Exhibit 4 - Planning and Housing Commission Staff Report

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 22-0182

PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 3/7/2022
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:

PP2021-0001: Precise Plan application for review of the site plan, architecture, landscaping, and wall/fence plans associated with the development of 29 single-family detached homes on a combined

7.4-acre site, previously subdivided by TTM 36605 and 36608, located on the west and east sides of Lincoln Avenue, north of Highgrove Street. (Applicant: D.R. Horton Los Angeles Holding Company, Inc., 2280 Wardlow Circle #100, Corona, CA 92878.)
RECOMMENDED ACTION:

That the Planning and Housing Commission adopt Resolution No. 2581 GRANTING PP2021- 0001 based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 7.4 combined acres
Existing Zoning: R-1-7.2 (Single Family Residential, 7,200 sq.ft. minimum lot size) Existing General Plan: 6-acre site - LMDR (Low Medium Density Residential, 6-8 du/ac) / 1.4-acre site - LDR (Low Density Residential, 3-6 du/ac)
Existing Land Use: Undeveloped
Proposed Land Use: Single Family Residential
Surrounding Zoning/Land Uses:

N: R-1-7.2 / Single Family Residential
E: R-1.7.2 / Single Family Residential & R-2 (Low Density Multiple Family Residential) / Single Family Residential
S: R-1.8.4 / Single Family Residential & R-1.7.2 / Single Family Residential W: R-1.7.2 / Single Family Residential & Agricultural / Single Family Residential

BACKGROUND
Precise Plan 2021-0001 (PP2021-0001) is for the review of the site plan, architecture, landscaping, and fence and wall plans for 29 single family residential lots. The project site is comprised of four parcels that have a combined acreage of approximately 7.4 acres located on the west and east sides City of Corona Page 1 of 9 Printed on 3/2/2022
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parcels that have a combined acreage of approximately 7.4 acres located on the west and east sides of Lincoln Avenue and north of Highgrove Street. Refer to Exhibit 2.

The parcel on the west side of Lincoln Avenue is approximately one acre and was approved by the City Council on May 20, 2020 to be subdivided into 4 single family residential lots under Tentative Tract Map (TTM 36605). The parcel on the east side of Lincoln Avenue is approximately 6 acres and was approved by the City Council on April 15, 2020 to be subdivided into 23 single family residential lots under TTM 36608. While both subdivisions yielded 27 residential lots, two contiguous vacant residential lots located north of TTM 36608, are included in the overall project, for a combined 29 single family residential lots to be built by D.R. Horton.

The project was originally reviewed by city staff at the Development Plan Review (DPR) meeting on November 18, 2021. The applicant submitted the official precise plan application to the city on December 8, 2021, which was subsequently reviewed by the Project and Environmental Review Committee (PRC) on January 13, 2022. The application was determined to be complete and scheduled for the March 7, 2022 Planning and Housing Commission meeting.

PROJECT DESCRIPTION
Site Plan
The site plan, provided as Exhibit 3 to this report, shows the previously approved subdivisions with the proposed layout for the 29 residential lots. The project site is located within the R-1-7.2 (Single Family Residential) zone, which permits single family residential dwellings and requires a minimum lot size of 7,200 square feet, with a minimum lot width of 65 feet and a minimum lot depth of 100 feet. The lots, as approved under TTM 36605 and 36608, range from 7,208 to 12,688 square feet, with an average lot size of 9,948 square feet.

As shown in Exhibit 3, the proposed homes will be placed in compliance with the development standards established for the R-1-7.2 zone, which include minimum 20-foot front yard setbacks, 5 and 10-foot interior side yard setbacks, 15-foot corner street side yard setbacks, and 10-foot rear yard and 15-foot rear yard setbacks (for rear lots abutting a street).

The project is also located in the South Corona Community Facilities Plan (SCCFP) which serves as a Master Specific Plan. The project complies with the SCCFP’s target density requirements, which were previously analyzed under the associated tentative tract maps.

Of the 29 homes proposed, nine (9) are a one-story plan and the remaining 20 homes are based on three (3) different two-story plans. The city’s adopted Residential Development Design Guidelines requires at least 15% of the overall number of units be one story. The 9 one-story lots exceed the 15% requirement.

Plan 1: 9
Plan 2: 10
Plan 3: 10
According to the R-1-7.2 zone, lot area coverage by single story buildings or structures shall not exceed 45% of the total lot area. Lots with two-story buildings or structures shall not exceed 35% City of Corona Page 2 of 9 Printed on 3/2/2022
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exceed 45% of the total lot area. Lots with two-story buildings or structures shall not exceed 35% coverage of the total lot area. The project complies with the code requirements for lot coverage, and has an average lot coverage of 30%.

Each home is provided with a 6’x12’ concrete pad along the side yard area for the storage of waste receptables, and each home is also provided with a concrete pad for an air conditioning unit. Each air conditioning unit shall comply with the CMC Chapter 17.84.040(D)(1), which requires air conditioning equipment to be set back at least ten feet from an adjoining property line except where a five-foot block wall is maintained extending a distance of two feet on each side of the equipment.

This project will be constructing 6-foot high block walls along the perimeters of the tracts and along the interior side property lines of each lot. Therefore, the block wall requirement for air conditioning equipment is being met.

Grading/Drainage
The project site in its existing condition is generally flat, sloping gradually from the south to the north (Highgrove Street toward Macbeth Avenue). The proposed grading plan mostly retains the existing topography of the site, while creating pads for the proposed homes and internal roadway.

Refer to Exhibit 4.

Drainage from the proposed project will be directed to roadways and existing storm drainage facilities, thereby containing any storm water runoff and not impacting any adjacent properties.

Additionally, the Public Works Department has conditioned that prior to the issuance of a grading permit, a final Water Quality Management Plan (WQMP) be prepared in conformance with the approved preliminary WQMP.

Floor Plans
The applicant is proposing three different floor plans, in a variety of sizes as summarized below.

Plan 1 (One-story / 2,318 SF / 4BD/3BA): 9 homes
Plan 2 (Two-story / 3,015 SF / 5BD/3BA): 10 homes
Plan 3 (Two-story / 2,929 SF / 5BD/4BA): 10 homes
Plans 1, 2 and 3 all feature dens and great rooms. Plans 2 and 3 include lofts on the second floor.

Plan 3 also includes a “MultiGen Suite” on the first floor. The area is designed as an independent space with its own bedroom, bathroom, living room, washer/dryer closet, and kitchenette. The MultiGen Suite is accessible from within the home and has its own separate side-door entrance. The MultiGen Suite is not an accessory dwelling unit (ADU) as defined by the CMC because it does not include its own permanent cooking facilities (i.e. stove). Should a homebuyer decide to convert the MultiGen Suite into an ADU, the homebuyer would need to demonstrate to the applicable city departments that the conversion meets the city’s ADU regulations and obtain a building permit for the conversion.

All of the homes have attached garages, as required by the CMC, which requires two parking spaces within a garage for each single-family home. Plans 1, 2 and 3 all feature 3-car garages. The floor plans are attached as Exhibit 5.

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Architecture
The project is governed by the City’s Residential Development Design Guidelines, which make the following general statements about residential design:
“An important goal of the single-family site planning guidelines is to create functional and visual variety along local streets. It is the intent of the guidelines to discourage subdivisions that propose identical homes side by side, uninterrupted linear streets and similar front, side and rear yard setbacks. There is no particular architectural “style” required for residential structures, but the focus should be on the development of a high-quality residential environment. In general, the architecture should consider compatibility with surrounding character, including harmonious building style, form, size, color, material, and roofline. Individual dwelling units should be distinguishable from one another.”
The applicant proposes three (3) different architectural styles: Spanish, Craftsman and Ranch for Plans 1, 2 and 3 (Exhibit 6). The three (3) plans have a fairly even mix and are pre-plotted according to the site plan provided in Exhibit 3. The homes all feature colored exterior stucco with a variety of architectural elements such as foam (faux wood) shutters, horizontal fiber cement siding, recessed windows, foam accents, brick and stone veneers, decorative lighting fixtures and internally illuminated addresses. All garage doors will be sectional roll-up, painted to match the color schemes and some will include windows.

Roofing material will consist of S-shaped concrete tile roofing for the Spanish style homes. The Craftsman homes propose flat concrete tile roofing and stone veneering on the front elevations. The Ranch homes also propose flat concrete tile roofing with brick veneering on the front elevations.

The color palette includes a variety of earth tones and similar colors, as shown on Exhibit 7 (Colors and Materials sheets). A total of nine (9) different combinations of colors and materials are proposed, creating a variety of combinations for the project and thereby minimizing repetitive elevation designs.

The homes range in height from 18’-2” (Plan 1 single-story Spanish) to 26’-8” (Plan 2 two-story Ranch). The height of the homes is consistent with the CMC code requirement of 25-foot maximum height for one-story homes, and 30-foot maximum height for two-story homes. The proposed homes are generally similar in terms of size, height, and styles and are compatible with existing homes within the surrounding neighborhoods, including those along Macbeth Avenue, Dakin Drive and Waterfall Lane.

Landscaping
The conceptual landscape plan is provided as Exhibit 8 and includes landscaping within the front yards of the homes, including two 24-inch box trees per lot. A variety of shrubs and groundcover will be provided in the front yards in lieu of turf.

The project includes parkway landscaping with interior sidewalks to create a pedestrian friendly and safe walking environment. The project features perimeter landscaping including a variety of shrubs, groundcover, vines and 24-inch box London Plane, Chinese Flame and Chinese Tallow trees along City of Corona Page 4 of 9 Printed on 3/2/2022
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groundcover, vines and 24-inch box London Plane, Chinese Flame and Chinese Tallow trees along Lincoln Avenue, Highgrove Street and Montana Drive. All plant materials are California friendly and will be installed with water-efficient landscaping that complies with the City’s landscape requirements, including the City’s Landscape Design Guidelines for Residential Developments and Chapter 17.70 of the CMC.

Walls and Fencing
Walls and fencing shall be designed as an integrated part of the overall architectural site design.

Walls and fencing shall also be complimentary with adjacent land uses.

The applicant is proposing a variety of wall and fence types:
· 6-foot high slumptstone masonry walls with mortar caps are proposed along the perimeter of the project and along interior property lines.
· A combination 6-foot high slumpstone masonry wall atop an 18-inch-high retaining wall is also proposed along certain areas of the project’s perimeter as shown on Exhibit 9. The 6-foothigh wall shall be measured from the highest grade. · All homes include 6-foot high block walls along the interior side lot lines of each lot, and along the return walls with 3-foot wide pedestrian vinyl gates.

According to Condition No. 5 of both TTM 36608 and TTM 36605, the perimeter wall shall be constructed to match the Village 1 Theme Wall as prescribed by the South Corona Community Facilities Plan (SCCFP). Staff confirms that the perimeter walls match the SCCFP, with the exception that pilasters need to be added to the ends of the perimeter wall adjacent to any streets. This has been included as a condition of approval. The project’s walls and fencing are consistent with other walls and fencing in the immediate area, which also consist of concrete slumpstone walls with decorative stone veneer pilasters and mortar caps.

Access and Circulation
Access to the four homes on the one-acre site is taken from Waterfall Lane via Cajon Drive and Lincoln Avenue. Access to the 25 homes on the 6-acre site is taken from Montoya Drive and existing streets, Dakin Drive and Macbeth Avenue.

According to the Roadway Plan in the Circulation Element of the City’s General Plan, Lincoln Avenue is classified as a major arterial 4-lane roadway; Highgrove Street is classified as a secondary 4-lane roadway; Montoya Drive is classified as a collector street; and Cajon Drive and Waterfall Lane are local streets. While the roadways have been built to their full paved width, the applicant will be required to install full parkway improvements consisting of interior sidewalks, landscaped parkways and street lighting. Along proposed Reece Drive, the applicant will be required to dedicate the required right-of-way and fully improve with curb, gutter, sidewalk, landscaped parkway and street lighting.

Traffic generations have previously been examined through the Initial Study and Mitigated Negative Declaration (IS/MND) prepared pursuant to the California Environmental Quality Act (CEQA) and adopted by the city in 2020 in conjunction with the tentative tract maps. The project will generate traffic consistent with the projections that were identified in the IS/MND. As such, surrounding City of Corona Page 5 of 9 Printed on 3/2/2022
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traffic consistent with the projections that were identified in the IS/MND. As such, surrounding roadways will be capable of accommodating traffic from the proposed development project.

Construction Phasing Plan
Construction of the project will be completed in four phases, as shown by the applicant’s construction phasing plan in Exhibit 10. Phases 1-3, which consists of the 25 lots on the east side of Lincoln Avenue will begin first followed by Phase 4, which consists of the 4 lots on the west side of Lincoln Avenue. Per the conditions of approval for TTM 36608 (Phases 1-3), construction traffic shall not access the existing residential streets (Macbeth Avenue and Dankin Drive), and all construction parking shall be on site. Per the applicant, construction traffic will enter Phases 1-3 from Montoya Drive only. Construction traffic for Phase 4 will be from Waterfall Lane via Cajon Drive and Lincoln Avenue.

ENVIRONMENTAL ANALYSIS
All potential environmental impacts associated with the project were previously evaluated with Tentative Tract Maps 36605 and 36608 in which a Mitigated Negative Declaration (MND) was adopted by the Corona City Council on April 15, 2020, and May 20, 2020, respectively. This application (PP2021-0001) is simply a request to review the site plan, architecture, landscaping, and fencing plan associated with the 29 lots created under the two maps. The current proposal does not change the analysis that was considered under the adopted MND. Therefore, the city will be preparing a Notice of Determination for the project.

FISCAL IMPACT:

The applicant has paid the applicable application processing fees for the project.

PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, no call or inquiries have been received by the Planning and Development Department.

STAFF ANALYSIS
Precise Plan 2021-0001 establishes a residential development plan that is consistent with the City’s adopted Residential Architectural Design Guidelines and the City’s zoning code.

The homes have varied elevation styles which are well suited for the entire subdivision. The proposed homes are consistent with existing single-family homes located adjacent to and near the project site. Furthermore, the project complies with the development standards for the R-1-7.2 zone including yard setbacks, structural height, lot coverage and parking requirements. The proposed architectural styles are consistent with and complement the surrounding single family residential neighborhood.

The landscaping complies with the City’s landscape design guidelines for residential projects and includes the use of water efficient irrigation and California-friendly plant materials. The perimeter and interior walls will be constructed of high-quality decorative materials, and construction of all City of Corona Page 6 of 9 Printed on 3/2/2022
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public improvements adjacent to the site are required with the development of this project.

In addition to meeting code and design guidelines, the project complies with General Plan Policy LU8.7, which requires new single-family residential units that are constructed in existing neighborhoods be designed to complement the existing homes in terms of property setbacks, scale, building materials and color palette, and exhibit a high quality of architectural design.

The project also complies with General Plan Goal LU-9 which encourages the development of new residential neighborhoods that complement the existing neighborhoods and assure a high level of livability for their residents.

Finally, the project complies with General Plan Policy LU-9.9 which requires that residential neighborhoods be designed to ensure visual and physical compatibility among their uses, as well as adjoining neighborhoods, commercial and industrial districts and open spaces.

Therefore, the Planning and Development Department recommends approval of PP2021-0001, based on the recommended conditions for approval as shown in Exhibit 11 and on the findings of approval.

FINDINGS OF APPROVAL FOR PP2021-0001

All potential environmental impacts associated with the project were previously evaluated with Tentative Tract Maps 36605 and 36608 in which a Mitigated Negative Declaration (MND) was adopted by the Corona City Council on April 15, 2020, and May 20, 2020, respectively. This application (PP2021-0001) is simply a request to review the site plan, architecture, landscaping and walls/fencing associated with the 29 lots created under the two maps. The current proposal does not change the analysis that was considered under the adopted MND. d. The site is of a sufficient size and configuration to accommodate the design and scale of proposed single family residential development, including all structures, elevations, landscaping, parking and other physical features of the proposal, as demonstrated or conditioned in Exhibits 1-11 of this report.
e. The design, scale and layout of the proposed development will not unreasonably interfere with City of Corona Page 7 of 9 Printed on 3/2/2022
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e. The design, scale and layout of the proposed development will not unreasonably interfere with the use and enjoyment of neighboring existing or future developments, will not create traffic or pedestrian hazards, and will not otherwise have a negative impact on the aesthetics, health, safety or welfare of neighboring uses because the proposal complies with the City’s development standards prescribed by the Corona Municipal Code and the South Corona Community Facilities Plan. Also, the proposal has adequate vehicular access from the Lincoln Avenue and Montoya Drive.
f. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood, will enhance the visual character of the neighborhood by improving the existing vacant undeveloped property, creating 29 new single-family homes with perimeter decorative walls, attractive landscaping and associated public right-of-way improvements. Additionally, the project will provide for harmonious, orderly and attractive development of the site.
g. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color that is aesthetically appealing and will retain a reasonably adequate level of maintenance. Additionally, the design of the proposed development is consistent with the Corona Municipal Code and with the Residential Architectural Design Guidelines.

2. The proposal is consistent with the General Plan for the following reasons:
a. The project is consistent with the properties’ General Plan designation of Low Density Residential and Low Medium Density Residential in terms of land use and density limitation. b. Development of the project fulfills General Plan Policy LU-8.7 which requires that new singlefamily residential developments constructed in existing neighborhoods be designed to complement existing residential structures in their property setbacks, scale, building materials and color palette, and exhibit a high quality of architectural design. c. The project is consistent with General Plan Goal LU-9 which encourages the development of new residential neighborhoods that complement existing neighborhoods and assure a high level of livability for their residents.
d. Development of the project fulfills General Plan Policy LU-9.9 which requires that residential neighborhoods be designed to ensure visual and physical compatibility among their uses, as well as adjoining neighborhoods, commercial and industrial districts and open spaces.

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PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA YANG, SENIOR PLANNER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR

EXHIBITS

1. Resolution No. 2581

2. Locational and Zoning Map

3. Site Plan

4. Rough Grade Plan

5. Floor Plans

6. Elevation Plans

7. Colors and Materials Sheet

8. Landscape Plan

9. Fence and Wall Plan

10.Construction Phasing Plan

11.Conditions of Approval

12.Applicant’s letter dated December 6, 2021
Case Planner: Rocio Lopez (951) 736-2293
City of Corona Page 9 of 9 Printed on 3/2/2022
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RESOLUTION NO. 2581
APPLICATION NUMBER: PP2021-0001

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A PRECISE PLAN TO

REVIEW THE SITE PLAN, ARCHITECTURE,

LANDSCAPING AND WALL/FENCE PLANS
ASSOCIATED WITH THE DEVELOPMENT OF 29

SINGLE-FAMILY DETACHED HOMES ON A COMBINED

7.4-ACRE SITE, PREVIOUSLY SUBDIVIDED BY TTM
36605 AND 36608, LOCATED ON THE WEST AND EAST

SIDES OF LINCOLN AVENUE, NORTH OF HIGHGROVE
STREET. (APPLICANT: D.R. HORTON LOS ANGELES
HOLDING COMPANY, INC.)
WHEREAS, the application to the City of Corona, California, for a Precise Plan under the provisions of Chapter 17.91 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the application to review the site plan, architecture, landscaping and wall/fence plans associated with the development of 29 singlefamily detached homes on a combined 7.4-acre site, previously subdivided by TTM 36605 and 36608, located on the west and east sides of Lincoln Avenue, north of Highgrove Street.

WHEREAS, the Planning and Housing Commission held a noticed public hearing for PP2021-0001 on Monday, March 7, 2022, as required by law; and WHEREAS, the Planning and Housing Commission finds that, pursuant Section 15162(a) of the State CEQA Guidelines, no additional environmental review is necessary for the proposed project PP2021-0001 because the proposal is consistent with the project and circumstances analyzed under a previously adopted Mitigated Negative Declaration (MND), and there are no substantial changes nor any new information of substantial importance.

WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Precise Plan as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PP2021-0001 based on the evidence presented to the Commission during said hearing; and
RESOLUTION NO. 2581
APPLICATION NO. PP2021-0001
PAGE | 2
WHEREAS, the Planning and Housing Commission based its recommendation to approve PP2021-0001 on certain conditions of approval and the findings set forth below.

NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for this PP2021- 0001, the Planning and Housing Commission has determined that this project does not require further environmental assessment because, pursuant to Section 15162(a) of the State CEQA Guidelines, the proposed project (PP2021-0001) is consistent with the project and circumstances analyzed under a Mitigated Negative Declaration adopted by the City Council on April 15, 2020 and May 20, 2020 (applications TTM 36605 and 36608), and there are no substantial changes nor new information of substantial importance.

SECTION 2. Precise Plan Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.91.070 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:

1. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91.070 of the Corona Municipal Code (CMC) exist in reference to PP2021-0001 for the following reasons:
a. The 29 single-family residential homes are consistent with the both the Low and Low Medium Density Residential land use designations of the General Plan, as these designations are intended to accommodate this type of single-family residential development.
b. The proposal complies with the R-1-7.2 (Single Family Residential) zone development standards and off-street parking requirements. The perimeter walls are also consistent with the Village 1 Theme Wall as prescribed by the South Corona Community Facilities Plan (SCCFP).
c. The proposal has been reviewed in compliance with the California Environmental Quality Act. All potential environmental impacts associated with the project were previously evaluated with Tentative Tract Maps 36605 and 36608 in which a Mitigated Negative Declaration (MND) was adopted by the Corona City Council on April 15, 2020, and May 20, 2020, respectively. This application (PP2021-0001) is simply a request to review the site plan, architecture, landscaping and walls/fencing associated with the 29 lots created under the two maps. The current proposal does not change the analysis that was considered under the adopted MND.
d. The site is of a sufficient size and configuration to accommodate the design and scale of proposed single family residential development, including all structures, elevations, landscaping, parking and other physical features of the proposal, as demonstrated or conditioned in Exhibits 1-11 of this report.

RESOLUTION NO. 2581
APPLICATION NO. PP2021-0001
PAGE | 3
e. The design, scale and layout of the proposed development will not unreasonably interfere with the use and enjoyment of neighboring existing or future developments, will not create traffic or pedestrian hazards, and will not otherwise have a negative impact on the aesthetics, health, safety or welfare of neighboring uses because the proposal complies with the City’s development standards prescribed by the Corona Municipal Code and the South Corona Community Facilities Plan. Also, the proposal has adequate vehicular access from the Lincoln Avenue and Montoya Drive.
f. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood, will enhance the visual character of the neighborhood by improving the existing vacant undeveloped property, creating 29 new single-family homes with perimeter decorative walls, attractive landscaping and associated public right-of-way improvements. Additionally, the project will provide for harmonious, orderly and attractive development of the site.
g. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color that is aesthetically appealing and will retain a reasonably adequate level of maintenance. Additionally, the design of the proposed development is consistent with the Corona Municipal Code and with the Residential Architectural Design Guidelines.

2. The proposal is consistent with the General Plan for the following reasons:
a. The project is consistent with the properties’ General Plan designation of Low Density Residential and Low Medium Density Residential in terms of land use and density limitation.
b. Development of the project fulfills General Plan Policy LU-8.7 which requires that new single-family residential developments constructed in existing neighborhoods be designed to complement existing residential structures in their property setbacks, scale, building materials and color palette, and exhibit a high quality of architectural design. c. The project is consistent with General Plan Goal LU-9 which encourages the development of new residential neighborhoods that complement existing neighborhoods and assure a high level of livability for their residents. d. Development of the project fulfills General Plan Policy LU-9.9 which requires that residential neighborhoods be designed to ensure visual and physical compatibility among their uses, as well as adjoining neighborhoods, commercial and industrial districts and open spaces.

RESOLUTION NO. 2581
APPLICATION NO. PP2021-0001
PAGE | 4
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Precise Plan.

S
LINC
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HIGHGROVE ST
GALIS
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DAKIN
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TERFALL
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CADIZ ST

SOLANO ST
MA
CBETH
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SHADY MILL RD
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WITCHBA
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LN

OLD HICKORY RD

BRIDGEPORT RD

STILLWATER RD

HARBOR ST

VIA IXTAPA

WINTHROP DR

ROYAL OAKS CI
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BENEDICT CI
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LATIGO LN

GOLDENROD ST

SINGING
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RUSTLERS WY

CHAMISE CI

CHAMISE ST

SINSONTE CI
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WRANGLER CI

PASEO TASCO CI HONDO CI
Date: 03/01/2022 ®

LOCATIONAL & ZONING MAP
PP2021-0001
D.R. HORTON
PROJECT SITE:

PP2021-0001
PROJECT SITE:

PP2021-0001
Zoning Legend:

A: Agricultural
R-1-7.2: Single Family Residential, 7,200 SF minimum lot size R-1-8.4: Single Family Residential, 8,400 SF minimum lot size R-2: Low Density Multiple Family Residential
LM: Low Medium Residetial, 7,200 SF minimum lot size (Todd Ranch Specific Plan) R-1-7.2
R-1-7.2
R-1-7.2
A
A
R-1-7.2
R-1-8.4
R-1-9.6
A
LM
LM
R-2
R-2
A
R-1-7.2
R-1-7.2
A
A
A
R-1-7.2
R-1-7.2
R-1-7.2
ARMSTRONG & BROOKS CONSULTING ENGINEERS PLANNING - INFRASTRUCTURE - SITE DEVELOPMENT - WATER RESOURCES P: 951 - 372 - 8400 F: 951 - 372 - 8430 1350 E. CHASE DRIVE - CORONA - CA - 92881 I:\JOBS\121\1973 D.R. HORTON - TRACT 36605 TRACT 36608\CAD\PP\1973-PP-01.DWG 12/14/21 TENTATIVE TRACT NO. 36605 & 36608 SITE LEGAL DESCRIPTION ASSESSOR'S PARCEL NO. FEMA NOTES SITE ADDRESS TITLE REFERENCE LAND USE SURROUNDING LAND USE SURROUNDING GEN. PLAN GENERAL PLAN DEVELOPER ZONING NOTES SURROUNDING ZONING TOPOGRAPHY SITE ACREAGE VICINITY MAP LEGEND SERVICE PROVIDERS GENERAL NOTES: SOUTH CORONA CFD OWNER STREET LINEAR FOOTAGE EARTHWORK SHEET INDEX TYPICAL SECTION TYPICAL SECTION TYPICAL SECTION TYPICAL SECTION LOT "A" HOUSE PLOTTING TABLE PLAN TYPE QTY NO. STORIES PERCENTAGE 50 0 50 100 150 SCALE 1" = 50' TYPICAL HOUSE PLANS
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6 7
8 9
10 11
12 13
14 15
16 17
18 19
22 21
20 23
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4 REECE DRIVE

MONTOYA DRIVE

DAKIN DRIVE

MACBETH AVENUE HIGHGROVE STREET

SOUTH LINCOLN AVENUE

WATERFALL LANE

CAJON DRIVE
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- - SECTION E-E LOT 22 SECTION F-F PAD=955.7SECTION G-G MONTOYA DRIVE LOT 9 PAD=951.2 LOT "A" SOUTH LINCOLN AVENUE LOT 19 PAD=949.7 PAD=948.0 W
D TTM 36608 LOT NO. LOT AREA (S.F.) PLAN NO.

TR
25690-1 MB 254/56-58
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25690-2 MB 254/59-61
PM
30245 PMB 203/20-22
TR
24271-1 MB 243-/49-51
TTM
36605
TTM
36608 LOT "F" 8*
7 10
9 9*
8 LOT "E"
LOT "C"
LOT "D"
LEMON TRACT MB 5/167 297 MB 2/2 TYPICAL SECTION TYPICAL SECTION LOT "A" LOT "B" A
A
-
-
B
B
- - C
C
- - SECTION A-A SECTION B-B LOT 1 PAD=945.8 CAJON DRIVE LOT 4 PAD=953.4 WATERFALL LANELOT "B" LETTERED LOTS LINE DATA LOT "A"
LOT "B" LOT TABLE
W
D TTM 36605 LOT NO. LOT AREA (S.F.) PLAN NO.

W
D TTM 25690 LOT AREA (S.F.) PLAN NO. LOT NO. TITLE SHEET 1 BUILDING FOOTPRINT COVERAGE BUILDING FOOTPRINT COVERAGE BUILDING FOOTPRINT COVERAGE SETBACK FOR REECE DRIVE LOT # FRONT-YARD SETBACK (FT.) SETBACK FOR MACBETH AVENUE LOT # FRONT-YARD SETBACK (FT.) SETBACK FOR DAKIN DRIVE LOT # FRONT-YARD SETBACK (FT.) SETBACK FOR WATERFALL LANE LOT # FRONT-YARD SETBACK (FT.) PLAN 2929 BLDG. FOOTPRINT S.F. = 2226 PLAN 2319 BLDG. FOOTPRINT S.F. = 2953 PLAN 3015 BLDG. FOOTPRINT S.F. = 2084 PLAN 2929R BLDG. FOOTPRINT S.F. = 2226 PLAN 2319R BLDG. FOOTPRINT S.F. = 2953 PLAN 3015R BLDG. FOOTPRINT S.F. = 2084 HIGHGROVE STREET SECTION D-D LOT 5 PAD=957.6 GENERAL FIRE NOTES: SECTION C-C LOT 4 PAD=953.4 SOUTH LINCOLN AVENUE LOT "A" ELEVATION PLOTTING TABLE ELEVATION LEGEND QTY PERCENTAGE ARMSTRONG & BROOKS CONSULTING ENGINEERS PLANNING - INFRASTRUCTURE - SITE DEVELOPMENT - WATER RESOURCES P: 951 - 372 - 8400 F: 951 - 372 - 8430 1350 E. CHASE DRIVE - CORONA - CA - 92881 I:\JOBS\121\1973 D.R. HORTON - TRACT 36605 TRACT 36608\CAD\PP\1973-PP-02.DWG 12/7/21 30 0 30 60 90 SCALE 1" = 30'
1 2
3 4
6 7
8 9
10 11
12 13
14 15
16 17
18 19
22 21
20 23
5 1
2 3
4 REECE DRIVE

MONTOYA DRIVE

DAKIN DRIVE

MACBETH AVENUE HIGHGROVE STREET

SOUTH LINCOLN AVENUE

WATERFALL LANE

CAJON DRIVE
TR
25690-1 MB 254/56-58
TR
25690-2 MB 254/59-61
PM
30245 PMB 203/20-22
TR
24271-1 MB 243-/49-51
TTM
36605
TTM
36608 LOT "F"
8*
7 10
9 9*
8 LOT "E"
LOT "C"
LOT "D"
LEMON TRACT MB 5/167 297 MB 2/2 LOT "A"
LOT "B" SITE PLAN
2 PLAN 3015 A
P=63.1 GFF=63.2
2 STORY
FF=63.6
PLAN 2319R C
P=60.6 GFF=60.7
1 STORY
FF=61.1
PLAN 2929R B
P=59.6 GFF=59.7
2 STORY
FF=60.1
PLAN 2319R A
P=58.8 GFF=58.9
1 STORY
FF=59.3
PLAN 3015R C
P=57.6 GFF=57.7
2 STORY
FF=58.1
PLAN 2319 B
P=55.8 GFF=55.9
1 STORY
FF=56.3
PLAN 2929R A P=55.5 GFF=55.6
2 STORY FF=56.0
PLAN 2319R C
P=53.0 GFF=53.1
1 STORY
FF=53.5
PLAN 2319R A
P=50.5 GFF=50.6
1 STORY
FF=51.0
PLAN 2929 B
P=49.0 GFF=49.1
2 STORY
F=49.5
PLAN 3015R C
P=46.7 GFF=46.8
2 STORY
FF=47.2
PLAN 3015 A
P=47.5 GFF=47.6
2 STORY
FF=48.0
PLAN 2929 C
P=49.0 GFF=49.1
2 STORY
FF=49.5
PLAN 2929 A
P=52.0 GFF=52.1
2 STORY
FF=52.5
P=53.4 GFF=53.5
2 STORY
FF=53.9
PLAN 2929 C
P=44.6 GFF=44.7
2 STORY
FF=45.1
PLAN 3015R B
P=47.8 GFF=47.9
2 STORY
FF=48.3
PLAN 3015R C
P=49.7 GFF=49.8
2 STORY
FF=50.2
PLAN 2929R A
P=52.7 GFF=52.8
2 STORY
FF=53.2
PLAN 3015R B
P=54.4 GFF=54.5
2 STORY
FF=54.9
PLAN 2929 C
P=56.5 GFF=56.6
2 STORY
FF=57.0
PLAN 3015 A
P=52.1 GFF=52.2
2 STORY
FF=52.6
PLAN 2319R C
P=53.7 GFF=53.8
1 STORY
FF=54.2
PLAN 2319 A
P=56.8 GFF=56.9
1 STORY
FF=57.3
PLAN 2929R B
P=59.2 GFF=59.3
2 STORY
FF=59.7
PLAN 2319 A
P=43.8 GFF=43.9
1 STORY
FF=44.3
PLAN 2929 B
P=45.3 GFF=45.5
2 STORY
FF=45.8
PLAN 2319 C
P=49.5 GFF=49.6
1 STORY
FF=50.0
P=51.6 GFF=51.7
2 STORY
FF=52.1 PLAN 3015R B
PLAN 3015R B
ARMSTRONG & BROOKS CONSULTING ENGINEERS PLANNING - INFRASTRUCTURE - SITE DEVELOPMENT - WATER RESOURCES P: 951 - 372 - 8400 F: 951 - 372 - 8430 1350 E. CHASE DRIVE - CORONA - CA - 92881 I:\JOBS\121\1973 D.R. HORTON - TRACT 36605 TRACT 36608\CAD\PP\1973-PP-03.DWG 12/13/21 30 0 30 60 90 SCALE 1" = 30' 1 2 3 4 6 7891011 12131415 1617 18 19 22 21 20 23 5 12 34 REECE DRIVE MONTOYA DRIVE DAKIN DRIVE MACBETH AVENUE HIGHGROVE STREET SOUTH LINCOLN AVENUE WATERFALL LANE

CAJON DRIVE
TR 25690-1 MB 254/56-58
TR 25690-2 MB 254/59-61
PM 30245 PMB 203/20-22
TR 24271-1 MB 243-/49-51
TTM 36605
TTM 36608 LOT "F" 8*7 109 9* 8 LOT "E"
LOT "C"
LOT "D"
LEMON TRACT MB 5/167 297 MB 2/2 LOT "A" LOT "B" ROUGH GRADING PLAN 3 P=43.8 P=45.3 P=49.5 P=51.6 P=63.1 P=60.6 P=59.6 P=58.8 P=57.6 P=55.8 P=55.5P=53.0 P=50.5 P=49.0P=46.7 P=47.5 P=49.0 P=52.0 P=53.4 P=56.5P=54.4 P=52.7 P=49.7 P=44.6 P=47.8 P=52.1 P=53.7 P=56.8 P=59.2 SHADYMILL RD. STILLWATER RD. CADIZ ST. 16'-0" x 7'-0" SECT. GAR. DOOR
3 BAY
GARAGE
CONC.

GREAT
ROOM
CLG. HGT. SLOPING

CARPET DINING
CLG. HGT. SLOPING
CARPET
BDRM. 1
CLG. HGT. 9'-1"
CARPET
BDRM. 3
CLG. HGT. 9'-1"
CARPET
DEN
CLG. HGT. 9'-1"
CARPET
BDRM. 2
CLG. HGT. 9'-1"
CARPET

COVERED
ENTRY
STUCCO CLG.

CONC.

ENTRY
CLG. HGT. 9'-1"
VINYL
30 SC 80
FX
TEMP. GL.
1050
BATH 2
CLG. HGT. 9'-1"
VINYL
W.I.C.

CLG. HGT. 9'-1"
CARPET
BATH 1
CLG. HGT. 9'-1"
VINYL
SERV.

CLG. HGT. 9'-1"
VINYL
ENTRY
HALL
CLG. HGT. 9'-1"
CARPET

KITCHEN
CLG. HGT. SLOPING
VINYL
26 68
HALL
CLG. HGT. 9'-1"
CARPET
24 68
W.I.C.

CLG. HGT. 9'-1"
CARPET
24 68
4050 SL 4050 SL
24 68
24 68
28 68
24 68
24 68
4050 SL 4050 SL 4050 SL 4050 SL 6080 TEMP. GL. SLIDER
4040 SL
30 80
26 68
24 68
INT. 2:12 RIDGE
CLG. BREAK LINE
W.I.C.

CLG. HGT. 9'-1"
CARPET
26 SC 68
4050 SL
BDRM. 4
CLG. HGT. 9'-1"
CARPET
24 68
26 68
BATH 3
CLG. HGT. 9'-1"
VINYL
BI-PASS 5068
STOR.

CLG. HGT. 9'-1"
CARPET
20'-0"x20'-O" CLEAR SPACE
26 68 MTL.

CLG. BREAK LINE
TEMP. GL.
4050 SL
10'-0"x20'-O" CLEAR SPACE
8'-0" x 7'-0" SECT. GAR. DOOR
5050 SL
TEMP. GL.
2030 SH
54'-6"
65'-0"
39'-0" 3'-0"
25'-0" 19'-0"
54'-6"
2'-0" 21'-0"
10'-6"
44'-0" 10'-6"
PLAN 1.2319
C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2021243 | 10-15-21

TESSERA

CORONA, CA
0 2 4 8

HORTON DESIGN REVIEW SUBMITTAL
2,319 SF
4 Bdrm|3 Bath|Den
3 Bay Garage
9' Plate

1.1 1A | SPANISH
16'-0" x 7'-0" SECT. GAR. DOOR
3 BAY
GARAGE
CONC.

GREAT
ROOM
CLG. HGT. SLOPING

CARPET DINING
CLG. HGT. SLOPING
CARPET
BDRM. 1
CLG. HGT. 9'-1"
CARPET
BDRM. 3
CLG. HGT. 9'-1"
CARPET
DEN
CLG. HGT. 9'-1"
CARPET
BDRM. 2
CLG. HGT. 9'-1"
CARPET

COVERED
ENTRY
STUCCO CLG.

CONC.

ENTRY
CLG. HGT. 9'-1"
VINYL
30 SC 80
FX
TEMP. GL.
1050
BATH 2
CLG. HGT. 9'-1"
VINYL
W.I.C.

CLG. HGT. 9'-1"
CARPET
BATH 1
CLG. HGT. 9'-1"
VINYL
SERV.

CLG. HGT. 9'-1"
VINYL
ENTRY
HALL
CLG. HGT. 9'-1"
CARPET

KITCHEN
CLG. HGT. SLOPING
VINYL
26 68
HALL
CLG. HGT. 9'-1"
CARPET
24 68
W.I.C.

CLG. HGT. 9'-1"
CARPET
24 68
4050 SL 4050 SL
24 68
24 68
28 68
24 68
24 68
4050 SL 4050 SL 4050 SL 4050 SL 6080 TEMP. GL. SLIDER
4040 SL
30 80
26 68
24 68
INT. 2:12 RIDGE
CLG. BREAK LINE
W.I.C.

CLG. HGT. 9'-1"
CARPET
26 SC 68
4050 SL
BDRM. 4
CLG. HGT. 9'-1"
CARPET
24 68
26 68
BATH 3
CLG. HGT. 9'-1"
VINYL
BI-PASS 5068
STOR.

CLG. HGT. 9'-1"
CARPET
20'-0"x20'-O" CLEAR SPACE
26 68 MTL.

CLG. BREAK LINE
TEMP. GL.
4050 SL
10'-0"x20'-O" CLEAR SPACE
8'-0" x 7'-0" SECT. GAR. DOOR
TEMP. GL.
5050 SL
2'-0" 1'-0"
TEMP. GL.
2040 SH 2040 SH
16'-111
2 " 19'-71
2 "
54'-6"
2'-0"
7'-5" 10'-6"
TEMP. GL.
5050 SH
16'-0" x 7'-0" SECT. GAR. DOOR
3 BAY
GARAGE
CONC.

GREAT
ROOM
CLG. HGT. SLOPING

CARPET DINING
CLG. HGT. SLOPING
CARPET
BDRM. 1
CLG. HGT. 9'-1"
CARPET
BDRM. 3
CLG. HGT. 9'-1"
CARPET
DEN
CLG. HGT. 9'-1"
CARPET
BDRM. 2
CLG. HGT. 9'-1"
CARPET

COVERED
ENTRY
STUCCO CLG.

CONC.

ENTRY
CLG. HGT. 9'-1"
VINYL
30 SC 80
FX
TEMP. GL.
1050
BATH 2
CLG. HGT. 9'-1"
VINYL
W.I.C.

CLG. HGT. 9'-1"
CARPET
BATH 1
CLG. HGT. 9'-1"
VINYL
SERV.

CLG. HGT. 9'-1"
VINYL
ENTRY
HALL
CLG. HGT. 9'-1"
CARPET

KITCHEN
CLG. HGT. SLOPING
VINYL
26 68
HALL
CLG. HGT. 9'-1"
CARPET
24 68
W.I.C.

CLG. HGT. 9'-1"
CARPET
24 68
4050 SL 4050 SL
24 68
24 68
28 68
24 68
24 68
4050 SL 4050 SL 4050 SL 4050 SL 6080 TEMP. GL. SLIDER
4040 SL
30 80
26 68
24 68
INT. 2:12 RIDGE
CLG. BREAK LINE
W.I.C.

CLG. HGT. 9'-1"
CARPET
26 SC 68
4050 SL
BDRM. 4
CLG. HGT. 9'-1"
CARPET
24 68
26 68
BATH 3
CLG. HGT. 9'-1"
VINYL
BI-PASS 5068
STOR.

CLG. HGT. 9'-1"
CARPET
20'-0"x20'-O" CLEAR SPACE
26 68 MTL.

CLG. BREAK LINE
TEMP. GL.
4050 SL
10'-0"x20'-O" CLEAR SPACE
8'-0" x 7'-0" SECT. GAR. DOOR
1'-6"
19'-0"
54'-6"
2'-0"
10'-6" 8'-012 16'-11 " 1
2 "
1'-6"
PLAN 1.2319
C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2021243 | 10-15-21

TESSERA

CORONA, CA
0 2 4 8

HORTON DESIGN REVIEW SUBMITTAL
2,319 SF
4 Bdrm|3 Bath|Den
3 Bay Garage
9' Plate

1.1.1 1B | RANCH 1C |CRAFTSMAN
26 SC 68
30 SC 80
2468
2468
4050 SL
4050 SL 8080 TEMP. GL. SLIDER
3 BAY
GARAGE
CONC.

KITCHEN
CLG. HGT. 9'-1"
VINYL
DINING
CLG. HGT. 9'-1"
CARPET
GREAT
ROOM
CLG. HGT. 9'-1"
CARPET BDRM. 5
CLG. HGT. 9'-1"
CARPET
DEN
CLG. HGT. 9'-1"
CARPET
BATH 3
CLG. HGT. 9'-1"
VINYL
ENTRY
CLG. HGT. 9'-1"
VINYL
5050 SL
TEMP. GL.
2030 SH
16'-0" x 7'-0" SECT. GAR. DOOR
2668 MTL.
8'-0" x 7'-0" SECT. GAR. DOOR
UP17R
5050 SL
2668
2468
5068 BI-PASS
20'-0"x20'-O" CLEAR SPACE
FX
TEMP. GL.
1050
2050 SH 2050 SH
F.M.T.

F.M.T.

PORCH
17'-8" 21'-9"
50'-0"
10'-7"
35'-10" 7'-0" 6'-8"
49'-6"
26'-11"
46'-0"
21'-1" 1'-6"
49'-6"
4'-0"
50'-0"
2030 SH
2668
2468
BATH 2
CLG. HGT. 8'-1"
VINYL
SERV
CLG. HGT. 8'-1"
VINYL
BDRM. 3
CLG. HGT. 8'-1"
CARPET
BDRM. 2
CLG. HGT. 8'-1"
CARPET
2668
4040 SL
W.I.C.

CLG. HGT. 8'-1"
CARPET
BATH 1
CLG. HGT. 8'-1"
VINYL
2030 SH
DN17R
3068
2468
2030 SH
4040 SL
BDRM. 4
CLG. HGT. 8'-1"
CARPET
4040 SL 4040 SL 4040 SL 4040 SL
LOFT
CLG. HGT. 8'-1"
CARPET
BDRM. 1
CLG. HGT. 8'-1"
CARPET
TEMP. GL.
4040 SL
2468
2668
2868
2468
2468
BI-PASS 5068BI-PASS 5068
2040 SH 2040 SH
F.M.T.

F.M.T.

F.M.T.
4040 SL
17'-8" 12'-0"
50'-0"
16'-4"
39'-0"
32'-0" 8'-0"
46'-0"
4'-0"
9'-6"
49'-6"
1'-0" 9'-6"
49'-6"
4'-0"
50'-0"
C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2021243 | 10-15-21

TESSERA

CORONA, CA
0 2 4 8

HORTON DESIGN REVIEW SUBMITTAL
Upper Floor - 1,602 SF Lower Floor - 1,413 SF PLAN 2.3015 3,015 SF
5 Bdrm|3 Bath|Den|Loft
3 Car Garage
8' | 9' Plate

2.1 2A | SPANISH
26 SC 68
30 SC 80
3 BAY
GARAGE
CONC.

KITCHEN
CLG. HGT. 9'-1"
VINYL
DEN
CLG. HGT. 9'-1"

CARPET ENTRY
CLG. HGT. 9'-1"
VINYL
16'-0" x 7'-0" SECT. GAR. DOOR
2668 MTL.
8'-0" x 7'-0" SECT. GAR. DOOR
24 20'-0"x20'-O" CLEAR SPACE
FX
TEMP. GL.
1050
F.M.T.

F.M.T.
4050 SH
PORCH
17'-8" 21'-9" 10'-7"
7'-0" 6'-8"
21'-1" 1'-6"
26 SC 68
30 SC 80
3 BAY
GARAGE
CONC.

KITCHEN
CLG. HGT. 9'-1"
VINYL
DEN
CLG. HGT. 9'-1"

CARPET ENTRY
CLG. HGT. 9'-1"
VINYL
16'-0" x 7'-0" SECT. GAR. DOOR
2668 MTL.
8'-0" x 7'-0" SECT. GAR. DOOR
24 20'-0"x20'-O" CLEAR SPACE
FX
TEMP. GL.
1050
F.M.T.

F.M.T.
4050 SH
PORCH
17'-8" 21'-9" 10'-7"
7'-0" 6'-8"
21'-1" 1'-6"
2030 SH
2668
BATH 2
CLG. HGT. 8'-1"
VINYL
CLG. HGT. 8'-1"
VINYL
BDRM. 3
CLG. HGT. 8'-1"
CARPET
BDRM. 2
CLG. HGT. 8'-1"
CARPET
W.I.C.

CLG. HGT. 8'-1"
CARPET
CLG. HGT. 8'-1"
VINYL
20 2030 SH
4040 SL
TEMP. GL.
4040 SL
2668
2868
2468 BI-PASS 5068
BI-PASS 5068
F.M.T.

F.M.T.
4040 SL
17'-8" 12'-0" 16'-4"
8'-0"
4'-0"
9'-6"
1'-0" 9'-6"
2030 SH
2668
BATH 2
CLG. HGT. 8'-1"
VINYL
SERV
CLG. HGT. 8'-1"
VINYL
BDRM. 3
CLG. HGT. 8'-1"
CARPET
BDRM. 2
CLG. HGT. 8'-1"
CARPET
W.I.C.

CLG. HGT. 8'-1"
CARPET
BATH 1
CLG. HGT. 8'-1"
VINYL
2030
2468
2030 SH
4040 SL
TEMP. GL.
4040 SL
2668
2868
2468 BI-PASS 5068
BI-PASS 5068
F.M.T.

F.M.T.
4040 SL
17'-8" 12'-0" 16'-4"
8'-0"
4'-0"
9'-6"
1'-0" 9'-6"
C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2021243 | 10-15-21

TESSERA

CORONA, CA
0 2 4 8

HORTON DESIGN REVIEW SUBMITTAL

2.1.1 2B | RANCH 2C | CRAFTSMAN
PLAN 2.3015
3,015 SF
5 Bdrm|3 Bath|Den|Loft
3 Car Garage
8' | 9' Plate
55'-6"
52'-6"
18'-6" 7'-0" 1'-0"
16'-5" 7'-11" 20'-8" 30 SC 80
FX
TEMP. GL.
1050 FX
TEMP. GL.
1050
20'-0" x 20'-0" CLR. SPACE
16'-0" x 7'-0" SECT. GAR. DOOR
3080 SC
5068 BI-PASS
2468
2668
2468
2668

KITCHEN
CLG. HGT. 9'-1"
VINYL
DINING
CLG. HGT. 9'-1"
CARPET
BDRM. 4
CLG. HGT. 9'-1"
CARPET
BATH 3
CLG. HGT. 9'-1"
VINYL

GREAT ROOM
CLG. HGT. 9'-1"
CARPET

SUITE LIVING
CLG. HGT. 9'-1"
CARPET
SUITE BDRM.

CLG. HGT. 9'-1"
CARPET
2468
26 SC 68
2468
BI-PASS 5068
2468
2668
2868
6080 TEMP. GL. SLIDER 4050 SL 4050 SL 4050 SL 4050 SL
4040 SL
UP
17R

SUITE BATH
CLG. HGT. 9'-1"
VINYL

COVERED
ENTRY
STUCCO CLG.

CONC.

ENTRY
CLG. HGT. 9'-1"
VINYL
3 BAY
GARAGE
CONC.

CLG.

SLOPE
2050
TEMP. GL.

SH
30 80
FR. DOOR
T.G.
2050 SH 3050 SH 2050 SH
8'-0" x 7'-0" SECT. GAR. DOOR
2668 MTL.
5'-0"
10'-6"
55'-6"
51'-6"
45'-0" 10'-6"
21'-0"
2030 SH 4040 SL
TEMP. GL.
2040 SH 2040 SH 2030 SH 2030 SH BI-PASS 5068
BATH 2
CLG. HGT. 8'-1"
VINYL
LOFT
CLG. HGT. 8'-1"
CARPET
BDRM. 1
CLG. HGT. 8'-1"
CARPET
BDRM. 2
CLG. HGT. 8'-1"
CARPET
BDRM. 3
CLG. HGT. 8'-1"
CARPET
BATH 1
CLG. HGT. 8'-1"
VINYL
DN
17R
2468
2030 SH 4040 SL 4040 SL
2468
2868
SERV
CLG. HGT. 8'-1"
VINYL
BI-PASS 5068
4040 SL
2668
2668
3068
4040 SL
FX 4040
2468
TEMP. GL.
4040 SL
W.I.C.

CLG. HGT. 8'-1"
CARPET
12'-41
2 " 16'-0"
45'-0"
16'-71
2 "
31'-5" 1'-6" 18'-7"
51'-6"
31'-5"
45'-0"
20'-1"
51'-6"
10'-6"
55'-6"
C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2021243 | 10-15-21

TESSERA

CORONA, CA
0 2 4 8

HORTON DESIGN REVIEW SUBMITTAL
Upper Floor - 1343 SF PLAN 3.2929 Lower Floor - 1586 SF 2,929 SF
5 Bdrm | 4 Bath | Loft | MultiGen Suite
Bay Garage
8' | 9' Plate

3.1 3A | SPANISH
3 55'-6"
16'-5" 7'-11" 20'-8"
7'-0"
30 SC 80
FX
TEMP. GL.
1050 FX
TEMP. GL.
1050
20'-0" x 20'-0" CLR. SPACE
16'-0" x 7'-0" SECT. GAR. DOOR
3080 SC
5068 BI-PASS
2468
2668

SUITE LIVING
CLG. HGT. 9'-1"
CARPET
CARPET
2468
2668
2868

SUITE BATH
CLG. HGT. 9'-1"
VINYL

COVERED
ENTRY
STUCCO CLG.

CONC.

ENTRY
CLG. HGT. 9'-1"
VINYL
3 BAY
GARAGE
CONC.
2050
TEMP. GL.

SH
30 80
FR. DOOR
T.G.
2050 SH 3050 SH 2050 SH
8'-0" x 7'-0" SECT. GAR. DOOR
5'-0"
10'-6"
55'-6"
16'-5" 7'-11" 20'-8"
7'-0"
30 SC 80
FX
TEMP. GL.
1050 FX
TEMP. GL.
1050
20'-0" x 20'-0" CLR. SPACE
16'-0" x 7'-0" SECT. GAR. DOOR
3080 SC
5068 BI-PASS
2468
2668

SUITE LIVING
CLG. HGT. 9'-1"
CARPET
CARPET
2468
2668
2868

SUITE BATH
CLG. HGT. 9'-1"
VINYL

COVERED
ENTRY
STUCCO CLG.

CONC.

ENTRY
CLG. HGT. 9'-1"
VINYL
3 BAY
GARAGE
CONC.
2050
TEMP. GL.

SH
30 80
FR. DOOR
T.G.
2050 SH 3050 SH 2050 SH
8'-0" x 7'-0" SECT. GAR. DOOR
10'-6"
5'-0"
2030 SH 5040 SL
TEMP. GL.
2030 SH 2030 SH 2030 SH
27'-2" 17'-10"
1'-0" 12'-1" 7'-0"
LOFT
CLG. HGT. 8'-1"
CARPET
17R
2868
SERV
CLG. HGT. 8'-1"
VINYL
BI-PASS 5068
2030 SH
4040 SL
TEMP. GL.
2030 SH 2030 SH
2040 SH 2040 SH
12'-41
2 " 16'-0" 16'-71
2 "
1'-6" 11'-7" 7'-0"
LOFT
CLG. HGT. 8'-1"
CARPET
17R
2868
SERV
CLG. HGT. 8'-1"
VINYL
BI-PASS 5068
C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2021243 | 10-15-21

TESSERA

CORONA, CA
0 2 4 8

HORTON DESIGN REVIEW SUBMITTAL
PLAN 3.2929

GREAT
ROOM
CLG. HGT. SLOPING

CARPET DINING
CLG. HGT. SLOPING
CARPET
BDRM. 1
CLG. HGT. 9'-1"
CARPET
BDRM. 3
CLG. HGT. 9'-1"
CARPET
DEN
CLG. HGT. 9'-1"
CARPET
BDRM. 2
CLG. HGT. 9'-1"
CARPET

COVERED
ENTRY
STUCCO CLG.

CONC.

ENTRY
CLG. HGT. 9'-1"
VINYL
30 SC 80
FX
TEMP. GL.
1050
BATH 2
CLG. HGT. 9'-1"
VINYL
W.I.C.

CLG. HGT. 9'-1"
CARPET
BATH 1
CLG. HGT. 9'-1"
VINYL
SERV.

CLG. HGT. 9'-1"
VINYL
ENTRY
HALL
CLG. HGT. 9'-1"
CARPET

KITCHEN
CLG. HGT. SLOPING
VINYL
26 68
HALL
CLG. HGT. 9'-1"
CARPET
24 68
W.I.C.

CLG. HGT. 9'-1"
CARPET
24 68
4050 SL 4050 SL
24 68
24 68
28 68
24 68
24 68
4050 SL 4050 SL 4050 SL 4050 SL 6080 TEMP. GL. SLIDER
4040 SL
30 80
26 68
24 68
INT. 2:12 RIDGE
CLG. BREAK LINE
W.I.C.

CLG. HGT. 9'-1"
CARPET
26 SC 68
4050 SL
BDRM. 4
CLG. HGT. 9'-1"
CARPET
24 68
26 68
BATH 3
CLG. HGT. 9'-1"
VINYL
BI-PASS 5068
STOR.

CLG. HGT. 9'-1"
CARPET
20'-0"x20'-O" CLEAR SPACE
26 68 MTL.

TESSERA

CORONA, CA
0 2 4 8

HORTON DESIGN REVIEW SUBMITTAL
2,319 SF
4 Bdrm|3 Bath|Den
2 Bay Garage
9' Plate

1.1 1A | SPANISH
Note: Artist’s Conception; Colors, Materials And Application May Vary.

PLAN 1.2319 | B - RANCH PLAN 2.3015 | A - SPANISH PLAN 3.2929 | C - CRAFTSMAN Note: Artist’s Conception; Colors, Materials And Application May Vary.

Note: Artist’s Conception; Colors, Materials And Application May Vary.

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LANDSCAPE LEGEND

SYMBOL DESCRIPTION
CFD

TYPICAL FRONT YARDS

PRIVATE REAR YARD

SHEET INDEX
SHEET # SHEET TITLE
L-1 OVERALL CONCEPT PLAN
L-2 TYPICAL FRONT YARDS
L-3

TYPICAL CFD STREETSCAPE

ENLARGEMENTS
L-4

CONCEPTUAL WALL AND

FENCE PLAN

TREES BOTANICAL / COMMON NAME SIZE WUCOLS

CITRUS X LIMON 'EUREKA'

EUREKA LEMON
24"BOX M

KOELREUTERIA BIPINNATA

CHINESE FLAME TREE
24"BOX M

PLATANUS X ACERIFOLIA

LONDON PLANE TREE
24"BOX M

SAPIUM SEBIFERUM

CHINESE TALLOW TREE
24"BOX M

CFD STREET TREES

TREES BOTANICAL / COMMON NAME SIZE WUCOLS

GEIJERA PARVIFLORA

AUSTRALIAN WILLOW
24" BOX M

GLEDITSIA TRIACANTHOS INERMIS

THORNLESS HONEY LOCUST
24" BOX L

PLATANUS X ACERIFOLIA

LONDON PLANE TREE
24"BOX M

TFY STREET TREES
2319R
2929R
3015R
3015R
2319
3015R
2319R
3015R
2319R
2929R
3015
3015
3015
2319
2319
2319R
2319R
3015R
3015R
3015R
2319
2929R
2929R
2929
2929
2929
2929
2929
2929
LINCOLN AVE.

HIGHGROVE ST.

WATERFALL LN.

CAJON DR.
"A" STREET
DAKIN DR.

MACBETH AVE.

MONTOYA DR.

V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
VV
V V
V
V
V
V
V
V
UB
UB
UB
UB
UB
UB
UB
U/O
U/O
U/O
TS
TS
TS
TS TS
TS
TS
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
M/B
M/B
F/H
F/H
F/H
DI
DI
DI
DI
DI
DI
DI
CB
CB
CB
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
8"W
20"RW
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
W W
W
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
S S S
S
S
S
S
S
S
S
S
S
S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
E
E
E
OH-C
OH-C
OH-C
OH-C
OH-C
OH-C
OH-C
OH-C
OH-C
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV

CATV CATV CATV CATV CATV CATV
6"RW
6"RW
6"RW
6"RW
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
100
103
104
1 16
18 19
20 21
23 34
35 39
40 41
42 43
44 45
47 48
49 50
51 52
53 54
55 57
58 1100
1103
1104
EL=959.58
EL=0.00
EL=0.00
EL=948.64
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=957.66
EL=0.00
EL=0.00
EL=0.00
EL=944.64
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=959.58
EL=0.00
EL=0.00
CP-SET 60D SPK

FD BRS DSC MON

FD BRS DSC MON
CP 60D SPK

FD BRASS DISC HI

FD L&T TIE

FD L&T TIE
FD 1IN IP W/PLUG
FD TAG LS5921 PL

FD L&T TIE
FD TAG LS4279
FD TAG LS4279
FD TAG LS4279

FD RAMSET
FD TAG LS4730
FD TAG LS4730

FD CHSL SQR TBM

CP C NAIL
FD 2X2 W/NAIL
FD 1IN IP WTRFAL

FD BRASS DISC LI

CP PEN X
FD C NAIL BC?

FD L&T TIE

FD L&T PL PROD

FD L&T TIE

FD L&T TIE
CP-SET 60D SPK

FD BRS DSC MON

FD BRS DSC MON
11 12
13 14
19 20
21 22
18 11
12 13
14 15
16 17
18 30
31 32
33 34
35 36
37 38
11 12
13 14
15 16
10 SD SD SD SD SD SD

SD SD SD SD SD SD

SD SD SD SD SD

SD SD SD SD SD
SD SD

SD SD SD SD
SD
SD SD
SD SD

SD SD SD
SD SD

SD SD SD
SD
SD

SD SD SD SD SD SD
SD

SD SD SD SD SD SD SD
SD
SD

SD SD SD

SD SD SD SD SD SD
SD SD
SD SD

SD SD SD SD

SD SD SD SD SD SD SD
SD

SD SD SD SD SD
SD

SD SD SD SD SD SD

SD SD SD SD SD SD SD

SD SD SD
SD

SD SD SD SD

SD SD SD SD SD
SD SD
SD

SD SD SD SD

SD SD SD SD SD SD SD

SD SD SD SD SD

SD SD SD SD SD SD SD

SD SD SD
SD
SD
SD
SD SD
SD

SD SD SD

SD SD SD
SD SD
SD

SD SD SD SD SD SD

SD SD SD
SD SD

SD SD SD
SD

SD SD SD SD SD SD
SD SD
SD SD

SD SD SD SD

SD SD SD SD SD SD
SD

SD SD SD

SD SD SD SD SD

SD SD SD SD SD SD

SD SD SD SD SD SD SD

SD SD SD SD SD SD
SD

SD SD SD SD SD SD

SD SD SD
SD SD

SD SD SD
SD SD
SD SD
SD
SD

SD SD SD

SD SD SD SD SD SD SD

SD SD SD SD
SD

SD SD SD

SD SD SD SD SD SD SD

SD SD SD SD SD
SD

SD SD SD SD
SD
SD SD

SD SD SD SD SD SD SD
SD

SD SD SD

SD SD SD
SD SD
SD

SD SD SD SD SD SD

SD SD SD SD
SD
SD
SD

SD SD SD SD SD
SD SD
SD
SD SD
SD SD

SD SD SD SD SD
SD

SD SD SD SD SD SD

SD SD SD

SD SD SD SD

SD SD SD SD SD SD

SD SD SD

SD SD SD
SD SD

SD SD SD SD SD

VICINITY MAP
NTS

CONCEPT STATEMENT
LANDSCAPE CONCEPT:

This landscape will consist of climate adaptive and appropriate low and medium water use planting categories as described by the WUCOLS system. Plant material has been chosen to provide site wide coverage. Maintenance and longevity of the plant material has been taken into consideration. Root panels and barriers will be provided on all trees necessary, consistent with all standards and specifications. A 3" layer of bark mulch will be used in all landscape areas. All landscape areas will conform to current City of Corona landscape guidelines.

IRRIGATION CONCEPT:

The irrigation design will incorporate the latest in smart irrigation technologies. All new planter areas will include drip line. All planters will use drip line with an irrigation efficiency of .81. A smart irrigation controller with a rain shut off device will also be incorporated. Bark mulch will be used to retain moisture and reduce evaporation and an irrigation schedule will be provided to program the controller. Two irrigation schedules shall be prepared, one for plant establishment and one for after plant establishment. All new irrigation systems will comply with all current City of Corona guidelines.

WEST FOOTHILL PARKWAY

SOUTH LINCOLN AVENUE
SOUTH
BUENA
VISTA
AVENUE
TAYLOR
AVENUE
SOUTH

LINCOLN AVENUE

WEST ONTARIO AVENUE

MONTOYA
DRIVE

MILLBROOK

OLD HICKORY

BRIDGEPORT

SHADY MILL

WEST STILLWATER
ROAD
ROAD
ROAD
ROAD

ROAD OAK
AVENUE

WATERFALL LANE

HIGHGROVE
STREET
CORONA 29 TESSERA

OVERALL CONCEPT PLAN
SITE
L-1

PREPARED FOR DR HORTON
1/21/2022
2280 WARDLOW CIRCLE, SUITE 100 CORONA, CA 92878 PH: (951) 739-5469 NORTH
PLOT DATE: ----
0' 40' 80' 120'
TRACT 36605
TRACT 36608
3015
2929
3015R
2319
11 Notes:

1. All planter areas to receive a 3" layer of medium grind bark mulch.

2. Contractor to install root barriers around any trees within 6' of any hardscape area, wall or building.

TYPICAL FRONT YARD TREE LEGEND
ELEVATION THEME 1 ELEVATION THEME 2 ELEVATION THEME 3
SYM. SCIENTIFIC
NAME
COMMON
NAME

SCIENTIFIC
NAME
COMMON
NAME

SCIENTIFIC
NAME
COMMON

NAME SIZE WUCOLS
Laurus 'Saratoga' Saratoga Laurel Olea europaea
'Wilsonii' Wilson Olive Callistemon
viminalis
Weeping
Bottle Brush 24" Box L
x Chitalpa
Tashkentensis Chitalpa Lagerstroemia
indica Crape Myrtle Rhus lancea African Sumac 24" Box L

TYPICAL FRONT YARD SHRUB LEGEND
ELEVATION THEME 1 ELEVATION THEME 2 ELEVATION THEME 3
SYM. PLANT TYPE SCIENTIFIC

NAME COMMON NAME SCIENTIFICNAME COMMON NAME SCIENTIFICNAME COMMON NAME SIZE WUCOLS Upright
Columnar
Accent
Prunus
caroliniana
'Monus'
Bright 'N Tight
Carolina Laurel
Cupressus
'Tiny Tower'
Tiny Tower Italian
Cypress
Podocarpus
elongatus
'Monmal'
Icee Blue Yew Pine 5 Gal L
Accent Hesperaloe
parviflora Red Yucca Rosmarinus
'Tuscan Blue'
Tuscan Blue
Rosemary
Muhenbergia
capillaris Pink Muhly 5 Gal L
Background Dodonaea
viscosa Hopbush Leucophyllum
frutescens Texas Ranger Westringiafruticosa Coast Rosemary 5 Gal L Midground
Lantana
camara 'Gold
Mound'
Gold Mound
Lantana Salvia greggii Autumn Sage Callistemon
'Little John'
Little John
Bottlebrush 5 Gal L
Foreground
Dianella
revoluta 'Little
Rev'
Little Rev Flax Lily Lavandula
angustifolia English Lavender
Dianella
tasmanica
'Variegata'
Variegated Flax
Lily 1 Gal L
Groundcover Senecio
mandraliscae Blue Chalksticks
Rosmarinus
officinalis
'Prostratus'
Prostrate
Rosemary
Myoporum
parvifolium
Ground Cover
Myoporum Flats L
Vine Ficus pumila Creeping Fig Ficus pumila Creeping Fig Ficus pumila Creeping Fig 5 Gal L

TYPICAL FRONT YARD ROCK & MULCH LEGEND
ELEVATION THEME 1 ELEVATION THEME 2 ELEVATION THEME 3
SYM. TYPE PRODUCT NAME / COLOR PRODUCT NAME / COLOR PRODUCT NAME / COLOR SUPPLIER Cobble
Sierra Cobble

1.5" - 3"
Arizona River Rock

1.5" - 3"
Sierra Cobble

1.5" - 3"
Southwest
Boulder & Stone
Mulch 3" Layer of Medium Grind Bark Mulch
CORONA 29 TESSERA

TYPICAL FRONT YARDS
L-2

PREPARED FOR DR HORTON
1/21/2022
2280 WARDLOW CIRCLE, SUITE 100 CORONA, CA 92878 PH: (951) 739-5469 PLOT DATE: ----
STREET TREE - REFER TO L-1, TYP.

VINES SHOWN ON INSIDE FACE OF WALL FOR
CLARITY. VINES TO BE PLANTED 10' O.C. FOR
CORNER LOTS, WHERE CONDITION OCCURS.

MH
MH
CB
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
51 EL=944.64

CP PEN X
2319
2929R
UB
TS
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV

CATV CATV
FW
FW
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
58 EL=0.00

FD L&T TIE
11 SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD

SD SD SD SD SD SD SD
Notes:

1. All planter areas to receive a 3" layer of medium grind bark mulch.

2. Contractor to install root barriers around any trees within 6' of any hardscape area, wall or building.

TREES BOTANICAL / COMMON NAME SIZE WUCOLS

KOELREUTERIA BIPINNATA

CHINESE FLAME TREE
24"BOX M

PLATANUS X ACERIFOLIA

LONDON PLANE TREE
24"BOX M

SAPIUM SEBIFERUM

CHINESE TALLOW TREE
24"BOX M

SHRUBS BOTANICAL / COMMON NAME SIZE WUCOLS
CALLISTEMON VIMINALIS `LITTLE JOHN`

LITTLE JOHN WEEPING BOTTLEBRUSH
5 GAL L

FICUS PUMILA

CREEPING FIG
5 GAL M

LEUCOPHYLLUM FRUTESCENS

TEXAS SAGE
5 GAL L
MUHLENBERGIA CAPILLARIS `LENCA` TM

REGAL MIST PINK MUHLY
5 GAL L
ROSA X `NOARE`

RED GROUNDCOVER ROSE
5 GAL L
ROSMARINUS OFFICINALIS `COLLINGWOOD INGRAM`

ROSEMARY
5 GAL L
WESTRINGIA X `MUNDI`

MUNDI WESTRINGIA
5 GAL L

GROUND COVERS BOTANICAL / COMMON NAME SIZE WUCOLS
3" MEDIUM GRIND BARK
MULCH
MULCH

CFD ENLARGEMENTS
HIGHGROVE ST.

LINCOLN AVE.

TR 36608 TYPICAL CFD STREETSCAPE ENLARGEMENT
TR 36605 TYPICAL CFD

STREETSCAPE ENLARGEMENT
CORONA 29 TESSERA

TYPICAL CFD STREETSCAPE ENLARGEMENTS
L-3

PREPARED FOR DR HORTON
1/21/2022
2280 WARDLOW CIRCLE, SUITE 100 CORONA, CA 92878 PH: (951) 739-5469 PLOT DATE: ----
2319R
2929R
3015R
3015R
2319
3015R
2319R
3015R
2319R
2929R
3015
3015
3015
2319
2319
2319R
2319R
3015R
3015R
3015R
2319
2929R
2929R
2929
2929
2929
2929
2929
2929
LINCOLN AVE.

HIGHGROVE ST.

WATERFALL LN.

CAJON DR.
"A" STREET
DAKIN DR.

MACBETH AVE.

MONTOYA DR.

V
V
V
V
V
V
V
V
V
V
V
V
V
VV
V V
V
V
V
V
V
V
UB
UB UB
UB
UB
U/O
U/O
U/O
TS
TS
TS
TS TS
TS
TS
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
M
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
MH
M/B
M/B
F/H
F/H
DI
DI
DI
DI
DI
DI
CB
CB
CB
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
20"RW
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
12"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
10"W
W
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
S
S
S
S
S
S
S
S
S
S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
OH-C
OH-C
OH-C
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV
CATV

CATV CATV CATV CATV CATV
6"RW
6"RW
6"RW
6"RW
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
8"S
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
SL
100
103
104
1 16
18 19
20 21
23 34
35 42
43 44
49 50
51 52
53 54
55 57
58 1100
1103
1104
EL=959.58
EL=0.00
EL=0.00
EL=948.64
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=944.64
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=0.00
EL=959.58
EL=0.00
EL=0.00
CP-SET 60D SPK

FD BRS DSC MON

FD BRS DSC MON
CP 60D SPK

FD BRASS DISC HI

FD L&T TIE

FD L&T TIE
FD 1IN IP W/PLUG
FD TAG LS5921 PL

FD L&T TIE

FD RAMSET
FD TAG LS4730
FD TAG LS4730
FD 1IN IP WTRFAL

FD BRASS DISC LI

CP PEN X
FD C NAIL BC?

FD L&T TIE

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SD SD SD SD SD VINYL GATE & SLUMP BLOCK WALL CONDITION

SLUMP BLOCK WALL WITH CAP AND STACKED STONE VENEER PILASTER WITH

STONE CAP TO MATCH EXISTING ADJACENT COMMUNITY WALLS
6'-0" HIGH SLUMP BLOCK WALL WITH CROWN MORTAR CAP
6'-0" HIGH TUBULAR STEEL FENCE WITH 6" CONCRETE MOW CURB BELOW

EXISTING WALL - PROTECT IN PLACE
6'-0" HIGH COMBINATION WALL - SLUMP BLOCK WALL ON RETAINING WALL 6'-6" HIGH, 16" SQ. STACKED STONE VENEER PILASTER W/ STONE CAP 6'-0" HIGH, 3'-0" WIDE VINYL GATE

RETAINING WALL PER CIVIL
CORONA 29 TESSERA

CONCEPTUAL WALL AND FENCE PLAN
L-4

PREPARED FOR DR HORTON
1/21/2022
2280 WARDLOW CIRCLE, SUITE 100 CORONA, CA 92878 PH: (951) 739-5469 NORTH
PLOT DATE: ----
0' 40' 80' 120'

Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
BUILDING Dana Andrews

1. At time of plan submittal, construction documents shall be prepared in accordance with current applicable Codes & Standards (2019 Codes). Provide current list of applicable Codes & Standards. Provide full Scope of Work & Building Data.

2. Construction activity shall not occur between the hours of 8:00 pm to 7:00 am, Monday thru Saturday and 6:00 pm to 10:00 am on Sundays and Federal Holidays.

3. Roofing material shall be Class A.

4. Submit five (5) complete sets of plans including the following - * Plot Plan * Foundation Plan * Floor Plan * Ceiling and roof framing plan * Electrical Plans (electrical service shall be underground per Corona Municipal Code Section 15.06), including size of main switch, number and size of service entrance conductors, circuit schedule and demand load. * Plumbing and sewer plan, isometric, including underground diagram, water piping diagram, sewer or septic tank location, fixture units, gas piping and vents, heating and air conditioning diagram. * Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans. Landscape Maintenance District plans shall be submitted directly to the Public Works Department.

Landscape plans shall be approved prior to the issuance of any Building Permits.

5. Submit two (2) sets of structural calculations, energy conservation calculations and soils reports. Architects/Engineers stamp and wet signature is required prior to submittal of plan check.

6. Upon plan check submittal there may be additional Building Department requirements.

7. Separate Permits are Required for all Walls, Fences, Signage, Solar PV Systems. Identify items installed under Separate Permits for the project on front of plans.

8. Comply with the Corona Burglary Ordinance # 15.52 (see Corona Municipal Code @ https://codelibrary.amlegal.com/codes/corona/latest/overview).

9. All contractors must show proof of State and City licenses, and workmen's compensation insurance to the City prior to the issuance of permits.

10. An approved Construction Waste Management Plan and Recycling Worksheets shall be kept on site and maintained by the applicant, and made available for inspection by City representatives at all times in accordance with the California Green Building Standards Code. Documentation which demonstrates compliance with the minimum recycling of waste materials required by CAL Green shall be provided to the building inspector prior to issuance of Certificate of Occupancy or Final Approval.

11. All fees, including but not limited to, occupancy fees, property development tax, and school fees must be paid in full prior to issuance of building permits. Any development impact fees that apply to the project must be paid in full prior to NIC or CofO issuance.

12. Dwelling Units/Housing shall not be occupied until Certificate of Occupancy has been issued by the Building Department.

13. Provide List of Required Special Inspections Per 2019 CBC Section 1705 & Required Structural Observations for the project.

Project Number: PP2021-0001
Applied: 12/8/2021 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project: DPR2021-
0018
Tessera SFR Project
Site Address: Tracts 36605 and 36608 CORONA, CA 0
Dean Pernicone
2280 Wardlow Circle #100 Corona CA, 92878
Description:

Applicant:

PP2021-0001 1 of 8 (Continued on next page)
Project Conditions
City of Corona
BUILDING Dana Andrews

14. This Project requires a Pre-Construction Meeting with your Building Inspector. Prior to requesting any inspections, contact the Building Inspection Supervisor at 951-736-2250 to determine the inspector assigned to the project and to schedule your preconstruction meeting.

FIRE Cindi Schmitz

1. Place Fire Department DPR comments on plans as general notes.

2. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.

3. Plans shall show a minimum drive width of 28 feet.

4. Show two (2) all weather surface access ways to be approved by the Fire Marshal and construct the access way(s) to accommodate 70,000 lbs. gross vehicle weight during all phases of construction.

5. All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the coronaca.gov. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction.

6. Street and drive grades shall not exceed 10% unless approved by the Fire Chief and City Engineer.

7. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.

8. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only

9. Provide Class A roofing material on all structures per the Corona Municipal Code.

10. This development is located in an area that requires a fire facility fee of $231 and acre per the Corona Municipal Code. This fee is due prior to building permit issuance.

11. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.

12. A specific address, assigned by the City of Corona, Public Works Department, shall be provided for each building as specified by the fire department address standard which can be obtained at coronaca.gov/fire. Addresses must be illuminated during all hours of darkness.

13. Smoke detectors and/or carbon monoxide detectors shall be installed per the California Building, Fire and Residential Code.

14. Residential Fire Sprinklers shall be installed per California Fire and Residential Code, and NFPA 13.

PLANNING

1. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

2. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

PP2021-0001 2 of 8 (Continued on next page)
Project Conditions
City of Corona

PLANNING

3. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances and the relevant Specific Plan, if any, including the payment of all required fees.

4. The project shall comply with the approved exhibits and conditions of approval for PP2021-0001.

5. Approval of 2021-0001 is conditional upon the privileges being utilized by the securing of the first permit within two (2) years of the effective date of this precise plan approval, and if construction work is not begun within said time and carried on diligently to completion, this authorization shall become void, and any privilege or permit granted shall be deemed to have elapsed.

6. Landscape plans are required for the project and shall be submitted for plan check to the Building Division. Landscape plans must be submitted and completed prior to issuance of a building permit.

At time of plan check, landscape plans shall be submitted as a separate submittal to the Building Division for plan check. At time of submittal, the developer shall submit a landscape deposit in the amount of $5,000 to the Planning Division which will be applied towards landscape plan check and inspection services to be provided by a landscape consultant. Any money left remaining at the completion of the project will be reimbursed to the developer. Please note, this deposit is separate from the Building Division's plan check submittal fee.

7. The applicant shall, prior to issuance of a building permit, submit landscape plans prepared by a licensed landscape architect for review and approval by the Planning & Development Department. Plans shall be prepared in accordance with the state and local city guidelines.

8. Prior to the issuance of a certificate of occupancy for each residential unit, the on-site landscaping, parkways, walls and fences shall be installed.

9. To ensure a variety in the appearance of the homes, no combination of plan, elevation, and color may be repeated more frequently than each fourth house. The applicant shall submit a detailed plan showing proposed color and trim for each home prior to issuance of building permits.

10. Prior to the issuance of a Certificate of Occupancy for each new residential structure, decorative block walls shall be constructed on the sides and rear of lots 1 through 29.

11. The developer shall install a perimeter chain link fence with dust tamer screening during construction.

12. Add decorative pilaster with cap at the end of all perimeter walls adjacent to any street.

13. All trees within the project site and within the public right-of-way shall be a minimum 24-inch box in size.

14. The applicant or his successor in interest shall comply with the mitigation measures established in the IS/MND adopted by the city in conjunction with Tentative Tract Maps 36605 and 36608.

15. The applicant shall comply with the construction phasing plan as depicted in Exhibit 10.

16. The applicant shall comply with the conditions of approval for TTM 36605 and 36608.

17. Lot 1 shall provide a minimum street side yard setback of 15 feet measured from the dwelling unit to the street side property line parallel to Cajon Drive. If a separate lettered lot is proposed for the landscape area located between the perimeter wall of Lot 1 and the sidewalk along Cajon Drive, then the 15-foot street side yard setback shall not include the letter lot.

18. Lots 13 and 14 have the same front yard setback. Therefore, as required by CMC 17.18.100(B)(1), the front yard setback for Lot 12 shall be increase to at least 24 feet so that there is a variation of at least one foot in the front yard setback between Lots 12 and 13.

PUBLIC WORKS

1. The Public Works Department, Utilities Department, and Planning and Development Department Conditions of Approval for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the conditions shall be referred to Development Services Division of the Planning and Development Department. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.

2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.

PP2021-0001 3 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

3. Prior to recordation or issuance of grading permit, the applicant shall demonstrate to the satisfaction of the Public Works Director that the proposed subdivision will not unreasonably interfere with the use of any easement holder of the property.

4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

5. The submitted site plan shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said site plan to be resubmitted for further consideration.

6. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City.

7. All existing and new utilities adjacent to and on-site shall be placed underground in accordance with City of Corona ordinances.

8. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Public Works Department. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.

9. The developer shall monitor, supervise and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, insuring strict adherence to the following:
(a) Removal of dirt, debris or other construction material deposited on any public street no later than the end of each working day.
(b) Construction operations, including building related activities and deliveries, shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m., excluding holidays, and from 10:00 a.m. to 6:00 p.m. on Sundays and holidays, in accordance with City Municipal Code 15.04.060, unless otherwise extended or shortened by the Public Works Director or Building Official. (c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site.

Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedies as noted in the City Municipal Code. In addition, the Public Works Director or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.

10. Prior to map recordation or issuance of a building permit, whichever occurs first, the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities including Lincoln Ave, Cajon Drive, Highgrove Street, Montoya Drive, Waterfall Lane, Macbeth Avenue, Dakin Drive, and Reece Drive fronting the project, including extension of the sidewalk along Waterfall Lane and Lincoln Avenue across the City right of way to the south of the project to join the existing sidewalk to the south, and any adjoining curb ramps to be brought to current standard
b) All drainage facilities
c) All required grading, including erosion control.
d) All required sewer, water and reclaimed water facilities. e) All required landscaping including the right-of-way between Waterfall Lane and S. Lincoln Avenue. f) All under grounding of overhead utilities, except for cables greater than 32k volts.

11. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36 and City Council Ordinance Number 2568, unless otherwise approved by the Public Works Director.

12. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Development Services Division. The report shall address the soil's stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.

13. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by the Development Services Division.

PP2021-0001 4 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

14. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.

Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.

15. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be available at the project site for review.

16. Prior to issuance of grading permit or construction of any improvements, a letter will be required from a qualified botanist, plant taxonomist or field biologist specializing in native plants, stating that an investigation and/or eradication of scale broom weed (Lepidospartum Squamatum) has been completed.

17. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.

18. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.

19. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.

20. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings and recommended actions to remove contamination resulting from previous use of the subject site shall be implemented.

21. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the Public Works Director.

22. Prior to the issuance of a precise grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.

23. Prior to the issuance of the first Certificate of Occupancy, the applicant shall enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP. This shall include completing the annexation into CFD 2016-3 in order for the City to take responsibility for maintenance of the proposed water quality facilities.

24. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of notification to the future homeowners and/or occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved WQMP.

25. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.

26. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the Public Works Director.

27. Prior to map recordation or approval of any improvement plans, the applicant shall submit a detailed hydrology study. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off-site.

28. Prior to map recordation or approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All residential lots shall drain toward the street. Lot drainage to the street shall be by side yard swales independent of adjacent lots or by an underground piping system.

29. Street design criteria and cross sections shall be per City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the Public Works Director.

PP2021-0001 5 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

30. Prior to map recordation or issuance of a building permit, whichever comes first, the applicant shall offer for dedication all required street rights-of-way including South Lincoln Ave, Highgrove Street, and Montoya Drive in accordance with the South Corona Community Facilities Plan and Cajon Dr, Waterfall Lane, Macbeth Ave, Dakin Dr, and Reece Dr in accordance with the City Local Street Standard. Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the Public Works Director.

31. Prior to map recordation or approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All local and/or major arterial highways' vertical and horizontal alignments shall be approved by the Director of the Public Works Department.
b) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. c) All street intersections shall be at ninety (90) degrees or as approved by the Public Works Director. d) All reverse curves shall have a minimum tangent of fifty (50) feet in length. e) Under grounding of existing and proposed utility lines f) Street lights.
g) All other public improvements shall conform to City of Corona standards.

32. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet unless otherwise approved by the Public Works Director. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.

33. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Public Works Department.

34. Prior to acceptance of improvements, the Public Works Director may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place.

35. The developer shall comply with the approved traffic study recommendations, including: 1) the southbound left-turn pocket on Montoya Dr shall be shortened approximately 70-ft to provide for a 60-ft left-turn pocket, and 2) a two-way left-turn lane shall be installed on Montoya Dr between Highgrove St and Cadiz St in order to allow for adequate left-turn storage at the project driveway.

These improvements shall be secured prior to map recordation and shall be operational prior to issuance of a Certificate of Occupancy.

36. Prior to issuance of a Certificate of Occupancy, all proposed parkway, slope maintenance, and/or median landscaping specified on the site plans or in these Conditions of Approval shall be constructed. The developer shall install stabilized decomposed granite in the right-of-way between Waterfall Lane and S. Lincoln Avenue, unless otherwise approved by the Public Works Director.

37. Prior to the issuance of a Certificate of Occupancy, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer's successors in interest, at no cost to the City of Corona.

38. Prior to map recordation, issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances. Credits may be applied towards the street and signal and South Corona Landscape fees for the construction of the master-planned improvements.

39. All the potable water, reclaimed water, and sewer design criteria shall be per City of Corona Utilities Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the Public Works and Utilities Department Directors.

PP2021-0001 6 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

40. Prior to issuance of any building permits, including model home permits, a domestic water and fire flow system shall be approved by the Development Services Division and constructed by the developer, to the satisfaction of the Public Works Director and Fire Chief.

41. Prior to final map recordation or building permit issuance, the applicant shall construct or guarantee the construction of an 8- inch DIP waterline in Macbeth Ave and Dakin Dr, and Reece Dr from Macbeth Avenue to Montoya Ave, joining the existing 12- inch waterline in Montoya Drive, and existing waterlines in Macbeth Ave and Dakin Dr per City of Corona Utilities Department Standard Plans and Specifications.

42. Prior to issuance of the first Certificate of Occupancy, all weather access road(s) shall be provided to all sewer manholes not located within public right-of-way.

43. Prior to improvement plans approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive aisle or path of travel.

44. Prior to issuance of any building permits, the developer shall pay all water and sewer fees, including but not limited to connection fees, wastewater treatment fees, sewer capacity fees and all other appropriate water and sewer fees.

45. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to, the potable water line, sewer line, reclaimed water line, potable water services, sewer laterals, reclaimed water services, double detector check assemblies and reduced pressure principle assemblies within the public right of way and-or easements.

46. Prior to map recordation or building permit issuance, whichever comes first, the applicant shall construct or guarantee the construction of an 8-inch VCP sewer line in Macbeth Ave, Dakin Dr, and Reece Dr to serve the project.

47. Prior to map recordation or building permit issuance, whichever comes first, the applicant shall construct or guarantee the construction of a minimum 6-inch reclaimed water line along the project frontage of Montoya Drive to join the existing 20-inch reclaimed waterline in Highgrove St.

48. The applicant shall dedicate easements for all public water, reclaimed water, sewer and electric facilities needed to serve the project in accordance to the Utilities Department standards. The minimum easement width shall be 20 feet for one utility and 30 feet for more than one public utility facility. All public water and sewer facilities shall be provided a minimum 20 foot wide paved access road unless otherwise approved by the General Manager. Structures and trees shall not be constructed or installed within a public utility easement.

49. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.

50. Manhole rim elevations shall be lower than all pad elevations immediately downstream. Otherwise a back flow prevention valve will be required.

51. Static pressures exceeding 80 psi require an individual pressure regulator.

52. Reclaimed water shall be used for any construction activity. Prior to obtaining a reclaimed construction meter from the City, a Reclaimed Water Application shall be submitted for the contractor to receive certification to handle reclaimed water.

53. The applicant shall provide a separate irrigation water service for all HOA- CFD landscaped lots or easements.

54. The landscape plans of all parkway and Landscape Maintenance District (LMD) and Community Facilities District (CFD) lots shall be prepared by a licensed Landscape Architect and shall be submitted to the City for review and approval.

55. The developer shall install automatic irrigation to all street trees separated from adjacent residences by a fence or wall prior to the issuance of a Certificate of Occupancy.

56. The project applicant shall be responsible for construction of the missing curb gutter and sidewalk adjacent to lots 12 and 19 to join with improvements to the north. These improvement as well as any demolition of the adjoining existing pavement shall not be constructed until an alternate emergency access is constructed to the satisfaction of the Fire Chief.

57. Prior to issuance of a certificate of occupancy the applicant shall complete the construction of an 8-inch VCP sewer line in Macbeth Ave, Dakin Dr, and Reece Dr to serve the project.

58. Prior to issuance of a certificate of occupancy, the applicant shall complete the construction of a minimum 6-inch reclaimed water line along the project frontage of Montoya Drive to join the existing 20-inch reclaimed waterline in Highgrove St.

PP2021-0001 7 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

59. All landscaping which will be maintained by the CFD shall be installed with a California Friendly Plant pallet and shall be provided a separate landscape reclaimed water service per City of Corona Utilities Department Standard Plans and Specifications.

60. Prior to issuance of a certificate of occupancy, the applicant shall complete the construction of an 8-inch DIP waterline in Macbeth Ave and Dakin Dr, and Reece Dr from Macbeth Avenue to Montoya Ave, joining the existing 12-inch waterline in Montoya Drive, and existing waterlines in Macbeth Ave and Dakin Dr per City of Corona Utilities Department Standard Plans and Specifications.

61. The developer shall landscape the excess right-of-way south of Lot 4 of Tract 36605 to the satisfaction of the Planning and Development Department Director.
[ADDED AT THE PLANNING AND HOUSING COMMISSION MEETING ON MARCH 7, 2022.] 8 of 8
Project Conditions
City of Corona

Corona City CouncilApril 6, 2022

Corona City Council
April 6, 2022