, 2011, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: General Plan Amendment Application No. PA10 -0148 is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project design is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed amendment will not have an impact on the character of the surrounding area; The proposed General Plan Amendment will not have an impact on the character of the surrounding area because it has been designed as a conservation /cluster development to provide a transition between high and low density development within the rural Nicolas Valley. The proposed development will preserve approximately 13 acres of the 25 gross acre site, and provide additional trails and preserve habitat. In addition, the General Plan Amendment is accompanied by a Home Product Review Application that has been reviewed and conditioned to provide homes of a high quality design via appropriate massing, roofline variation, high quality and varied materials, and floor plan square footage consistent with existing development in the surrounding area. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Specific Plan Amendment Application, PA10 -0148: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the General Plan Amendment and associated applications, as described in the Initial Study ( "the Project "). Based upon the findings contained in that study, City staff determined that there was no substantial evidence that the Project could have a significant effect on the environment and a Mitigated Negative Declaration was prepared. B. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration as required by law. The public comment period commenced on August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. Three written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the November 16, 2011 public hearing, and based on the whole record before it finds that: (1) the Mitigated Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial evidence that the Project will have a significant effect on the environment; and (3) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0148, General Plan Amendment. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16 day of November, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16 day of November, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary ORDINANCE NO. 11- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0148, AN AMENDMENT TO THE GENERAL PLAN TO CHANGE THE LAND USE PLAN MAP FROM VERY LOW (VL) DENSITY RESIDENTIAL TO LOW (L) DENSITY RESIDENTIAL (APNS 957- 170 -032 THROUGH - 036) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On November 16, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on November 16, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Project hereby finds, determines and declares that: A. The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project design is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed amendment will not have an impact on the character of the surrounding area; The proposed General Plan Amendment will not have an impact on the character of the surrounding area because it has been designed as a conservation /cluster development to provide a transition between high and low density development within the rural Nicolas Valley. The proposed development will preserve approximately 13 acres of the 25 gross acre site, and provide additional trails and preserve habitat. In addition, the General Plan Amendment is accompanied by a Home Product Review Application that has been reviewed and conditioned to provide homes of a high quality design via appropriate massing, roofline variation, high quality and varied materials, and floor plan square footage consistent with existing development in the surrounding area. Section 3. The City Council hereby amends the existing General Plan on file with the City of Temecula City Clerk's office. Section 4. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 5. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 6. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 11- was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , , the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk �- ARV 91rN0 -990 77I 7711 Pot 71413 1 1 - ` - - - - PAN 997`364 31- 1222 ii 249 MN Y4Y.770 -05 -49-33/411 BUTTERFIELD STAGE ROAD P007,31:7 3-3.3 A6N 992- 3 GENERAL PLA1V EX1111317' Low (L) Density Residential 1 w • 0, . 1 /9! kA -J ANY 947•07 22 49 2642 97 -00 -088 23 4079 1 lR I 77N 97-170-080 1 APPLICANT. 04033 4/0 51(30 040(1 (( 0511 02344474 24634 LIEN: 933 -170 -017 -110 -051 v3 937-170-071 % 170 -023 9.1- 110 -os 4HA1 WALE A9 s•,r 7 117101 4 .m092 HILT IAHU I. YAI.UI +I., I. Ft —� 51602 H4:NU 0234922. I1» I Y 19111 NeM (5 (1 1 ) 2341 2 3 1 .,1 1.4 (803) $31 -1)10 ENCINPI R: 1 93 , 5014220. RI .V1f 223( PMMH4V, 51✓• 179 c. l.1- 791 - 4910 JHLL I 1 OF 2VIy(;A1(5 03CCSS9U LA: AL DFSCRIPJEW: pA � ( �251�edw w02124 04 1 22420426 � 4220)3 (4 2� 09(0( 239007 M 460.413(5 70 30 04 0323 34 22 0300905 3 Oad9 * 7 <O A 34220 011,S PAW. 363 79051 j'ROJECT DATA: (03465 0(5477•200( . (05040 U VI<M'I 1052320 •06044 1106 0280312100' 03 39060540 &37(A■ 0101 0(56 44401 6za (4242)300.741 630,0510 1.110 2150 $6l ( 12409 • 01907694 20244 0055 ARCA 23 0 4025 4300400. 9 10111 242 4034 70 4(Ar5 (96(100 511 O9N(R , ( 45622 CC CCORTC ROYAL T(HCCIM. CA 92592 PH: (909) 655 -3330 PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0147, AN AMENDMENT TO THE DEVELOPMENT CODE FOR A ZONING MAP AND TEXT CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL TO A PLANNED DEVELOPMENT OVERLAY (PDO) BASED ON THE STANDARDS OF THE LOW (L) DENSITY RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A CLUSTER DEVELOPMENT" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on November 16, 2011, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: Zoning Map and Text Change Application No. PA10 -0147 is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed zone change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and General Plan Amendment from VL -Very Low Density to L -Low Density Residential. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed use is in conformance with the goals, policies, programs, and guidelines of the elements of the General Plan; The proposed Zone Change and associated applications are in conformance with the General Plan and all applicable requirements of State law and other Ordinances of the City. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Zone Change Application, PA10 -0147: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Zone Change and associated applications, as described in the Initial Study ( "the Project "). Based upon the findings contained in that study, City staff determined that there was no substantial evidence that the Project could have a significant effect on the environment and a Mitigated Negative Declaration was prepared. B. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration as required by law. The public comment period commenced on August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. Three written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the November 16, 2011 public hearing, and based on the whole record before it finds that: (1) the Mitigated Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial evidence that the Project will have a significant effect on the environment; and (3) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0147, Zone Change. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16 day of November, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16 day of November, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary ORDINANCE NO. 11- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0147, AN AMENDMENT TO THE DEVELOPMENT CODE FOR A ZONING MAP AND TEXT CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL TO A PLANNED DEVELOPMENT OVERLAY (PDO) BASED ON THE STANDARDS OF THE LOW (L) DENSITY RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A CLUSTER DEVELOPMENT (APNS 957- 170 -032 THROUGH -036 THE CITY COUNCIL OF THE CITY OF TEMECULA DOES ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On November 16, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on November 16, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Project hereby finds, determines and declares that: A. The proposed zone change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and General Plan Amendment from VL -Very Low Density to L -Low Density Residential. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed use is in conformance with the goals, policies, programs, and guidelines of the elements of the General Plan; The proposed Zone Change and associated applications are in conformance with the General Plan and all applicable requirements of State law and other Ordinances of the City. Section 3. The City Council hereby amends the Development Code, Section 17.22 - Planned Development Overlay (PDO) Zoning District on file with the City of Temecula City Clerk's office. Section 4. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 5. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 6. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 11- was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , , the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk 17.22.230 Title. Sections 17.22.230 through 17.22.242 shall be known as "PDO -12" (Walcott Estates Planned Development Overlay District). (Ord. 11 -XX, 1 § 2 (Exh. A (part))) 17.22.232 Purpose The Walcott Estates Planned Development Overlay District (PDO -12) is intended to provide regulations for a rural style, transitional development with liberal open space. It is the intent of the city to create special regulations that will combine open space with clustered small -lot single - family residential product to conserve open space and drainageways and serve as a transitional development between medium density single - family residential areas to the south and large lot rural properties to the north. (Ord. 11 -XX, 1 § 2 (Exh. A (part))) 17.22.234 Relationship with the development code and citywide design guidelines. A. The permitted uses for the Walcott Estates planned development overlay are described in Section 17.22.236. B. Except as modified by the provisions of Section 17.22.238, the following rules and regulations shall apply to all planning applications in the area. 1. The citywide design guidelines that are in effect at the time an application is deemed complete. 2. The approval requirements contained in the development code that are in effect at the time the application is deemed complete. 3. Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete. (Ord. 10 -XX § 2 (Exh. A (part))) 17.22.236 Use Regulations The Walcott Estates planned development overlay district (PDO -12), located between Walcott Lane and Butterfield Stage Road, is intended to provide for the development of forty-five single family detached homes on fee owned Lots, on 25.13 gross acres, with a proposed density of 1.8 dwelling units per gross acre. The proposed project is comprised entirely of private residential land uses designed to enhance housing opportunities, consider natural features, incorporate private and common open space, private recreation, and develop a common community theme. The project will provide housing opportunities consistent with the City's general plan policies in response to local market demands and will provide for a visually pleasing environment through adaptation of Residential Development Standards PDO -12 LOT AREA Minimum Lot Area 4,500 square feet Maximum number of dwelling units per gross acre 2.0 LOT DIMENSIONS Minimum average width 45 feet Minimum average depth 100 feet BUILDING SETBACKS Minimum front yard' 15 feet Minimum corner side yard 10 feet Minimum interior side yard 5 feet supplemental performance standards that have been provided to ensure transitional compatibility with adjacent neighborhoods. 17.22.238 Development Standards The residential component shall comply with the development standards set forth in Table 17.22.238. The maximum residential density shall be two units per gross acre. Table 17.22.238 Residential Development Standards Walcott Estates Planed Development Overlay District Minimum rear yard 20 feet Minimum building separation 10 feet OTHER REQUIREMENTS Maximum Building Height 35 feet Notes: 1. A minimum of twenty (20) foot setback is required to face of garage door 17.22.240 Project setting A. Setting and Location. The Walcott Estates Project is comprised of 25.13 gross acres situated between Walcott Land and Butterfield Stage Road, at the intersection of Butterfield Stage Road and Vista Del Monte Road. Walcott Lane is a paved, two lane road along the frontage of the property and Butterfield Stage Road only exists as dedicated right of way. The existing right of way for Karen Lynn Lane will be vacated as a part of this project. B. Existing Site Conditions. The property consists of undeveloped land. Topographical relief ranges from a high elevation of 1365 on the northern portion of the property, to a low elevation of 1258 near the south western portion of the property. An existing watercourse traverses the southern portion of the property, flowing from east to west. C. Surrounding Land Uses and Development. A tract of single family homes exist to the south of the project, large lot agricultural lands exist to the east, and rural properties lie to the north and west of the subject property. (Ord. 10 -)X § 2 (Exh. A (part))) 17.22.241 Supplemental Design Standards The development shall be consistent with the following exhibits: Exhibit A — Site Plan PLAN YEW WOO. IBMs 1' i. � 4. L t 4. 4 4L E. -b TC* Firt - t #-4-E fr. Eft. EE aNiZZAL AM. IMLAY. .y..n, „.. E Exhibit B — MaiIbox Trellis MAILBOX CLUSTER 1/4" = l' -0" Exhibit C — Section at Butterfield Stage Road BUTTERFIELD STREET TREES SIDEWALK SECTION AT BUTTERFIELD ROAD PARKWAY PLANTING WOOD BEAM ARBOR MAILBOX CLUSt!R STOrIE VEr I!ER COLUMt■ BASE SLOPE PLANTING 1 / 4" = 1'-0" Exhibit D — Typical Section at Interior Street TYPICAL SECTION AT INTERIOR STREET Exhibit E — Section at Project Entry SECPON AT PROJECT ENTRY i1 c Mire ■Uw &AMI 114 " = 1' -0" /MAY rU4P 6' 114. =1._0' Exhibit F — Section at Walcott Lane SECTION AT WALCOTT LANE Exhibit G — Architectural Styles Spanish Craftsman Tuscan The architecture of the project shall include at least three different floor plans and three different architectural styles (Spanish, Craftsman, and Tuscan). At a minimum, the styles shall include the following features to provide variation along the street. • Spanish: stucco finish, concrete `s' tile roof, 4:12 roof pitch, decorative accent vents, clay pipe accents, decorative foam trim elements, wood fascias and exposed rafter tails, arched multi -pane windows, arched entrances, front porches, and decorative wood shutters. • Tuscan: stucco finish, concrete `s' tile roof, 4:12 roof pitch, decorative foam trim elements and panel type shutters, wrought iron accents, arched elements, decorative foam, front porches and stone veneer. • Craftsman: smooth stucco finish, concrete flat tile roof, 5:12 roof pitch, wood fascias, enhanced outlookers and wood braces, board and batten siding, foam trim, tapered porch columns with stone base, wood railings and shutters, and decorative carriage style garage doors. Other architectural styles may be considered at the discretion of the Director of Planning, provided specific details unique to the proposed architectural style and elevation are incorporated. Articulation must be provided on all sides of the homes so that each side of each product provides specific features of the proposed architectural style. Each of the proposed styles must be differentiated from the others through the use of door and window types, window and door trim, garage door design, materials such as stone, roof type and pitch, shutters and the overall silhouette. In addition, elevations that are visible from a public street or an open space must incorporate architectural enhancements. PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0145, TENTATIVE TRACT MAP 36295 TO SUBDIVIDE 25 GROSS ACRES INTO 45 LOTS AND ASSOCIATED OPEN SPACE LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on November 16, 2011, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: Tentative Tract Map 36295 Application PA10 -0145 is in conformance with the General Plan and Development Code for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed subdivision and the design and improvements of the subdivision are consistent are consistent with the Development Code, General Plan, the Subdivision Ordinance, and the City of Temecula Municipal Code; The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, and the City of Temecula Municipal Code. The 45 -lot subdivision of a 25 gross acre site will result in a density of 1.8 units per acre, which is within the allowable density range of 0.5 to 2.9 units per acre consistent with a PDO based on L -Low Density Standards. B. The Tentative Map does not propose to divide land, which is the subject to a contract entered into pursuant to the California Land Conservation Act of 1965; The proposed property has not been used as agricultural land and has never been entered into any Williamson Act contracts. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map; The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The initial Study and special reports prepared for the project indicate that there will not be any significant impacts to the environment. D. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; The design of the subdivision and the proposed improvements, with conditions of approval, will not likely cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the Initial Study and associated mitigation outlined in the special reports prepared for the project have been incorporated into the Conditions of Approval and a Mitigated Negative Declaration and Mitigation Monitoring Program. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; The design of the subdivision and the type of improvements are not likely to cause serious public health problems because the proposed development is consistent with all applicable building, development and fire codes, which include provisions to safeguard public health, and will be further reviewed and inspected by City staff for compliance with all applicable building, development and fire codes prior to issuance of any grading, building, or occupancy permits. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; The design of the subdivision provides for future passive or natural heating or cooling opportunities. The project has been designed to ensure that all setbacks have been met and that light and air access is available to the extent possible. In addition, the construction will be required to conform to all state energy efficiency codes as well. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision; The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All required easements and dedication are required as Conditions of Approval. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby); The subdivision is consistent with the City's parkland dedication requirements (Quimby), because payment of Quimby fees will be required prior to issuance of a building permit. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of Tentative Tract Map 36295, PA10 -0145: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Tentative Tract Map and associated applications, as described in the Initial Study ( "the Project "). Based upon the findings contained in that study, City staff determined that there was no substantial evidence that the Project could have a significant effect on the environment and a Mitigated Negative Declaration was prepared. B. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration as required by law. The public comment period commenced on August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. Three written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the November 16, 2011 public hearing, and based on the whole record before it finds that: (1) the Mitigated Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial evidence that the Project will have a significant effect on the environment; and (3) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0145, Tentative Tract Map 36295 with Mitigated Negative Declaration and Mitigation Monitoring Program. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16 day of November, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16 day of November, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary RESOLUTION NO. 11- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0145, TENTATIVE TRACT MAP 36295 TO SUBDIVIDE 25 GROSS ACRES INTO 45 LOTS AND ASSOCIATED OPEN SPACE LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On November 16, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on November 16, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Tentative Tract Map hereby finds, determines and declares that: A. The proposed subdivision and the design and improvements of the subdivision are consistent are consistent with the Development Code, General Plan, the Subdivision Ordinance, and the City of Temecula Municipal Code; The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, and the City of Temecula Municipal Code. The 45 -lot subdivision of a 25 gross acre site will result in a density of 1.8 units per acre, which is within the allowable density range of 0.5 to 2.9 units per acre consistent with a PDO based on L -Low Density Standards, B. The Tentative Map does not propose to divide land, which is the subject to a contract entered into pursuant to the California Land Conservation Act of 1965; The proposed property has not been used as agricultural land and has never been entered into any Williamson Act contracts. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The Initial Study and special reports prepared for the project indicate that there will not be any significant impacts to the environment. D. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; The design of the subdivision and the proposed improvements, with Conditions of Approval, will not likely cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the Initial Study and associated mitigation outlined in the special reports prepared for the project have been incorporated into the Conditions of Approval and a Mitigated Negative Declaration and Mitigation Monitoring Program. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; The design of the subdivision and the type of improvements are not likely to cause serious public health problems because the proposed development is consistent with all applicable building, development and fire codes, which will include provisions to safeguard public health, and will be further reviewed and inspected by City staff for compliance with all applicable building, development and fire codes prior to issuance of any grading, building, or occupancy permits. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; The design of the subdivision provides for future passive or natural heating or cooling opportunities. The project has been designed to ensure that all setbacks have been met and that light and air access is available to the extent possible. In addition, the construction will be required to conform to all state energy efficiency codes as well. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision; The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All required easements and dedication are required as Conditions of Approval. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby); The subdivision is consistent with the City's parkland dedication requirements (Quimby), because payment of Quimby fees will be required prior to issuance of a building permit. Section 3. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 11- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2011, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk Planning Application No.: PA10 -0145 Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: Approval Date: Expiration Date: PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -1. The applicant /developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Two Thousand One Hundred and Eight Dollars ($2,108.00) which includes the Two Thousand Forty -Four Dollar ($2,044.00) fee, required by Fish and Game Code Section 711.4(d)(3) plus the Sixty -Four Dollar ($64.00) County administrative fee, to enable the City to file the Notice of Determination for the Mitigated Negative Declaration required under Public Resources Code Section 21152 and California Code of Regulations Section 15075. If within said 48 -hour period the applicant/ developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void due to failure of condition [Fish and Game Code Section 711.4(c)]. General Requirements EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No. PA10 -0145, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots. Minimum lot size for the residential lots is 4,500 square feet. Approximately 10 acres of the site will be preserved as permanent open space to preserve the existing drainage on -site. Access to the site will be provided from Walcott Lane. Butterfield Stage Road will have restricted (gated), emergency access only. The project site is located west of Butterfield Stage Road, east of Walcott Lane, north of La Serena Way and south of Calle Chapos. (Associated applications: PA10 -0146, Home Product Review; PA10 -0147, Zone Change for PDO; and PA10 -0148, General Plan Amendment for PDO /cluster development). 957- 170 -032, -033, -034, -035, and -036 Single Family Residential (less than 8 du /ac) Residential - Detached Single - Family Residential To be determined by City Council To be determined by City Council PL -2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentalitythereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. PL -3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL -4. This approval shall be used within three years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the three year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. PL -5. The Planning Director may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to 3 one -year extensions of time, one year at a time. PL -6. The project and all subsequent projects within this site shall comply with all mitigation measures identified in the Mitigated Negative Declaration (MND) adopted for this project per CEQA. PL -7. The development of the premises shall substantially conform to the approved site plan and tentative tract map contained on file with the Planning Department. PL -8. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. PL -9. On utilities, equipment, walls or other structures, all graffiti shall be removed within 24 hours. PL -10. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -11. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Planning Director. PL -12. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 60 days prior to the expiration date. PL -13. If subdivision phasing is proposed, a phasing plan shall be submitted to and approved by the Planning Director. PL -14. A Homeowners Association may not be terminated without prior City approval. PL -15. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. PL -16. The applicant shall comply with the Public Art Ordinance. PL -17. All parkways, including within the right -of -way, entryway median, landscaping, walls, fencing, recreational facilities, on -site lighting, streetlights on private streets, and Class 1 trail shall be maintained by the property owner or maintenance association. PL -18. The CC &Rs shall be reviewed and approved by the Temecula Community Services District. PL -19. All costs associated with the relocation of any existing streetlights shall be paid for by the developer. PL -20. The wall and fence plans shall be consistent with the height and location specified in the Noise Study prepared by Kunzman Associates, 2010. Prior to Issuance of Grading Permit(s) PL -21. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation /construction of the site, archaeological /cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Planning Director at his /her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and /or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological /cultural resource, the Planning Director shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Planning Director." PL -22. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. PL -23. A 30 -day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30 -day preconstruction survey shall be submitted to the Planning Department prior to scheduling the pre - grading meeting with Public Works. PL -24. The following shall be included in the Notes Section of the Grading Plan: "No grubbing /clearing of the site shall occur prior to scheduling the pre - grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30 -day preconstruction survey that shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on -site, then the project may move forward with grading, upon Planning Department approval. If burrowing owls are found to be present or nesting on -site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." PL -25. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Department. Prior to Issuance of Building Permit(s) PL -26. Four copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. PL -27. The Landscaping and Irrigation Plans shall include a note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." PL -28. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. PL -29. A landscape maintenance program shall be submitted for approval, which details the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long -term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. PL -30. The Landscaping and Irrigation Plans shall include a note stating that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head - to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -31. Specification of the landscape maintenance program shall indicate that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head -to -head coverage, and to verifythat all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -32. Automatic irrigation shall be installed for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right -of -way equal to 66 feet or larger; and, all landscaping including front yard landscaping which shall include, but may not be limited to, private slopes and common areas. PL -33. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, it shall be temporarily landscaped and irrigated for dust and soil erosion control. PL -34. The plans shall include all hardscaping for pedestrian trails within private common areas. PL -35. Wall and fence plans shall be consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: a. Decorative block for the perimeter of the project adjacent to a public right -of -way equal to 66 feet or larger and the side yards for corner lots. b. Wrought iron or decorative block and wrought iron combination to take advantage of views for side and rear yards. c. Wood fencing shall be used for all side and rear yard fencing when not restricted /conditioned outlined above. PL -36. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. PL -37. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL -38. Roof - mounted mechanical equipment shall not be permitted within the subdivision; however, solar equipment or any other energy saving devices shall be permitted with Planning Director approval. PL -39. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three -foot clear zone around fire check detectors as required bythe Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after - thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. PL -40. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, hardscape, and mailboxes) to match the style of the building subject to the approval of the Planning Director. PL -41. The developer shall provide the Planning Department verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. PL -42. Prior to the first building permit or installation of additional streetlights on Walcott Lane or Butterfield Stage Road, whichever occurs first, the developer shall complete the Temecula Community Services District application, submit an approved Edison Streetlight Plan, and pay the advanced energy fees. PL -43. The developer shall post security and enter into an agreement to install the landscaped parkway. PL -44. The applicant shall provide more detail with regard to screening of the lift station. Specifically, trees to screen views from the street, vines to cover the wall, and a potential trellis roof to screen views from residential neighbors above looking down into the lift station. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL -45. An applicant shall submit a letter of substantial conformance, subject to field verification by the Planning Director or his /her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. If a certificate of use and occupancy is not required for the project, such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. PL -46. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. PL -47. Front yard and slope landscaping within individual lots shall be completed for inspection. PL -48. HOA landscaping shall be completed for inspection for those lots adjacent to HOA landscaped area. PL -49. Performance securities, in amounts to be determined by the Planning Director, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan shall be filed with the Planning Department for a period of one year from final Certificate of Occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Planning Director, the bond shall be released upon request by the applicant. PL -50. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Prior to Recordation of the Final Map PL -51. The developer shall satisfythe City's parkland dedication (Quimby) requirement through the payment of in -lieu fees equivalent to 0.64 acres of parkland, based upon the City's then current land evaluation. PL -52. A copy of the Final Map shall be submitted to and approved by the Planning Department. PL -53. A copy of the Environmental Constraint Sheet (ECS) shall be submitted to and approved by the Planning Department. PL -54. A copy of the Covenants, Conditions, and Restrictions (CC &Rs) shall be submitted and approved by the Planning Director. The CC &Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, streetlights on private streets, Class 1 Trail, exterior of all buildings and all landscaped and open areas including parkways. PL -55. The CC &Rs shall be in the form and content approved by the Planning Director, City Engineer and the City Attorney and shall include such provisions as are required bythis approval and as said officials deem necessary to protect the interests of the City and its residents. PL -56. The CC &Rs shall be prepared at the developer's sole cost and expense. PL -57. The CC &Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Planning and Public Works Departments and the City Attorney. They shall be recorded concurrent with the final map. A recorded copy shall be provided to the City. PL -58. The CC &Rs shall provide for the effective establishment, operation, management, use, repair and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the Project's Water Quality Management Plan. PL -59. The CC &Rs shall provide that the property shall be developed, operated and maintained so as not to create a public nuisance. PL -60. The CC &Rs shall provide that the association may not be terminated without prior City approval. PL -61. The CC &Rs shall provide that if the property is not maintained in the condition required by the CC &Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon bythe CC &Rs or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. PL -62. Every owner of a suite or lot governed by CC &Rs shall own as an appurtenance to such suite or lot, either: (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. PL -63. All open areas and landscaping governed byCC &R shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning and Public Works Departments prior to the issuance of building permits. PL -64. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features, shall be provided by the CC &Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. PL -65. An Article must be added to every set of CC &Rs to read as follows: Article CONSENT OF CITY OF TEMECULA 1. The Conditions of Approval of Tentative Tract Map Number requires the City to review and approve the CC &Rs for the Parcel. 2. Declarant acknowledges that the City has reviewed these CC &Rs and that its review is limited to a determination of whether the proposed CC &Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC &Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC &Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessment procedures, assessment enforcement, resolution of disputes or procedural matters. 3. In the event of a conflict between the Conditions of Approval of the land use entitlements issued by the City for the Parcel or Federal, State, or local laws, ordinances, and regulations and these CC &Rs, the provisions of the Conditions of Approval and Federal, State or local laws, ordinances, and regulations shall prevail, notwithstanding the language of the CC &Rs. 4. These CC &Rs shall not be terminated, amended or otherwise modified without the express written consent of the Planning Director of the City of Temecula. PL -66. An Article must be added to every set of CC &Rs, following the Declarant's signature, to read as follows: CONSENT OF CITY OF TEMECULA The Conditions of Approval for Tentative Tract Map No. 36295 require the City of Temecula to review and approve the CC &Rs for the Parcel. The City's review of these CC &Rs has been limited to a determination of whether the proposed CC &Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC &Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC &Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessments, enforcement of assessments, resolutions of disputes or procedural matters. Subject to the limitations set forth herein, the City consents to the CC &Rs. Patrick Richardson Planning Director Approved as to Form: Peter M. Thorson City Attorney PL -67. No lot or suite in the development shall be sold unless a corporation, association, property owners group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC &Rs, which shall include compulsory membership of all owners of lots and /or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC &Rs shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. PL -68. CC &Rs shall be finalized and recorded at the time of Final Map Recordation. PL -69. Three copies of the final recorded CC &Rs shall be provided to the Planning Department. PL -70. As per the City of Temecula's Multi -Use Trails and Bikeways Master Plan a Class I Trail and Class II Bike Lane shall be installed along Walcott Lane. A public access easement shall be dedicated on the Final Map for the Class I Trail. FIRE PREVENTION General Requirements F -1. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. F -2. The Fire Prevention Bureau is required to set a minimum fire flow residential land division per Appendix B. The applicant shall provide at time of plan review a copy of the original Conditions of Approval showing the originally required fire flow, and a current fire flow test as well as the hydraulic grade line from Rancho Water meeting those standards. This project will be required to provide a water system capable of delivering 1,500 GPM at 20 -PSI residual operating pressure with a 2 -hour duration. The fire flow as given above has taken into account all information as provided (CFC Appendix B and Temecula City Ordinance 15.16.020). F -3. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. The applicant shall provide at the time of plan review a copy of the original Conditions of Approval showing the originally required fire hydrant spacing and distances for this land /site, and current evidence of meeting those standards. This project will be required to provide super fire hydrants (6" x 4" 2 -2'/" outlets) located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart at each intersection, and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required (CFC Appendix C and Temecula City Ordinance 15.16.020). F -4. This development shall maintain two points of access. One access point will be gated with emergency access only. Roads must be via all- weather surface as approved by the Fire Prevention Bureau (CFC Chapter 5) Prior to Issuance of Grading Permit(s) F -5. Maximum cul -de -sac length shall not exceed 1320 feet. Minimum outside turning radius on any cul -de -sac shall be 37 feet (CFC Chapter 5 along with the Temecula City Ordinance 15.16.020). F -6. Fire apparatus access roads and driveways shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all - weather driving capabilities. Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In accordance with Section 1410.1, prior to building construction, all locations where structures are to be built shall have fire apparatus access roads (CFC Chapter 5 and Temecula City Ordinance 15.16.020). F -7. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 unobstructed as well with an unobstructed vertical clearance of not less than 13feet 6 inches (CFC Chapter 5 and Temecula City Ordinance 15.16.020). F -8. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5 and Temecula City Ordinance 15.16.020). Prior to Issuance of Certificate of Occupancy F -9. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department access shall be provided with the Knox Rapid Entry System for emergency access by fire fighting personnel (CFC Chapter 5). PUBLIC WORKS DEPARTMENT General Requirements PW -1. The Department of Public Works recommends the following Conditions of Approval for this project. Unless otherwise noted, all conditions shall be completed bythe developer at no cost to any Government Agency. PW -2. It is understood that the developer correctly shows on the Tentative Map all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. PW -3. A Grading Permit for rough and precise grading, including all on -site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City- maintained street right -of -way. PW -4. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right -of -way. PW -5. All grading plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. PW -6. The project shall include construction -phase pollution prevention controls into the design of the project to prevent non - permitted runoff from discharging off site or entering any storm drain system or receiving water during all field - related activities. PW -7. A Water Quality Management Plan (WQMP) must be conceptually accepted bythe City prior to the initial grading plan check. The WQMP will be prepared by a registered civil engineer and include Low Impact Development (LID) Best Management Practices (BMPs), source controls, and treatment devices. PW -8. All onsite drainage and water quality facilities shall be privately maintained. PW -9. The 24 -foot wide driveway opening on Butterfield Stage Road is restricted to emergency access only. Prior to approval of the Tract Map, unless other timing is indicated, the developer shall complete or have plans submitted and approved, subdivision improvement agreements executed and securities posted. PW -10. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the following agencies: a. Army Corps of Engineers b. California Department of Fish and Game PW -11. The developer shall design and guarantee construction of the following public improvements outlined in these conditions to the City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works. a. Butterfield Stage Road (Principal Arterial (6 lanes divided) Highway Standard No. 100 -110' R /W) to include dedication of half -width street right -of -way, installation of half -width street improvements, paving, curb and gutter, sidewalk, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and raised landscaped median. b. Walcott Lane — 66' R/W in compliance with Nicolas Valley Design Guidelines to include installation of curb and gutter, seven (7) foot wide planter area, nine (9) foot wide D.G. multipurpose trail, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) PW -12. All street improvement designs shall provide adequate right -of -way and pavement transitions per Caltrans' standards for transition to existing street sections. PW -13. c. Rancho California Water District d. Eastern Municipal Water District e. Riverside County Flood Control and Water Conservation District f. City of Temecula Fire Prevention Bureau g. Planning Department h. Department of Public Works i. Riverside County Health Department j. Cable TV Franchise k. Community Services District I. Verizon m. Southern California Edison Company n. Southern California Gas Company, or other affected agencies Unless otherwise approved, all criteria shall be observed in the design of the street improvement plans. a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00° minimum over A.C. paving. b. Driveways shall conform to the applicable City Standard Number 207A. c. Design of street improvements shall extend a minimum of 300 feet beyond the project boundaries to ensure adequate continuity of design with adjoining properties. d. Minimum centerline radii shall be in accordance with City Standard Number 113. e. All reverse curves shall include a 100 -foot minimum tangent section. f. All street and driveway centerline intersections shall be at 90 degrees. g. Landscaping shall be limited in the corner cut -off area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility. PW -14. PW -15. PW -16. PW -18. PW -19. PW -20. h. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided underground. Easements shall be provided as required where adequate right -of -way does not exist for installation of the facilities. All utilities shall be designed and constructed in accordance with City codes and the utility provider. i. All utilities, except electrical lines rated 34kv or greater, shall be installed underground. Private roads shall be designed to meet City public road standards. Unless otherwise approved, the following minimum criteria shall be observed in the design of private streets: a. Improve Street "A ", "B ", and "C" (Private Street — 50' R /E) to include installation of full -width street improvements, including utilities, as shown on the approved Tentative Tract Map. b. Cul -de -sac geometries shall meet current City standards. c. Minimum safe horizontal centerline radii shall be required (all centerline radii should be identified on the site plan). d. Identify whether gates will be proposed at entrances to project. If so, configuration, stacking distance, and turn - around ability will need to be reviewed and approved by the Fire Department and the Department of Public Works. e. All intersections shall be perpendicular to 90 degrees. A construction area Traffic Control Plan shall be designed bya registered civil engineer and reviewed by the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. Relinquish and waive right of access to and from Butterfield Stage Road on the Tract Map with the exception of one opening as delineated on the approved TractMap. This access is restricted for emergency access only. PW -17. Relinquish and waive right of access to and from Walcott Lane on the Tract Map with the exception of one opening as delineated on the approved Tentative Tract Map. Corner property line cut off for vehicular sight distance and installation of pedestrian facilities shall be provided at all street intersections in accordance with Riverside County Standard Number 805. All easements and /or right -of -way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an existing Assessment District must comply with the requirements of said section. Prior to City Council approval of the Tract Map, the developer shall submit an application for reapportionment of any assessments with the appropriate regulatory agency. PW -21. Any delinquent property taxes shall be paid. PW -22. PW -23. The developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet recorded with any underlying maps related to the subject property. PW -24. PW -25. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Tract Map to delineate identified environmental concerns and shall be recorded with the map. The developer shall make a good faith effort to acquire the required off site property interests, and if he or she should fail to do so, the developer shall, prior to submittal of the Tract Map for recordation, enter into an agreement to complete the improvements pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall provide for payment by the developer of all costs incurred bythe Cityto acquire the offsite property interests required in connection with the subdivision. Security of a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the developer, at the developer's cost. The appraiser shall be approved by the City prior to commencement of the appraisal. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided for underground, with easements provided as required, and designed and constructed in accordance with City codes and the utility provider. Telephone, cable TV, and /or security systems shall be pre -wired in the residence. PW -26. The developer shall notify the City's cable TV franchisees of the Intent to Develop. Conduit shall be installed to cable TV standards at time of street improvements. PW -27. Private drainage easements for cross -lot drainage shall be required and shall be delineated and noted on the Final Map. PW -28. Easements, when required for roadway slopes, landscape easements, drainage facilities, utilities, etc., shall be shown on the Final Map if they are located within the land division boundary. All offers of dedication and conveyances shall be submitted for review and recorded as directed by the Department of Public Works. On -site drainage facilities located outside of road right -of -way shall be contained within drainage easements and shown on the Final Map. A note shall be added to the Final Map stating "drainage easements shall be kept free of buildings and obstructions." Prior to Issuance of Grading Permit(s) PW -29. The Water Quality Management Plan (WQMP) must receive final acceptance by the City prior to issuance of any grading permit. PW -30. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Army Corps of Engineers c. California Department of Fish and Game d. Riverside County Flood Control and Water Conservation District e. Planning Department f. Department of Public Works, or other affected agencies PW -31. PW -32. PW -34. PW -35. PW -36. PW -37. PW -38. PW -39. PW -40. A Grading Plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards and shall be approved by the Department of Public Works prior to the commencement of grading. The Grading Plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. A copy of the grading and improvement plans, along with supporting hydrologic and hydraulic calculations shall be submitted to the Riverside County Flood Control and Water Conservation District for approval. PW -33. A permit from Riverside County Flood Control and Water Conservation District is required for work within their right -of -way. A Soils Report shall be prepared by a registered soil or civil engineer and submitted to the Department of Public Works with the initial grading plan check. The report shall address all soils conditions of the site, and provide recommendations for the construction of engineered structures and preliminary pavement sections. A Drainage Study shall be prepared by a registered civil engineer and submitted to the Department of Public Works with the initial grading plan check. The study shall identify storm water runoff quantities expected from the development of this site and upstream of the site. It shall identify all existing or proposed off site or on -site, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. The basis for analysis and design shall be a storm with a recurrence interval of 100 years. Construction -phase pollution prevention controls shall be consistent with the City's Grading, Erosion and Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. The project shall demonstrate coverage under the State NPDES General Permit for Construction Activities by providing a copy of the Waste Discharge Identification number (VVDID) issued by the State Water Resources Control Board (SWRCB). A Stormwater Pollution Prevention Plan (SWPPP) shall be available at the site throughout the duration of construction activities. The developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements in conformance with applicable City Standards and subject to approval by the Department of Public Works in accordance with Grading Ordinance Section 18.24.120. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the Riverside County Flood Control and Water Conservation District by either cashier's check or money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already been credited to this property, no new charge needs to be paid. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by providing documented evidence that the fees have already been paid. PW -41. PW -43. PW -44. PW -45. PW -46. PW -47. The developer shall obtain letters of approval or easements for any off site work performed on adjoining properties. The letters or easements shall be in format as directed by the Department of Public Works. PW -42. All lot drainage shall be directed to the driveway by side yard drainage swales independent of any other lot. Prior to Issuance of Building Permit Prior to issuance of the first building permit, a. Tract Map No. 36295 shall be approved and recorded. b. The City is currently working on a Capital Improvement Project (CIP) No. PW09 -02 to design and construct Butterfield Stage Road from Murrieta Hot Springs Road to just north of La Serena Way. In the event that PW09 -02 is completed prior to the developer starting their project, the developer shall install sidewalk and parkway improvements along its property frontage. The developer shall complete this work prior to the issuance of the first building permit ii. In the event that the developer's project occurs prior to the completion of PW09 -02, the developer shall construct Butterfield Stage Road (Principal Arterial (6 lanes divided) Highway Standard No. 100 -110' R /W) to include the dedication of half -width street right -of -way, the installation of half -width street improvements, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities including, but not limited to, water and sewer, and the raised landscaped median. The developer shall complete this work prior to the issuance of the first building permit. A Precise Grading Plan shall be submitted to the Department of Public Works for review and approval. The building pad shall be certified by a registered civil engineer for location and elevation, and the soils engineer shall issue a Final Soils Report addressing compaction and site conditions. Grading of the subject property shall be in accordance with the California Building Code, the approved grading plan, the conditions of the Grading Permit, City Grading Standards and accepted grading construction practices. The Final Grading Plan shall be in substantial conformance with the approved rough Grading Plan. The developer shall pay to the City the Public Facilities Development Impact Fee (DIF) as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all resolutions implementing Chapter 15.06. The developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all resolutions implementing Chapter 15.08. Prior to Issuance of Certificate of Occupancy PW -48. The project shall submit a completed WQMP Operation and Maintenance (O &M) Agreement that must include the owner's notarized signature, proof of recordation with PW -49. PW -50. PW -53. the County Recorder's Office, and all maintenance procedures for each of the structural treatment control Best Management Practices (BMPs) outlined in the WQMP. The project shall demonstrate that the structural treatment control BMPs outlined in the Water Quality Management Plan (WQMP) have been constructed and installed in conformance with approved plans and are ready for immediate implementation. As deemed necessary by the Department of Public Works the developer shall receive written clearance from Rancho California Water District, Eastern Municipal Water District, or other affected agencies. PW -51. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. PW -52. All public improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Department of Public Works. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0146, A HOME PRODUCT REVIEW APPLICATION FOR WALCOTT ESTATES LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on November 16, 2011, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: Home Product Review Application PA10 -0146 is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; This application is accompanied by a Tentative Tract Map 36295, General Plan Amendment and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project has been designed to ensure compliance with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project is consistent with all applicable building, development and fire codes, which include provisions to safeguard the health, safety, and general welfare of the community. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Home Product Review Application, PA10 -0146: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Home Product Review and associated applications, as described in the Initial Study ( "the Project "). Based upon the findings contained in that study, City staff determined that there was no substantial evidence that the Project could have a significant effect on the environment and a Mitigated Negative Declaration was prepared. B. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration as required by law. The public comment period commenced on August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. Three written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the November 16, 2011 public hearing, and based on the whole record before it finds that: (1) the Mitigated Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial evidence that the Project will have a significant effect on the environment; and (3) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0146, Home Product Review Application with Mitigated Negative Declaration and Mitigation Monitoring Program. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16 day of November, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16 day of November, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary RESOLUTION NO. 11- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0146, A HOME PRODUCT REVIEW APPLICATION FOR WALCOTT ESTATES LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On November 16, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on November 16, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Home Product Review hereby finds, determines and declares that: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; This application is accompanied by a Tentative Tract Map 36295, General Plan Amendment and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project has been designed to ensure compliance with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project is consistent with all applicable building, development and fire codes, which include provisions to safeguard the health, safety, and general welfare of the community. Section 3. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 11- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2011, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk Planning Application No.: PA10 -0146 Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: Approval Date: Expiration Date: PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -1. The applicant /developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Two Thousand One Hundred and Eight Dollars ($2,108.00) which includes the Two Thousand Forty -Four Dollar ($2,044.00) fee, required by Fish and Game Code Section 711.4(d)(3) plus the Sixty -Four Dollar ($64.00) County administrative fee, to enable the City to file the Notice of Determination for the Mitigated Negative Declaration required under Public Resources Code Section 21152 and California Code of Regulations Section 15075. If within said 48 -hour period the applicant/ developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void due to failure of condition [Fish and Game Code Section 711.4(c)]. General Requirements EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL A Residential Home Product review for 45 lots to be created with TTM 36295 (PA10 -0145) for 3 floor plans ranging in size from 2,235 to 2,956 square feet with three elevation types each - Craftsman, Spanish and Tuscan. The project site is located west of Butterfield Stage Road, east of Walcott Lane, north of La Serena Way and south of Calle Chapos. (Associated applications: PA10 -0145, TTM 36295; PA10 -0147, Zone Change for PDO; and PA10 -0148, General Plan Amendment for PDO /cluster development). 957- 170 -032, -033, -034, -035, and -036 Single Family Residential (less than 8 du /ac) Residential - Detached Single Family Residential To be determined by City Council To be determined by City Council PL -2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentalitythereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. PL -3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL -4. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. PL -5. The Planning Director may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to 3 one -year extensions of time, one year at a time. PL -6. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL -7. The project and all subsequent projects shall comply with all mitigation measures identified in the Mitigated Negative Declaration (MND) adopted for this project per CEQA. PL -8. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. PL -9. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -10. The applicant shall submit to the Planning Department for permanent filing two 8" X 10" glossy photographic color prints of the approved color and materials board and the colored architectural elevations. All labels on the color and materials board and Elevations shall be readable on the photographic prints. PL -11. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staff's prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. PL -12. The following lots shall include enhanced elevations on all 4 sides: 1, 12, 13, 17, 18, 23, 24, 27, 28, 32, 37, 38, 42, and 45. The following elevations shall include enhanced rear elevations: 2 — 11. Lots 1 and 12, and at least half of lots 2 — 11 shall include the optional decks shown on the elevations. All enhanced elevation locations shall be shown on the Precise Grading Plans with an asterisk, and on the Building Plans with a note. PL -13. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. PL -14. The applicant shall comply with the Public Art Ordinance. PL -15. All parkways, including within the right -of -way, entryway median, landscaping, walls, fencing, recreational facilities, on -site lighting, streetlights on private streets, and Class 1 trail shall be maintained by the property owner or maintenance association. PL -16. All costs associated with the relocation of any existing streetlights shall be paid for by the developer. Prior to Issuance of Grading Permit(s) PL -17. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation /construction of the site, archaeological /cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Planning Director at his /her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and /or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological /cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological /cultural resource, the Planning Director shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Planning Director." PL -18. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. PL -19. A 30 -day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30 -day preconstruction survey shall be submitted to the Planning Department prior to scheduling the pre - grading meeting with Public Works. PL -20. The following shall be included in the Notes Section of the Grading Plan: "No grubbing /clearing of the site shall occur prior to scheduling the pre - grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30 -day preconstruction surveythat shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on -site, then the project may move forward with grading, upon Planning Department approval. If burrowing owls are found to be present or nesting on -site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." PL -21. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Department. Prior to Issuance of Building Permit(s) PL -22. Four copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. PL -23. The Landscaping and Irrigation Plans shall include a note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." PL -24. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. PL -25. A landscape maintenance program shall be submitted for approval, which details the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long -term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. PL -26. The Landscaping and Irrigation Plans shall include a note stating that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head - to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -27. Specification of the landscape maintenance program shall indicate that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head -to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -28. Automatic irrigation shall be installed for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right -of -way equal to 66 feet or larger; and, all landscaping excluding Temecula Community Services District (TCSD) maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. PL -29. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, it shall be temporarily landscaped and irrigated for dust and soil erosion control. PL -30. The plans shall include all hardscaping for pedestrian trails within private common areas. PL -31. Wall and fence plans shall be consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: a. Decorative block for the perimeter of the project adjacent to a public right -of -way equal to 66 feet or larger and the side yards for corner lots. b. Wrought iron or decorative block and wrought iron combination to take advantage of views for side and rear yards. c. Wood fencing shall be used for all side and rear yard fencing when not restricted /conditioned outlined above. PL -32. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. PL -33. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL -34. Roof - mounted mechanical equipment shall not be permitted within the subdivision; however, solar equipment or any other energy saving devices shall be permitted with Planning Director approval. PL -35. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three -foot clear zone around fire check detectors as required bythe Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after - thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. PL -36. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, hardscape, and mailboxes) to match the style of the building subject to the approval of the Planning Director. PL -37. The developer shall provide the Planning Department verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. PL -38. Prior to the first building permit or installation of additional streetlights on Walcott Lane or Butterfield Stage Road, whichever occurs first, the developer shall complete the Temecula Community Services District application, submit an approved Edison Streetlight Plan, and pay the advanced energy fees. PL -39. The developer shall satisfythe City's parkland dedication (Quimby) requirement through the payment of in -lieu fees equivalent to 0.64 acres of parkland, based upon the City's then current land evaluation. PL -40. The developer shall post security and enter into an agreement to install the landscaped parkway. PL -41. As per the City of Temecula's Multi -Use Trails and Bikeways Master Plan a Class I Trail and Class II Bike Lane shall be installed along Walcott Lane. A public access easement shall be dedicated on the Final Map for the Class I Trail. PL -42. The wall and fence plans shall be consistent with the height and location specified in the Noise Study prepared by Kunzman Associates, 2010. PL -43. The applicant shall provide more detail with regard to screening of the lift station. Specifically, trees to screen views from the street, vines to cover the wall, and a potential trellis roof to screen views from residential neighbors above looking down into the lift station. PUBLIC WORKS DEPARTMENT General Requirements PW -1. Unless otherwise noted, all conditions shall be completed bythe developer at no cost to any Government Agency. It is understood that the developer correctly shows on the site plan all existing and proposed property lines, easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. PW -2. A Grading Permit for precise grading, including all on -site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City- maintained street right -of -way. PW -3. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right -of -way. PW -4. All grading plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. PW -5. The project shall include construction -phase and permanent pollution prevention controls into the design of the project to prevent non - permitted runoff from discharging off site or entering any storm drain system or receiving water. PW -6. All conditions of approval for Tentative Tract Map No. 36295 shall apply. Prior to Issuance of Grading Permit(s) PW -7. A finalized WQMP must be accepted by the City prior to issuance of any grading permits. PW -8. As deemed necessary by the Department of Public Works, the developer shall receive written clearances from the following agencies a. San Diego Regional Water Quality Control Board b. Army Corps of Engineers c. California Department of Fish and Game d. Riverside County Flood Control and Water Conservation District e. Planning Department f. Department of Public Works, or other affected agencies PW -9. A grading plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards, and shall be reviewed and approved by the Department of Public Works prior to the commencement of grading. The grading plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. PW -10. PW -11. The developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements in conformance with applicable City Standards and subject to approval by the Department of Public Works in accordance with Grading Ordinance Section 18.24.120. A Soils Report shall be prepared by a registered soil or civil engineer and submitted to the Department of Public Works with the initial grading plan check. The report shall address all soil conditions of the site, and provide recommendations forthe construction of engineered structures and pavement sections. PW -12. PW -13. PW -14. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the Planning Department, or other affected agencies. PW -15. The developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the subject property. Prior to Issuance of Building Permit(s) PW -16. PW -17. PW -18. PW -19. Construction -phase pollution prevention controls shall be consistent with the City's Grading, Erosion and Sediment Control Ordinance and associated technical manual and the City's standard notes for Erosion and Sediment Control. The project shall demonstrate coverage under the State NPDES General Permit for Construction Activities by providing a copy of the Waste Discharge Identification Number (WDID) issued by the State Water Resources Control Board (SWRCB). A Stormwater Pollution Prevention Plan (SWPPP) shall be available at the site throughout the duration of construction activities. Prior to issuance of the first building permit: a. Tract Map No. 36295 shall be approved and recorded b. The City is currently working on a Capital Improvement Project (CIP) No. PW09 -02 to design and construct Butterfield Stage Road from Murrieta Hot Springs Road to just north of La Serena Way. In the event that PW09 -02 is completed prior to the developer starting their project, the developer shall install sidewalk and parkway improvements along its property frontage. The developer shall complete this work prior to the issuance of the first building permit. ii. In the event that the developer's project occurs prior to the completion of PW09 -02, the developer shall construct Butterfield Stage Road (Principal Arterial (6 lanes divided) Highway Standard No. 100 -110' R /W) to include the dedication of half -width street right -of -way, the installation of half width street improvements, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities including, but not limited to, water and sewer, and the raised landscaped median. The developer shall complete this work prior to the issuance of the first building permit. The building pad shall be certified to have been substantially constructed in accordance with the approved Precise Grading Plan by a registered civil engineer, and the soil engineer shall issue a Final Soil Report addressing compaction and site conditions. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all resolutions implementing Chapter 15.06. The developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all resolutions implementing Chapter 15.08. Prior to Issuance of Certificate of Occupancy PW -20. PW -21. PW -22. Prior to the first certificate of occupancy, the developer shall ensure that the WQMP measures associated with this development have been installed and ready for implementation. As deemed necessary by the Department of Public Works the developer shall receive written clearance from Rancho California Water District, Eastern Municipal Water District, or other affected agencies. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PW -23. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. PW -24. The Developer shall ensure that BMPs are installed to delineate between construction zones and occupied zones. PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION, AND MITIGATION MONITORING PROGRAM FOR A ZONE CHANGE AND GENERAL PLAN AMENDMENT FROM VL- VERY LOW DENSITY TO L -LOW DENSITY WITH A PDO; A TENTATIVE TRACT MAP TO SUBDIVIDE 25 ACRES INTO 45 LOTS; AND A HOME PRODUCT REVIEW APPLICATION LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD, APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on November 16, 2011, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of Planning Application Nos . PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Specific Plan Amendment Application, as described in the Initial Study ( "the Project "). Based upon the findings contained in that study, City staff determined that there was no substantial evidence that the Project could have a significant effect on the environment and a (Mitigated) Negative Declaration was prepared. B. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration as required by law. The public comment period commenced on August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. Three written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the November 16, 2011 public hearing, and based on the whole record before it finds that: (1) the Mitigated Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial evidence that the Project will have a significant effect on the environment; and (3) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends that the City Council adopt the Mitigated Negative Declaration prepared for this project. Section 3. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16 day of November, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16 day of November, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary RESOLUTION NO. 11- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR A ZONE CHANGE AND GENERAL PLAN AMENDMENT FROM VL -VERY LOW DENSITY TO L -LOW DENSITY WITH A PDO; A TENTATIVE TRACT MAP TO SUBDIVIDE 25 ACRES INTO 45 LOTS; AND A HOME PRODUCT REVIEW APPLICATION LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD, APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS (APNS 957- 170 -032 THROUGH -036). THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On November 16, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10- 0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including the California Environmental Quality Act, Public Resources Code § 21000, et seq. and the California Environmental Quality Act Guidelines, 14. Cal. Code Regs. § 15000 et seq. (collectively referred to as "CEQA ") D. Pursuant to CEQA, the City is the lead agency for the Project because it is the public agency with the authority and principal responsibility for approving the Project. E. On November 16, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on November 16, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. 1 F. The Planning Commission reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the October 5, 2011 public hearing, and based on the whole record before it finds that: (1) the Mitigated Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial evidence that the Project will have a significant effect on the environment; and (3) Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. G. Based on the findings set forth in the Resolution, the City Council hereby adopts the Mitigated Negative Declaration prepared for this project. 2 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 11- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2011, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: 3 Susan W. Jones, MMC City Clerk City of Temecula P.O. Box 9033, Temecula, CA 92589 -9033 Environmental Checklist Project Title Walcott Estates Lead Agency Name and Address City of Temecula P.O. Box 9033, Temecula, CA 92589 -9033 Contact Person and Phone Number Matt Peters, Associate Planner (951) 694 -6408 The project site is located east of Walcott Lane, approximately 1,500 feet north of La Serena and 1,100 feet south of Calle Chapos. Steve Galvez Walcott Investments, LLC 31938 Temecula Pkwy Suite A369 Temecula, CA 92592 Project Location Project Sponsor's Name and Address General Plan Designation VL -Very Low Density Residential Zoning VL -Very Low Density Residential Description of Project Planning Application No. PA10 -0145, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots. Minimum lot size for the residential lots is 4,500 square feet. Approximately 10 acres of the site will be preserved as permanent open space to preserve the existing drainage on -site. Access to the site will be provided from Walcott Lane. The future extension of Butterfield Stage Road will have restricted (gated), emergency access only. (Associated applications: PA10 -0146, Home Product Review; PA10 -0147, Zone Change for PDO; and PA10 -0148, General Plan Amendment for PDO /cluster development). Planning Application No. PA10 -0146, a Residential Home Product review for 45 lots to be created with TTM 36295 (PA10 -0145) for three floor plans ranging in size from 2,235 to 2,956 square feet with three elevation types each - Craftsman, Spanish and Tuscan. Planning Application No. PA10 -0147, a Zoning Map and Text change from Very Low (VL) density residential to a Planned Development Overlay (PDO) based on the standards of the Low (L) density residential designation with provisions for a cluster development. Planning Application No. PA10 -0148, a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential. Surrounding Land Uses and Setting The subject property is a vacant hillside and valley. Property to the south consists of single family residential development at a LM -Low Medium Density, while properties to the east, west and north are developed at L -Low Density. Slightly farther to the north is the future Roripaugh Ranch Specific Plan, which will contain up to 2,015 residential units. The subject property is in an area that transitions between high and low density residential developments. None Other public agencies whose approval is required 1 Vicinity Map 2 City of Temecula Community Development Planning Division Notice of Proposed Mitigated Negative Declaration PROJECT: Walcott Estates (Planning Application Nos. PA10 -0145, PA10 -0146, PA10- 0147 and PA10 -0148 APPLICANT: Steve Galvez, Walcott Investments, LLC LOCATION: Located east of Walcott Lane, approximately 1,500 feet north of La Serena and 1,100 feet south of Calle Chapos in the City of Temecula, County of Riverside DESCRIPTION: A Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots, a Residential Home Product Review for 45 lots, a Zoning Map and text change from Very Low (VL) density residential to a Planned Development Overlay (PDO), and a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential The City of Temecula intends to adopt a Mitigated Negative Declaration for the project described above. Based upon the information contained in the Initial Environmental Study and pursuant to the requirements of the California Environmental Quality Act (CEQA); it has been determined that this project as proposed, revised or mitigated will not have a significant impact upon the environment. As a result, the Planning Commission intends to adopt a Mitigated Negative Declaration for this project. The mitigation measures required to reduce or mitigate the impacts of this project on the environment are included in the project design and /or the Mitigation Monitoring Program which will be included as part of the Mitigated Negative Declaration for this project. The Comment Period for this proposed Mitigated Negative Declaration is August 8, 2011 to September 7, 2011. Written comments and responses to this notice should be addressed to the contact person listed below at the following address: City of Temecula, P.O. Box 9033, Temecula, CA 92589 -9033. City Hall is located at 41000 Main Street. The public notice of the intent to adopt this Mitigated Negative Declaration is provided through: The Local Newspaper Posting the Site ®Notice to Adjacent Property Owners If you need additional information or have any questions concerning this project, please contact Matt Peters, AICP at (951) 694-6408. Prepared by: f : ��t ( ( ; / 1 f — A4 5 OC ICL k ( (Sign.ture) (Title) 1. AESTHETICS. Would the project: Issues and Support ng Information Sources Potentially Significant Impact Less Than Significant With litigation Incorporated Less Than Significant Impact No Impact a Have a substantial adverse effect on a scenic vista? X b Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Substantially degrade the existing visual character or quality of the site and its surroundings? X X c d Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? X Comments: 1.a. No Impact: There are no designated scenic vistas affected by the project. The Community Design Element of the City of Temecula's General Plan identifies important scenic viewsheds to ensure that all new public and private development projects will not obstruct the public views of scenic resources. According to the General Plan exhibit on page CD -5, the subject property has not been identified as a scenic vista or viewshed. No impacts are anticipated as a result of the project. 1.b. No Impact: The project site is not located on a scenic highway. The project site is a vacant hillside and valley, however no trees, rock outcroppings or historic buildings will be affected by the proposed project. As addressed above in Section 1.a. and according to the General Plan, the project site contains no scenic vistas or viewsheds. No impact is anticipated and no mitigation measures are required. 1.c. Less Than Significant Impact: The proposed project is located on a vacant hillside and valley between Walcott Lane (2 -lane local) to the west and a future extension of Butterfield Stage Road (four -lane divided major arterial) to the east. Existing residential development is located immediately the south of the property and future Roripaugh Ranch is farther to the north. Roripaugh Ranch will eventually contain up to 2,015 residential units. The project is part of a developing valley and provides a transition between existing and future residential developments by clustering development on approximately 15 acres and preserving approximately 10 acres of open space. The open space will be adjacent to the existing residential to the south providing an adequate buffer between the existing and proposed development. The project will contain 45 single - family residential units consisting of three different floor plans and three different architectural styles, including Spanish, Tuscan and Craftsman. The homes will contain significant articulation and massing, varied rooflines and architectural specific details and materials. The project also contains significant landscaping, trails, and rural three -rail fencing with stone pilaster details. The project was designed to preserve open space and compliment surrounding residential development. A less than significant impact is anticipated as result of the project. 1.d. Less Than Significant Impact: The proposed project is currently vacant with no sources of light or glare. Future development on the project site will introduce new generators of light and glare typically associated with residential development. The City of Temecula requires all new development to comply with the Mount Palomar Lighting Ordinance (Ordinance 655). This ordinance requires lighting to be shielded, directed down to avoid glare onto adjacent properties and emit low levels of glare into the sky. Lighting issues are addressed during the City's plan review and inspection process. A less than significant impact is anticipated as a result of the project. 4 2. AGRICULTURE AND FOREST RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment Project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Sign ficant Impact No Impact X a Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? b Conflict with existing zoning for agricultural use, or a Williamson Act contract? X c Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g)? Result in the loss of forest land or conversion of forest land to non - forest use X X d e Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non - agricultural use or conversion of forest land to non - forest use? X Comments: 2.a.c.d.e. No Impact: According to the City of Temecula General Plan, the project site does not contain and will not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to a non - agricultural use. Forest and /or Timberland do not exist on the property or in the surrounding area. Property to the south contains existing single - family dwellings, while the property to the north contains a small amount of grapevines, and farther to the north there is a "pick your own" blueberry farm. However, the property is zoned VL -Very Low Density Residential and was never intended for agricultural or foresting purposes. Therefore, the construction of the project will not have any impacts to these types of farmland or forest resources. 2.b. No Impact: The project site does not have an agricultural zoning designation by the City of Temecula, and the site is not regulated by a Williamson Act contract. Consequently, there are no impacts related to this issue. 5 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than S.gnificant With Mitigation Incorporated X Less Than Significant Impact X X X No Impact a Conflict with or obstruct implementation of the applicable air quality plan? Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Expose sensitive receptors to substantial pollutant concentrations? b c d e Create objectionable odors affecting a substantial number of people? X Comments: 3.a.b. Less Than Significant Impact: According to the Air Quality and Greenhouse Gas Study by Entech Consulting Group, "Based on the air quality emissions modeling contained in this report, with the implementation of identified mitigation measures the air emissions associated with this proposed project would be below the applicable thresholds of significance consistent with SCAQMD's Air Quality Management Plan." The project is anticipated to have a less than significant impact. 3.c. Less Than Significant Impact: According to the Air Quality and Greenhouse Gas Study by Entech Consulting Group, The operational impact analysis is based on cumulative traffic conditions in the project area. As shown in that analysis, the proposed project would not result in violations of the state or federal ambient air quality standards. The proposed project would be consistent with the SCAQMD's AQMP, which is the long range air quality planning document. Thus, the proposed project would have a less than significant impact on cumulative regional and local air quality." Furthermore, it is stated, "After a detailed analysis, it has been determined that no significant impacts will be created from the construction and operation of the proposed project, thus no mitigation measures are required." The project is anticipated to have a less than significant impact. 3.d. Less Than Significant Impact With Mitigation Incorporated: According to the City of Temecula General Plan, as defined in figure AQ -2 of the General Plan, there no known sensitive receptors (hospitals, schools, libraries, child care centers, and adult- assisted care facilities) that would be exposed to substantial pollutant concentrations in the immediate vicinity. The South Coast Air Quality Management District (SCAQMD), however, classifies the surrounding residences as sensitive receptors. The surrounding residences may be exposed to some pollutant concentrations on a short-term basis during construction and grading activities. With the implementation of the mitigation measures identified below, these impacts will be reduced to a less than significant level. Mitigation Measure Air Quality 1: • Water exposed surfaces three times daily but prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site 6 • Apply soil stabilizers to inactive areas. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep any site access points within 30 minutes of any visible dirt deposition on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. • Hydroseed or otherwise stabilize any cleared area which is to remain inactive for than 96 hours after clearing is completed. • Ensure that all cut and fill slopes are permanently protected from erosion. • Require the construction contractor to ensure that all construction equipment is maintained in peak working order. • Limit allowable idling to 10 minutes for trucks and heavy equipment. • Limit lane closures to off -peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt haul routed but, prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site. • Sweep access points daily. Implement erosion controls throughout the construction site 3.e. Less Than Significant Impact: Development of the project will not create any considerably objectionable odors that will affect a substantial number of people in the surrounding community. In considering the scope of the project and the fact that construction activities will occur on a temporary basis, the impact is anticipated to be less than significant. 4. BIOLOGICAL RESOURCES. Would the project? Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated X Less Tian Significant Impact No Impact a Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? X c Have a substantial adverse effect of federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? X d Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? X e Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? X f Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? X Comments: Approximately 10 acres of the 22 acre (net) site will be permanently preserved as natural open space. No changes or modifications are proposed to the blue line stream or surrounding area. 4.a. -d. Less Than Significant With Mitigation Incorporated: The project site has the potential to contain fairy shrimp and to affect federally protected wetlands, and has the potential to contain Burrowing Owl and nesting bird habitat. Therefore, the following mitigation measures were included in the, "Biological Resource Assessment, Burrowing Owl Survey, and MSHCP Consistency Analysis Report" prepared by ECORP Consulting: Mitigation Measure Bio 1: Pool features on the site should be inspected for fairy shrimp during the rainy season. If ponds are confirmed to be capable of supporting fairy shrimp, then focused fairy shrimp surveys by a qualified biologist are recommended. Mitigation Measure Bio 2: Pursuant to MSHCP guidelines, a pre- construction survey for burrowing owl within 30 days prior to ground disturbance is required. 8 Mitigation Measure Bio 3: Pay Stephen's Kangaroo Rat fees Mitigation Measure Bio 4: Habitat clearing should avoid the migratory bird breeding season, which typically extends from March 1 to August 15. if construction is to occur during the MBTA breeding season, a nesting bird survey should be conducted by a qualified biologist. 4.e. Less Than Significant Impact: There are no trees or other biological resources that will be impacted or conflict with any policies or ordinances. A less than significant impact is anticipated. 4.f. Less Than Significant Impact: The report prepared by ECORP Consulting included an MSHCP Consistency Analysis. The project has been reviewed and includes mitigation consistent with MSHCP. As a result the project will not conflict with the provisions of the MSHCP and a less than significant impact is anticipated. 9 5. CULTURAL RESOURCES. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? X b Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5? X c Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? X d Disturb any human remains, including those interred outside of formal cemeteries? X Comments: 5.a. -d. Less Than Significant With Mitigation Incorporated: The City of Temecula General Plan does not identify the subject parcel as a sensitive archeological resource area; however the subject parcel is identified as being in a highly sensitive paleontological area. A cultural resources report on the subject property was provided by the applicant entitled "A Cultural Resources Survey of the Karen Lynn Lane Project, Temecula California" prepared by Brian F. Smith and Associates. The report concluded that no cultural or archaeological remains were found within the subject property boundaries, but recommended if any remains were exposed during development, the area should be re- evaluated by a qualified archaeologist. While the likelihood of encountering any cultural resources is low, there is potential, as with any project involving earth moving activities, to uncover unknown subsurface cultural resources. Therefore, the project will be conditioned that if, during construction, cultural resources are encountered, work should be halted or diverted in the immediate area while a qualified archaeologist evaluates the finds and makes recommendations. In addition, mitigation has been provided below: Mitigation Measure CultRes 1: Prior to beginning project construction, the Project Applicant shall retain a Riverside County qualified archaeological monitor to monitor all ground - disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation. Mitigation Measure CultRes 2: At least 30 days prior to beginning project construction, the Project Applicant shall contact the Pechanga Tribe to notify the Tribe of grading, excavation and the monitoring program, and to coordinate with the City of Temecula and the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of Native American Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on the site. Mitigation Measure CultRes 3: Prior to beginning project construction, the Project Archaeologist shall file a pre - grading report with the City (if required) to document the proposed methodology for grading activity observation. Said methodology shall include the requirement for a qualified archaeological monitor to be present and to have the authority to stop and redirect grading activities. In accordance with the agreement required in MM 2, the archaeological monitor's authority to stop and redirect grading will be exercised in consultation with the appropriate Tribe in order to evaluate the significance of any archaeological resources discovered on the property. Tribal monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the authority to stop and redirect grading activities in consultation with the project archaeologist. 10 Mitigation Measure CultRes 4: If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the "most likely descendant(s)" of receiving notification of the discovery. The most likely descendant(s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the Treatment Agreement described in MM 2. Mitigation Measure CultRes 5: The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are found on the project area to the appropriate Tribe for proper treatment and disposition. Mitigation Measure CultRes 6: All sacred sites, should they be encountered within the project area, shall be avoided and preserved as the preferred mitigation, if feasible. Mitigation Measure CultRes 7: If inadvertent discoveries of subsurface archaeological /cultural resources are discovered during grading, the Developer, the project archaeologist, and the Tribe shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources. If the Developer, the project archaeologist and the Tribe cannot agree on the significance or the mitigation for such resources, these issues will be presented to the Planning Director for decision. The Planning Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Tribe. Notwithstanding any other rights available under the law, the decision of the Planning Director shall be appealable to the Planning Commission and /or City Council. 11 6. GEOLOGY AND SOILS. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. X ii Strong seismic ground shaking? X iii Seismic - related ground failure, including liquefaction? X iv Landslides? X b Result in substantial soil erosion or the loss of topsoil? X c Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? X d Be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial risks to life or property? X e Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? X Comments: 6.a.i.ii.iii.c.d. Less Than Significant Impact: The subject property is not located on a fault line or fault zone. Soil liquefaction is caused by the loss of soil strength, which is a result of increased pore water pressures related to significant seismic activity. This phenomenon occurs primarily in loose to somewhat dense cohesion -less soils, which are located within a groundwater zone. When seismic shaking occurs a rearrangement of the soil particles take place, putting them into a denser condition, which results in the localized settlement, sand boils and /or flow failures. The subject property is located in a seismically active area, as is the majority of southern California. The project has been reviewed and conditioned by the Building and Safety Department to be constructed to the standards of the Uniform Building and Safety Code (UBSC). As a result, less than significant impacts are anticipated as a result of the project. 6.a.iv. Less Than Significant Impact: Landslide hazard areas are generally considered to exist when substantial slopes are located on or immediately adjacent to a subject property. There are slopes located on the project site, but none that could potentially create a hazard associated with landslides. The potential for landslides to occur at the site is considered less than significant. 6.b. Less Than Significant Impact: The site may be susceptible to soil erosion during the short-term construction activities. Short-term erosion effects during the construction phase of the project would be prevented through implementation of a Storm Water Pollution Prevention Plan (SWPPP), which is required in accordance with the Countywide National Pollutant Discharge Elimination System (NPDES) General Construction Activities Permit. The SWPPP includes standard construction methods such as sandbags, silt fencing, and temporary detention basins to control on -site and off -site erosion. Therefore, with implementation of an approved SWPPP, impacts resulting from erosion during construction would be less than significant. 6.e. No Impact: The project will not require the use of septic tanks or other wastewater disposal systems. 12 7. GREENHOUSE GAS EMISSIONS. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact X No Impact a Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? X Comments: 7.a.b. Less Than Significant Impact: An air quality and greenhouse gas study was prepared by Entech Consulting Group for this project. The report concluded that "The majority of GH emissions will result from construction activities. Temporary GH emissions are expected to occur for the duration of the construction of the proposed project. URBEMIS 2007 was utilized and emissions were estimated for each stage of the construction schedule. Draft guidance from both the South Coast Air Quality Management District (SCAQMD) and the County of San Diego Planning Department recommend amortizing construction estimates over a 30- year period to account for their contribution to project lifetime greenhouse gas emissions. Based on the amortization over a 30 -year period, construction emissions would be estimated at 399 MT of CO2e per year, which is below the 900 MT threshold suggested by CAPCOA as a screening threshold." As a result, impacts from this project concerning greenhouse gas emissions are considered less than significant. 13 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Create a significant hazard to the public or the environment through the routine transportation, use, or disposal of hazardous materials? X b Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? X c Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? X d Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? X e For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? X f For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? X g Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X h Expose people or structures to a significant risk or loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? X Comments: 8.a. No Impact: The proposed project will not create a significant hazard to the public or the environment through the routine transportation, use or disposal of hazardous materials. The proposed land use is a residential development, which will not be routinely transporting, using or disposing hazardous materials. 8.b.c. No Impact: The proposed project will not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The proposed project is a residential development and will not emit hazardous materials into the environment. In addition, the project will not require the handling of hazardous or acutely hazardous materials, substances and waste within one - quarter mile of an existing or proposed school. 8.d. No Impact: The proposed project will not be located on a site which is included on a list of hazardous materials sites pursuant to Government Code Section 65962.5 and, as a result, will not create a significant hazard to the public or the environment. The California Environmental Protection Agency lists Hazardous Waste Substances Sites. The project site is not on the list, therefore no impact related to hazardous materials posing a significant hazard to the public or environment will occur. 14 8.e.f. No Impact: The project site is not located within an airport land use plan, within two miles of a public airport, or within the vicinity of a private airstrip. The project will not create or result in a safety hazard for people residing or working in the project area. No impact is anticipated. 8.g. No Impact: The proposed project is not located in an area where it will impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. No impact is anticipated as a result of the project. 8.h. Less Than Significant Impact: The proposed project is not adjacent to a wildland area that would be subject to fire hazards. Future development will comply with all applicable Building and Fire Codes. A less than significant impact is anticipated as a result of the project. 15 9. HYDROLOGY AND WATER QUALITY. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Violate any water quality standards or waste discharge requirements or otherwise substantially degrade water quality? Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? X X b c Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off -site? X d Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? X e Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? X f Require the preparation of a project- specific WQMP? Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? X X g h Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? X i Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? X j Inundation by seiche, tsunami, or mudflow? X Comments: 9.a. Less Than Significant Impact: The project will not violate water quality standards or waste discharge requirements. The project is required to comply with all current soil erosion and national pollutant discharge elimination system standards in effect at the time of grading permit issuance. As a condition of approval for this project, the developer will be required to comply with the requirements of the National Pollutant Discharge Elimination Systems (NPDES) permit from the State Water Quality Resources Control Board. A less than significant impact is anticipated. 9.b. Less Than Significant Impact: The project will not substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or lowering of the local groundwater table level because the project design preserves approximately 10 acres of 16 open space containing the lowest elevations of the property and a blue line stream, which will allow for sufficient groundwater re- charging. A less than significant impact is anticipated. 9.c. Less Than Significant Impact: The project will not substantially alter the existing drainage pattern of the site or area. The blue line stream that runs through the southern half of the site will remain undisturbed and be preserved as permanent open space. In addition, through the implementation of SWPPP (Storm Water Pollution Prevention Program), erosion and siltation issues will be controlled to a less than significant impact level and this project will not result in substantial erosion or siltation on or off -site. 9.d.e.f. Less Than Significant Impact: The project would increase runoff as a result of increasing the impervious surface on the project site. The City imposes standard design criteria to detain surface runoff on the property to ensure that the maximum runoff volume from the site is not significantly increased. The project will not violate any water quality standards or waste discharge requirements established by the State of California. However, the project is required to prepare a Water Quality Management Plan (WQMP) pursuant to the Municipal Separate Storm -Sewer Permit (MS4 Permit) issued by the Regional Water Quality Control Board (RWQCB). A preliminary plan has been submitted and conceptually accepted and the project will comply with RWQCB standards as designed. Based upon the information presented above, the project would not substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site. Less than significant impacts are anticipated. 9.g.h. No Impact: According to the City's General Plan, the project will not involve the placement of residences or structures in a 100 -year floodplain hazard area. The project is not within an area identified on the Federal Emergency Management Agency (FEMA) maps for flooding. No significant flood hazards are expected to occur from developing the project site as proposed, therefore no impact is anticipated. 9.i. No Impact: The proposed project would not expose people or structures to a significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam. The subject property is not located within a dam inundation area per the City's General Plan. No impacts are anticipated. 9.j. No Impact: Due to the project area's distance from the ocean and higher elevation, there is no potential for a tsunami. The project area is not located near a large surface water body, and there is no potential for inundation by seiche or mudflow due to the topography of the site. 17 10. LAND USE AND PLANNING. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Signficant With Mitigation Incorporated Less Than Sign. ficant Impact No Im.act a Physically divide an established community? X b Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? X c Conflict with any applicable habitat conservation plan or natural community conservation plan? X Comments: 10.a. No Impact: The project is located on vacant land that will not divide an established community. 10.b. Less Than Significant Impact: The proposed project will result in the development of 45 new single - family homes on 22 net acres. The project involves a General Plan Amendment and Zone Change to a PDO — Planned Development Overlay. The net increase resulting from the zone change from VL — Very Low Density Residential to L — Low Density Residential is 26 units, which is not considered substantial as evidenced by the results of the Traffic Impact Analysis prepared for this project, which identified less than significant impacts and no mitigation. The property is already zoned VL and was previously planned for residential development. The proposed project is designed as a cluster development to preserve open space and provide a transition between high and low- density development. The project site contains a dedicated road that is currently dirt (undeveloped) and is used as a "cut- through" by people living east of the future extension of Butterfield Stage Road. The project has residential development to the south and major roads on both sides (Walcott Lane to the west and the future extension of Butterfield Stage Road to the east) of the property. Roads and other infrastructure are available to the site and the project will not require major extensions of infrastructure that could induce substantial population growth in the area. A less than significant impact is anticipated as result of this project. 10.c. No Impact: The project is consistent with the MSHCP and will not conflict with any habitat conservation plan or natural community conservation plan (see discussion under "Biological Resources "). 18 11. MINERAL RESOURCES. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? X b Result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? X Comments: 11.a.b. No Impact: The construction of this project on the proposed site is not anticipated to result in the loss of a known mineral resource that would be of value to the region or to the residences of the State. According to the General Plan, the State Division of Mines and Geology has prepared a mineral resources report entitled Mineral Land Classification of the Temescal Valley Area, Riverside County, California, Special Report 165, which evaluated mineral deposits within the Temecula Planning Area. According to the State Geologist, the Temecula Planning Area was classified as a Mineral Resources Zone -3a (MRZ -3a), which determined that the area contains sedimentary deposits which have the potential to supply sand and gravel for concrete and crushed stone for aggregate, however these areas are not considered to contain mineral resources of significant economic value. The proposed project is not located in an area that is known to contain mineral resources. No impacts are anticipated as result of this project. 19 12. NOISE. Would the project result in: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated X Less Than Significant Impact No Impact a Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? X c A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? X d A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? X e For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? X f For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? X Comments: 12.a. —d. Less Than Significant With Mitigation Incorporated: The project is anticipated to have construction, operational, and traffic noise impacts that could expose people to noise, groundborne vibration, and temporary periodic increase in ambient noise levels. To mitigate these potential impacts the following is required as identified in the Noise Impact Analysis prepared by Kunzman Associates: Mitigation Measure Noise 1 (Construction): A. The construction equipment staging and storage areas should be located as far from the residential uses as possible. B. All construction equipment should be properly maintained with operating mufflers and air intake silencers as effective as those installed by the original manufacturer. C. All construction activities should only take place between 7:00 a.m. to 6:30 p.m., Monday through Saturday. No construction should take place on Sundays or nationally recognized holidays. D. The contractor shall be restricted from playing loud music in the open construction area. E. For the duration of construction activities, the construction manager shall serve as the contact person should noise levels become disruptive to local residents. A sign should be posted at the project site with the contact phone number. F. Residents living within 1,000 feet from the existing property line should be provided with a construction schedule. A timely notification should accompany any major changes to this schedule. 20 G. Additional noise attenuation methods should be utilized to reduce noise levels as much as possible. These methods include, but are not limited to, the use of sound blankets and the construction of temporary sound barriers between active construction areas and sensitive receptors. Any such barriers should be constructed as close to the sensitive receptor as possible to achieve the greatest attenuation effect. Mitigation Measure Noise 2 (Operational): A. In order to keep the nearest sensitive receptor from experiencing noise levels in excess of 65 dBA, the proposed lift station must be constructed so that noise levels do not exceed 78 dBA at a distance of 10 feet. Mitigation Measure Noise 3 (Traffic): Buildout traffic volumes will result in noise levels that exceed City standards at the proposed single - family detached dwelling units. The following mitigation will be necessary to reduce exterior and interior noise levels to an acceptable range. A. Exterior - A noise barrier shall be built along the eastern edge of the property along Butterfield Stage Road consistent with Figure 6 of the Kunzman Associates "Noise Impact Analysis" dated September, 2010, on file with the City of Temecula Planning Department. B. Interior - All homes should implement mitigation measures to provide mechanical ventilation, double - paned glass, and solid core doors with weather stripping and seals. The homes proposed within 300 feet along Butterfield Stage Road will require further attenuation, which includes stucco or brick exterior siding with half inch thick fiberboard underlayer and interior and exterior walls should be attached by resilient channels or have double walls, and that exterior construction materials have a sound transmission class of 30 or greater. 12.e.f. No Impact: The project site is not located within an airport land use plan, within two miles of a public airport, or within the vicinity of a private airstrip. The project will not expose people residing or working in the project area to excessive noise levels. No impact is anticipated. 21 13. POPULATION AND HOUSING. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Im.act No Im.act a Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? X X b c Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? X Comments: 13.a. Less Than Significant Impact: The proposed project will result in the development of 45 new single - family homes on 22 net acres. The project involves a General Plan Amendment and Zone Change to a PDO — Planned Development Overlay. The net increase resulting from the zone change from VL — Very Low Density Residential to L — Low Density Residential is 26 units, which is not considered substantial as evidenced by the results of the Traffic Impact Analysis prepared for this project, which identified less than significant impacts and no mitigation. The property is already zoned VL and was previously planned for residential development. The proposed project is designed as a cluster development to preserve open space and provide a transition between high and low- density development. The project site contains a dedicated road that is currently dirt (undeveloped) and is used as a "cut- through" by people living east of the future extension of Butterfield Stage Road. The project has residential development to the south and major roads on both sides (Walcott Lane to the west and the future extension of Butterfield Stage Road to the east) of the property. Roads and other infrastructure are available to the site and the project will not require major extensions of infrastructure that could induce substantial population growth in the area. A less than significant impact is anticipated as result of this project. 13.b.c. No Impact: The proposed project site is currently vacant and will not displace housing or people necessitating the need for replacement housing elsewhere. A less than significant impact is anticipated as a result of this project. 22 14. PUBLIC SERVICES. Issues and Supporting Information Sources Potentially Sigr,,ficant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? X X Schools? X Parks? X Other public facilities? X Comments: 14.a. Less Than Significant Impact: The proposed project will add a total of 45 single family residences to the community that will have a very minor (less than significant) impact upon, or result in a need for new or altered fire, police, school, recreation, or other public facilities. Development of this site was previously analyzed and anticipated in the Final Environmental Impact Report that was prepared for the City of Temecula General Plan. The General Plan Amendment and Zone Change from L -Low Density to VL -Very Low Density will incrementally increase the need for some public services. However, this increase is considered a very small increment that can be addressed when the project is required to contribute its fair share to public services through the City's Development Impact Fees (DIF). In addition, the project was reviewed and conditioned by the Police and Fire Departments in order to ensure adequate facilities, acceptable service ratios and response times. A significant portion of the project, approximately 10 acres will be preserved as open space, and the remaining developed portion will contain trails that can provide linkages to existing and future development in the area. Therefore, no new public parks will be required. The incremental effect on schools will be reduced through the payment of applicable school fees at the time the project is developed. A less than significant impact is anticipated as a result of this project. 23 15. RECREATION. Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? X b Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse •h sical effect on the environment? X Comments: 15.a. Less Than Significant Impact: The proposed project will have a less than significant impact on the existing recreational opportunities and existing parks since the proposed project will create approximately 10 acres of open space and provide trails that will link the development to Walcott Lane and Butterfield Stage and beyond. In addition, the City owns and maintains 38 parks, and has two recreation centers, an outdoor amphitheater, a gymnasium, two swimming pools, a senior center, the Temecula Museum and Children's Museum. The proposed development may slightly increase the use of the existing parks or other recreational facilities in the area, however the demand will not increase significantly as a result of the project. The proposed project would not directly increase or result in the substantial deterioration of the existing park and recreational facilities. It is anticipated that the proposed project will have a less than significant impact. 15.b. No Impact: The project includes the preservation of approximately 10 acres of open space and the creation of community trails that will link the development to a future multi -use trail along Walcott Lane and provide a link to a sidewalk along the future extension of Butterfield Stage Road. In addition, the preservation of open space will ensure that the project will not have an adverse physical effect on the environment. No impacts are anticipated as a result of this project. 24 16. TRANSPORTATION /TRAFFIC. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non - motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths and mass transit? X b Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? X c Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? X d Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? X e Result in inadequate emergency access? X f Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? X Comments: 16.a.b. Less Than Significant Impact: According to the Traffic Impact Analysis (TIA) prepared by VA Consulting for the project, "The proposed rezoning would result in a net increase of 383 vehicle trips per day, with 30 and 40 net trips respectively, in the a.m. and p.m. peak hours. The resulting traffic from this development has little to no impact on predicted Year 2013 and General Plan Buildout level of service at intersections surrounding the project based on an analysis that combined project peak hour volumes with forecasted volumes." Furthermore, the TIA states, "There are no concerns regarding on -site circulation associated with the proposed project. The project access roadways are appropriately sized and configured for the project volumes and designed in accordance with applicable agency standards. The project access location along Walcott Lane does not satisfy warrants for signalization with either Year 2013 or General Plan Buildout conditions and will operate at LOS B or better with stop - control on the project approach." It is anticipated that the proposed project will have a less than significant impact. 16.c. No Impact: The proposed project will not have an impact on air traffic patterns and will not result in a substantial safety risk. The project is not within with the French Valley Comprehensive Land Use Plan, nor is the project within the vicinity of a private airstrip. No impact is anticipated. 16.d.e.f. No Impact: The proposed project will not result in hazards to safety from design features. The project is designed to current City standards and does not propose any hazards. The proposed project provides for adequate ingress and egress from the site. The Fire and Police Departments have reviewed and approved he emergency access only to Butterfield Stage Road, and on -site circulation. The proposed project will not conflict with adopted plans, policies, or programs regarding public transit, bicycle, or pedestrian 25 facilities or otherwise decrease the performance or safety of such facilities. No impact is anticipated as a result of the proposed project. 26 17. UTILITIES AND SERVICE SYSTEMS. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? X b Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X c Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X d Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? X e Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? X f Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? X g Comply with federal, state, and local statutes and regulations related to solid waste? X Comments: 17.a.b.d e. Less Than Significant Impact: The proposed project will not exceed applicable wastewater treatment requirements, require the construction of new treatment facilities, nor affect the capacity of treatment providers: The project will meet all Regional Water Quality Control Board standards. The Riverside County Department of Environmental Health has reviewed the proposal and indicated that sanitary sewer and potable water are available in this area. The project is anticipated to have a Tess than significant impact. 17.c. Less Than Significant Impact: It is not anticipated that the project will create a significant amount of storm water runoff to require or result in the expansion of existing facilities, the construction of which could cause significant environmental effects. A Water Quality Management Plan (WQMP) was prepared and has been conceptually accepted and conditioned for approval by the City's WQMP Engineer. The project is anticipated to have a less than significant impact. 17.f.g. Less Than Significant Impact: The project will not result in the need for new landfill capacity. Any potential impacts from solid waste created by this development can be mitigated through participation in Source Reduction and Recycling Programs, which are implemented by the City. Less than significant impacts are anticipated as a result of this project. 27 18. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: Less Than Potertially Sigrificant With Less Than Significant Mitigation Significant No Issues and Supporting Information Sources Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Impact Incorporated X Impact X Impact a b Does the project have impacts that are individually limited, but cumulatively considerable ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X Comments: 18.a. Less Than Significant With Mitigation Incorporated: As discussed in the sections above, the project would involve the construction and development of 45 new single - family homes on 22 net acres and would not significantly reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, or eliminate important examples of the major periods of California history prehistory. According to the Biological Resource Assessment, Burrowing Owl Survey, and MSHCP Consistency Analysis for Walcott Estates report prepared by ECORP Consulting, Inc., the project site supports several areas where water appears to temporarily pond, and these habitat features have a potential to support fairy shrimp. Thus, the report concludes that there is a potential to reduce the number or restrict the range of a rare or endangered plant or animal. As such, mitigation is required to conduct surveys during the rainy season. These surveys have since been conducted and documented in a report by Natural Resources Assessment, Inc. The report concludes that no suitable on -site conditions for vernal pools were observed and therefore no fairy shrimp, which could reduce the number or restrict the range of a rare or endangered plant or animal community. 18.b. Less Than Significant Impact: No significant cumulative impacts have been identified with the implementation of the proposed project. 18.c. Less Than Significant Impact: No substantial environmental effects that would cause adverse effects on human beings have been identified. 28 19. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets. a Earlier analyses used. Identify earlier analyses and state where they are available for review. Impacts adequately addressed. Identify which affects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. b c Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. 19.a. The City's General Plan, Final Environmental Impact Report and the City of Temecula's Geographic Information System (GIS) Map Sets were used as a referenced source in preparing the Initial Study for this project. The City's General Plan and Final Environmental Impact Report are available for review at the City of Temecula Planning Department located at 41000 Main Street in Temecula. The GIS Map Sets are available online at www.cityoftemecula.orq. 19.b. There were no impacts that were previously addressed by mitigation measures based on an earlier analysis. 19.c. See attached Mitigation Monitoring Program. SOURCES 1. City of Temecula General Plan 2. City of Temecula General Plan Final Environmental Impact Report 3. South Coast Air Quality Management District CEQA Air Quality Handbook 4. Jurisdictional Delineation for TT32780 in the City of Temecula, Thomas Olsen Associates, Inc. April 2006 5. Preliminary Geotechnical Evaluation for Propsed 22 -Acre Residential Development, Walcott Lane, March 2004 6. A Cultural Resources Survey of the Karen Lynn Lane Project in Temecula, Brian F. Smith and Associates, August 2004 7. Traffic Impact Analysis for Walcott Estates, Tentative Tract No. 36295, VA Consulting, Inc., May 2011 8. Air Quality and Greenhouse Gas Study, Walcott Estates Development, Entech Consulting Group, January 2011 9. Noise Impact Analysis, Walcott Estates, Kunzman Associates, September 2010 10. Biological Resource Assessment, Burrowing Owl Survey, and MSHCP Consistency Analysis for Walcott Estates, ECORP Consulting, Inc. February 2011 29 MITIGATION MONITORING PROGRAM PLANNING APPLICATION NO. PA10-0145, DEVELOPMENT PLAN, WALCOTT ESTATES MITIGATION MONITORING AND REPORTING PROGRAM • • General Impact Mitigation Measure Time Frame / Responsible Monitoring Milestones Monitoring Party AIR QUALITY Short-term cumulative • Water exposed surfaces three times daily but prevent tracking of During grading and City of Temecula impacts to air quality due mud from exiting the construction site or from reaching or entering construction activities. Planning and Public any type of storm water conveyance system on the site to construction • Apply non- toxic soil stabilizers according to manufacturers" Works Departments. specification to inactive areas. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep any site access points within 30 minutes of any visible dirt deposition on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. • Hydroseed or otherwise stabilize any cleared area which is to remain inactive for than 96 hours after clearing is completed. • Ensure that all cut and fill slopes are permanently protected from erosion. • Require the construction contractor to ensure that all construction equipment is maintained in peak working order. • Limit allowable idling to 105 minutes for trucks and heavy equipment. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt haul routed but, prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site. • Implement erosion controls throughout the construction site • • Appoint a construction relations officer to act as a community liaison concerning on-site construction activity including resolution of issues related to PM generation. General Impact BIOLOGICAL RESOURCES It has been determined that the project site has the potential to contain fairy shrimp, Burrowing Owl and the habitats of other nesting birds MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measure • Pool features on the site should be inspected for fairy shrimp during the rainy season. If ponds are confirmed to be capable of supporting fairy shrimp, then focused fairy shrimp surveys by a qualified biologist are recommended. • Pursuant to MSHCP guidelines, a pre - construction survey for burrowing owl within 30 days prior to ground disturbance. • Pay Stephen's Kangaroo Rat fees. • Habitat clearing should avoid the migratory bird breeding season, which typically extends from March 1 to August 15. If construction is to occur during the MBTA breeding season, a nesting bird survey should be conducted by a qualified biologist. Time Frame / Monitoring Milestones Prior to issuance of grading permits and during grading and construction activities. G:\PLANNING\2010 \PAI0 -0145 Walcott Estates TTM\Planning \1 CEQA\Mitigation Monitoring Program.doc Responsible Monitoring Party City of Temecula Planning and Public Works Departments. MITIGATION MONITORING AND REPORTING PROGRAM General Impact Mitigation Measure Time Frame / Monitoring Milestones Responsible Monitoring Party CULTURAL RESOURCES Potential to impact historic, cultural or paleontological resources Mitigation Measure Cult Res 1: Prior to beginning project construction, the Project Applicant shall retain a Riverside County qualified archaeological monitor to monitor all ground- disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation. Mitigation Measure CultRes 2: At least 30 days prior to beginning project construction, the Project Applicant shall contact the Pechanga Tribe to notify the Tribe of grading, excavation and the monitoring program, and to coordinate with the City of Temecula and the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of Native American Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on the site. Prior to issuance of grading permits and during grading and construction activities. City of Temecula Planning and Public Works Departments G: \PLANNING \2010 \PA 10 -0145 Walcott Estates TTM\Planning \1 CEQA\Mitigation Monitoring Progratn.doc MITIGATION MONITORING AND REPORTING PROGRAM General Impact Mitigation Measure Time Frame / Monitoring Milestones Responsible Monitoring Party CULTURAL RESOURCES Potential to impact historic, cultural or paleontological resources Miti Measure CultRes 3: Prior to beginning project construction, the Project Archaeologist shall file a pre - grading report with the City (if required) to document the proposed methodology for grading activity observation. Said methodology shall include the requirement for a qualified archaeological monitor to be present and to have the authority to stop and redirect grading activities. In accordance with the agreement required in MM 2, the archaeological monitor's authority to stop and redirect grading will be exercised in consultation with the appropriate Tribe in order to evaluate the significance of any archaeological resources discovered on the property. Tribal monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the authority to stop and redirect grading activities in consultation with the project archaeologist. Prior to issuance of grading permits and during grading and construction activities. City of Temecula Planning and Public Works Departments G: \PLANNING\20101PA 10 -0145 Walcott Estates TTM \Planning\1 CEQA \Mitigation Monitoring Prograin.doc General Impact CULTURAL RESOURCES Potential to impact historic, cultural or paleontological resources MITIGATION MONITORING AND REPORTING PROGRAM Time Frame / Monitoring Milestones Mitigation Measure Mitigation Measure CultRes 4: If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the "most likely descendant(s)" of receiving notification of the discovery. The most likely descendant(s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the Treatment Agreement described in MM 2. Mitigation Measure CultRes 5: The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are found on the project area to the appropriate Tribe for proper treatment and disposition. Mitigation Measure CultRes 6: All sacred sites, should they be encountered within the project area, shall be avoided c .�N ?f tfiY�� 10 4s -i,ic R,,i feasible. Prior to issuance of grading permits and during grading and construction activities. Ligation Monitoring Prognm.doc Responsible Monitoring Party City of Temecula Planning and Public Works Departments MITIGATION MONITORING AND REPORTING PROGRAM General Impact Mitigation Measure Time Frame / Monitoring Milestones Responsible Monitoring Party CULTURAL RESOURCES Potential to impact historic, cultural or paleontological resources Miti Measure CultRes 7: If inadvertent discoveries of subsurface archaeological /cultural resources are discovered during grading, the Developer, the project archaeologist, and the Tribe shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources. If the Developer, the project archaeologist and the Tribe cannot agree on the significance or the mitigation for such resources, these issues will be presented to the Planning Director for decision. The Planning Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Tribe. Notwithstanding any other rights available under the law, the decision of the Planning Director shall be appealable to the Planning Commission and /or City Council. Prior to issuance of grading permits and during grading and construction activities. City of Temecula Planning and Public Works Departments G:\PLANNING\2010 \PA10 -0145 Walcott Estates TTM\Planning\ CEQA \Mitigation Monitoring Progiam.doc General Impact NOISE Potential construction, operational, and traffic noise impacts that could expose people to noise, ground borne vibration, and temporary periodic increase in ambient noise levels. MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measure • The construction equipment staging and storage areas should be located as far from the residential uses as possible. • All construction equipment should be properly maintained with operating mufflers and air intake silencers as effective as those installed by the original manufacturer. • All construction activities should only take place between 7:00 a.m. to 6:30 p.m., Monday through Saturday. No construction should take place on Sundays or nationally recognized holidays. • The contractor shall be restricted from playing loud music in the open construction area. • For the duration of construction activities, the construction manager shall serve as the contact person should noise levels become disruptive to local residents. A sign should be posted at the project site with the contact phone number. • Residents living within 1,000 feet from the existing property line should be provided with a construction schedule. A timely notification should accompany any major changes to this schedule. • Additional noise attenuation methods should be utilized to reduce noise levels as much as possible. These methods include, but are not limited to, the use of sound blankets and the construction of temporary sound barriers between active construction areas and sensitive receptors. Any such barriers should be constructed as close to the sensitive receptor as possible to achieve the greatest attenuation effect. • In order to keep the nearest sensitive receptor from Time Frame / Monitoring Milestones Prior to issuance of building permits for walls and fences and prior to occupancy of units. City of Temecula Planning and Public Works Departments. G:IPLANNING\2010 \PA10 -0145 Walcott Estates ITM1Planning \l CEQA \Mitigation Monitoring Progr tn.doc Responsible Monitoring Party experiencing noise levels in excess of 65 dBA, the proposed lift station must be constructed so that noise levels do not exceed 78 dBA at a distance of 10 feet. • Exterior - A noise barrier shall be built along the eastern edge of the property along Butterfield Stage Road consistent with Figure 6 of the Kunzman Associates "Noise Impact Analysis" dated September, 2010, on file with the City of Temecula Planning Department. • Interior - All homes should implement mitigation measures to provide mechanical ventilation, double -paned glass, and solid core doors with weather stripping and seals. The homes proposed within 300 feet along Butterfield Stage Road will require further attenuation, which includes stucco or brick exterior siding with half inch thick fiberboard underlayer and interior and exterior walls should be attached by resilient channels or have double walls, and that exterior construction materials have a sound transmission class of 30 or greater. G:1PL,ANNING \2010 \PA 10 -0145 Walcott Estates TTM \Planningll CEQA\Mitigation Monitoring Program.doc South Coast Air Quality Management District 21865 Copley Drive, Diamond Bar CA 91765 -4182 (909) 396-2000 • www.agmd.gov E- MAILED• SEPTEMBER 7, 2011 Mr. Matt Peters, Associate Planner matt.peters(d cityoftemecula.org Planning Division City of Temecula P.O. Box 9033Road 43200 Business Park Drive Temecula, CA 92589 -9033 Sincerely, September 7, 2011 Draft Mitigated Negative Declaration (Draft MND) for the Proposed Walcott Estates Project (Tentative Tract Map No. 36295) The South Coast Air Quality Management District (SCAQMD) appreciates the opportunity to comment on the above - mentioned document. The following comments are meant as guidance for the Lead Agency and should be incorporated into the Final Mitigated Negative Declaration. In the project description, the lead agency proposes to subdivide 25 acres into 45 single - family residential lots. Surrounding uses include sensitive receptors (i.e., single - family residences) adjacent to the proposed project site to the south. The AQMD staff requests that summary information included in any technical appendices also be included in the Final Draft MND to document the lead agency's findings. The AQMD staff also notes that the lead agency's computer modeling estimates for mitigated construction emission impacts may be underestimated due to a known computer error in the URBEMIS model. Further, the lead agency should estimate project localized construction air quality impacts in order to demonstrate that localized impacts to the existing sensitive receptors located just south of the proposed project site are less than significant Finally, the AQMD staff recommends changes to the construction mitigation measures proposed on page seven of the Draft MND and additional measures to further reduce PM10 fugitive dust from construction activities. Detailed comments are included as an attachment to this letter. Please provide the AQMD with written responses to all comments contained herein prior to the adoption of the Final MND. The SCAQMD staff would is available to work with the Lead Agency to address these issues and any other air quality questions that may arise. Please contact Gordon Mize, Air Quality Specialist — CEQA Section, at (909) 396- 3302, if you have any questions regarding these comments. Mr. Matt Peters, 1 September 7, 2011 Associate Planner Attachment IM:GM RVC110810 -06 Control Number ,/ v. 0. Az Ian MacMillan Program Supervisor, Inter - Governmental Review Planning, Rule Development & Area Sources Mr. Matt Peters, 2 September 7, 2011 Associate Planner Air Quality Analysis 1. In the Air Quality Section on page six of the Draft MND, the lead agency has determined that project air quality impacts would be less than significant with mitigation referring to the "Air Quality and Greenhouse Gas Study" (AQ Study) (Entech Consulting Group, January 2011). Upon request, the AQ Study was sent by the lead agency to the AQMD staff for review. In accordance with CEQA Guidelines § 15150(c), the AQMD staff recommends that a summary of the information from the referenced document be included in the Final MND. Summary information should also be included in future CEQA documents as well. At minimum, the projected emission estimates could be shown in a table, described in the narration or included as an appendix. Fugitive Dust Emissions From Construction Activities 2. In the AQ Study, the lead agency also estimated project construction and operational air quality impacts using the California Air Resources Board's (CARB) URBEMIS2007 land use computer model. The URBEMIS2007 model outputs presented in the AQ Study include a variety of mitigation measures to control fugitive dust, including many identified on page seven of the Draft MND. Due to a known calculation error within the URBEMIS2007 model, applying all mitigation measures results in an error resulting in higher dust control efficiencies than may be achievable in practice (e.g., about 77% for this project). In order to correct this error, AQMD staff recommends that the lead agency only include the single highest control measure in the URBEMIS model run. Depending on each project, this would be either the application of water three times per day or chemical suppressants. The higher resultant PMIO emissions may exceed AQMD's regional or localized thresholds. Localized Impacts 3. In the AQ Study, the lead agency estimated project impacts for regional and greenhouse air quality construction and operational activities but did not estimate localized construction or operational air quality impacts. It is noted under surrounding land uses on page one and in an aerial map inspection that the proposed project is located adjacent to sensitive receptors (residential properties) south of the proposed project site. It appears from the URBEMIS2007 output sheets that localized construction activities could have significant air quality impacts to these sensitive receptors. Therefore, the SCAQMD requests that the lead agency evaluate localized air quality impacts to ensure that any nearby sensitive receptors are not adversely affected by the construction activities that are occurring in close proximity. Should the lead agency conclude after its analyses that construction localized air quality impacts exceed the AQMD daily significance thresholds, staff has compiled mitigation measures in addition to those measures listed on page seven of the Draft www.acund.povilcecia/models.html 2 ht n://www.rfid. eov /ceua /handbook /LST /LST.htmi Mr. Matt Peters, 3 September 7, 2011 Associate Planner MND that can be implemented if the air quality impacts are determined to be significant. 3 Construction Mitigation Measures 4. In the event that the lead agency determines that construction air quality impacts (see comments #2 and #3) are significant for PM10 fugitive dust, the lead agency should consider the following changes and addition to the mitigation measures listed on page seven of the Draft MND to further reduce project PM10 impacts, if applicable and feasible: Recommended changes: • Apply non -toxic soil stabilizers according to manufacturers' specifications to inactive areas (previously graded areas inactive for ten days or more). • Sweep site access points within 30 minutes of any visible dirt deposition on any public roadway (recommend water sweepers with reclaimed water). • Limit allowable idling to -1-05 minutes or less for trucks and heavy equipment. • Suspend all excavating and grading operations eitantutiptive&surfeee if winds gusts (as instantaneous gusts) exceed 25 mph. • Wet down or cover dirt haul routes with paving or gravel to prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site. Install wheel washers where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip. Recommended addition: • Appoint a construction relations officer to act as a community liaison concerning on -site construction activity including resolution of issues related to PM10 generation. 3 http:// www. agmd. govlcegahandbook/tnitixation /MM intro.html Matt Peters From: Anna Hoover [ahoover © pechanga- nsn.gov] Sent: Tuesday, September 06, 2011 3:33 PM To: Matt Peters Cc: Marcy Hernandez Subject: Walcott Estates Mr. Peters, These comments are written on behalf of the Pechanga Band of Luiseno Indians (hereinafter, "the Tribe "), a federally recognized Indian tribe and sovereign government. The Tribe formally requests, pursuant to Public Resources Code §21092.2, to be notified and involved in the entire CEQA environmental review process for the duration of the above referenced project (the "Project "). Please add the Tribe to your distribution list(s) for public notices and circulation of all documents, including environmental review documents, archeological reports, and all documents pertaining to this Project. The Tribe further requests to be directly notified of all public hearings and scheduled approvals concerning this Project. Please incorporate these comments into the record of approval for this Project as well. Based upon the information in the Mitigated Negative Declaration and via our telephone conversation this afternoon regarding the proposed grading that the Project will require, the Tribe has concerns that cultural resources may be present subsurface. Although the Project area has had some surface disturbances, most of the Project still contains intact soils. Based upon the previously recorded cultural resources in the vicinity as well as our previous monitoring experience on the Roripaugh Ranch Project and the Butterfield Stage Road improvements, the likelihood of uncovering cultural resources is high. Therefore, we are requesting that a Riverside County qualified archaeologist and a professional Pechanga Tribe monitor be present during all earthmoving activities associated with the Project, including off -site improvements. The Tribe believes that adequate cultural resources assessments and management must always include a component which addresses inadvertent discoveries. Every major State and Federal law dealing with cultural resources includes provisions addressing inadvertent discoveries (See e.g.: CEQA (Cal. Pub. Resources Code §21083.2(i); 14 CCR §1506a.5(f)); Section 106 (36 CFR §800.13); NAGPRA (43 CFR §10.4). Moreover, most state and federal agencies have guidelines or provisions for addressing inadvertent discoveries (See e.g.: FHWA, Section 4(f) Regulations - 771.135(g); CALTRANS, Standard Environmental Reference - 5 -10.2 and 5- 10.3). Because of the extensive presence of the Tribe's ancestors within the Project area, it is not unreasonable to expect to find vestiges of that presence. Such cultural resources and artifacts are significant to the Tribe as they are reminders of their ancestors. Moreover, the Tribe is expected to protect and assure that all cultural sites of its ancestors are appropriately treated in a respectful manner. Therefore, as noted previously, it is crucial to adequately address the potential for inadvertent discoveries. The CEQA Guidelines state that lead agencies should make provisions for inadvertent discoveries of cultural resources (CEQA Guidelines §15064.5). As such, it is the position of the Pechanga Tribe that an agreement specifying appropriate treatment of inadvertent discoveries of cultural resources be executed between the Project Applicant /Developer and the Pechanga Tribe. Additionally, the Pechanga Tribe believes that if human remains are discovered, State law would apply and the mitigation measures for the permit must account for this. According to the California Public Resources Code, § 5097.98, if Native American human remains are discovered, the Native American Heritage Commission must name a "most likely descendant," who shall he consulted as to the appropriate disposition of the remains. While the City has included a human remains mitigation measure, it is much abbreviated. Below is a suggested measure that will ensure that State law is accurately complied with and the City, the Grading Contractor(s) and Tribe are provided adequate provision. Additionally, given the Project's location in Pechanga territory, the Pechanga Tribe intends to assert its right pursuant to California law with regard to any remains or items discovered in the course of this Project. At this time, the Tribe requests that the City of Temecula remove the existing Mitigation Measure CultRes 1 and 2 and replace them with the following mitigation measures in its environmental assessment documents: MM 1 Prior to beginning project construction, the Project Applicant shall retain a Riverside County qualified archaeological monitor to monitor all ground - disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation. MM 2 At least 30 days prior to beginning project construction, the Project Applicant shall contact the Pechanga Tribe to notify the Tribe of grading, excavation and the monitoring program, and to coordinate with the City of Temecula and the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of Native American Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on the site. MM 3 Prior to beginning project construction, the Project Archaeologist shall file a pre - grading report with the City (if required) to document the proposed methodology for grading activity observation. Said methodology shall include the requirement for a qualified archaeological monitor to be present and to have the authority to stop and redirect grading activities. In accordance with the agreement required in MM 2, the archaeological monitor's authority to stop and redirect grading will be exercised in consultation with the appropriate Tribe in order to evaluate the significance of any archaeological resources discovered on the property. Tribal monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the authority to stop and redirect grading activities in consultation with the project archaeologist. MM 4 If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the "most likely descendant(s)" of receiving notification of the discovery. The most likely descendant(s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the Treatment Agreement described in MM 2. MM 5 The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are found on the project area to the appropriate Tribe for proper treatment and disposition. MM 6 All sacred sites, should they be encountered within the project area, shall be avoided and preserved as the preferred mitigation, if feasible. 2 MM 7 If inadvertent discoveries of subsurface archaeological /cultural resources are discovered during grading, the Developer, the project archaeologist, and the Tribe shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources. If the Developer, the project archaeologist and the Tribe cannot agree on the significance or the mitigation for such resources, these issues will be presented to the Planning Director for decision. The Planning Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Tribe. Notwithstanding any other rights available under the law, the decision of the Planning Director shall be appealable to the Planning Commission and /or City Council. The Pechanga Tribe looks forward to working together with the City of Temecula in protecting the invaluable Pechanga cultural resources found in the Project area. Please contact me at 951 - 770 -8104 if you have had questions or concerns regarding these comments. Thank you. Sincerely, Anna M. N D u Iturad Anal Vechan jani of L 15eno MIssl0n �n �lan5 ro. Temecula, CA 92?9j a 5 I - 770..8 1 04 (0) 9j I - s94 -044o (�) Q5I -757 -o159 u akoover@pe ckan nsn. 3 Califomia Natural Resources Agency DEPARTMENT OF FISH AND GAME http://www.dfq.ca.qov Inland Deserts Region 3602 Inland Empire Blvd., Suite C -200 Ontario, CA 91764 (909) 484-0167 September 13, 2011 Mr. Matt Peters City of Temecula P.O. Box 9033 Riverside, CA 92589 -9033 Dear Mr. Peters: MSHCP EDMUND G. BROWN, JR., Govemor Charlton H. Bonham , Director g ee ei tor •,-- ey Sfp14 Subject: Mitigated Negative Declaration for the Walcott Estates Project Riverside County -- SCH # 2011081016 The Department of Fish and Game (Department) appreciates this opportunity to comment on the Mitigated Negative Declaration (MND) for the Walcott Estates Project. The Department is responding as a Trustee Agency for fish and wildlife resources [Fish and Game Code sections 711.7 and 1802 and the California Environmental Quality Act Guidelines (CEQA) section 15386] and as a Responsible Agency regarding any discretionary actions (CEQA Guidelines section 15381), such as a Lake and Streambed Alteration Agreement (Section 1600 et seq.). The Department is responsible for ensuring appropriate conservation of fish and wildlife resources including rare, threatened, and endangered plant and animal species, pursuant to the California Endangered Species Act, and administers the Natural Community Conservation Plan Program (NCCP). On June 22, 2004, the Department issued Natural Community Conservation Plan Approval and Take Authorization for the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) per Section 2800, et seq., of the California Fish and Game Code. The proposed project is Tentative Tract Map 36295 to subdivide 25 acres into 45 single - family cluster lots. Ten acres of the site will be conserved as permanent open space for the on -site stream. The site is located east of Walcott Lane, approximately 1,500 feet north of La Serena and 1,100 feet south of Calle Chapos in the City of Temecula, County of Riverside. To the south is single - family development and to the north the Roripaugh Ranch Specific Plan. To the east is the proposed extension of Butterfield Stage Road. The proposed project occurs within the MSHCP and is subject to the provisions and policies of the MSHCP. The City of Temecula is signatory to the Implementing Agreement and is a Permittee of the MSHCP. Participants in the MSHCP are issued take authorization for covered species. The MSHCP establishes a multiple species conservation program to minimize and mitigate habitat loss and the incidental take of Conserving California's Wi(dCife Since 1870 Mitigated Negative Declaration — Walcott Estates Development City of Temecula, County of Riverside -- SCH #2011081016 Page 2 of 4 covered species in association with activities covered under the permit. In order to be considered a covered activity, Permittees must demonstrate that proposed actions are consistent with the MSHCP and its associated Implementing Agreement. Compliance with approved habitat plans, such as the MSHCP, is discussed in the California Environmental Quality Act (CEQA) Section 15125(d) of the Guidelines for the implementation of the CEQA requires that an environmental impact report (EIR) discuss any inconsistencies between a proposed project and applicable general plans and regional plans, including habitat conservation plans and natural community conservation plans. MSHCP policies and procedures apply to the proposed project such as the Protection of Species Associated with Riparian /Riverine Areas and Vernal Pools policy (MSHCP section 6.1.2 pp 6 -20; "Riparian /Riverine and Vernal Pool Policy "). A) Special Survey Areas — The site is located in the survey area for burrowing owl. Protocol surveys were conducted in August 2010, but no animals were found. There were, however, burrows on the site and a pre - construction survey is required. B) Riparian /Riverine and Vernal Pool Policy The project contains a jurisdictional stream and has the potential to have vernal pools and fairy shrimp. The MND does not indicate whether a jurisdictional delineation was conducted for the project site. Vernal pool surveys were not conducted at the time of this submittal and will have to be conducted during the rainy season (see Section 6.1.2, for the requirements of the Riparian /Riverine and Vernal Pool Policy). Because this information was not contained in the MND, the results of vernal pool surveys will have to be transmitted to the Department of Fish and Game (Robin Maloney - Rames, ES) for analysis. Depending upon the information obtained during vernal pool surveys, additional CEQA processing may be required. Proposed mitigation The applicant is proposing to conduct vernal pool surveys and pre- construction burrowing owl surveys. Department Concerns In order to adequately assess the proposed project, the Department needs the following information: 1) results of vernal pool studies and any mitigation required, 2) results of pre - construction burrowing owl surveys, 3) a map showing the proposed 10 acres of riparian conservation and a statement as to who will hold the easement or fee title, and 4) a State waters wetland jurisdictional delineation. Lake and Streambed Alteration Agreement Neither the mitigated negative declaration nor the MSHCP Consistency Analysis showed the location of potential vernal pools or included a jurisdictional delineation or Mitigated Negative Declaration — Walcott Estates Development City of Temecula, County of Riverside -- SCH #2011081016 Page 3 of 4 graphic showing the proposed 10 acres of land to be conserved for the on -site stream. Therefore, the Department does not have the information necessary to determine whether the project will or will not impact State jurisdictional waters. In the event that the project does impact State jurisdictional waters, a 1600 Lake and Streambed Alteration Agreement Notification will be required. Streambed Alteration Agreement Although the proposed project is within the Western Riverside Multiple Species Habitat Conservation Plan (MSHCP) and could be subject to Section 6.1.2, Protection of Species Associated with Riparian /Riverine Areas and Vernal Pools, a Lake and Streambed Alteration Agreement Notification is still required by the Department should the site contain jurisdictional waters. Additionally, the Department's criteria for determining the presence of jurisdictional waters are more comprehensive than the MSHCP criteria in Section 6.1.2. Any mitigation measures required by the resource protection policies of the MSHCP should be included in the CEQA document. The Department recommends submitting a notification early on, since modification of the proposed project may be required to avoid or reduce impacts to fish and wildlife resources. To obtain a Streambed Alteration Agreement notification package, please go to http://www.dfg.ca.gov/habcon/1600/forms.html. If the CEQA documents do not fully identify potential impacts to lakes, streams, and associated resources and provide adequate avoidance, mitigation, monitoring, funding sources, a habitat management plan and reporting commitments, additional CEQA documentation will be required prior to execution (signing) of the Agreement. In order to avoid delays or repetition of the CEQA process, potential impacts to a stream or lake, as well as avoidance and mitigation measures need to be discussed within this CEQA document. Permit negotiations conducted after and outside of the CEQA process are not CEQA- compliant because they deprive the public and agencies of their right to know what project impacts are and how they are being mitigated (CEQA Section 15002). The Department opposes the elimination of ephemeral, intermittent and perennial stream channels, lakes and their associated habitats. The Department recommends avoiding the stream and riparian habitat to the greatest extent possible. Any unavoidable impacts need to be compensated with the creation and /or restoration of in -kind habitat either on -site or off- site at a minimum 3:1 replacement -to- impact ratio, depending on the impacts and proposed mitigation. Additional mitigation requirements through the Department's Streambed Alteration Agreement process may be required depending on the quality of habitat impacted, proposed mitigation, project design, and other factors. The following information will be required for the processing of a Streambed Alteration Agreement and the Department recommends incorporating this information to avoid subsequent CEQA documentation and project delays: 1) Delineation of lakes, streams, and associated habitat that will be temporarily and /or permanently impacted by the proposed project (include an estimate of impact to each habitat type); 2) Discussion of avoidance measures to reduce project impacts; and, Mitiy ted Negative Declaration — Walcott Estates Development City of Temecula, County of Riverside — SCH #2011081016 Page 4 of 4 3) Discussion of potential mitigation measures required to reduce the project impacts to a level of insignificance. Please refer to section 15370 of the CEQA guidelines for the definition of mitigation. If the project does not include the criteria listed above, the Department believes that it cannot fulfill its obligations as a Trustee and Responsible Agency for fish and wildlife resources. The Department recommends submitting a notification early on, since modification of the proposed project may be required to avoid or reduce impacts to fish and wildlife resources. To obtain a Streambed Alteration Agreement notification package, please call (562) 430- 7924. The following information will be required for the processing of a Streambed Alteration Agreement and the Department recommends incorporating this information to avoid subsequent CEQA documentation and project delays: Please refer to section 15370 of the CEQA guidelines for the definition of mitigation. In the absence of specific mitigation measures in the CEQA documents, the Department believes that it cannot fulfill its obligations as a Trustee and Responsible Agency for fish and wildlife resources. Permit negotiations conducted after and outside of the CEQA process deprive the public of its rights to know what project impacts are and how they are being mitigated in violation of CEQA Section 15002. Also, because mitigation to offset the impacts was not identified in the CEQA document, the Department does not believe that the Lead Agency can make the determination that impacts to jurisdictional drainages and /or riparian habitat are "less than significant" without knowing what the specific impacts and mitigation measures are that will reduce those impacts. In summary, we believe the MND is inadequate in describing project related impacts, demonstrating consistency with the MSHCP, and identifying appropriate mitigation for purposes of CEQA. We recommend that the MND be revised to address the Department's concerns. We appreciate the opportunity to comment on the referenced DEIR. If you should have any questions pertaining to these comments, please contact Robin Maloney - Rames, Environmental Scientist at (909) 980 -3818. Sincerely, 1) Delineation of lakes, streams, and associated habitat that will be temporarily and /or permanently impacted by the proposed project (include an estimate of impact to each habitat type); 2) Discussion of avoidance measures to reduce project impacts; and, 3) Discussion of potential mitigation measures required to reduce the project impacts to a level of insignificance dt nvironmental Scientist Activity ROG NO, CO SO PM10 PM2.5 Clearing/Grading 2.72 22.00 12.41 0.00 32.17 7.48 Building Construction 3.38 16.00 16.89 0.01 1.14 1.02 Paving 2.88 15.74 11.24 0.00 1.32 1.20 Building Construction 3.38 16.00 16.89 0.01 1.14 1.02 Building Construction (2013) 3.09 14.96 16.09 0.01 1.03 0.91 SCAQMD Significance Threshold 75 100 550 150 150 55 Exceed Significance? No No No No No No Source: (Entech Consulting Group, 2011) Technical Memorandum DATE: September 20, 2011 PREPARED FOR: City of Temecula PREPARED BY: Entech Consulting Group Response to Comments for Walcott Estates in the City of Temecula Page I 1 ENTECH CONSULT INC GROUP ,a,..,....Err ,,,,,. ,,,., r,., i, Response to Comments for Walcott Estates in City of Temecula Comment 2: In lieu of a specific construction schedule for the Walcott Estates project, a recent study that was performed for the Brasada Residential project in Nov. 2010 was initially utilize to develop a general construction schedule of typical activities for residential developments and mitigation measures likely to be employed for the Walcott Estates project. Although the Brasada project was a significantly larger residential project in acreage, the methodology and assumptions for estimating fugitive dust emissions were relevant in developing the basis for calculating fugitive dust emissions during construction for the Walcott Estates project. The volume of construction activity was paired down and applied to the Walcott Estates project. Further, the Brasada residential project assumed that several fugitive dust mitigation strategies would likely be employed simultaneously during construction. However since the URBEMIS2007 model overestimates the dust control efficiencies that what would occur in practice, the assumptions were updated in the URBMIS model by selecting only the highest dust control measure which encompassed applying water three times daily. The updated estimated mitigated construction emissions for each construction phase are shown in Table 1. It should be noted that each construction phase will not take place concurrently, but in succession; therefore, daily emissions for each individual phase was compared to the SCAQMD Significance Threshold. The updated URBEMIS results indicated that emissions for NO PM and PM increased slightly from applying one mitigation control technology however, the estimated emissions are still far below the SCAQMD Significance Thresholds. Thus, temporary construction emissions from the proposed Project will not worsen ambient air quality, create additional violations of federal and state standards, or delay the basin's goal for meeting attainment standards. Table 1. Regional Construction Impacts by Phase (lbs/day) September 2011 ENTECH CONSULTING GROUP Comments 3 and 4: Surrounding land uses were identified south of the proposed project site, at a distance of approximately 100 meters (330 feet), which may be affected by temporary emissions generated from construction activities. Although the proposed project does not have a specific construction schedule established, a general construction schedule of typical activities for residential developments was utilized in URBEMIS2007 to estimate daily construction emissions. The project is anticipated to disturb approximately 15 acres of land, while the remaining 10 acres would be allocated for open space. The 15 acres will be developed over time; therefore, it was assumed that construction would disturb no more than one acre of land per day. The daily emission rates calculated in URBEMIS2007 were compared to the SCAQMD LST for a one acre project site, as shown in Table 2. It is anticipated that clearing and grading activities will generate PM and PM2.5 emissions above the LST; therefore, further mitigation measures are required to minimize impacts. Table 2. Localized Construction Emission Concentrations The following mitigation measures will be required to further reduce project PM10 and PM2. impacts: • Apply non -toxic soil stabilizers according to manufacturers' specifications to inactive areas (previously graded areas inactive for ten days or more). • Sweep site access points within 30 minutes of any visible dirt deposition on any public roadway (recommend water sweepers with reclaimed water). • Limit allowable idling to 105 minutes or less for trucks and heavy equipment. • Suspend all excavating and grading operations on any unpaved surface if winds gusts (as instantaneous gusts) exceed 25 mph. • Wet down or cover dirt haul routes with paving or gravel to prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site. Install wheel washers where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip. • Appoint a construction relations officer to act as a community liaison concerning on -site construction activity including resolution of issues related to PM10 generation. Response to Comments for Walcott Estates in the City of Temecula September 2011 Page 1 2 Maximum Construction Emissions ( bs /day) Construction Phase CO NO PM PM2.5 Allowable Emissions at 100 meters (330 feet)' 2,176 292 8 2 Clearing/Grading 12.41 22 32.17 7.48 Significant Impact No No Yes Yes Building Construction 16.89 16 1.14 1.02 Significant Impact No No No No Paving 11.21 15.74 1.32 1.2 Significant Impact No No No No Building Construction 16.89 16 1.14 1.02 Significant Impact No No No No Building Construction (2013) 16.09 14.96 1.03 0.91 Significant Impact No No No No Source: (Entech Consulting Group, 2011) 1) Local Significance Thresholds for 1 acre per day disturbance. ENTECH CONSULTING GROUP Comments 3 and 4: Surrounding land uses were identified south of the proposed project site, at a distance of approximately 100 meters (330 feet), which may be affected by temporary emissions generated from construction activities. Although the proposed project does not have a specific construction schedule established, a general construction schedule of typical activities for residential developments was utilized in URBEMIS2007 to estimate daily construction emissions. The project is anticipated to disturb approximately 15 acres of land, while the remaining 10 acres would be allocated for open space. The 15 acres will be developed over time; therefore, it was assumed that construction would disturb no more than one acre of land per day. The daily emission rates calculated in URBEMIS2007 were compared to the SCAQMD LST for a one acre project site, as shown in Table 2. It is anticipated that clearing and grading activities will generate PM and PM2.5 emissions above the LST; therefore, further mitigation measures are required to minimize impacts. Table 2. Localized Construction Emission Concentrations The following mitigation measures will be required to further reduce project PM10 and PM2. impacts: • Apply non -toxic soil stabilizers according to manufacturers' specifications to inactive areas (previously graded areas inactive for ten days or more). • Sweep site access points within 30 minutes of any visible dirt deposition on any public roadway (recommend water sweepers with reclaimed water). • Limit allowable idling to 105 minutes or less for trucks and heavy equipment. • Suspend all excavating and grading operations on any unpaved surface if winds gusts (as instantaneous gusts) exceed 25 mph. • Wet down or cover dirt haul routes with paving or gravel to prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site. Install wheel washers where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip. • Appoint a construction relations officer to act as a community liaison concerning on -site construction activity including resolution of issues related to PM10 generation. Response to Comments for Walcott Estates in the City of Temecula September 2011 Page 1 2 September 22, 2011 Mr. Jeff Brandt Senior Environmental Specialist Department of Fish and Game 3602 Inland Empire Blvd., Suite C -220 Ontario, CA 91764 Dear Mr. Brandt: City of Temecula Community Development Dept. 41000 Main Street • Temecula, CA 92590 Mailing Address: P.O. Box 9033 • Temecula, CA 92589 -9033 Phone (951) 694 -6400 • Fax (951) 694 -6477 • www.cityoftemecula.org SUBJECT: Response to Department of Fish and Game Comment Letter - September 13, 2011 Thank you for your comment letter regarding the Mitigated Negative Declaration for the Walcott Estates Project, Riverside County, SCH # 2011081016. The City offers the following comments to fully address the Department of Fish and Game's concerns to adequately describe project related impacts, demonstrate consistency with MSHCP, and identify appropriate mitigation for purposes of CEQA. 1. Project Exhibits The Mitigated Negative Declaration included a project description for the following Planning Applications: PA10 -0145, Tentative Tract Map 36295 PA10 -0146, Residential Home Product Review PA10 -0147, Zoning Map and Text Change from VL to PDO based on L Designation PA10 -0148, General plan Amendment from VL to L Please see attached Exhibits A through K, which illustrate the Project and provide a better understanding of the project design and potential impacts for the Planning Applications listed above. Major project features include a 45 unit cluster /conservation development on 25 acres that preserves open space and wildlife habitat, and minimizes impacts to an onsite stream that flows east -west through the property. 2. Description of Impacts to Onsite Stream This Project avoids grading and construction within the onsite stream. Please see Exhibits L and M. The line highlighted in orange on Exhibit L illustrates the extent of grading for this Project and shows that grading and construction will avoid the onsite stream, including 10' on both sides of the Jurisdictional Delineation identified in Exhibit P, Figure 3 on Page 10. G: \PLANNING \2010 \P41O -0145 Walcott Estates TTM \Planning \Bids Online \Biological Study - ECORP \OFG Response Ltr.doc ® Printed an Recycled Paper A Water Quality Management Plan (WQMP) was created for the Project. The WQMP was reviewed by the City's NPDES Engineer, Aldo Licitra. Design features of the BMP Train include bio swales, bio cells, and infiltration basins. The first flush will be captured and infiltrated, and only the clean (treated) overflow will be allowed to discharge to the onsite stream. Please see exhibits K and L. A portion of the construction of Butterfield Stage Road (BSR) has become a City Capital Improvement Project (CIP) associated with the Roripaugh Ranch Specific Plan. Said improvement goes from the existing terminus of La Serena Way to Murrieta Hot Springs Road. When the BSR improvement is complete, the drainage that flows through the Walcott Estates property will flow through a 60" RCP covered by approximately 10' of fill. Given the height of BSR, a 2:1 max slope will be required to blend existing and proposed grades. The City has a copy of the recorded documents for a Drainage Access Easement, Drainage Easement and Permission to Perform Off -Site Construction from the applicant. Per correspondence between Jeff Brandt (DFG) and Greg Butler (City — Public Works) on September 15, 2008, the City was given authorization to proceed with Roripaugh Ranch's Streambed Alteration Agreement No. 6- 2001 -205. This Agreement includes the construction of Butterfield Stage Road from Murrieta Hot Springs Road south to La Serena Way. The applicant for Walcott Estates has indicated that the Walcott Estates Project will not be developed until the City completes this phase of BSR. The impacts associated with the extension of BSR were considered and mitigation was included in the Final EIR for the Roripaugh Ranch Specific Plan. In addition, the City has included the following Condition of Approval to ensure that all appropriate agencies have reviewed the project and all permits have been secured prior to grading and final map approval: COA: Prior to issuance of a grading permit and /or approval of the final map, the developer shall receive written clearances from the following agencies: a. San Diego Regional Water Quality Control Board b. Army Corps of Engineers c. Califomia Department of Fish and Game d. Riverside County Flood Control and Water Conservation District e. Planning Department f. Department of Public Works, or other affected agencies 3. Description of Impacts to Vegetation, Seasonal Ponds, Vemal Pools and Fairy Shrimp According to the Biological Resource Assessment, Burrowing Owl Survey and MSHCP Consistency Analysis completed by ECORP Consulting February 9, 2011 (Exhibit 0), The Project area has six seasonal ponds that have the potential to pond and support fairy shrimp. These are not thought to be vemal pools, due to a lack of apparent vemal pool vegetation (Exhibit 0, Figure 4)." Mitigation was included in tt'. ND to examine pool features on the site shortly after a rainfall to see if the areas paid e - support fairy shrimp. On April 26, 2011, Ms. Karen Kirtland submitted a letter and Fairy Shrimp Report prepared by Ms. Stephanie Pacheco of Tetra Tech, Inc. (Exhibit N). According to the report, "No suitable habitat necessary for fairy shrimp were observed on the site. The G: \PIANNING\2010 \PA10 -0145 Walcott Estates TTM \Planning \Bids Online \Biological Study - ECORP \DFG Response Ltr.doc ' M soils are generally too sandy in texture for the establishment of vernal pools. No plant communities endemic to vernal pools were observed." This report and the findings were referenced on Page 28 of the MND under Mandatory Findings of Significance. According to the Biological Resource Assessment, Burrowing Owl Survey and MSHCP Consistency Analysis completed by ECORP Consulting February 9, 2011, "Vegetation communities within the site consist of California grassland habitat, Califomia buckwheat scrub, several ornamental trees, and a scattering of mulefat scrub and two willow trees (Exhibit 0, Figures 3A -3D, Figure 4)." No special- status plant species were observed during the field surveys. In addition, approximately 10 acres of open space will preserve existing vegetation, habitat and the onsite stream (Exhibit E). 4. Provide a map showing the proposed 10 acres of riparian conservation and a statement as to who will hold the easement or fee title. Exhibits E and J illustrate the Open Space lots. Specifically, Exhibit J, the Tentative Tract Map indicates Open Space Lots 46 -50 will contain 14.01 acres. Lot 50, which contains the majority of open space, vegetation, habitat and the onsite stream, contains 10.76 acres. The open space is designated on the TTM, Home Product Review, and in the PDO. Furthermore, the open space will be owned and maintained by a Homeowners Association (HOA). The project includes the following Conditions of Approval: COA: A copy of the Covenants, Conditions, and Restrictions (CC &Rs) shall be submitted and approved by the Planning Director. The CC &Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, streetlights on private streets, Class 1 Trail, exterior of all buildings and all landscaped and open areas including parkways. COA: The CC &Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Planning and Public Works Departments and the City Attorney. They shall be recorded concurrent with the final map. A recorded copy shall be provided to the City. COA: The CC &Rs shall provide for the effective establishment, operation, management, use, repair and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the Project's Water Quality Management Plan. COA: All open areas and landscaping govemed by CC &R shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning and Public Works Departments prior to the issuance of building permits. COA: The CC &Rs shall provide that the association may not be terminated without prior City approval. 5. Burrowing Owl Surveys According to the Biological Resource Assessment, Burrowing Owl Survey and MSHCP Consistency Analysis completed by ECORP Consulting February 9, 2011, "During the four focused surveys, no burrowing owls or signs of burrowing owl were detected, though the site does support adequate amounts of habitat for the owl. Several burrows were observed (Exhibit G: \PLANNING\2010 \PA10-0145 Walcott Estates 7TM \Planning \Bids Online \Biological Study - ECORP \DFG Response Ltr.doc O, Figure 5) that were of the size and shape to be suitable for burrowing owl use, although no owl sign was detected. Due to the presence of burrowing owl habitat and potential burrows, mitigation was included in the MND to require a preconstruction survey for burrowing owls within 30 days of ground disturbance at the Project site. 6. Lake and Streambed Alteration Agreement No changes or impacts to the onsite stream are proposed as part of the Walcott Estates Project. Please see the third paragraph under Item #2, Description of Impacts to Onsite Stream above. 7. Demonstrate consistency with MSHCP, and identify appropriate mitigation for purposes of CEQA. Also, include mitigation measures required by the resource protection policies of the MSHCP. As documented in the attached studies, the Project is consistent with MSHCP and the resource protection policies of the MSHCP. The Project is not in a criteria cell. Burrowing owl surveys were conducted and no owls were found. However, due to the presence of burrowing owl habitat and potential burrows, mitigation was included in the MND to require a preconstruction survey for burrowing owls within 30 days of ground disturbance at the Project site. A seasonal pond /vemal pool and fairy shrimp habitat survey was completed and concluded no habitat, and therefore no presence of fairy shrimp. A riparian /riverine assessment was done and concluded no impacts as the Project area is being avoided and permanently preserved as open space. The Project is not in an urban /wildlands interface area. It is intended that this letter will address the Dept. of Fish and Game's comments and concerns regarding this Project (Walcott Estates). The information and impacts described above will be included in the revised Mitigated Negative Declaration (MND). If you have any additional comments or concerns, please contact me by September 30, 2011. Sincerely, Matthew D. Peters, AICP Attachments: A -K, Project Description and Exhibits L -M, Project Impact Exhibits N, Walcott Estates Fairy Shrimp Survey 0, Biological Resource Assessment, Burrowing Oil Survey, and MSHCP Consistency Analysis P, Jurisdictional Delineation Q, General Biological Resource Assessment cc: Robin Maloney Ramos Department of Fish and Game 3602 Inland Empire Blvd., Suite C -220 Ontario, CA 91764 Note: Sent electronically September 22, 2011 G: \PIANNING\2010 \PA10 -0145 Walcott Estates TTM \ Planning \Bids Online \Biological Study - ECORP \DFG Response Ur.doc Proposed Densities Area 1A - 1/2 Acre Density MN Area 1B - 1/2 Acre Density Area 2 - 1 Acre Density (1/2 Acre Net) Area 3 - 2-1/2 Acre Density Area 4 - 1 Acre Density (1/2 Acre Density In Sub-Area) 1 , vA I. I E Case Nos: Applicant: Proposal: Environmental: Case Planner: Place of Hearing: Date of Hearing: Time of Hearing: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: PA10 -0145, PA10 -0146, PA10 -0147, and PA10 -0148 Steve Galvez, Walcott Investments, LLC A Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots, a Residential Home Product Review for 45 lots, a Zoning Map and text change from Very Low (VL) density residential to a Planned Development Overlay (PDO), and a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential In accordance with the California Environmental Quality Act (CEQA), the proposed project will not have a significant impact upon the environment based upon a completed Environmental Initial Study and Mitigation Monitoring Plan. As a result, a Mitigated Negative Declaration will be adopted in compliance with CEQA. Matt Peters, (951) 694 -6408 City of Temecula, Council Chambers November 16, 2011 6:00 p.m. Any person may submit written comments to the Planning Commission before the hearing or may appear and be heard in support of or opposition to the approval of the project at the time of the hearing. Any petition for judicial review of a decision of the Planning Commission shall be filed within the time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission, shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. The proposed project application may be viewed at the City of Temecula Planning Department, 41000 Main Street, Monday through Friday from 8:00 a.m. to 5:00 p.m. Questions concerning the project may be addressed to the case planner.