San Jacinto City Council
November 19, 2024

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Approval Date: October 22, 2024
Effective Date: November 4, 2024
Expiration Date: November 4, 2027
PROJECT LOCATION: Northwest corner of Hewitt Street and Commonwealth Avenue.

San Jacinto, CA
APN: 439-180-011
APPLICANT: Passco Pacifica, LLC
Oscar Graham
333 City Boulevard West, Suite 1700
Orange, CA 92868
ACCEPTED AND AGREED TO BY:

Applicant (signature) Date

PROJECT DESCRIPTION
Tentative Tract Map 38872 to subdivide three parcels totaling approximately 24.47-gross acres into 249 single-family lots and thirteen (13) lettered lots for onsite roadways, parks, a detention basin, and on-site landscaping.

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Packet Pg. 525 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
General Requirements & Information
A. The applicant/licensee shall by accepting these conditions agree to defend (with legal counsel of City’s selection), indemnify, and hold harmless the City and its elected and appointed officials, agents, attorneys, employees and officers, from any action, claim or proceeding brought against the City or its elected and appointed officials, agents, employees and officers to attack, set aside, void, or annul a discretionary land use approval of the City, which action is brought within the applicable statute of limitations. The required indemnification shall include damages awarded against the City, if any, costs of suit, attorneys’ fees and other costs and expenses incurred in connection with the action.

B. The residential subdivision shall comply with all required development standards of the Development Code.

C. The residential subdivision shall comply with the Subdivision Map Act (Government Code Section 66410 et seq.) and Title 16 (Subdivisions) of the Municipal Code.

D. The effective date of Tentative Tract Map 38872 is November 4, 2024, ten (10) days following the approval date. The approval will lapse if the map has not recorded within three (3) years from the date upon which the approval was granted. Unless a time extension is approved by the City’s applicable review authority, applications for time extensions must be received prior to the expiration date.

E. The developer/applicant or successor in interest shall pay any outstanding planning application or processing fees within ten (10) days of City’s request therefor and prior to permits being exercised. Failure to do so will be grounds for Code Enforcement actions, revocation, or further legal action.

F. The Project shall fully and continually comply with all applicable conditions of approval, State, Federal, and local laws in effect at the time the permit is approved and exercised, and which may become effective and applicable thereafter.

Failure to do so will be grounds for Code Enforcement actions, revocation, or further legal action.

4.4.c
Packet Pg. 526 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
G. This permit shall run with the land associated to the project/permit and continues to be valid upon change of ownership. All applicable conditions of approval shall continue to apply with a change in property ownership.

H. All plans submitted to the City shall be in substantial conformance with the plans in this approval as conditioned. This condition applies to site plans, grading plans, landscape plans, building plans, elevations, and all other illustrations, text, or plans submitted to the City in connection with the Project.

I. The approved entitlement cannot be legally conducted on the subject property until all conditions of approval of this case have been met to the satisfaction of the Planning Department.

J. The applicant shall be subject to all applicable development fees at the rate in effect at the time of building permit application. Such fees may include, but not be limited to Development Impact Fees, Park Fees, School Fees, Transportation Uniform Mitigation Fees, and Multiple Species Habitat Conservation Plan Fees.

K. Signs shall be permitted in accordance with Chapter 17.335 – Sign Regulations of the Development Code. Any signs, including; exterior-mounted, monument, and window signs, shall be subject to separate review and assessment. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance.

L. The City shall have the right to inspect the site and facilities to ensure compliance with the conditions of approval and to recover its actual costs related to such inspections from the property owner or tenant.

M. Site Plan and Design Review (SPDR) for construction of the dwelling units shall ensure that all lumber scraps, combustible materials, and other debris be picked up daily, or more often as required by the Building and Safety Division.

N. All existing and new utilities adjacent to and on the Project site shall be located underground as per City of San Jacinto Municipal Code Section 15.32.

O. In the event of a conflict between any conditions for this approval, the most restrictive regulations shall apply.

4.4.c
Packet Pg. 527 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
P. The contractor shall provide a letter that agreeing to follow the City’s General Plan and Noise Ordinance. In addition, the letter shall indicate the contractor shall implement the following best practices during the construction phase of the development.
a. The erection (including excavation), demolition, alteration or repair of any building shall occur between the hours of seven a.m. and seven p.m. on weekdays and Saturdays, and between 9:00 a.m. and 6:00 p.m. on Sundays and holidays, except when such work complies with the terms of a temporary use permit which may be issued by the community development director or his or her designee, upon a showing of sufficient need due to hot or inclement weather, or the use of an unusually long process material, or other circumstances of unusual and compelling nature.
b. During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. c. During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible. d. Select haul routes that avoid the greatest amount of sensitive use areas. Avoid soil hauling through residential areas.
e. Signs shall be posted at the job site entrance(s), within the on‐site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes

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Packet Pg. 528 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Q. A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans and building permits, including landscaping permits.

R. During the entire active construction period and to the extent feasible, the use of noise‐producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back‐up alarms, which automatically adjust the alarm level based on the background noise level, or switch off back‐up alarms and replace them with human spotters in compliance with all safety requirements and laws.

S. A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained Road right-of-way.

T. The Project is required to comply with San Jacinto Development Code Section 17.300.080 which requires all exterior lighting to be shielded or modified and located so as to eliminate spillover illumination or glare beyond the property line or upward into the sky.

Fire Department General Requirements & Information
U. Fire Planning Review: This planning case will also be reviewed by Riverside County Fire Department Planning Section for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Fire Planning to mitigate these impacts. Questions for Fire Planning can be addressed to [email protected].

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Packet Pg. 529 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Engineering Department General Requirements & Information With respect to the Conditions of Approval for the above referenced project, the City of San Jacinto requires that the developer/property owner provides the following street improvements and/or road dedications in accordance with the City of San Jacinto Municipal Code. It is understood that the site plan correctly shows all existing and proposed easements, traveled ways, rights-of-way, and drainage courses with appropriate Q’s and their omission may require the site plan to be resubmitted for further consideration. These ordinances and the following conditions are essential parts and requirement occurring in ONE is as binding as though occurring in all. They are intended to be complimentary and to describe the conditions for a complete design of the improvements. Unless otherwise noted, all offsite improvements as conditioned shall be installed prior to issuance of any occupancy permits. All questions regarding the true meaning of the conditions shall be referred to the City Engineer’s office. In the event of a conflict between any conditions stated below, those imposed by Planning Department and others, and requirements identified in the approved Traffic impact Analysis, the most stringent in the opinion of the City shall prevail.

V. The project grading shall be in a manner to perpetuate existing natural patterns. Any deviation from this, concentration or increase in runoff must have approval of adjacent property owners and City Engineer. The developer/property owner shall accept the offsite runoff and convey to acceptable outlet.

W. Drainage facilities (i.e. catch basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows. Secondary emergency escape shall also be provided.

X. Prior to commencement of any construction or installation of fencing in public right-of-way, an encroachment permit shall be obtained from the City Engineer’s office.

Y. The developer/property owner shall secure City’s and appropriate agencies’ clearances and approvals of the improvement plans.

4.4.c
Packet Pg. 530 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Timing Responsible
Department Prior to Recordation of the Final Map Met?
Prior to
Recordation of
the Final Map
Engineering
1) A final map shall be filed for review and approval by the City Engineer.

After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Engineering Department.
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Prior to
Recordation of
the Final Map
Engineering
2) The developer/property owner shall have approved improvement plans, executed subdivision improvement agreement, and posted securities for the public improvements.
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Prior to
Recordation of
the Final Map
Engineering
3) Prior to issuance of grading permit or recordation of the Final Map the developer shall submit an in-lieu contribution for a traffic signal at Seventh Steet and Hewitt Street. The in-lieu contribution shall be calculated by an engineer’s cost estimate for the traffic signal improvements (including 10% contingency and 10 % design costs) and upon approval by the City Engineer, the developer shall deposit the cost of the improvements or $350,000, whichever is greater, into a City special subdivision account. The cost estimate shall be limited to the following: poles and mast arms, conduit, electrical cabinet, loops, cameras, and pedestrian crossing push buttons. The contribution is non-refundable once the final map has recorded
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Prior to
Recordation of
the Final Map
Engineering
3)4) Esplanade Avenue is a classified as an Arterial Highway (122’/76’) per the City General Plan. A 44-foot wide halfwidth right-of-way is currently dedicated along the property’s northerly frontage. The
developer/property owner shall dedicate the required additional 18 feet (18’) of right-of-way to provide a 62-foot wide halfwidth right-ofway. ☐

4.4.c
Packet Pg. 531 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Recordation of
the Final Map
Engineering
4)5) Hewitt Street is classified as a Major Highway (112’/76’) per the City General Plan. A 44-foot wide halfwidth right-of-way is currently dedicated along the property’s easterly frontage. The
developer/property owner shall dedicate the required additional 14 feet (14’) of right-of-way to provide a 58-foot wide halfwidth right-ofway. ☐
Prior to
Recordation of
the Final Map
Engineering
5)6) Commonwealth Avenue is classified as a Major Highway (112’/76’) per the City General Plan. A 44-foot wide halfwidth right-of-way is currently dedicated along the property’s southerly frontage. The
developer/property owner shall dedicate the required additional 9 feet (9’) of right-of-way to provide a 53-foot wide halfwidth right-of-way. ☐
Prior to
Recordation of
the Final Map
Engineering
6)7) Property line corner cutbacks shall be dedicated per County of Riverside Standard No. 805. Curb ramps shall include concrete truncated domes per ADA standards.
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Prior to
Recordation of
the Final Map
Engineering
7)8) The following statement shall be added to the tract map:

NOTICE OF DRAINAGE FEES - Notice is hereby given that this property is located in San Jacinto Valley Area Drainage Plan which was adopted by the City of San Jacinto pursuant to Ordinance 13-01 and Section 66001, et seq, of the Government Code and that said property is subject to fees for said drainage area. Notice is further given that, pursuant to Ordinance 13-01, payment of the drainage fees shall be paid to the City of San Jacinto prior to issuance of the building permit for a parcel, and that the property owner shall pay the fee required at the rate in effect at the time of issuance of the actual permit. ☐

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Packet Pg. 532 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Recordation of
the Final Map
Engineering
8)9) All easements and and/or rights-of-way shall be offered for dedication to the public or other appropriate agencies in perpetuity and shall continue in force until the City or the appropriate agency accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the City Engineer.
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Prior to
Recordation of
the Final Map
Engineering
9)10)In the event that offsite property is required, the developer/property owner shall make a good faith effort to acquire required offsite property interests, and if he or she should fail to do so, the developer/property owner shall, prior to submittal of the Tract Map for recordation, enter into an agreement to complete the improvements. The agreement shall provide for payment by the developer/property owner of all costs incurred by the City to acquire the offsite property interests required in connection with the subdivision. Security of a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the developer/property owner (at developer/property owner cost). The appraiser shall be approved by the City prior to commencement of the appraisal.
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Prior to
Recordation of
the Final Map
Engineering
10)11)The developer/property owner shall sign the consent and waiver form to join the City’s Lighting and Landscape Districts and City’s Flood Control District as appropriate. The proposed streetlights and traffic signals shall be maintained by the City and cost paid by the developer/property owner through the said annexation.
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Prior to
Recordation of
the Final Map
Special Districts
11)12)Establish a funding mechanism for the maintenance of public improvements.
• Annexation into the Public Facilities Maintenance Community Facilities District (CFD) is an option to fulfill the funding requirement for maintenance of public improvements. If a ☐

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Packet Pg. 533 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
property owner opts to annex into a CFD, the annexation must be finalized in order to satisfy this condition.

Prior to
Recordation of
the Final Map
Special Districts
12)13)Annexation into the Public Safety Community Facilities Districts (CFD) to fulfill the funding requirement for public safety services. • Funding of services under the City’s CFDs will consist of an annual assessment based on the costs of such services, as determined by a City’s Engineer’s Estimate and established by tax zone.
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Timing Responsible
Department
Prior to a Specific Date Met?
Three days
Prior to
Grading
Planning
13)14)Pre-construction surveys for BUOW - the Project applicant shall retain a qualified biologist to conduct a nesting bird survey no more than three days prior to the commencement of construction activities. ☐
Three days
Prior to
Grading
Planning
14)15)The State of California prohibits the “take” of active bird nests. To avoid an illegal take of active bird nests, any grubbing, brushing or tree removal should be conducted outside of the State identified nesting season (typically February 1 through September 1). Alternatively, nesting bird surveys shall be conducted by a qualified avian biologist no more than three (3) days prior to vegetation clearing or ground disturbance activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the preconstruction nesting bird surveys, a Nesting Bird Plan (NBP) shall be prepared and implemented by the qualified avian biologist. At a minimum, the NBP shall include guidelines for addressing active nests, establishing ☐

4.4.c
Packet Pg. 534 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
buffers, ongoing monitoring, establishment of avoidance and minimization measures, and reporting. The size and location of all buffer zones, if required, shall be based on the nesting species, individual/pair’s behavior, nesting stage, nest location, its sensitivity to disturbance, and intensity and duration of the disturbance activity. To avoid impacts to nesting birds, any grubbing or vegetation removal should occur outside peak breeding season (typically February 1 through September.
30-days Prior
to Grading Planning
15)16)If burrowing owl are discovered within the project footprint during construction activities, a site-specific BUOW protection and/or passive relocation plan shall be prepared to determine suitable buffers and/or artificial burrow construction locations to minimize impacts to this species. If a BUOW is found on-site at the time of construction, all activities likely to affect the animal(s) shall cease immediately and regulatory agencies shall be contacted to determine appropriate management actions.
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Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading
Permit
Planning 16)17)A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans. ☐
Prior to
Issuance of
Grading
Permit
Planning
17)18)The developer shall enter into a Treatment and Disposition Agreement (TDA) with the Soboba Band of Luiseño Indians to address the treatment and disposition of archaeological/cultural that may be uncovered or otherwise discovered during ground-disturbing activities related to the project. The TDA may establish provisions for tribal monitors.
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4.4.c
Packet Pg. 535 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
In the event of a discovery that triggers the need for reburial, the precise location would be coordinated with Soboba and placed in an undisclosed location. There are several open-space areas within the development that could be suitable.

Prior to
Issuance of
Grading
Permit
Planning
18)19)Should any paleontological resources be encountered during construction, earthmoving or grading activities in the immediate area of the finds shall be halted and an onsite inspection should be performed immediately by a qualified paleontologist. Responsibility for making this determination shall be with the City’s onsite inspector.

The paleontological professional shall assess the find, determine its significance, and determine appropriate mitigation measures within the guidelines of the California Environmental Quality Act that shall be implemented to minimize any impacts to a paleontological resource.

The grading contractor shall provide documentation that a paleontologist has been retained.
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Prior to
Issuance of
Grading
Permit
Planning
19)20)Should human remains or funerary objects be discovered during project construction, the project would be required to comply with State Health and Safety Code Section 7050.5, which states that no further disturbance may occur in the vicinity of the body (within a 100-foot buffer of the find) until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately.

If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission, which will determine the identity of and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD must complete the inspection within 48 hours of being granted access to the site.* ☐

4.4.c
Packet Pg. 536 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
The grading contractor shall provide a letter agreeing to comply with this condition.

Prior to
Issuance of
Grading
Permit
Planning
20)21)The Migratory Bird Treaty Act (MBTA) prohibits the take (including killing, capturing, selling, trading, and transport) of protected migratory bird species without prior authorization by the Department of Interior U.S. Fish and Wildlife Service. The list of migratory bird species protected by the law is primarily based on bird families and species included in the four international conservation treaties that the U.S. entered into with Canada in 1916, Mexico in 1936, Japan in 1972, and Russia in 1976. The list of birds protected under the law can be found under Title 50 Part 10.13 of the Code of Federal Regulations.

Additionally, California Fish and Game Code Section 3503.5 states that it is “unlawful to take, possess, or destroy any birds in the order Falconiformes or Strigiformes (birds of prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by this code or any regulation adopted pursuant thereto.” California Fish and Game Code Section 3511 prohibits the taking of any bird listed as fully protected and Section 3515 states that is it unlawful to take any non-game migratory bird protected under the MBTA.* ☐
Prior to
Issuance of
Grading
Permit
Planning
21)22)Rule 402 – Nuisance. A person shall not discharge from any source whatsoever such quantities of air contaminants or other material that cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or that endanger the comfort, repose, health, or safety of any such persons or the public, or that cause, or have a natural tendency to cause, injury or damage to business or property. The provisions of this rule do not apply to odors emanating from agricultural operations necessary for the growing of crops or the raising of fowl or animals.*
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4.4.c
Packet Pg. 537 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Issuance of
Grading
Permit
Planning
22)23)Rule 403 – Fugitive Dust. SCAQMD Rule 403 governs emissions of fugitive dust during and after construction. Compliance with this rule is achieved through application of standard Best Management Practices, such as application of water or chemical stabilizers to disturbed soils, covering haul vehicles, restricting vehicle speeds on unpaved roads to 15 miles per hour, sweeping loose dirt from paved site access roadways, cessation of construction activity when winds exceed 25 mph, and establishing a permanent ground cover on finished sites.

Rule 403 requires project applicants to control fugitive dust using the best available control measures such that dust does not remain visible in the atmosphere beyond the property line of the emission source. In addition, Rule 403 requires implementation of dust suppression techniques to prevent fugitive dust from creating an offsite nuisance. Applicable Rule 403 dust suppression (and PM10 generation) techniques to reduce impacts on nearby sensitive receptors may include, but are not limited to, the following:
• Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more). • Water active sites at least three times daily. Locations where grading is to occur shall be thoroughly watered prior to earthmoving.
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 0.6 meters (2 feet) of freeboard (vertical space between the top of the load and top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114.
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4.4.c
Packet Pg. 538 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
• Reduce traffic speeds on all unpaved roads to 15 miles per hour (mph) or less.
• Suspend all grading activities when wind speeds (including instantaneous wind gusts) exceed 25 mph.
• Provide bumper strips or similar best management practices where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip.
• Replant disturbed areas as soon as practical.
• Sweep onsite streets (and offsite streets if silt is carried to adjacent public thoroughfares) to reduce the amount of
particulate matter on public streets. All sweepers shall be compliant with SCAQMD Rule 1186.1, Less Polluting
Sweepers. *
Prior to
Issuance of
Grading
Permit
Planning
23)24)Rule 481 – Spray Coating. This rule applies to all spray painting and spray coating operations and equipment and states that a person shall not use or operate any spray painting or spray coating equipment unless one of the following conditions is met:
• The spray coating equipment is operated inside a control enclosure, which is approved by the Executive Officer. Any control enclosure for which an application for permit for new construction, alteration, or change of ownership or location is submitted after the date of adoption of this rule shall be exhausted only through filters at a design face velocity not less than 100 feet per minute nor greater than 300 feet per minute, or through a water wash system designed to be equally
effective for the purpose of air pollution control.
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4.4.c
Packet Pg. 539 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
• Coatings are applied with high-volume low-pressure,
electrostatic and/or airless spray equipment.
• An alternative method of coating application or control is used which has effectiveness equal to or greater than the equipment specified in the rule.*
Prior to
Issuance of
Grading
Permit
Planning
24)25)Rule 1108 - Volatile Organic Compounds. This rule governs the sale, use, and manufacturing of asphalt and limits the volatile organic compound (VOC) content in asphalt used in the Basin. This rule also regulates the VOC content of asphalt used during construction.

Therefore, all asphalt used during construction of the Project must comply with SCAQMD Rule 1108.*
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Prior to
Issuance of
Grading
Permit
Planning
25)26)Rule 1113 – Architectural Coatings. No person shall apply or solicit the application of any architectural coating within the SCAQMD with VOC content in excess of the values specified in a table incorporated in the Rule.*
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Prior to
Issuance of
Grading
Permit
Planning
26)27)A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained road right-of-way.
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Prior to
Issuance of
Grading
Permit
Planning
27)28)The proposed site design BMPs selected for this project have been approved in concept. The project shall submit a Final WQMP, plans and details providing the elevations and slopes of the infiltration basin and other details for the proposed structural BMPs. The Public Works Department shall review and approve the Final WQMP document, plans and details.
☐
Prior to
Issuance of
Grading
Permit
Planning 28)29)The basin shall be designed per RCFCD and City of San Jacinto standards and design guidelines to include but not limited to slopes ☐

4.4.c
Packet Pg. 540 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
not to exceed 4:1, 10-foot-wide PCC paved access road along the top basin perimeter and PCC paved ramp to the bottom of the basin.

Prior to
Issuance of
Grading
Permit
Planning
29)30)The development shall be subject to all provisions of City of San Jacinto Ordinance Number 13.44, which establishes Urban Stormwater Runoff Management and discharge controls to improve Water Quality and comply with Federal/State Regulations and any subsequent amendments, revisions or ordinances pertaining thereto. ☐
Prior to
Issuance of
Grading
Permit
Planning
30)31)A Final Water Quality Management Plan (WQMP) shall be submitted and approved, including a project description, and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The Water Quality Management Plan shall identify the structural and non-structural measures consistent with the City’s adopted requirements.
☐
Prior to
Issuance of
Grading
Permit
Planning
31)32)The developer/applicant or successor in interest shall prepare a Stormwater Pollution Prevention Plan (SWPPP) and obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General
Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger’s Identification Number) shall be submitted to the City for coverage under the National Pollutant Discharge Elimination System General Construction Permit.
☐
Prior to
Issuance of
Grading
Permit
Planning
33) Pollutant Discharge Elimination System (NPDES). The Project will be constructed in accordance with the National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with the Construction and Land Disturbance Activities, Order No 2009- 0009-DWQ (as amended by 2010-0014- ☐

4.4.c
Packet Pg. 541 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
DWQ and 2012-0006-DWQ), NPDES No. CAS000002 (or the latest approved Construction General Permit). Compliance requires filing a Notice of Intent (NOI); a Risk Assessment; a Site Map; a Storm Water Pollution Prevention Plan (SWPPP) and associated Best
Management Practices (BMPs); an annual fee; and a signed certification statement.*
Prior to
Issuance of
Grading
Permit
Planning
34) Santa Ana RWQCB MS4 Permit. The Project will be operated in accordance with the Riverside County MS4 Permit (Order Number R8- 2010-0033) and NPDES Permit No. CAS618033. The MS4 Permit requires new development and redevelopment projects to adopt a WQMP to:
• Control contaminants into storm drain systems
• Educate the public about stormwater impacts
• Detect and eliminate illicit discharges
• Control runoff from construction sites
• Implement BMPs and site-specific runoff controls and treatments * ☐
Prior to
Issuance of
Grading
Permit
Planning/Building
35) Construction Plans. Prior to issuance of grading permits, the Building Department shall ensure all construction plans, specifications, and permits include a note that the large bulldozers and any other construction equipment that is powered by a greater than 150 horsepower engine shall not be operated within 10 feet of existing offsite structures. The use of a small bulldozer (i.e., D1, D2, or D3 dozers) or other type of equipment that is less than 150 horsepower is permitted to perform all grading activities that are located within 10 feet of any off-site structure.*
☐
Prior to
Issuance of Planning 32)36)The contractor shall provide a letter that agreeing to follow the City’s General Plan and Noise Ordinance. In addition the letter shall indicate ☐

4.4.c
Packet Pg. 542 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Grading
Permit
the contractor shall implement the following best practices during the construction phase of the development.
a) Limit construction to the daytime hours (7:00 AM to 7:00 PM) and prohibit construction on Sundays and holidays.
b) At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction on days and hours, as well as telephone numbers of the City’s and contractor’s authorized representative that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report to the City.
c) During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible.
d) During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible.
e) Select haul routes that avoid the greatest amount of sensitive use areas. Avoid soil hauling through residential areas.
f) Signs shall be posted at the job site entrance(s), within the on‐site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes. g) During the entire active construction period and to the extent feasible, the use of noise‐producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back‐up alarms,

4.4.c
Packet Pg. 543 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
which automatically adjust the alarm level based on the background noise level or switch off back‐up alarms and replace them with human spotters in compliance with all safety requirements and laws.

The applicant / developer shall provide a letter from the contractor agreeing to implement this condition.

Prior to
Issuance of
Grading
Permit
Planning 33)37)No radios or other sound equipment shall be used at this site unless required for emergency response by the contractor. ☐
Prior to
Issuance of
Grading
Permit
Planning
34)38)The City shall require the developer to require that all construction equipment be operated with mandated noise control equipment (mufflers or silencers). Enforcement will be accomplished by random field inspections by applicant personnel during construction activities. ☐
Prior to
Issuance of
Grading
Permit
Planning 35)39)Equipment not in use for five minutes shall be shut off. ☐ Prior to
Issuance of
Grading
Permit
Planning 36)40)Equipment shall be maintained and operated such that loads are secured from rattling or banging.
☐
Prior to
Issuance of
Grading
Permit
Planning
37)41)Construction employees shall be trained in the proper operation and use of equipment consistent with these mitigation measures, including no unnecessary revving of equipment.
☐
Prior to
Issuance of
Grading
Permit
Planning
38)42)The City shall require the developer to establish a noise complaint response program and shall respond to any noise complaints received for this Project by measuring noise levels at the affected receptor site.

If the noise level exceeds an Ldn of 60 dBA exterior or an Ldn of ☐

4.4.c
Packet Pg. 544 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
45 dBA interior at the receptor, the developer will implement adequate measures (which may include portable sound attenuation walls, use of quieter equipment, shift of construction schedule to avoid the presence of sensitive receptors, etc.) to reduce noise levels to the greatest extent feasible.

Prior to
Issuance of
Grading
Permit
Planning
39)43)All residential units located within 500 feet of the construction site shall be sent a notice regarding the construction schedule of the proposed Project. A sign, legible at a distance of 50 feet shall also be posted at the construction site. All notices and the signs shall indicate the dates and duration of construction activities, as well as provide a telephone number where residents can inquire about the construction process and register complaints.
☐
Prior to
Issuance of
Grading
Permit
Building & Safety
/ Planning
40)44)The development of the project site shall be required to comply with South Coast Air Quality Management District Rule 403 – Fugitive Dust. This rule is intended to reduce the amount of particulate matter entrained in the ambient air as a result of anthropogenic (humanmade) fugitive dust sources by requiring actions to prevent, reduce, or mitigate fugitive dust emissions. Rule 403 applies to any activity or human-made condition capable of generating fugitive dust.

Applicable dust suppression requirements from Rule 403 are summarized below.
a. Nontoxic chemical soil stabilizers shall be applied according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more). b. Active sites shall be watered at least twice daily. (Locations where grading is to occur will be thoroughly watered prior to earthmoving.)
☐

4.4.c
Packet Pg. 545 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
c. All trucks hauling dirt, sand, soil, or other loose materials shall be covered, or at least 0.6 m (2 ft.) of freeboard (vertical space between the top of the load and top of the trailer) maintained in accordance with the requirements of California Vehicle Code (CVC) Section 23114.
d. Construction access roads shall be paved at least 30 m (100 ft.) onto the site from the main road.
e. Traffic speeds on all unpaved roads shall be reduced to 15 mph or less.

Evidence of compliance shall be submitted to the Planning Department.

Prior to
Issuance of
Grading
Permit
Building & Safety
/ Planning
41)45)Stored backfill material shall be covered with water resistant material during periods of heavy precipitation to reduce the potential for rainfall erosion of stored backfill material. If covering is not feasible, then measures such as the use of straw bales or sandbags shall be used to capture and hold eroded material on the project site for future cleanup.
☐
Prior to
Issuance of
Grading
Permit
Building & Safety
/ Planning
42)46)All exposed, disturbed soil (trenches, stored backfill, etc.) shall be sprayed with water or soil binders twice a day, or more frequently if fugitive dust is observed migrating from the project site during future construction activities.
☐
Prior to
Issuance of
Grading
Permit
Building & Safety
/ Planning
43)47)Prior to and during grading and construction, should an accidental release of a hazardous material occur, the following actions will be implemented: construction activities in the immediate area will be immediately stopped; appropriate regulatory agencies will be notified; immediate actions will be implemented to limit the volume and area ☐

4.4.c
Packet Pg. 546 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
impacted by the contaminant; the contaminated material, primarily soil, shall be collected and removed to a location where it can be treated or disposed of in accordance with the regulations in place at the time of the event; any transport of hazardous waste from the property shall be carried out by a registered hazardous waste transporter; and testing shall be conducted to verify that any residual concentrations of the accidentally released material are below the regulatory remediation goal at the time of the event. All of the above sampling or remediation activities related to the contamination will be conducted under the oversight of Riverside County Certified Unified Program Agency (CUPA) Site Mitigation Unit (SMU). All of the above actions shall be documented and made available to the appropriate regulatory agencies prior to closure (a determination of the regulatory agency that a site has been remediated to a threshold that poses no hazard to humans) of the contaminated area.

Prior to
Issuance of
Grading
Permit
Engineering
44)48)The developer/property owner shall have approved grading and improvement plans, executed grading agreement as directed by the City Engineer, and posted securities.
☐
Prior to
Issuance of
Grading
Permit
Engineering
45)49)The developer/property owner shall submit the following plans and reports to the City Engineer for review and approval:
a. Onsite Grading and Erosion Control Plans – Plans shall show the approved WDID No.
b. Geotechnical Report
c. Street Improvement Plan
d. Storm Drain Improvement Plans
e. Final WQMP (for reference) including WDID No.
☐

4.4.c
Packet Pg. 547 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
f. Sewer and Water Improvement Plan, per Fire Department and EMWD standards, shall be submitted to the City Engineer for review and approval. Fire Department and EMWD approval of Water Improvement Plan is required prior to City Engineer’s approval.
g. Street Light Plan prepared by a registered Electrical Engineer h. Signing and Striping Plan
i. Traffic Signal Plan
The design shall comply with EMWD, RCFCD, Riverside County Transportation Department, Caltrans, City of San Jacinto, and ADA most recent standards, criteria, and requirement and in effect at the time of construction and shall be coordinated with the approved plans of the adjacent developments.

Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to
Issuance of
Building
Permits
Planning
46)50)The subdivider shall pay a fee in lieu thereof for neighborhood and community park and recreation purposes according to the standards and formula contained in Title 16 – Subdivision Code.
☐
Prior to
Issuance of
Building
Permits
Planning
47)51)The developer shall pay all required Development Impact Fees (DIF) for parkland acquisition, parkland development, and park facilities in effect at the time of permit issuance for each home. Upon the City’s acceptance of the completed parks, the developer will receive a refund of the applicable fees pursuant to Title 16 of the Municipal Code. The amount of the refund shall not exceed the actual cost of the parkland acquisition, parkland development, and park facilities, nor shall it exceed the amount of the fees initially paid. No cross-category credit ☐

4.4.c
Packet Pg. 548 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
or refund shall be provided. The developer must provide documentation to the City demonstrating that the refunds do not exceed the actual costs incurred.

Prior to
Issuance of
Building
Permits
Planning
48)52)The developer/applicant or successor in interest shall record a “Water Quality Management Plan and Urban Runoff BMP Transfer Access and Maintenance Agreement,” to provide public notice of the requirement to implement the approved Final project-specific WQMP and the maintenance requirements associated with the WQMP.

The developer/applicant or successor in interest shall ensure the following, pursuant to Section XII. I. of the 2010 NPDES Permit:

Field verification that structural Site Design, Source Control, and Treatment Control BMPs are designed, constructed and functional in accordance with the approved Final Water Quality Management Plan (WQMP). City WQMP Inspector will be notified for required inspections during construction.
☐
Prior to
Issuance of
Building
Permits
Planning
49)53)Submit a detailed landscape and irrigation plan for review and approval. The landscape plans shall be prepared by a licensed landscape architect in conformance with Chapter 17.325 – Water Efficient Landscape and Irrigation and Section 17.325.060 — Landscape and Irrigation Submittal Package Requirements of the Development Code and the City Landscape Design Guidelines for review and approval by the City Landscape Architect. Plans should be submitted at least 30 days prior to the expected date of permit issuance. The Landscape and Irrigation Submittal Package shall include:
☐

4.4.c
Packet Pg. 549 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
• A completed application packet provided by the City;
• The Water Efficient Landscape Worksheet, including the MAWA and ETWU; Note the ETo rate for San Jacinto is 56.8 per State guidelines.
• The soils management report;
• The landscape design plan;
• The irrigation design plan;
• The grading plan.

Prior to
Issuance of
Building
Permits
Planning
50)54)Submit a Fence and Wall Plan for review that shows the following:
• The developer will work with the property owners to the west to remove the existing wood fence and replace it with a decorative 6-foot block wall.
• The developer will show on the plans how the existing block wall to the east will be improved.
☐
Prior to
Issuance of
Building
Permits
Planning
51)55)All plans submitted to the City shall reflect the plans in this approval.

This condition applies to site plans, grading plans, landscape plans, building plans, elevations, and all other illustrations, text, or plans submitted to the City in connection with the project.
☐
Prior to
Issuance of
Building
Permits
Planning
52)56)A copy of all pages of these Conditions shall be included in the construction drawing packages for building plans, and landscape and irrigation plans.
☐
Prior to
Issuance of
Building
Permits
Planning
53)57)Grading and public improvements shall be installed in accordance with city standards and specifications. ☐
Prior to Building & Safety 54)58)The Project will be designed and constructed in accordance with San Jacinto Municipal Code Section 15.04.020, which adopts the ☐

4.4.c
Packet Pg. 550 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Issuance of
Building
Permits
California Building Code (CBC). New construction, alteration, or rehabilitation shall comply with applicable ordinances set forth by the City and/or by the most recent City building and seismic codes in effect at the time of Project design.*
Prior to
Issuance of
Building
Permits
Building & Safety
55)59)Pursuant to General Plan Action RM-4o, prior to the issuance of building permits, the Project applicant or successor in interest shall provide documentation to the City of San Jacinto demonstrating implementation and compliance with the following emission reduction measures. Implementation of the following measures will be required prior to building permits and is considered to be applicable, feasible, and effective in reducing greenhouse gas emissions generated by the project:
• All appliances within the project shall be energy star-rated appliances.
• All water fixtures within the project shall be water efficient (toilets/urinals (1.5 gallons per minute [gpm] or less), showerheads (2.0 gpm or less), and faucets (1.28 gpm or less)).
• Ensure all parking areas are wired for capability of future EV charging and include EV charging stations that exceed
regulatory requirements.
• Provide onsite solar/renewable energy for at least 25 percent of the required electricity demand from the project.
• Ensure project is designed to achieve energy-efficient buildings exceeding Title 24 standards by at least 10 percent.*
☐

4.4.c
Packet Pg. 551 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Issuance of
Building
Permits
Building & Safety
56)60)The Project will be designed and constructed in accordance with San Jacinto Municipal Code Section 15.04.020, which adopts the California Building Code (CBC). New construction, alteration, or rehabilitation shall comply with applicable ordinances set forth by the City and/or by the most recent City building and seismic codes in effect at the time of Project design.*
☐
Prior to
Issuance of
Building
Permits
Building & Safety
57)61)The City has adopted Traffic Signal Mitigation fees and the Transportation Uniform Mitigation Fee (TUMF) program; this Project shall be subject to the payment of these fees prior to the issuance of building permits unless exempted by the ordinance establishing the TUMF program. The fees shall be subject to the provisions of the enabling ordinance and based upon the fee schedule in effect at the time of building permit issuance.
☐
Prior to
Issuance of
Building
Permits
Building & Safety
58)62)The City of San Jacinto has adopted the area-wide Multi-Species Habitat Conservation Plan (MSHCP). This Project is subject to the payment of fees prior to the issuance of building permits unless exempted by the ordinance establishing the MSHCP program. The fees shall be subject to the provisions of the enabling ordinance and based upon the fee schedule in effect at the time of building permit issuance.
☐
Prior to
Issuance of
Building
Permits
Building & Safety
59)63)Methane testing shall be conducted by a licensed engineer, geologist or registered environmental assessor and if necessary shall include measures to reduce concentrations of methane to an acceptable level.
☐

4.4.c
Packet Pg. 552 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
The developer shall provide a copy of the methane report for review by the Building Department.

Prior to
Issuance of
Building
Permits
Building & Safety
60)64)The contract with demolition and construction contractors shall include the requirement that all materials that can be recycled shall be salvaged and recycled. This includes, but is not limited to, wood, metals, concrete, road base, and asphalt. The developer shall submit a recycling plan to the City for review and approval prior to the start of demolition/construction activities to accomplish this objective. ☐
Prior to
Issuance of
Building
Permits
Engineering
61)65)This Property is located in the San Jacinto Valley Area Drainage Plan which was adopted by the City of San Jacinto pursuant to Ordinance 13-01 and Section 66001, et seq, of the Government Code and that said property is subject to fees for said drainage area. Notice is further given that, pursuant to Ordinance 13-01, payment of the drainage fees shall be paid to the City of San Jacinto prior to issuance of the building permit for the parcel, and that the property owner shall pay the fee required at the rate in effect at the time of issuance of the actual permit.
☐
Prior to
Issuance of
Building
Permits
Engineering
62)66)All weather access per Fire Department standards shall be provided to the proposed buildings per the Precise Grading Plan. ☐ Prior to
Issuance of
Building
Permits
Engineering
63)67)The developer/property owner shall submit a compaction certification from the Soils Engineer in compliance with the approved geotechnical/soils report and the pad elevation certification from the Civil Engineer in compliance with the approved Precise Grading Plan. ☐

4.4.c
Packet Pg. 553 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Issuance of
Building
Permits
Engineering
64)68)The final tract map shall be filed for review and approval and shall be recorded. ☐
Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
65)69)Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC 313.2. ☐
Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
66)70)Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC 503.1, 507.1, 3310 and 3312.
☐
Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
67)71)Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on California Fire Code, California Building Code (CBC), and related
codes/standards adopted at the time of construction plan submittal.

Reference CFC 105.1.
☐
Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
68)72)Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to the Fire Department to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow.

Reference CFC 507.3.
☐

4.4.c
Packet Pg. 554 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
69)73)Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended along streets where hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½”. Final fire hydrant locations shall be determined during the fire water plan review.

Reference CFC 507.5 and CFC Appendix C.
☐
Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
70)74)Tract Water Plans: If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow.

Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC 105.4.1.
☐
Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
71)75)Fire Department Access - Fire apparatus access roads shall be provided to within 300 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet. Deadend fire apparatus access roads in excess of 150 feet shall be provided with an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 21 feet inside radius. The construction of the fire apparatus access roads ☐

4.4.c
Packet Pg. 555 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. Reference CFC 503.1.1, 503.2.1 as amended by the County of Riverside and Riverside County Office of the Fire Marshal Guidelines.

Prior to
Issuance of
Building
Permits
Riverside County
Fire Department
72)76)Secondary Access – Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed.

Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as practical from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC 503.1.2 and Riverside County Office of the Fire Marshal Guidelines. ☐
Timing Responsible
Department Prior to Acceptance of Public Improvements Met? Prior to
Acceptance of
Public
Improvements
Special Districts
73)77)Developer will ensure that funds are available for maintenance, in the event that improvements are completed, and ready for City takeover, PRIOR to levy collection.
☐

4.4.c
Packet Pg. 556 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
a. The first installment of collected assessments is paid to the City in January of each year. In the event that takeover is requested before the first installment is paid to the City, the Developer will either:
i. Pay an advancement of funds for the months included
from takeover to collection (amount to be set by cost
estimate at annexation) OR
ii. Continue to maintain improvements until City has
acquired enough funds to sustain maintenance or until
first assessment installment is received, whichever is
first.

Prior to
Acceptance of
Public
Improvements
Special Districts
74)78)Upon acceptance and City take-over, developer will ensure that a minimum of one-year warranty is in place for landscape, irrigation, and basin integrity, inclusive pumps and mechanical equipment used for the maintenance of the improvements taken over.
☐
Prior to
Acceptance of
Public
Improvements
Special Districts
75)79)Parks and associated facilities shall be inspected by a Certified Access Specialist through the Division of the State Architect ensuring compliance with applicable state and federal construction-related accessibility standards. A copy of the disability access inspection certificate and the CASp inspection report shall be provided to the City.

Any accessibility barriers documented will need to be remedied prior to acceptance of the park by the City
☐
Timing Responsible
Department Prior to the Issuance of a Certificate of Occupancy Met? Prior to the
Issuance of a
Certificate of
Occupancy
Planning
76)80)The developer/applicant or successor in interest shall submit the following items for the landscape and irrigation development and maintenance:
☐

4.4.c
Packet Pg. 557 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
• The signed Landscape Certificate of Completion pursuant to Section 17.325.070– Certificate of Completion of the
Development Code;
• The irrigation scheduling pursuant to Section 17.325.080 – Irrigation Scheduling of the Development Code;
• The Landscape and Irrigation Maintenance Schedule pursuant to Section 17.325.090 – Landscape and Irrigation Maintenance Schedule of the Development Code; and
• The Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis pursuant to Section 17.325.100 — Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis of the Development Code.
77)81)Pursuant to Section 17.325.150 – Maintenance of the Development Code, all installed landscaping and irrigation systems shall be continually maintained. Maintenance shall consist of regular watering, mowing, pruning, fertilizing, clearing of debris and weeds, monitoring for pests and disease, the removal and timely replacement of dead plants, and the repair and timely replacement of irrigation systems, and integrated architectural features.

Prior to the
Certificate of
Occupancy
Engineering
78)82)Esplanade Avenue is an Arterial Highway (122’/86’) along the property’s northerly frontage within the additional 18 feet of dedicated right-of-way shall be improved to provide for a 62-foot wide halfwidth right-of-way, asphalt paving (using a TI of 10.0 and PG 70-10), 8-inch curb and gutter 38-feet south of centerline, a 24-foot wide parkway consisting of a Class I multi use path per City of San Jacinto Trails Master Plan, landscaping, sidewalk, and streetlights subject to ☐

4.4.c
Packet Pg. 558 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.

Prior to the
Certificate of
Occupancy
Engineering
79)83)Hewitt Street is a Major Highway (112’/76’) along the property’s easterly frontage within the additional 14 feet of dedicated right-of-way shall be improved to provide for a 58-foot wide halfwidth right-of-way, asphalt paving (using a TI of 9.0 and PG 70-10), 8-inch curb and gutter 32-feet west of centerline, a 26-foot wide parkway consisting of a Class I multi use path per City of San Jacinto Trails Master Plan, landscaping, sidewalk, and streetlights subject to photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards.
☐
Prior to the
Certificate of
Occupancy
Engineering
80)84)Commonwealth Avenue is a Major Highway (112’/76’) along the property’s southern frontage within the additional 9 feet of dedicated right-of-way shall be improved to provide for a 53-foot wide halfwidth right-of-way, asphalt paving (using a TI of 9.0 and PG 70-10), 8-inch curb and gutter 32-feet north of centerline, a 21-foot wide parkway consisting of landscaping, 6-foot sidewalk, and streetlights subject to photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards
☐
Prior to the
Certificate of
Occupancy
Engineering
81)85)The developer/property owner shall construct raised crosswalks along Street ‘A’ as directed by the City Engineer. ☐
Prior to the
Certificate of
Occupancy
Engineering
82)86)The detention basin on Lot C is proposed to be maintained by the homeowner’s association. Flows discharged from the basin shall be conveyed in an underground storm drain from the basin to the existing City-maintained mainline storm drain at the intersection of Esplanade ☐

4.4.c
Packet Pg. 559 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Avenue and San Jacinto Avenue. Hydrologic and hydraulic calculations shall be submitted to support the size of the storm drain (with a 24-inch diameter minimum) and adequacy of the downstream system to convey the flows. Design of the detention basin shall comply with RCFCD and City design and maintenance standards.

Prior to the
Certificate of
Occupancy
Engineering
83)87)The developer/property owner shall provide for utility trench surface repair as directed by the City Engineer if applicable. ☐ Prior to the
Certificate of
Occupancy
Special Districts
84)88)Development must comply with Storm Water Basin & Pump Specifications and Standards. Privately maintained storm water and water quality systems will be required to submit an Irrevocable Offer of Dedication for the basin lot.
☐
Prior to the
Certificate of
Occupancy
Special Districts
85)89)Development must comply with Landscape and Irrigation Design Guidelines. ☐
Prior to the
Certificate of
Occupancy
Special Districts
86)90)Landscape improvements shall include irrigation meters and backflow devices with tampering preventive cage, exclusive for rightof-way landscaping. Right-of-way landscaping must be divided from private property by form or mow-curb or other approved materials. ☐
Prior to the
Certificate of
Occupancy
Special Districts
87)91)Landscape areas in the right-of-way shall include an independent irrigation control system, with separate electric meter, exclusive for right-of-way landscaping.
a. Cal-Sense version approved by the Public Utilities
Superintendent is required for City maintained irrigation areas. (Must be operational and certified by Cal-Sense). ☐
Timing Responsible
Department Operational Met?

4.4.c
Packet Pg. 560 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Conditions of Approval

REVISED General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Operational Planning
88)92)Glare and Outdoor Lighting Standards. The Project is required to comply with San Jacinto Development Code Section 17.300.080 which requires all exterior lighting to be shielded or modified and located so as to eliminate spillover illumination or glare beyond the property line or upward into the sky. *
☐
Ongoing Planning
89)93)The erection (including excavation), demolition, alteration or repair of any building shall occur between the hours of seven a.m. and seven p.m. on weekdays and Saturdays, and between nine a.m. and six p.m. on Sundays and holidays, except when such work complies with the terms of a temporary use permit which may be issued by the community development director or his or her designee, upon a showing of sufficient need due to hot or inclement weather, or the use of an unusually long process material, or other circumstances of unusual and compelling nature.

All construction equipment shall be muffled and/or surrounded by noise attenuating barriers.
☐

4.4.c
Packet Pg. 561 Attachment: Revised Conditions of Approval (Esplanade Collection Planned Development and Tentative Planned Development Permit
Pacifica Investments/San Jacinto Investments
Tentative Tract Map No. 38872
(PROJ24-0065)
APN: 439-180-011
Prepared for:

City of San Jacinto
595 S. San Jacinto Avenue
San Jacinto, CA 92583
Yaneli Hernandez, Associate Planner
[email protected] | 951.487.7330
Project Proponent:

Pacifica Investments/San Jacinto Investments
333 City Blvd West, Suite 1700
Orange, CA 92868
Oscar Graham, Applicant
[email protected] | 714.609.7257
Prepared by:

EPD Solutions, Inc.
3333 Michelson Dr. Suite 500
Irvine, CA 92612
Selena Kelaher, Project Manager
[email protected] | 909.227.7180

4.4.d
Packet Pg. 562 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

PROJECT INFORMATION

1. Project Title: Esplanade Collection, TTM 38872, PROJ24-0065

2. Lead Agency Name and Address: City of San Jacinto, 595 S. San Jacinto Avenue, San Jacinto, CA 92583

3. Contact Person and Phone Number: Yaneli Hernandez, Associate Planner, [email protected] 951.487.7330

4. Project Location: The Project site is situated in the southwest corner of Esplanade Avenue and South Hewitt Street in the City of San Jacinto, County of Riverside, California. APN: 439-180-011

5. Project Applicant’s Name and Address: Pacifica Investments/San Jacinto Investments: Oscar Graham, [email protected], 333 City Blvd West, Suite 1700, Orange, CA 92868.

6. General Plan Designation: Mixed Use (MU), applies to areas appropriate for medium to high density residential development and retail, office and services uses allowing a density range of

10.1 – 36 dwelling units per gross acre.

7. Zoning: Mixed Use (MU), pursuant to the General Plan Table LU-1, General Plan and Zoning Matrix.

8. Proposed Project: The project applicant proposes to develop a master-planned residential community on approximately 23.54 acres of two product types with a density of 10.57 dwelling units per acre. The project, Esplanade Collection, consists of 2 product types with 249 single family detached residential units.
• Product 1, specified as Alley Cluster at the eastern part of the project site along South Hewitt Street, proposes 126 units with 3 different plans of an overall average lot size of 2,236 square feet.
• Product 2, identified as Small Lot Detached at the western portion of the project site adjacent to the commercial/retail area, proposes 123 lots with 3 different plans of an overall average lot size of 2,952 square feet.

The Project would include construction of homes, two community parks, pocket park, children’s playground, barbecue facility, pickleball courts, walking trails, water basins, and utility improvements to serve the community.

9. Document Purpose: The modifications of the underlying mixed use zone development standards will allow for flexibility in the required lot sizes, lot widths, residential lot setbacks, perimeter setbacks, common open space and landscape guidelines to allow for the development of a residential community. The development provides for diverse housing options to meet the needs of different demographics, including families, young professionals, seniors, and individuals with varying income levels. Providing a range of housing choices contributes to the overall livability and inclusivity of a community.

4.4.d
Packet Pg. 563 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) I. SITE PLANNING AND DESIGN
This section provides development standards for the planning and design of homes within the Esplanade Collection community. Quality residential subdivisions function as neighborhoods, encourage local social interaction, promote walking and healthful activities, and incorporate best practices in sustainable development planning. These standards are intended to accomplish these goals and provide for a visually appealing, pedestrian friendly neighborhood environment which avoids a monotonous, repetitive appearance. The Project will comply with the Mixed Use (MU), zone unless specifically modified here, in accordance with Chapter 17.620 of the Development Code.

A. DEVELOPMENT STANDARDS
Residential development within the Esplanade Collection shall comply with the development standards listed below in Table 1, Residential Development Standards, and as illustrated on TTM 38872 (Exhibit A).

TABLE 1 – RESIDENTIAL DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS MU Zone PROPOSED PDP Deviations
Density (Proposed) 10.1 – 36.0 du/ac 10.57 du/ac No
PRODUCT 1 – ALLEY CLUSTER
Parcel Area (Net) Minimum 3,000 square feet 2,120 square feet Yes Lot Width Minimum 45 feet 32 feet Yes
Lot Depth Minimum 65 feet 66.5 feet No
Setback Front House/Garage/Alley
Minimum
2-5 feet 3.5 feet No
Setbacks Interior Side Minimum 5 feet 4 feet Yes
Setbacks Street Side Minimum 7 feet 4 feet Yes
Setbacks Rear Minimum 5 feet 5 feet No
Height Maximum 45 feet 29 feet No
Lot Coverage Maximum 57%
Front Yard Landscape Minimum 40% 8% Yes
PRODUCT 2 – SMALL LOT
Parcel Area (Net) Minimum 3,000 square feet 2,800 square feet Yes Lot Width Minimum 45 feet 32.5 feet Yes
Lot Depth Minimum 65 feet 82 feet No
Setback Front House/Garage 15 feet – house
20 feet – garage

16.5 feet Yes
Setbacks Interior Side Minimum 5 feet 4 feet Yes
Setbacks Street Side Minimum 7 feet 2 feet Yes
Setbacks Rear Minimum 5 feet 10 feet No
Height Maximum 45 feet 28 feet No
Lot Coverage Maximum 48%
Front Yard Landscape Minimum 40% 13% Yes
Parking
Garage Min Dimensions & Spaces 20 feet x 20 feet;
498 spaces
20 feet 10 in x 20 feet 3
in; 498 spaces
No
Driveway Spaces N/A 246 spaces
On Street Spaces N/A 163 spaces

4.4.d
Packet Pg. 564 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) Fencing and Walls
Side/Rear Maximum 6 feet 6 feet
Perimeter Setbacks
Setbacks to Non-Residential
Minimum
10 feet 10 feet from Property Line
to structure
No
Setbacks (Hewitt Street) 15 feet 4 feet setback from
Property Line to structure
Yes
Setbacks (Commonwealth Ave) 15 feet 5 feet setback from Property Line to structure
Yes
Setbacks (Esplanade Avenue) 15 feet 5 feet setback from Property Line to structure
Yes
Open Space
Common Open Space Minimum 250 square feet/unit 159 square feet/unit Yes Private Open Space
Minimum
100 square feet/unit 240 square feet alley
429 square feet small lot
No

PARKING & STREET LAYOUT
Per §17.330.050.A, two enclosed parking spaces are required for each Single-Family Dwelling.

Product 1 (Alley Cluster) proposes 126 dwellings with 252 garage stalls, meeting the parking requirement. Though there are no requirements for guest parking, PA-1 also offers 100 additional on-street parallel street stalls along Street “A” and Street “H”.

Product 2 (Small Lot Detached) features 123 units with a total of 246 garage parking stalls and 246 private driveway stalls meeting the parking requirement. Additionally, PA-2 includes 63 onstreet parallel street stalls along Street “J”, Street “O”, and Street “I”. Internal private streets provide efficient vehicular and pedestrian connections to dwellings and common amenity areas.

4.4.d
Packet Pg. 565 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

FLOOR PLANS
There are two proposed product types within the development Alley Cluster and Small Lot Detached.

Alley Cluster
Plan 1 - 1,810 SF 1ST FLOOR 690 SF
2ND FLOOR 1,120 SF
TOTAL LIVABLE 1,810 SF
GARAGE 509 SF
Plan 2 - 1,950 SF 1ST FLOOR 770 SF
2ND FLOOR 1,180 SF
TOTAL LIVABLE 1,950 SF
GARAGE 465 SF
Plan 3 - 2,046 SF 1ST FLOOR 791 SF
2ND FLOOR 1,255 SF
TOTAL LIVABLE 2,046 SF
GARAGE 457 SF
Small Lot Detached
Plan 4 - 2,002 SF 1ST FLOOR 793 SF
2ND FLOOR 1,207 SF
TOTAL LIVABLE 2,000 SF
GARAGE 462 SF
Plan 5 - 2,120 SF 1ST FLOOR 844 SF
2ND FLOOR 1,276 SF
TOTAL LIVABLE 2,120 SF
GARAGE 457 SF
Plan 6 - 2,294 SF 1ST FLOOR 873 SF
2ND FLOOR 1,421 SF
TOTAL LIVABLE 2,294 SF
GARAGE 505 SF

4.4.d
Packet Pg. 566 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

COLOR SCHEMES AND MATERIALS
The 249-lot residential community proposes 6 plan types with 2 elevation types each. There are a total of 5 exterior styles with 9 color schemes. The design utilizes a diverse array of architectural styles, each contributing to a vibrant and cohesive neighborhood aesthetic (Exhibit B).

The color schemes and materials for these styles are tailored to evoke a sense of charm, elegance, and comfort. Stucco exteriors in earth tones, brick veneer accents, and light gray roofs pay homage to the rustic allure of traditional ranch and cottage-style homes. Meanwhile, white or beige stucco exteriors with black or brown trim capture the essence of Spanish architecture. Homes in the community will remain visually consistent with one another while showcasing an array of color palettes and textures.

The carefully curated color schemes and materials are not merely elements of design but integral components of the community's identity and spirit. By embracing the richness of architectural diversity, the residential development in San Jacinto fosters a sense of unity, belonging, and pride among its residents. Whether inspired by the rustic charm of traditional ranches, the timeless elegance of Spanish architecture, or the cozy intimacy of bungalows, each home contributes to the tapestry of the neighborhood, creating a welcoming environment where residents can forge lasting connections and cherished memories.

In alignment with the proposed Planned Development Permit, these color schemes and materials embody the essence of the community's vision, ensuring a harmonious and enriching living experience for all who call it home.

ARCHITECTURAL STYLES
Esplanade Collection homes will incorporate traditional exterior styles including Traditional Ranch, Spanish, Cottage, Bungalow, and Farmhouse.

Traditional Ranch
Traditional ranch architectural style is characterized by its long, low profile and open layout. Key features include:

1. Design: The design emphasizes horizontal lines, often with a wide, sprawling facade.

2. Windows: details include shutter details.

3. Rooflines: Roofs are usually simple, and gabled, sometimes with wide overhangs.

4. Materials: Exteriors often use lap siding and stucco, reflecting a connection to nature.

Overall, ranch-style homes emphasize casual living and integration with their environment.

Spanish
Spanish architectural style key features include:

1. Design: The design emphasizes decorative tiles, wrought iron details and railings, recessed accents, pot shelves and asymmetrical facades.

2. Windows: with decorative trim.

4.4.d
Packet Pg. 567 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

3. Rooflines: Tiled roofs with shaped eave cornice and gable accents.

4. Materials: stucco
Cottage
Cottage architectural style is charming and cozy. Here are the key characteristics:

1. Design: The design emphasizes gabled windows, flat shake concrete tile, including wood pot shelves, decorative light fixture, and shutters.

2. Windows: with decorative trim, wood shutters, and pot shelves.

3. Rooflines: pitched roofs, with gables and gable vents. Overhanging eaves add to the cozy appearance.

4. Materials: Exteriors often use board and batten gables and stucco.

Bungalow
Bungalow architectural style, popular in the early 20th century, is characterized by its cozy, functional design.

Here are some key features:

1. Design: The design emphasizes horizontal lines, often with a wide, sprawling facade.

2. Windows: wood trim and shutters.

3. Rooflines: gabled or hipped roofs with wide eaves, sometimes with exposed rafters or outlookers to enhance the bungalow's horizontal lines.

4. Materials: Exteriors often use board and batten gables, wood trim and shutters, outlookers.

Farmhouse
The farmhouse architectural style utilizes traditional elements with contemporary design, often using sleek lines and minimalist aesthetics. Here are some key features:

1. Design: Features classic details and symmetrical designs.

2. Windows: with trim surrounds.

3. Rooflines: Gabled roofs are common, often with board and batten siding.

4. Materials: Exteriors often use board and batten gables and stucco.

4.4.d
Packet Pg. 568 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

EASEMENTS
Lots 1 to 126 within Planning Area 1 (Phase1) include a rear yard easement for the benefit of the adjacent lot and home to utilize the easement area for rear yard purposes. For example, Lot 1 has an easement from Lot 2 to be utilized as a rear yard area for Lot 1 and Lot 2 has an easement from Lot 3 to be utilized as a rear yard area for Lot 2. These areas will also be memorialized in the projects CC&Rs.

Exhibit C
The project includes easements for California Electric Power Company for anchor purposes at the corner of East Esplanade Avenue and South Hewitt Street. An easement for Eastern Municipal Water District recorded April 24, 1981, traverses the property and will be quit claim prior to the issuance of a grading permit as shown on TTM 38872.

4.4.d
Packet Pg. 569 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

LANDSCAPE GUIDELINES
See Exhibit D for landscape plan details.

General Requirements
Plant material listed in project plans will be accepted, substitutions and additions may be made if approved in writing by the City Landscape Architect.

LMD/CFD Parkway & Median
The approved plant materials for Commonwealth Avenue, Esplanade Avenue, and Hewitt Street are shown in project plans and shall be reviewed by the City of San Jacinto and any applicable utility or maintenance agency for input. The final standards and plant material shall be approved by staff during the landscape plan check process.

Tree spacing, size and layout shall be per project plans, adjustments may be made during final engineering to conform to all applicable codes.

Landscape and Wall Design to match approved landscape plans prepared for adjacent Mountain Bridge Community (TTM 37229 & 37230), and as shown in project plans.

Residential Lot Street Trees
The approved tree materials, quantities and locations for Residential Lots are provided in project plans – Typical Landscape Plans.

Residential Front Yard Landscape Standards

1. The front yard turf area shall not exceed 70% of the total planting area.

2. One front yard tree (15-gallon) will be provided for Lot 1-126 and two front yard accent trees (15-gallon) will be provided for Lots 127-249.

3. Shrub placement shall achieve a 50% cover of the planting area within 5 years of installation. Fifty percent of the shrub quantity shall be 5 gallon or larger. Five gallon vines shall be placed on fences and walls at a minimum of 20’ oc.

4. Concrete stepping pads shall be placed to provide access from side yard gates to driveway and/or walk.

5. A 2” thick uniform layer of wood mulch shall be placed in planting areas and tree clear rings.

6. For trees placed in turf, provide a 4’ wide minimum clear ring.

7. Irrigation valves shall be placed in a location away from the residential entry where they shall be screened with plant materials.

8. Irrigation systems shall be fully automatic. The irrigation controller shall be placed in the garage. Irrigation control wires shall be routed in a 2” dia. Schedule 40 PVC conduit with a minimum of 12” cover.

9. All irrigation lines shall be schedule 40 PVC.

4.4.d
Packet Pg. 570 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

10. The use of low volume irrigation is encouraged in shrub planting areas. Turf shall be irrigated with 6” pop up heads, when shrubs are irrigated with spray heads 12” pop heads shall be used.

Slope Stabilization and Planting

1. Seventy percent of trees shall be 15 gallons with 30% being 5 gallon. Provide a summary of tree quantities on drawings. The summary shall include indicate the square footage of all slopes, the number of trees required, and the number of trees used by container size.

2. Group like shrubs together. Slope shrub planting shall be designed in informal groupings.

3. In areas adjacent to walls or fences, the contractor shall place shrubs at 2 ½’ to 4 ½’ on center.

4. Provide approved groundcover throughout all slopes as rooted cuttings, or 1 gal plants.

Over-seed slope areas planted with rooted cuttings shall also receive a hydro-seed nurse crop seed mix as approved by the City. The seed mix shall not include grasses.

5. Provide one each 1 gallon approved perennial flower/ornamental shrub for every 60 square feet.

6. Provide one each 5-gallon approved ornamental shrub for every 75 square feet.

7. For groundcover, provide rooted cuttings at 12” to 24” on center. Place 1 gallon groundcover at 3’ to 6’ on center.

8. The use of water wise plant materials is desired for slope plantings.

9. Where slopes interface with the street landscape, the street landscape planting theme and plant materials shall be incorporated into the slope planting.

10. Heads may be placed on risers only when adjacent to walls at the top of slope or adjacent to residences. Heads on risers shall not be placed adjacent to turf areas, flat work, or where pedestrian activity may occur.

Wall Design
The approved wall materials and locations are provided in project plans – Wall & Fence Exhibit.

Open Space and Detention Basins
Detention Basin shall be designed as dual-use open space with an open play lawn, shade structure, benches and pathway. Basin slopes shall be planted with water-wise shrubs and groundcover utilized for slope stabilization and suitable for wet-dry conditions. Shrub and groundcover planting to comply with City’s slope planting requirements. The approved Tree materials, quantities and locations for Open Space & Detention Basins are provided in project plans.

Active & Passive Parks
Park facilities will be provided as indicated in Project Plans. Minimum park facilities are as follows:
a. Community Park (Lot A)
i. Pickleball courts – 2 total
ii. Picnic Tables – 4 total
iii. Barbecues – 2 total

4.4.d
Packet Pg. 571 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) iv. Water Feature – 1 total
v. Benches – 2 total
vi. Bike Racks – 1 total
vii. Trash Bin – 2 total
b. Community Park (Lot B)
i. Children’s playground with sections separated by age group ii. Picnic tables – 2 total
iii. Barbecues – 2 total
iv. Open Play Lawn with minimum 100’ dimension
v. Benches – 6 total
vi. Bike Racks – 2 total
vii. Trash Bin – 2 total
c. Dual Use WQMP Basin / Open Space Play Lawn (Lot C)
i. Turf Play Lawn
ii. Benches – 2 total
iii. Shade Structure – 1 total
iv. Trash Bin – 1 total
d. Pocket Park (Lot F)
i. Benches – 2 total
ii. Shade Structure – 2 total
iii. Trash Bin – 1 total
iv. Water Feature – 1 total
e. Pedestrian Paseo (Lot L)
i. Exercise Station – 2 total
f. Pedestrian Paseo (Lot M)
i. Exercise Station – 2 total

4.4.d
Packet Pg. 572 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

DEVELOPMENT SCHEDULE
Construction activities for the Project would occur over two phasings lasting approximately 18 months (6 days a week), beginning the third quarter of 2025 and ending the fourth quarter of 2026. Product 2, Small Lot Detached will be part of phase one including perimeter streets and the WQMP Basin to be constructed as shown in Phasing Plan (Exhibit E). Product 1, Alley Cluster will be part of phase two of construction. Construction would occur in the following stages: (1) site preparation and grading; (2) building construction; (3) paving; and (4) architectural coatings. Construction activities would be limited to the hours between 7:00 a.m. and 7:00 p.m. on weekdays and Saturdays, and between 9:00 a.m. and 6:00 p.m. on Sundays and holidays pursuant to the City’s Municipal Code Chapter 8.40.090.

No permits or approvals shall be issued for any use or construction involved in an application for a Planned Development Permit until and unless the Planned Development Permit shall have become final, in compliance with Section 17.660.030. Phasing will be per the TTM 38872 Phasing Plan (Exhibit E).

4.4.d
Packet Pg. 573 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

PLANNED DEVELOPMENT PERMIT PROCEDURAL GUIDELINES
In accordance with city code 17.620.060, the Planned Development Permit for San Jacinto Investments necessitates specific findings and decisions that must be provided before approval by the city council. These requirements are essential to ensuring compliance with local regulations and standards, reflecting the city's commitment to thoughtful and sustainable development practices.

1. The Planned Development Permit:
a. The project is permitted within the zoning regulations for the area. The area is designated as Mixed Use, and single-use projects comprised only of residential are permitted.
b. The project is designed to align closely with the city's General Plan objectives and intent, particularly in accommodating a balanced housing density that reduces sprawl and preserves open space, while falling within the permitted range of 10- 36 dwelling units. The project integrates extensive outdoor amenities including community parks, a pocket park, an open play lawn, playgrounds, barbecue facilities, and pickleball courts, which are integral to creating attractive gathering places as outlined in LU-1.6. These amenities also support LU-5.4's goal of creating well-designed, multi-use public spaces that cater to diverse community needs.

Furthermore, our design adheres to LU-4.4 by promoting pedestrian-friendly development through the inclusion of a Class I Trail on Esplanade Avenue and Hewitt Street, an internal pedestrian paseo with exercise equipment, and a meandering walkway along Street A, fostering social interaction and reducing reliance on automobiles. There are on-site amenities such as plazas, courtyards, benches, fountains, and public art, in accordance with LU-4.6, that further enhance the living environment and contribute to a vibrant community atmosphere. c. The project follows all relevant regulations, including on-site and off-site improvements, development standards, design guidelines, and any modifications allowed by the Development Code.
d. The project is in harmony with the existing and planned uses of neighboring properties and the overall neighborhood. In accordance with Action LU-2c of the San Jacinto General Plan, which aims to implement and encourage planned development permits featuring creative and thoughtful design solutions, our project aligns with this goal by enhancing the community through its design. According to the Policies in LU-5, Community Character and Design, the project promotes a sustainable design with drought tolerant landscaping and tree planting throughout the proposed neighborhood. The project features several multi-use public gathering spaces, small and large, including open lawn areas, pocket parks, children’s playground, barbeque facilities, court facilities, and an open play lawn. The

4.4.d
Packet Pg. 574 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) community is also designed to encourage the provision of public gathering through thoughtful pedestrian-friendly street design with sidewalk furniture throughout.

2. The proposed project aims to deliver a comprehensive development characterized by superior quality and excellence in design. This includes 12 residential plans with a wellbalanced mix of structure sizes and high-quality architectural design. The variances in the buildings include color, size, and style that all mesh well together. The project also features significantly increased amounts of landscaping and improved open spaces, as well as innovative solutions for parking to meet the city guidelines and requirements.

3. The project is preparing an environmental document, exemption 15183, that analyzes all the potential impacts and required mitigation measures to ensure the protection of public health, safety, and welfare for the future development.

4. The project has coordinated properly with Fire and safety to ensure adequate setbacks are in place to comply with the minimum setbacks and parcel width standards. The project has also accounted for proper on-site traffic circulation by incorporating 24-foot minimum fire lanes and ensuring proper turning radii for trucks at multiple points along each proposed street.

5. To meet the development needs stated in General Plan 2040, the project falls within the density requirement for mixed-use land use while offering proper lot sizes and shapes for a residential community.

6. In order meet the PDP requirements the project is going to have two community parks with 28,117 square feet surrounded by a pedestrian trail. The trail system for the project will connect to the existing multi-use trail along E Esplanade Avenue and S Hewitt Street.

7. Given that the surrounding areas are zoned for both commercial and residential use, it is important to ensure that the new project integrates seamlessly without causing disruptions.

Since the project will be a private residential community it will not interfere with surrounding properties and will not disturb existing streets or traffic patterns, it is well-suited for the area.

8. The project is exclusively a residential community and does not include any commercial elements. Although it is adjacent to a commercial property, our plans have been carefully designed to ensure suitability with all neighboring properties. We have included private entrances and ample diverse landscaping to enhance the overall aesthetic and functional integration with the surrounding area.

9. The project has been meticulously designed to be compatible with both existing and future land uses in the vicinity. By offering a diverse and aesthetically pleasing residential community, the project aims to enhance the overall character of the area while ensuring harmony with surrounding developments.

10. The applicant is committed, in writing, to comply with all conditions imposed by the review authority in the approval of the Planned Development Permit. This commitment ensures that the project will adhere to all necessary regulations and requirements set forth by the governing authority.

4.4.d
Packet Pg. 575 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

PROJECT ATTRIBUTES & JUSTIFICATION FOR PLANNED DEVELOPMENT PERMIT The Project has been a collaborative effort with City staff to design a high-quality residential community with modified standards to help address the region’s need for attainable homes and the critical housing shortage in California. Per the General Plan, the Mixed Use area offers opportunities for people to live, work, shop, and recreate without having to use cars. This designation allows for horizontal integration of uses, where compatible uses are located next to each other.

As part of the coordination local issues and constraints were improved:
• Issue: Recreational opportunities
Improvement: The project provides multiple common open space areas, pedestrian connectivity, and trails which provide passive and active recreational areas for the community and support the Mixed Use land use designation goals including:
1) 13,565 square foot park with play structures, multi-purpose lawn, seating, and ornamental trees and shrubs;
2) 14,552 square foot park with 2 pickleball courts, 2 barbeque areas, multi-purpose lawn, and shade trees and plantings;
3) Pocket Park with decorative pavers, fountain, shade structures, and seating; 4) Internal Paseo with exercise stations, meandering walking/jogging path, and ornamental plantings;
5) Class I Trail along Esplanade Avenue and Hewitt Street. • Issue: Compatibility with adjacent uses
Improvement: The project supports the Mixed Use land use designation goals by providing a residential community within walking distance to retail commercial centers to the east, schools to the north, and residential communities to the north and west, the property to the south is designated for mixed use development. The PDP allows for flexibility in the development standards related to lot size, lot dimensions, setbacks and open space in order to meet the minimum density requirements of the mixed use zone. • Issue: Pedestrian connectivity
Improvement: The project will construct a Class I Trail on Esplanade Avenue and Hewitt Street, and provide an internal pedestrian paseo including exercise equipment which will connect to the Class I Trail, and a meandering walkway will be provided along Street A, a private street.

4.4.d
Packet Pg. 576 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) Proposed Community Benefits and Attributes:
• Providing two residential products to create a mix of housing options for homeowners within a new residential community.
• Providing high quality architecture and landscaping for future homeowners which will beautify the community.
• Locating medium density residential housing within walking distance to commercial and retail uses, educational uses, and onsite common open space, which promotes the intent of the mixed use zone.
• Develop and construct three community parks that will be maintained by the Homeowners Association with amenities and detention basin.

4.4.d
Packet Pg. 577 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) EXHIBIT A – TENATATIVE TRACT MAP

4.4.d
Packet Pg. 578 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL

HEWITT STREET

ESPLANADE
CL
AVENUE

ROBERT BEERS
LEGEND:

SITE
: 439-180-011
Easement to be abandoned on Final Map
Storm Drain Connects to Line F
RMB 2024-10-12 Robert M Beers

4.4.d
Packet Pg. 579 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

ROBERT BEERS
RMB 2024-10-12 Robert M Beers

4.4.d
Packet Pg. 580 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL

HEWITT STREET

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL

HEWITT STREET

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL

HEWITT STREET

ESPLANADE
CL
AVENUE

ROBERT BEERS
LEGEND:

SITE
: 439-180-011

STORM DRAIN CONNECTS TO LINE F
RMB 2024-10-12 Robert M Beers

4.4.d
Packet Pg. 581 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) EXHIBIT B – CONCEPTUAL ARCHITECTURAL AND ELEVATIONS AND PLOTTING

4.4.d
Packet Pg. 582 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) (N00°39'48"W 1089.87')
(N89°53'06"E 1058.98')
1190.31' (1190.41' R1)
(989.16')
(951.19')
N44°36'39"E 66.95' (N89°20'05"E 135.96')
L=760.86' R=2000.00'
D
=21°47'49"
L=173.45'
D =4°58'08"
N00°05'03"E 1280.14' (1280.25' R1)
L=156.94' R=1956.00'
D =4°35'49"
N16°32'05"E(R)
L=777.60' R=2044.00'
D
=21°47'49"
N45°39'51"W
(35.36' R1) 35.37'
(35.53' R1) 35.53'

44.00' 44.00' 69.67'

69.67' 44.00'

44.00'

69.01' 69.01' COMMONWEALTH AVENUE
CL

HEWITT STREET
CL

ESPLANADE
CL
AVENUE
44' 44'
44' 58'
53'
62'
R=2000.00'
32' 21'
32' 32' 44' 58' 32' 14' 14'
18'
62'
44'
18'
9'
44'
53'
32' 21'
9'
38'
38'
32'
(N00°39'48"W 1089.87')
(N89°53'06"E 1058.98')
1190.31' (1190.41' R1)
(989.16')
(951.19')
N44°36'39"E
N00°05'03"E 1280.14' (1280.25' R1)
(35.53' R1) 35.53'

44.00' 44.00' 69.67'

69.67' COMMONWEALTH AVENUE
CL
CL
1 10 12 16 13 23 20 17 24 30 31 34 38 35 45 40 39 46 50 52 53 55 56 64 61 60 57 65 68 69 72 77 76 73 5 141 25 70 83 80 75 2 3
4 6 7 8 9 11 15 14 22 21 19 18 26 27 28 29 32 33 37 36 44 43 42 41 47 48 49 51 54 63 62 59 58 66 67 71 82 81 79 78 74 127 128 129 130 131 132 133 134 135 136 137 138 139 140 142143 144 145 146 147 148 149 179 150 180 181182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 206 205 204 203 202 201 208 209 210 211 212 213 220 219 218 217 216 215 222 223 224 225 226 227 200 207 214 221 228 LOT B LOT A

LOT E LOT G LOT H
LOT I LOT L LOT M 66.95' (N89°20'05"E 135.96')
L=760.86' R=2000.00'
D
=21°47'49"
L=173.45'
D =4°58'08"
L=156.94' R=1956.00'
D =4°35'49"
N16°32'05"E(R)
L=777.60' R=2044.00'
D
=21°47'49"
N45°39'51"W
(35.36' R1) 35.37' 44.00'

44.00'

69.01' 69.01'

HEWITT STREET

ESPLANADE
CL
AVENUE
R=2000.00' 85 90 91 94 105 100 99 98 95 106 110 111 112 115 120 116 126 158 240 249 84 125 241 86 87 88 89 92 93 104 103 102 101 97 96 107 108 109 113 114 121 119 118 117 124 123 122 151 152 153 154 155 156 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 235 233 232 231 230 229 236 237 238 239 243 244 245 246 248 247 157 234 242 LOT C LOT D
LOT I

LOT J LOT K LOT F

SS SS SS SS SS SS SS SS SS

SS SS SS SS
SS SS

SS SS SS SS SS SS SS SS SS SS SS SS
SS

SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS 34' 35.3' 33' 33' 32.5' 34'

58.2' 33' 34'

35.3'

37.2'

35.1'

34.1'

37.2' 34' 35' 33' 34' 33' 33' 35' 33' 35' 34' 33' 33' 34' 36' 36' 47'

35.1'
36'

34.1'

35.1'

37.2'

34.1' 34' 33' 33' 33' 33' 33' 33' 33' 32' 34' 34' 34'34' 33' 36' 40' 32'34' 32' 32' 32' 32' 32' 32' 32' 33' 33' STREET "A"
STREET "A" STREET "B" STREET "C" STREET "C" STREET "B" STREET "D" STREET "D" STREET "E" STREET "E" STREET "F" STREET "F" STREET "G" STREET "G" STREET "H" STREET "H"
STREET "I" STREET "I"
STREET "J" STREET "J"
STREET "K" STREET "L" STREET "M" STREET "N" STREET "0" RESIDENTIAL MEDIUM DENSITY

COMMERCIAL GENERAL

RESIDENTIAL MEDIUM DENSITY MIXED USE
1 1
6 1
2 3 5 4
7 2 3 4
2 9
8 4
4 4
2 2
4 4
4 4
4 2
2 6 4
4 2
4 2
4 2
2 4
2 4
1 6
6 1 6
8 6 8
2 4
8 6
1 6
8 6 1
8 8
6 2
1 6
7 5 7
6 3
7 3
7 5
1 3
7 1
3 7
2 2
4 2
3 8
9 9 9
3 4 9 7
2 5
7 7
6 5
5 9 9
3 8 9 9
9 5
5 3
1 4
7 4
9 9 3
5 7
9 9
2 4
2 9 9 3 6
8 5
4 2
4 2
2 2
2 2 3
4 7
4 4
4 4
7 6 2
4 3 2
5 2
4 2
4 2
2 2
4 4
4 2
2 4
4 2
2 4
2 44
2 6
1 1
6 66
1 8
6 6
8 6
1 8
6 6
8 8
2 2
1 8
6 1
1 6
5 3
7 9
5 7
5 3
5 5
7 5
6 5
5 3
1 5 9
8 9
9 9
9 7
95 5 5
9 9
7 7
5 9 3
3 2
3 3
3 9
6 9 3
9 3
3 9
7 3
3 9
PL 1A
PL 2A
PL 1B
PL 2A PL 1B
PL 1B
PL 1A
PL 1B
PL 1A
PL 1B
PL 1A
PL 1B
PL 1A
PL 1A
PL 1A PL 1B
PL 1A PL 1B
PL 1B PL 1A
PL 1A
PL 1B
PL 3B
PL 1A
PL 1B
PL 1A
PL 1A
PL 1B PL 1B
PL 1A
PL 1B
PL 1B
PL 1B
PL 1A
PL 1A
PL 1A
PL 1B
PL 1A
PL 1B
PL 1B
PL 1A
PL 1B
PL 1A
PL 2B
PL 2A
PL 2B
PL 3A
PL 2B
PL 1A
PL 3B
PL 3B
PL 3B
PL 1B
PL 2A
PL 2A
PL 3A
PL 2A
PL 1A
PL 3B
PL 1B
PL 3A
PL 2B
PL 3B
PL 2A
PL 2A PL 3B
PL 3A
PL 3A
PL 3B
PL 2A
PL 3B
PL 2B
PL 2A
PL 2B
PL 1B
PL 3A
PL 2B
PL 2A
PL 3A PL 3B
PL 3A
PL 2B
PL 3B
PL 2A
PL 3B
PL 2B
PL 3A
PL 2A
PL 2B
PL 1A
PL 2B
PL 3A
PL 3A PL 2B
PL 3A
PL 2A
PL 1B
PL 2B
PL 3B
PL 3B
PL 2A
PL 3B
PL 1A
PL 2B
PL 1A
PL 3A
PL 3B
PL 3A
PL 3A
PL 3B
PL 3B
PL 3A
PL 2A
PL 2A
PL 2B
PL 2A
PL 3B
PL 2A
PL 3B
PL 2B
PL 2A
PL 1B
PL 2A
PL 2B PL 3A
PL 2A
PL 4B
PL 4A
PL 4A
PL 4A
PL 4A PL 4A PL 4A PL 4A PL 4B PL 4B PL 4B PL 4B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B
PL 4A
PL 4B
PL 6A
PL 6A
PL 6B
PL 6B
PL 5A
PL 5A
PL 5B
PL 4B
PL 5B
PL 4A
PL 5A
PL 4B
PL 6A
PL 4A
PL 4B
PL 5A
PL 6A
PL 6B
PL 6A
PL 4A PL 5B
PL 5B
PL 4A
PL 6A PL 4B
PL 5A
PL 4A
PL 6A
PL 4A
PL 4B
PL 5A
PL 4B
PL 6B
PL 4A
PL 5A
PL 4A
PL 4B
PL 5A PL 4A
PL 5A
PL 4B
PL 5A
PL 4A
PL 5B
PL 6A
PL 4B
PL 6B
PL 4B
PL 5A
PL 4A
PL 4B
PL 6A PL 4A
PL 5B
PL 4B
PL 6A
PL 4A
PL 4B
PL 5A
PL 4B
PL 5A
PL 4A
PL 5B
PL 4A
PL 4B
PL 6A PL 6B
PL 6B
PL 5A
PL 6A
PL 4A
PL 6B
PL 5B
PL 6B
PL 5A
PL 6A
PL 5B
PL 6A PL 4B
PL 5A PL 4A PL 5B PL 6B PL 5A PL 5B PL 6A PL 5B PL 4A PL 6B PL 4A PL 6A PL 4B PL 5A PA-1 PA-2 NORTH COLOR PLOTTING EXHIBIT OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 50 100 150 CPE COLOR PLOTTING COLOR EXTERIOR PLAN SCHEME STYLE TYPE 1 TRADITIONAL RANCH 1A, 4A COTTAGE 2A, 5A
2 SPANISH 1B, 2B, 4B, 5B
3 COTTAGE 2A, 5A FARMHOUSE 3B, 6B
4 SPANISH 1B, 2B, 4B, 5B
5 BUNGALOW 3A, 6A COTTAGE 2A, 5A
6 TRADITIONAL RANCH 1A, 4A FARMHOUSE 3B, 6B
7 COTTAGE 2A, 5A BUNGALOW 3A, 6A
8 TRADITIONAL RANCH 1A, 4A BUNGALOW 3A, 6A
9 BUNGALOW 3A, 6A FARMHOUSE 3B, 6B REFER TO COLORBOARDS FOR ADDITIONAL INFORMATION AND MATERIALS 4.4.d Packet Pg. 583
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 1 8 2 7 3 5 9 10 6 4
29' BLDG HT. 1 2 4 8 10 7 5 9 3 6 4 6 7 10 5 3 1 2 1 6 5 7 3 8 2 4 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BRICK VENEER 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - REWAWN WOOD 7. VINYL WINDOW W/ TRIM SURROUND 8. DECORATIVE LIGHT FIXTURE 9. DECORATIVE SHUTTERS 10. DECORATIVE GABLE OUTLOOKER 11. STUCCO CONTROL JOINT ALLEY CLUSTER - 1A TRADITIONAL RANCH SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-6 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 584
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 1 7 5 3 4 9 6 2 10
25' 8 BLDG HT. 11 3 1 10 7 2 9 4 5 10 6 3 2 1 4 5 11 3 1 7 5 4 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. EAVE - STUCCO OVER SHAPED FOAM CORNICE 5. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 6. RECESSED VINYL WINDOW W/ ARCHED HEAD 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE GABLE ACCENT 9. DECORATIVE METAL POTSHELF 10. DECORATIVE STUCCO RECESS 11. STUCCO CONTROL JOINT ALLEY CLUSTER - 1B SPANISH SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-7 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 585
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 3 6 7 1 2 4 5
26' 8 BLDG HT. 1 5 7 9 4 10 2 3 6 1 2 10 3 9 4 5 4 2 3 1 5 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 5. DECORATIVE LIGHT FIXTURE 6. DECORATIVE SHUTTERS 7. DECORATIVE GABLE ACCENT 8. DECORATIVE WOOD POTSHELF 9. DECORATIVE GABLE VENT 10. STUCCO CONTROL JOINT ALLEY CLUSTER - 2A COTTAGE SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-9 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION SEE SHEETS A-14 AND A-15 REAR ELEVATION FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 586
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 4 6 5 10 3 1 7 2 9
26'-6" 8 BLDG HT. 1 2 5 9 7 10 3 6 11 4 4 6 10 1 2 5 3 7 11 9 7 1 9 2 5 3 4 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - STONE VENEER 5. EAVE - STUCCO OVER SHAPED FOAM CORNICE 6. TRIM - STUCCO OVER FOAM 7. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 8. RECESSED VINYL WINDOW W/ SLOPED SILL 9. DECORATIVE LIGHT FIXTURE 10. DECORATIVE METAL POTSHELF 11. STUCCO CONTROL JOINT ALLEY CLUSTER - 2B SPANISH SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-10 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 587
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 7 3 4 12 1 28' 8 9 10 11 5 BLDG HT. 2 7 13 12 5 10 4 11 1 8 3 6 9 5 2 3 11 12 6 10 4 1 13 1 7 3 2 7 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - 2X RESAWN WOOD 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE WOOD POSTS 9. DECORATIVE SHAPED CORBELS 10. DECORATIVE GABLE OUTLOOKER 11. DECORATIVE SHUTTERS 12. VINYL WINDOW W/ TRIM SURROUND 13. STUCCO CONTROL JOINT ALLEY CLUSTER - 3A BUNGALOW SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 588
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 7 6 9 1 4 3
25' 8 5 BLDG HT. 10 4 6 1 3 2 7 8 5 4 4 1 2 4 9 3 6 10 2 3 6 1 7 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. TRIM - RESAWN WOOD 6. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE WOOD POSTS 9. DECORATIVE SHAPEDCORBELS 10. STUCCO CONTROL JOINT ALLEY CLUSTER - 3B FARMHOUSE SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-13 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 589
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) ALLEY CLUSTER - REVERSE FRONTAGE SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-14 2A - COTTAGE 3B - FARMHOUSE 1A =- TRAD. RANCH 2B - SPANISH 1B - SPANISH 3A - BUNGALOW (WINDOW TRIM, SHUTTERS, GABLE ACCENT, POTSHELF) (WINDOW TRIM, SHUTTERS, RECESS ACCENT, SHAPED EAVE, POTSHELF) (WINDOW TRIM, BOARD/BATTEN GABLES, BAND TRIM) (WINDOW TRIM, LAP SIDING GABLE, SHUTTERS) (WINDOW TRIM, SHUTTERS, BOARD/BATTEN GABLE, OUTLOOKERS) (WINDOW TRIM, DECORATIVE RAILING, SHAPED EAVE CORNICE) 4.4.d Packet Pg. 590
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) ALLEY CLUSTER - REVERSE FRONTAGE SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-15 2A - SPANISH 2A - COTTAGE 2B - SPANISH (WINDOW TRIM, DECORATIVE RAILING) (WINDOW TRIM, POTSHELF, GABLE ACCENT, SHAPED EAVE CORNICE, RECESSED ACCENTS) (WINDOW TRIM, SHUTTERS, GABLE VENT) 4.4.d Packet Pg. 591
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 3 4 9 6 10 1 5 7 8
25'-6" BLDG HT. 11 3 1 7 4 5 2 5 4 3 7 2 1 11 3 2 11 8 1 7 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BRICK VENEER 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - REWAWN WOOD 7. VINYL WINDOW W/ TRIM SURROUND 8. DECORATIVE LIGHT FIXTURE 9. DECORATIVE SHUTTERS 10. DECORATIVE GABLE OUTLOOKER 11. STUCCO CONTROL JOINT SMALL LOT - 4A TRADITIONAL RANCH SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-18 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 592
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 4 5 10 8 6 1 3 2 10
25' 7 BLDG HT. 1 3 2 5 4 9 11 10 10 4 1 3 5 4 11 1 10 3 6 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. EAVE - STUCCO OVER SHAPED FOAM CORNICE 5. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 6. DECORATIVE METAL AWNING 7. DECORATIVE GABLE ACCENT 8. DECORATIVE METAL POTSHELF 9. DECORATIVE STUCCO RECESS 10. DECORATIVE LIGHT FIXTURE 11. STUCCO CONTROL JOINT SMALL LOT - 4B SPANISH SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-19 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 593
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 3 2 1 7 6 4 5
25' 8 BLDG HT. 3 2 1 10 4 5 3 2 1 4 10 10 1 7 3 7 11 5 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 5. DECORATIVE LIGHT FIXTURE 6. DECORATIVE SHUTTERS 7. DECORATIVE GABLE ACCENT 8. DECORATIVE WOOD POTSHELF 9. DECORATIVE GABLE VENT 10. STUCCO CONTROL JOINT SMALL LOT - 5A COTTAGE SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-21 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 594
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 5 9 10 3 1 7 2 4 6
27' 8 11 BLDG HT. 3 1 2 10 5 11 5 6 4 6 4 3 1 2 5 12 7 3 7 2 12 1 9 5 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - STONE VENEER 5. EAVE - STUCCO OVER SHAPED FOAM CORNICE 6. TRIM - STUCCO OVER E.P.S. 7. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 8. DECORATIVE STUCCO RECESS 9. DECORATIVE LIGHT FIXTURE 10. DECORATIVE METAL POTSHELF 11. DECORATIVE SHUTTERS 12. STUCCO CONTROL JOINT SMALL LOT - 5B SPANISH SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-22 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 595
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 7 1 3 4 2 8
26' 5 9 10 11 6 BLDG HT. 12 1 2 3 9 4 8 11 7 10 6 5 6 3 8 5 1 12 3 12 8 4 11 7 9 1 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. WALL - HORIZONTAL LAP SIDING 6. WALL - STONE VENEER 7. TRIM - RESAWN WOOD 8. VINYL WINDOW W/ TRIM SURROUND 9. DECORATIVE LIGHT FIXTURE 10. DECORATIVE SHAPED CORBELS 11. DECORATIVE GABLE OUTLOOKER 12. STUCCO CONTROL JOINT SMALL LOT - 6A BUNGALOW SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-24 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 596
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 1 7 9 4 12 3
25' 6 BLDG HT. 2 1 7 4 12 3 6 4 2 1 3 12 6 13 1 6 3 7 13 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - 2X RESAWN WOOD 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE WOOD POSTS 9. DECORATIVE SHAPED CORBELS 10. DECORATIVE GABLE OUTLOOKER 11. DECORATIVE SHUTTERS 12. VINYL WINDOW W/ TRIM SURROUND 13. STUCCO CONTROL JOINT SMALL LOT - 6B FARMHOUSE SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-25 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.d Packet Pg. 597
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) SMALL LOT - REVERSE FRONTAGE SEP 24, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 4B - SPANISH 5B - SPANISH 5A - COTTAGE 6B - FARMHOUSE A-26 6A - BUNGALOW 4A - TRAD. RANCH (WINDOW TRIM, AWNING, GABLE ACCENTS, SHAPED EAVE, POTSHELF) (WINDOW TRIM, SHUTTERS, POTSHELF, SHADED EAVE) (WINDOW TRIM, SHUTTERS, LAP SIDING) (WINDOW TRIM, BOARD/BATTEN GABLE, OUTLOOKERS, BAND TRIM) (WINDOW TRIM, SHUTTERS, POSTHELF) (WINDOW TRIM, BOAR/BATTEN SIDING, BAND TRIM) 4.4.d Packet Pg. 598
Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) EXHIBIT D – CONCEPTUAL LANDSCAPE PLANS

4.4.d
Packet Pg. 599 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.1
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E CONCEPTUAL LANDSCAPE PLAN
0’ 200’
SCALE: 1” = 50’
50’ 100’
PRODUCT 2
(SMALL LOT DETACHED)
PRODUCT 1
(ALLEY CLUSTER)
C O M M O N W E A L T H A V E.

E S P L A N A D E A V E.

VACANT
LAND
VACANT
LAND

EXISTING

COMMERCIAL

EXISTING

TOWNHOMES

STREET A

STREET JSTREET I

STREET K

STREET B

STREET L

STREET M

STREET N

STREET O

STREET C

STREET D

STREET E

STREET F

STREET G

STREET H

PEDESTRIAN PASEO (LOT M)
- exercise station
- ornamental planting
- meandering walkway
- direct connections to residential backyards
- gated access to public Class I trail
- see enlargement sheet L.6
COMMONWEALTH AVE.
- meandering concrete walk
- see Civil plans for sections
- see Public Streetscape Plant Schedules, sheet L.2

PROJECT ENTRY
- upgraded vehicular paving
- flowering accent trees
- enhanced plant palette

COMMUNITY PARK (LOT A)
- pickleball courts
- barbecues
- picnic tables
- see enlargement sheet L.5

ESPLANADE AVENUE
- meandering concrete Class I trail
- see Civil plans for sections
- see Public Streetscape Plant Schedules, sheet L.2

HEWITT STREET
- meandering concrete Class I trail
- see Civil plans for sections
- see Public Streetscape Plant Schedules, sheet L.2

PEDESTRIAN PASEO (LOT L)
- exercise stations
- ornamental planting
- meandering walkway
- direct connections to residential backyards
- gated access to public Class I trail
- see enlargement sheet L.6

DUAL USE WQMP BASIN / OPEN PLAY

LAWN (LOT C)
- shaded seating area
- turf play lawn
- planted slopes
- see Civil plans for more information
- see enlargement sheet L.7

COMMUNITY PARK (LOT B)
- children’s playground
- barbecues
- picnic tables
- multi-purpose lawn
- see enlargement sheet L.4

PROJECT ENTRY & POCKET PARK (LOT F)
- upgraded vehicular paving
- accent trees
- see enlargement sheet L.3

PEDESTRIAN GREENBELT
- meandering walkway
- connection to primary landscape open
spaces and public trails
- benches

H E W I T T S T R E E T

LARGE USABLE OPEN LAWN AREA
(6,200 S.F.) WITH MIN. 100’ DIMENSION
CHILDREN’S PLAYGROUND

BARBECUE FACILITY WITH MULTIPLE

GRILLS AND PICNIC TABLES

COURT FACILITIES (PICKLEBALL

COURTS)

JOGGING AND WALKING TRAILS WITH

EXERCISE EQUIPMENT

WATER FEATURES

DUAL USE BASIN / OPEN PLAY LAWN
AMENITIES PROVIDED:

SIX (6) AMENITIES REQUIRED BASED ON 249
UNITS
SEVEN (7) AMENITIES PROVIDED
Open Space Key
per San Jacinto Municipal Code section 17.420.040
1 2
3 4
5 6
7 7
6 6
5 5
5 5
4 3
3 2
1 4.4.d
Packet Pg. 600 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.2
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E MATERIALS, PLANT PALETTE & NOTES CONCRETE PAVERS at POCKET
PARK
MFR: BELGARD or EQUAL
MODEL: DOUBLIN COBBLE
COLOR: VICTORIAN

STABILIZED DECOMPOSED
GRANITE at PARKS
COLOR: CALIFORNIA GOLD or
EQUAL

COLORED, STAMPED VEHICULAR
CONCRETE at COMMUNITY

ENTRIES AND ENHANCED

CROSSINGS
COLOR: DAVIS COLOR MOCHA or
EQUAL

BLOCK WALLS
COLOR: WHEAT BY ORCO or EQUAL
FINISH: SPLIT-FACE

RESILIENT SURFACING AT
CHILDREN’S PLAYGROUND
COLOR: PER PLAN

TIERED FOUNTAINS
MFR: CAMPAGNIA INT’L. or EQUAL

PEDESTAL GRILL
TABLES
MFR: DUMOR or EQUAL
MODEL: 443
COLOR: BLACK

BENCH SEATING
MFR: DUMOR or EQUAL
MODEL: 160
COLOR: BLACK

BIKE RACKS
MFR: DUMOR or EQUAL
MODEL: 292
COLOR: BLACK

TRASH RECEPTACLE
MFR: DUMOR or EQUAL
MODEL: 157
COLOR: BLACK

DECORATIVE CLUSTER MAILBOXES
COLOR: BLACK

LOCATIONS & QUANTITY TO BE

COORDINATED WITH USPS

MATERIALS SCHEDULE

SITE FURNISHINGS

HARDSCAPES
PLAYGROUND STRUCTURE (AGE 5-12)
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: PLAYSENSE - DESIGN #1026 or EQUAL

OUTDOOR EXERCISE EQUIPMENT
MFR: GREENFORMS or EQUAL
MODEL: TRAILS SERIES or EQUAL

ACORN SEATS
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: DESIGN #186579 or EQUAL

BOBBLE RIDER
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: DESIGN #164075 or EQUAL
PLAYGROUND STRUCTURE (AGE 2-5)
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: PLAYSENSE - DESIGN #176124 or EQUAL

OUTDOOR FITNESS PLAYGROUND EQUIPMENT

4.4.d
Packet Pg. 601 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.3
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E PROJECT ENTRY & POCKET PARK
(LOT F)
SCALE: 3/32” = 1’-0”’
LOT 106
LOT 126
LOT 158
S T R E E T “A”
S T R E E T “K”
S T R E E T “B”
E S P L A N A D E A V E.

PEDESTRIAN GREENBELT
- meandering walkway
- benches
- connection to primary landscape open
spaces and public trails

POCKET PARK
- decorative pavers
- fountain
- benches
- trellis structures
- olive trees
- see materials schedule, sheet L.2

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

ENHANCED ENTRY
- colored, stamped vehicular concrete paving -
see materials schedule, sheet L.2
- accent trees
- separated sidewalk

ENTRY SIGNAGE
- see detail I, sheet L.8

RETAINING WALL
- see Civil Plans

RETAINING WALL
- see Civil Plans
0’ 8’ 16’ 24’ 40’

4.4.d
Packet Pg. 602 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.4
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E COMMUNITY PARK ENLARGEMENT
(LOT B)
SCALE: 3/32” = 1’-0”’
0’ 8’ 16’ 24’ 40’
MATCHING HT. PALMS

BIKE RACKS
BENCH SEATING, TYP.

UPGRADED PAVING AT

PEDESTRIAN CROSSING

MULTI-PURPOSE
LAWN (6,200 SF)

WITH NATURAL TURF
100’
LOT 149 LOT 148
S T R E E T “I”
S T R E E T “A”
CHILDREN’S PLAYGROUND
(2,350 S.F)
- resilient surfacing
PLAY STRUCTURE (AGE 5-12 YRS.)
- see materials schedule, sheet L.2

BOBBLE RIDER
- see materials schedule, sheet L.2

ACORN SEATS
- see materials schedule, sheet L.2
PLAY STRUCTURE (AGE 2-5 YRS.)
- see materials schedule, sheet L.2
BENCH SEATING, TYP.

SHADE STRUCTURE

MASONRY WALL & WITH PICNIC TABLE

BUFFER PLANTING
at PARK PERIMITER

PEDESTRIAN TRAIL

PEDESTRIAN TRAIL

SHRUBS &
GROUNDCOVER, TYP.

MATCHING HT. PALMS

BARBECUES & ASH URN

4.4.d
Packet Pg. 603 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.5
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E COMMUNITY PARK ENLARGEMENT
(LOT A)
SCALE: 3/32” = 1’-0”’
0’ 8’ 16’ 24’ 40’
S T R E E T “A”
S T R E E T “E”
S T R E E T “D”

MULTI-PURPOSE

GAME LAWN
(SYNTHETIC TURF)

MULTI-PURPOSE

GAME LAWN
(SYNTHETIC TURF)
UPGRADED PAVING AT BENCH SEATING, TYP.

PEDESTRIAN CROSSING
MATCHING HT. PALMS

PICKLEBALL COURTS
- (2) two total

BARBECUE AREA
- pedestal barbecues
- picnic benches
- central water feature
- decomposed granite paving

TO PEDESTRIAN
PASEO
LOT 64 LOT 65

MASONRY WALL &

BUFFER PLANTING
at PARK PERIMITER

ACCENT SHADE TREE

SHRUBS &
GROUNDCOVER, TYP.

PRIVATE
YARD, TYP.

4.4.d
Packet Pg. 604 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.6
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E PEDESTRIAN PASEO ENLARGEMENTS
(LOTS L & M)
SCALE: 3/32” = 1’-0”’
0’ 8’ 16’ 24’ 40’
TO

COMMUNITY
PARKS
TO
LOT L
PASEO

TO LOT M
PASEO
PUBLIC CLASS 1 BIKE TRAIL
LOT 65
LOT 66
LOT 67
LOT 68
LOT 72
LOT 71
LOT 70
LOT 69
LOT 64
LOT 63
LOT 62
LOT 61
LOT 57
LOT 58
LOT 59
LOT 60

PASEO PILASTER
- see detail J, sheet L.8

ACCENT TREE
GATED ACCESS from HOMEOWNER
REAR YARD to PASEO, TYP.
- see detail G, sheet L.8
GATED ACCESS from HOMEOWNER
REAR YARD to PASEO, TYP.
- see detail G, sheet L.8

FLOWERING ACCENT TREES
EXERCISE STATION, TYP.
- see materials schedule, sheet L.2
EXERCISE STATION, TYP.
- see materials schedule, sheet L.2
S T R E E T “H”

UPGRADED PAVING AT

PEDESTRIAN CROSSING

CONCRETE WALKWAY

CONCRETE WALKWAY

PASEO PILASTER
- see detail J, sheet L.8

PASEO PILASTER
- see detail J, sheet L.8

MASONRY WALL AT PASEO

PERIMITER, SEE WALL & FENCE

EXHIBIT
ACCESSIBLE RAMP or SLOPED

WALK TO PUBLIC TRAIL

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

LOT L PEDESTRIAN PASEO LOT M PEDESTRIAN PASEO

FLOWERING ACCENT TREES

ACCENT PALM TREE

TUBE-STEEL VIEW FENCE WITH GATED

ACCESS TO PUBLIC STREETSCAPE
- see detail F, sheet L.8

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

4.4.d
Packet Pg. 605 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.7
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E
0’ 32’
SCALE: 1/8” = 1’-0”
8’ 16’

DUAL USE WQMP BASIN / OPEN PLAY LAWN ENLARGEMENT
(LOT C)
S T R E E T “J ”
S T R E E T “K”
E S P L A N A D E A V E.

MAINTENANCE GATES AND RAMP
- see detail E, sheet L.8
6’ HT. TUBE-STEEL VIEW

FENCE WITH PILASTERS

AT BASIN PERIMITER
- see detail B, sheet L.8

GATED ENTRY
- see detail F, sheet L.8

NATURAL TURF AT BOTTOM

OF BASIN

GATED ACCESS TO

PUBLIC TRAIL
- see detail F, sheet L.8

ACCESSABLE WALKWAY

TO BOTTOM OF BASIN

SHRUBS, GROUNDCOVER
& TREES ALONG BASIN

EDGE SLOPE

TRASH BIN

SHADED SEATING AREA

EXISTING

COMMERCIAL
LOT 169
LOT 168
LOT 247
LOT 170

PRIVATE
YARD, TYP.

4.4.d
Packet Pg. 606 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.8
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E WALL & FENCE EXHIBIT
0’ 200’
SCALE: 1” = 50’
50’ 100’
C O M M O N W E A L T H A V E.

E S P L A N A D E A V E.

VACANT
LAND

EXISTING

COMMERCIAL

H E W I T T S T R E E T
pilaster location, typ.
pilaster location, typ.
pilaster location, typ.

4.4.d
Packet Pg. 607 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.9
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E TYPICAL LANDSCAPE PLANS
0’ 40’
SCALE: 1” = 10’
10’ 20’

FARMHOUSE RANCH SPANISH

FARMHOUSE SPANISH RANCH

4.4.d
Packet Pg. 608 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) EXHIBIT E – PHASING AND H.O.A. MAINTENANCE AREAS

4.4.d
Packet Pg. 609 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

COMMONWEALTH AVENUE
CL
CL

HEWITT STREET

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL

HEWITT STREET

ESPLANADE
CL
AVENUE
Phase 1
Phase 2
Phasing Plan
Perimeter Streets, WQMP Basin included in Phase 1
Phasing Plan

ROBERT BEERS
LEGEND:

SITE
: 439-180-011
RMB 2024-09-23 Robert M Beers

4.4.d
Packet Pg. 610 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

COMMONWEALTH AVENUE
CL

CL HEWITT STREET

ESPLANADE
CL
AVENUE
D
D
D
D

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE
D
D
D
D

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL
D
D
D

D HEWITT STREET

ESPLANADE
CL
AVENUE

ROBERT BEERS
LEGEND:

SITE
: 439-180-011
HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained
HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained
HOA Maintained
HOA Maintained HOA Maintained HOA Maintained
HOA Maintained
HOA Maintained
HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained HOA Maintained
HOA Maintained
HOA Maintained HOA Maintained

HOMEOWNERS MAINTENANCE RESPONSIBILITY

HOA TO MAINTAIN ALL ONSITE PRIVATE STREETS
HOA TO MA\INTAIN ALL ONSITE PRIVATE STREET

LANDSCAPING

HOA TO MAINTAIN ALL PERIMTER BLOCK WALLS

HOA TO MAINTAIN ALL ONSITE PARK LANDSCAPE AND

AMENITIES

HOA TO MAINTAIN WQMP BASIN

HOA TO MAINTAIN ALL ONSITE PRIVATE STORM DRAIN AND

CATCH BASINS

HOA TO MAINTAIN ALL ONSITE LETTERED LOTS AND

LANDSCAPING
RMB 2024-10-12 Robert M Beers

4.4.d
Packet Pg. 611 Attachment: Planned Development Permit (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL

HEWITT STREET

ESPLANADE
CL
AVENUE

ROBERT BEERS
LEGEND:

SITE
: 439-180-011
Easement to be abandoned on Final Map
Storm Drain Connects to Line F
RMB 2024-10-12 Robert M Beers

4.4.e
Packet Pg. 612 Attachment: Tentative Tract Map 38872 (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

ROBERT BEERS
RMB 2024-10-12 Robert M Beers

4.4.e
Packet Pg. 613 Attachment: Tentative Tract Map 38872 (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

4.4.f
Packet Pg. 614 Attachment: Location Map (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) IRIS

FREESIA

CARNATION
PLUME

GOOSEBERRY LN

POTOMAC
CIR

FLINT CT

HEWITT ST

ZAPHIRO CT

DIAMANTE CT

DAFFODIL LN

DAHLIA LN

YARROW DR

WISTERIA

IRWIN ST

BRONTE RD

EXETER CT
CO
L
O
NIA
L
WAY

WISTERIA DR

CHATHAM WAY VIENNA ST
ROSE

AMETISTA DR

HAWTHORNE ST

EVANS ST

FREEDOM
WAY
C
O
N
G
R
E
S
S
WAY
S
E
N
ATO
R
WAY

LA ENTRADA

COMMONWEALTH AVE

EL MONTE ST

GIRARD ST

INDEPENDENCE AVE

JUSTICE AVE

ESPLANADE AVE
¯
APN: 439-180-011
General Plan Map
439-180-011
Land Use Designation
LDR: Low Density Residential
MDR: Medium Density Residential
MU: Mixed Use
C: Commercial
PI: Public/Institutional
P: Park

4.4.g
Packet Pg. 615 Attachment: General Plan Map (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) IRIS

FREESIA

CARNATION
PLUME

GOOSEBERRY LN

POTOMAC
CIR

FLINT CT

HEWITT ST

ZAPHIRO CT

DIAMANTE CT

DAFFODIL LN

DAHLIA LN

YARROW DR

WISTERIA

IRWIN ST

BRONTE RD

EXETER CT
CO
L
O
NIA
L
WAY

WISTERIA DR

CHATHAM WAY VIENNA ST
ROSE

AMETISTA DR

HAWTHORNE ST

EVANS ST

FREEDOM
WAY
C
O
N
G
R
E
S
S
WAY
S
E
N
ATO
R
WAY

LA ENTRADA

COMMONWEALTH AVE

EL MONTE ST

GIRARD ST

INDEPENDENCE AVE

JUSTICE AVE

ESPLANADE AVE
¯
APN: 439-180-011
Zoning Map
439-180-011
Residential Zones
RL - Residential, Low Density
RM - Residential, Medium Density
Commercial and Industrial Zones
CG - Commercial General
Mixed Use Zones
MU - Mixed Use
Special Purpose Zones
OSR - Open Space Recreation
PI - Public Institutional

4.4.h
Packet Pg. 616 Attachment: Zoning Map (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) D
D
D
D

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL
CL
D
D
D

D HEWITT STREET

ESPLANADE
CL
AVENUE

COMMONWEALTH AVENUE
CL

CL HEWITT STREET

ESPLANADE
CL
AVENUE
D
D
D
D

COMMONWEALTH AVENUE

CL HEWITT STREET
CL

ESPLANADE
CL
AVENUE
C C
D D
G G
H H
E
E
F
F
B
B
A
A
I I

ROBERT BEERS
LEGEND:

SITE
: 439-180-011
Easement to be abandoned on Final Map
Storm Drain connects to Line F
RMB 2024-10-12 Robert M Beers

4.4.i
Packet Pg. 617 Attachment: Grading Plan (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) PL
TTM 38872
Lot 168
Pad 76.7
PL
TTM 38872
Lot 117
Pad 81.2
(84.0)
PL
(85.2)
TTM 38872
Lot 115
Pad 81.5
PL
(86.5)
TTM 38872
Lot 13
Pad 85.3
(88.2)
PL
TTM 38872
Lot 7
Pad 84.9
Ret Wall
(83.8) TTM 38872
Lot 130
Pad 82.6
Ret Wall
TTM 38872
Lot 182
Pad 82.0
(82.0)
Exist. Ground
Exist. Wood Fence
PL
TTM 38872
Lot 174
(77.4) Pad 78.1
Exist. Ground
Exist. Comm.

Building
PL
TTM 38872
Lot C - WQMP BASIN
(75.0)
Exist. Parking
Exist. C&G
4:1 side slope

71.0 Basin Bottom
8' Total Height
6' screen wall
2' retaining wall

83.0 TW

9.33' Total Height
6' screen wall

3.33' retaining wall

90.00 TW
(75.0)
TF
(80.67) TF
(81.00) TF
10' Total Height
6' screen wall

4.00' retaining wall

91.00 TW
8' Total Height
6' screen wall

2.00' retaining wall

92.8 TW
(84.8) TF
(81.50) TF

6.67' Total Height
6' screen wall

0.67' retaining wall

81.17 TW
8' Total Height
6' screen wall
2' retaining wall

84.9 TW
(76.9) TF

6.67' Total Height
6' screen wall

0.67' retaining wall

81.17 TW
(74.5) TF
10' Total Height
6' screen wall

4.00' retaining wall

94.9 TW

7.33' Total Height
6' screen wall

1.33' retaining wall

90.93 TW
To be removed

ROBERT BEERS
SITE
RMB 2024-10-12 Robert M Beers

4.4.i
Packet Pg. 618 Attachment: Grading Plan (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) COVER SHEET OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 CS CIVIL SHEET TENTATIVE TRACT MAP 38872 C-1 LOT STATISTICS TABLES C-2 PRELIMINARY GRADING PLAN C-3 SECTIONS C-4 PLOT PLAN C-5 MAINTENANCE EXHIBIT C-6 PHASING PLAN C-7 PROJECT IS A 24.4 ACRE PLANNED DEVELOPMENT WITH TWO PLANNING AREAS. PLANNING AREA 1 CONSISTS OF 126 LOTS WITH ALLEY LOADED 2 STORY DETACHED HOMES. PLANNING AREA 2 CONSISTS OF 123 LOTS WITH SMALL LOT 2 STORY DETACHED HOMES. TWO ONSITE COMMON USE AMENITY AREAS ARE PROPOSED ALONG WITH AN ONSITE DUAL USE WQMP BASIN WHICH WILL BE PRIVATELY MAINTAINED. ALL ONSITE STREETS ARE PRIVATE AND OFFSITE IMPROVEMENTS TO ESPLANDE AVE, HEWITT STREET AND COMMONWEALTH AVE ARE A PART OF THIS PROJECT PROPOSAL ARCHITECTURAL SHEET SITE PLAN SP PARKING EXHIBIT PE COLOR PLOTTING EXHIBIT CPE FIRE LANE EXHIBIT FLE ALLEY CLUSTER STREETSCENES A-1 ALLEY CLUSTER STREETSCENES A-2 SMALL LOT STREETSCENES A-3 SMALL LOT STREETSCENES A-4 ARCHITECTURAL SHEET PLANNING AREA 1 - ALLEY CLUSTER PRODUCT FLOOR PLAN 1 A-5 ELEVATION 1A - TRADITIONAL RANCH A-6 ELEVATION 1B - SPANISH A-7 FLOOR PLAN 2 A-8 ELEVATION 2A - COTTAGE A-9 ELEVATION 2B - SPANISH A-10 FLOOR PLAN 3 A-11 ELEVATION 3A - BUNGALOW A-12 ELEVATION 3B - FARMHOUSE A-13 REVERSE FRONTAGE ELEVATIONS A-14 REVERSE FRONTAGE ELEVATIONS A-15 ROOF PLANS A-16 ARCHITECTURAL SHEET PLANNING AREA 2 - SMALL LOT PRODUCT FLOOR PLAN 4 A-17 ELEVATION 4A - TRADITIONAL RANCH A-18 ELEVATION 4B - SPANISH A-19 FLOOR PLAN 5 A-20 ELEVATION 5A - COTTAGE A-21 ELEVATION 5B - SPANISH A-22 FLOOR PLAN 6 A-23 ELEVATION 6A - BUNGALOW A-24 ELEVATION 6B - FARMHOUSE A-25 REVERSE FRONTAGE ELEVATIONS A-26 ROOF PLANS A-27 BUILDING SECTIONS - ALLEY/SMALL LOT A-28 LANDSCAPE SHEET CONCEPTUAL LANDSCAPE PLAN L.1 MATERIALS, PLANT PALETTE & NOTES L.2 PROJECT ENTRY & POCKET PARK (LOT F) L.3 COMMUNITY PARK ENLARGEMENT (LOT B) L.4 COMMUNITY PARK ENLARGEMENT (LOT A) L.5 LOTS L & M PEDESTRIAN PASEO L.6 DOG PARK/WQMP BASIN ENLARGEMENT (LOT C) L.7 WALL & FENCE EXHIBIT L.8 TYPICAL LANDSCAPE PLANS L.9 4.4.j Packet Pg. 619 Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

WATERQUALITY/ OPEN PLAY COMMUNITY PARK PEDESTRIAN PASEO PEDESTRIAN PASEO STREET "A"
STREET "A" STREET "B" STREET "C" STREET "C" STREET "B" STREET "D" STREET "D" STREET "E" STREET "E" STREET "F" STREET "F" STREET "G" STREET "G" STREET "H" STREET "H"
STREET "I" STREET "I"
STREET "J" STREET "J"
STREET "K" STREET "L" STREET "M" STREET "N" STREET "0" COMMUNITY PARK

6.3 6.3 7.0

5.0 6.3

6.3 6.3

5.0 6.3

6.2 5.0

7.7 6.4

7.2 10.0

8.6 11.3

18.1 14.6 4.0 4.0 6.1

6.0 5.0

4.0 6.3

6.2 6.3

5.0 5.0

5.0 6.2

6.3 6.2

6.3 6.2

6.3 6.2

6.3 6.3

6.3 5.0

6.2 6.2

5.0 6.3

6.2 5.0

5.0 6.2

5.0 6.3

6.2 6.3

5.0 6.3

6.2 6.2

5.0 6.3

6.3 6.3

6.3 5.0

5.0 6.2

6.2 6.2

6.3 7.5

6.2 7.4

7.1 6.2

5.5 6.3

7.0 5.0

8.6 6.2

8.1 6.3

9.6 6.2

8.8 5.0

10.3 6.2

6.2 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 6.1

5.0 5.0

5.0 3.5

3.5 3.5

6.3 5.1

6.3 6.2

6.3 5.0

6.3 5.0

6.3 6.3

6.2 6.3

5.0 6.3

5.0 6.2

3.5 18.1

10.0 18.0

18.1 18.0

18.1 18.1

18.0 18.1

18.0 18.1

18.0 4.0

4.0 4.8

8.0 4.0

13.2 10.0

14.0 14.0

9.9 13.1

14.0 14.0

9.9 13.1

13.9 13.9

9.9 13.1

13.9 4.0

4.0 6.3

4.2 4.0

4.0 4.3

6.5 4.0

4.3 4.0

4.1 4.3

6.4 4.0

4.0 4.3

4.3 4.0

4.0 6.0

6.7 5.0
R17.0
R17.0 RESIDENTIAL MEDIUM DENSITY

COMMERCIAL GENERAL

RESIDENTIAL MEDIUM DENSITY MIXED USE

3.5 5.0

4.0 4.0 4.0

6.3 6.3

6.3 6.3

6.2 5.0 5.05.0

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 3.5

3.5 5.0 5.0 5.0 5.0 6.0 7.0 5.0 5.0 8.1 4.0 6.0 6.0 5.0 5.0 4.0 6.0 6.0 4.0 5.0 6.0 5.0 4.0

6.3 5.0

6.3 6.3

6.3 5.0

6.3 6.3

6.3 6.3

6.5 5.0 11.2 4.0 5.0 5.0 4.0 5.0 5.0 4.0 6.0 5.0 4.0 4.0 5.0 4.0 4.0 5.0 7.8 4.2 4.0 7.9 6.0 4.0 4.0 6.0 4.0 4.0 5.0 4.0 5.0 4.0 5.0 5.0 6.3 8.6 8.0 6.8 6.0 5.16.6 6.2 5.5 11.0 5.8 5.2 4.0 4.4 5.0 4.0 5.0 4.0 6.3 4.4 4.0 5.0

6.3 6.3

6.3 6.3

6.3 6.2 5.0 4.0 4.0 5.0 4.0 5.0 5.0 4.0 6.0 4.0 5.0 4.0 4.0 4.0 4.0 5.0 6.0 4.0 4.0 5.0 4.0 5.0 4.0 5.0 5.0 4.0 5.0 4.0 4.0 5.0 5.0 4.0 5.0 4.0 5.0 4.0 4.0 5.0 5.0 4.0 5.0 4.0 5.0 4.0 4.0 5.0 4.9 4.0 4.04.0 4.0 5.0 4.05.0 4.0 4.0 4.0 4.0 5.0 6.0 4.0 4.0 5.0 4.0 5.0 5.0 5.0 5.0 4.0 4.0 4.0 4.0 5.0 4.0 5.0 4.0 4.0 6.0 5.0 4.1 5.0 4.0 5.0 4.0 4.0 5.0 5.0 5.3 4.0 4.0 5.0 4.0 6.0 4.0 5.0 5.0 4.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 5.0 4.0 4.0 6.0 4.0 4.0 5.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 5.0 4.0 5.0 5.0 4.0 4.0 5.0 4.0 5.0 5.0 4.0 4.0 5.0 4.0 5.0 5.0 4.0 4.0 5.0 4.0 5.0 4.0 4.0 4.0 5.0 4.0 5.0 4.0 4.0 4.0 5.0 4.0 4.0 6.0 6.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 5.0 5.0 5.0 4.0 4.0 4.0 4.0 4.0 5.0 4.0 4.0

3.5 3.5

3.5 3.5

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0

18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 18.0 14.0 14.0 11.0 14.0 11.0 14.0 14.0 11.0 14.0 13.0 13.0 13.0 13.0 11.0 14.0 14.0 14.0 13.0 11.0 14.0 11.0 13.0

14.0 14.0

14.0 14.0

14.0 14.0

14.0 14.0

11.0 13.0

13.0 11.0

13.0 13.0

13.0 11.0

13.0 11.0

13.0 11.0

14.0 14.0

14.0 14.0

14.0 14.0

13.0 14.0

14.0 14.0

14.0 14.0

14.0 13.0

11.0 11.0

11.0 14.0

14.0 14.0

14.0 14.0

13.0 14.0

14.0 14.0

14.0 14.0

14.0 13.0

11.0 11.0

13.0 14.0 14.0

14.0 14.0

14.0 14.0

13.0 14.0

14.0 12.9

14.0 14.0

14.0 13.0

11.0 11.0

14.0 14.0

14.0 10.0

13.0 14.0

14.0 14.0

13.8 4.0 4.0 4.0 4.1

27.1 14.0 13.09.9

4.0 4.0

6.0 5.0 4.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 14.6 14.9 11.7 13.8 5.0 4.0 4.0 4.0 5.0 4.0 4.0 5.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 5.0 4.0 4.0 4.0 5.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0

4.0 4.0 4.0 6.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0

6.0 6.0

4.0 4.0

6.0 4.0 4.0

4.0 6.0 4.0 6.0 4.0 6.0

4.0 6.0

4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 6.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0

4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0

4.0 6.0 4.0 15.0 14.1 12.2 15.2 15.4 12.4 14.5 15.6 15.7 14.8 12.8 16.0 16.1 13.1 15.2 16.3 16.4 15.5 13.6 16.7 16.8 14.0 16.0 17.2 17.1 16.3 14.3 18.0 17.5

5.0 5.0

5.0 5.0

6.0 5.0

5.0 5.0 5.0 14.0 5.0 10.0 14.0 24.8

7.0 19.7

20.1 27.224.7

4.0 10.0
PL 1A
PL 2A
PL 1B
PL 2A PL 1B
PL 1B
PL 1A
PL 1B
PL 1A
PL 1B
PL 1A
PL 1B
PL 1A
PL 1A
PL 1A PL 1B
PL 1A PL 1B
PL 1B PL 1A
PL 1A
PL 1B
PL 3B
PL 1A
PL 1B
PL 1A
PL 1A
PL 1B PL 1B
PL 1A
PL 1B
PL 1B
PL 1B
PL 1A
PL 1A
PL 1A
PL 1B
PL 1A
PL 1B
PL 1B
PL 1A
PL 1B
PL 1A
PL 2B
PL 2A
PL 2B
PL 3A
PL 2B
PL 1A
PL 3B
PL 3B
PL 3B
PL 1B
PL 2A
PL 2A
PL 3A
PL 2A
PL 1A
PL 3B
PL 1B
PL 3A
PL 2B
PL 3B
PL 2A
PL 2A PL 3B
PL 3A
PL 3A
PL 3B
PL 2A
PL 3B
PL 2B
PL 2A
PL 2B
PL 1B
PL 3A
PL 2B
PL 2A
PL 3A PL 3B
PL 3A
PL 2B
PL 3B
PL 2A
PL 3B
PL 2B
PL 3A
PL 2A
PL 2B
PL 1A
PL 2B
PL 3A
PL 3A PL 2B
PL 3A
PL 2A
PL 1B
PL 2B
PL 3B
PL 3B
PL 2A
PL 3B
PL 1A
PL 2B
PL 1A
PL 3A
PL 3B
PL 3A
PL 3A
PL 3B
PL 3B
PL 3A
PL 2A
PL 2A
PL 2B
PL 2A
PL 3B
PL 2A
PL 3B
PL 2B
PL 2A
PL 1B
PL 2A
PL 2B PL 3A
PL 2A
PL 4B
PL 4A
PL 4A
PL 4A
PL 4A PL 4A PL 4A PL 4A PL 4B PL 4B PL 4B PL 4B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B
PL 4A
PL 4B
PL 6A
PL 6A
PL 6B
PL 6B
PL 5A
PL 5A
PL 5B
PL 4B
PL 5B
PL 4A
PL 5A
PL 4B
PL 6A
PL 4A
PL 4B
PL 5A
PL 6A
PL 6B
PL 6A
PL 4A PL 5B
PL 5B
PL 4A
PL 6A PL 4B
PL 5A
PL 4A
PL 6A
PL 4A
PL 4B
PL 5A
PL 4B
PL 6B
PL 4A
PL 5A
PL 4A
PL 4B
PL 5A PL 4A
PL 5A
PL 4B
PL 5A
PL 4A
PL 5B
PL 6A
PL 4B
PL 6B
PL 4B
PL 5A
PL 4A
PL 4B
PL 6A PL 4A
PL 5B
PL 4B
PL 6A
PL 4A
PL 4B
PL 5A
PL 4B
PL 5A
PL 4A
PL 5B
PL 4A
PL 4B
PL 6A PL 6B
PL 6B
PL 5A
PL 6A
PL 4A
PL 6B
PL 5B
PL 6B
PL 5A
PL 6A
PL 5B
PL 6A PL 4B
PL 5A PL 4A PL 5B PL 6B PL 5A PL 5B PL 6A PL 5B PL 4A PL 6B PL 4A PL 6A PL 4B PL 5A PA-1 PA-2 12.6 1 9
1 11 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 10 10 10 10 10 10 10 10 10 1111 11 11 3 3
3 4
4 3
2 313 13 13
3 3
3 8
8 8
8 2
3 2
3 7
6 8
8 8
8 14 14 14 14 14
8 222
2 222
222 COMMONWEALTH AVENUE
CL

HEWITT STREET
CL

ESPLANADE
CL
AVENUE
(N00°39'48"W 1089.87')
(N89°53'06"E 1058.98')
1190.31' (1190.41' R1)
(989.16')
(951.19')
N44°36'39"E
N00°05'03"E 1280.14' (1280.25' R1)
(35.53' R1) 35.53' OWNER: ALFRED SANTOS ET. AL. APN: 439-112-028 OWNER: XU GYM OWNER: GOLDEN OCEAN REALTY LLC APN: 439-112-002 OWNER: COMMONWEALTH 54 PARTNERS OF CALIFORNIA LLC APN: 439-180-015 OWNER: CENTURY COMMUNITIES

44.00' 44.00' 69.67'

69.67' COMMONWEALTH AVENUE
CL
CL
44' 44' 58'
53'
32' 21'
32' 32' 14'
9'
44'
53'
32' 21'
9'
1 10 12 16 13 23 20 17 24 30 31 34 38 35 45 40 39 46 50 52 53 55 56 64 61 60 57 65 68 69 72 77 76 73 5 141 32' 47' 32' 47'
32'
43'
32'
43'
6'
5'
32'
42'
32'
42' 42' 42' 32' 42' 47' 47' 17' 5' 67' 50' 40' 17' 5'
30'
25' 40' 50' 60' 60'
25'
25' 9.5' 20' 20' 49.5' 77.5' 28' 8' 110' 85'
137'
160' 25 70 83 80 75 30' 30' 20' 30' 5' 30' 5' 2 3
4 6 7 8 9 11 15 14 22 21 19 18 26 27 28 29 32 33 37 36 44 43 42 41 47 48 49 51 54 63 62 59 58 66 67 71 82 81 79 78 74 127 128 129 130 131 132 133 134 135 136 137 138 139 140 142143 144 145 146 147 148 149 179 150 180 181182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 206 205 204 203 202 201 208 209 210 211 212 213 220 219 218 217 216 215 222 223 224 225 226 227 200 207 214 221 228 LOT B LOT A

LOT E LOT G LOT H

LOT I LOT L LOT M
30'
25' 66.95' (N89°20'05"E 135.96')
L=760.86' R=2000.00'
D
=21°47'49"
L=173.45'
D =4°58'08"
L=156.94' R=1956.00'
D =4°35'49"
N16°32'05"E(R)
L=777.60' R=2044.00'
D
=21°47'49"
N45°39'51"W
(35.36' R1) 35.37' OWNER: WEST PERSHING 30 APN: 437-410-052 OWNER: AMERICAN VILLAGE HOMEOWNERS ASSOCIATION 44.00'

44.00'

69.01' 69.01'

HEWITT STREET

ESPLANADE
CL
AVENUE
44'
62'
R=2000.00' 44' 58' 32' 14'
18'
62'
44'
18'
38'
38'
32' 85 90 91 94 105 100 99 98 95 106 110 111 112 115 120 116 126 158 240 249 32'
42'
32'
42' 32' 42' 47' 42' 32' 67' 50' 40' 40' 50' 60' 50' 40' 5' 5' 20'
20'

9.5'

49.5' 67' 84 125 241 5' 30'20' 5' 30'
8' 86 87 88 89 92 93 104 103 102 101 97 96 107 108 109 113 114 121 119 118 117 124 123 122 151 152 153 154 155 156 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 235 233 232 231 230 229 236 237 238 239 243 244 245 246 248 247 157 234 242 LOT C LOT D
LOT I
LOT J LOT K LOT F 10' 34' 35.3' 33'
33' 32.5'
25'
25'
25'
25'
25'
25'
25'
25' 20' 20' 20' 34'

58.2' 33' 34'

35.3'

37.2'

35.1'

34.1'

37.2' 34' 35' 33' 34' 33' 33' 35' 33' 35' 34' 33' 33' 34' 36' 36' 47'

35.1'
36'

34.1'

35.1'

37.2'

34.1' 34' 33' 33' 33' 33' 33' 33' 33' 32' 34' 34' 34'34' 33' 36' 40' 32'34' 32' 32' 32' 32' 32' 32' 32' 33' 33' PL 4 PL 5 PL 6 SIDEWALK 3,059 S.F. LOTSIZE 2,890 S.F. LOTSIZE 2,804 S.F. LOTSIZE 85' 33' 34' 36' TYP. SMALL LOT LAYOUT

17.0 16.5

SIDEWALK

14.0 14.0

13.0 18.0

18.0 18.0 4.0 4.0 4.0 4.0 4.0 6.0

5.0 16.6

11.0 10.0 5.0 5.0 PL 2 PL 1 PL 3
SIDEWALK 2,261 S.F. LOTSIZE 2,128 S.F. LOTSIZE 2,194 S.F. LOTSIZE 34' 32' 33'

66.5' TYP. ALLEY LAYOUT 5.0 4.0 6.0 4.0 4.0 4.0

6.3 6.3

5.0 3.5

3.5 3.5

15.5 16.7 16.1 15.1

17.5 21.4 6.0 5.0 5.0 PLANNING AREA 2 - SMALL LOT DETACHED 123 LOTS TOTAL (LOTS 127-249) 34' X 85' TYP. - 2,952 S.F. AVG. 13.37 ACRES - 9.2 DU/AC PLAN SUMMARY (2 STORY TYP) 1ST 2ND QTY TYPE FLR FLR TOTAL 50 PL 4 793 SF 1,207 SF 2,000 SF 39 PL 5 844 SF 1,276 SF 2,120 SF 34 PL 6 873 SF 1,421 SF 2,294 SF PARKING SUMMARY REFER TO SHEET PE PRIVATE REAR/SIDE YARD AREA - 680 S.F./UNIT TYP. COMMON OPEN AREA 28,763 S.F. AVERAGE TOTAL OPEN SPACE/UNIT = 914 SF/UNIT NORTH SITE PLAN NOV 7, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 50 100 150 SP PLANNING AREA 1 - ALLEY CLUSTER 126 LOTS TOTAL (LOTS 1-126) 34.5' X 66.5' TYP. - 2,236 SF AVG. 10.17 ACRES - 12.39 DU/AC PLAN SUMMARY (2 STORY TYP) 1ST 2ND QTY TYPE FLR FLR TOTAL 49 PL 1 690 SF 1,120 SF 1,810 SF 42 PL 2 770 SF 1,180 SF 1,950 SF 35 PL 3 791 SF 1,255 SF 2,046 SF PARKING SUMMARY REFER TO SHEET PE PRIVATE REAR/SIDE YARD AREA = 500 S.F./UNIT TYP. COMMON OPEN AREA = 21,750 S.F. AVERAGE TOTAL OPEN SPACE/UNIT = 672 SF/UNIT PROJECT SUMMARY - TTM 38872 A.P.N. 439-180-011 TOTAL GROSS PROJECT SIZE: 1,066,175 (24.476 Ac.) TOTAL NET PROJECT SIZE: 1,025,461 SF (23.541 Ac.) NET DENSITY: 10.57 DU/ACRE NUMBER OF RESIDENTIAL LOTS: 249 EXISTING GENERAL PLAN: MIXED USE (MU) PROPOSED GENERAL PLAN: MIXED USE (MU) EXISTING ZONING: MIXED USE (MU) PROPOSED ZONING: MIXED USE (MU) MINIMUM LOT AREA: As Shown on the map MINIMUM LOT DEPTH: PA1-66.5' PA2-82' MINIMUM LOT WIDTH: PA1-32' PA2-32.5' MINIMUM LOT SIZE: PA1 - 2,120 SF PA2 - 2,800 SF MAXIMUM LOT SIZE: PA1 - 3,030 SF PA2 - 4,123 SF AVERAGE LOT SIZE: PA1 - 2,236 SF PA2 - 2,952 SF PLANNING AREA 1: LOTS 1-126 PLANNING AREA 2: LOTS 127-249 PROJECT DESCRIPTION: - PROJECT IS 24.4 ACRES IN SIZE AND PROPOSES TWO PLANNING AREAS. THERE ARE 126 LOTS IN PLANNING AREA 1 (PA1) AND 123 LOTS IN PLANNING AREA 2 (PA2). ALL ONSITE STREETS ARE PRIVATE. TWO ONSITE PARK AREAS ARE PROPOSED ALONG WITH AN ONSITE DUAL USE WQMP BASIN AND WILL BE PRIVATELY MAINTAINED. OFFSITE IMPROVEMENTS TO ESPLANDE AVE, HEWITT STREET AND COMMONWEALTH AVE A PART OF THIS PROJECT PROPOSAL LEGAL DESCRIPTION: THE LAND REFERRED TO IS SITUATED IN THE CITY OF SAN JACINTO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 3 OF PARCEL MAP 19362, IN THE CITY OF SAN JACINTO, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 122, PAGES 57 AND 58, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTYR RECORDER OF SAID COUNTY UTILITY PURVEYORS WATER EASTERN MUNICIPAL WATER DISTRICT SEWER CITY OF SAN JACINTO GAS SOUTHERN CALIFORNIA GAS COMPANY ELECTRIC SOUTHERN CALIFORNIA EDISON TELEPHONE AT&T CATB SPECTRUM SCHOOLS SAN JACINTO UNIFIED SCHOOL DISTRICT PROJECT NOTES 1. ALL ONSITE STREETS TO BE PRIVATE 2. PROJECT IS NOT GATED 3. REFER TO LANDSCAPE PLAN FOR FENCE AND WALL LOCATIONS AND DETAILS 4. REFER TO SHEET C-2 FOR DETAILED LOT SIZE TABLE WITH LOT COVERAGE AND FRONT LANDSCAPE PERCENTAGES 5. INDIVIDUAL TRASH PICKUP PROPOSED, REFER TO UNIT FLOOR PLANS FOR RECEPTACLE STORAGE AREA PROVIDED WITHIN EACH PRIVATE GARAGE 6. REFER TO CIVIL PLANS FOR PUBLIC STREET SECTIONS AND DEDICATIONS ESPLANADE - 18' DEDICATION HEWITT - 14' DEDICATION COMMONWEALTH - 9' DEDICATION 12 PROPERTY LINE - REFER TO CIVIL PLANS3456 2-STORY SMALL LOT DETACHED PRODUCT, TYP.7 POCKET PARK - SEE LANDSCAPE PLANS FOR DETAILS8 SEE PARKING EXHIBIT SHT PE FOR PARALLEL PARKING LOCATIONS9 6' HIGH MASONRY PERIMETER WALL PER LANDSCAPE PLANS 1011 SEE LANDSCAPE PLANS FOR AMENITY AREAS 12 LANDSCAPED PARKWAY 2-STORY ALLEY CLUSTER PRODUCT, TYP. FIRE LANE - 25' MINIMUM WIDTH CLEAR 5' SIDEWALK SITE PLAN KEYNOTES UPGRADED VEHICULAR PAVING CLASS 1 MULTI-USE PATH 13 BENCH SEATING AT PEDESTRIAN GREENBELT 14 6' HIGH VINYL PRIVACY FENCE PER LANDSCAPE PLANS HIGHWAY 74

STATE STREET

SAN JACINTO STREET VICINITY MAP NOT TO SCALE SITE

SANDERSON AVENUE ESPLANADE AVENUE
HEWITT STREET COMMONWEALTH AVE 4.4.j
Packet Pg. 620
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 1-P1 1-P2
1-P100 1-P99 1-P98 1-P97 1-P96 1-P95 1-P94 1-P93 1-P92 1-P91 1-P41-P3
1-P37 1-P38 1-P39 1-P40
1-P5 1-P6 1-P81-P7
1-P33 1-P34 1-P35 1-P36
1-P9 1-P10 1-P12 1-P11
1-P29 1-P30 1-P31 1-P32
1-P13 1-P14 1-P16 1-P15
1-P25 1-P26 1-P27 1-P28
1-P17 1-P18 1-P20 1-P19
1-P21 1-P22 1-P23 1-P24
1-P41 1-P42 1-P43 1-P44 1-P45 1-P46 1-P47 1-P48 1-P53 1-P54 1-P55 1-P56 1-P62 1-P63 1-P64 1-P65 1-P57 1-P66 1-P74 1-P75
1-P67
1-P70 1-P69 1-P68
1-P71 1-P72
1-P73 1-P76 1-P77 1-P78 1-P79 1-P80 1-P81 1-P82 1-P83 1-P84 1-P85 1-P86 1-P87 1-P88 1-P52 1-P51 1-P50 1-P49 1-P58 1-P59 1-P60 1-P61 1-P90 1-P89 2-P162 2-P163 2-P104 2-P103 2-P102 2-P101 2-P105 2-P106 2-P107 2-P108 2-P109 2-P112 2-P111 2-P110
2-P160 2-P159 2-P156 2-P157 2-P158 2-P155 2-P154 2-P153 2-P150 2-P151 2-P152 2-P113 2-P114 2-P115 2-P118 2-P117 2-P116 2-P119 2-P120 2-P121 2-P124 2-P123 2-P122 2-P149 2-P148 2-P147 2-P144 2-P145 2-P146 2-P143 2-P142 2-P141 2-P126 2-P125
2-P140
2-P127 2-P128 2-P129
2-P130
2-P131
2-P132
2-P133
2-P134
2-P135
2-P136
2-P137
2-P139
2-P138
STREET "A"
STREET "A" STREET "B" STREET "C" STREET "C" STREET "B" STREET "D" STREET "D" STREET "E" STREET "E" STREET "F" STREET "F" STREET "G" STREET "G" STREET "H" STREET "H"
STREET "I" STREET "I"
STREET "J" STREET "J"
STREET "K" STREET "L" STREET "M" STREET "N" STREET "0" 2-P161 RESIDENTIAL MEDIUM DENSITY

COMMERCIAL GENERAL

RESIDENTIAL MEDIUM DENSITY MIXED USE COMMONWEALTH AVENUE CL

HEWITT STREET
CL

ESPLANADE
CL
AVENUE
(N00°39'48"W 1089.87')
(N89°53'06"E 1058.98')
1190.31' (1190.41' R1)
(989.16')
(951.19')
N44°36'39"E
N00°05'03"E 1280.14' (1280.25' R1)
(35.53' R1) 35.53' OWNER: ALFRED SANTOS ET. AL. APN: 439-112-028 OWNER: XU GYM APN: 439-112-030 OWNER: GOLDEN OCEAN REALTY LLC APN: 439-112-002 OF CALIFORNIA LLC APN: 439-180-015 OWNER: CENTURY COMMUNITIES

44.00' 44.00' 69.67'

69.67' COMMONWEALTH AVENUE
CL
CL
1 10 12 16 13 23 20 17 24 30 31 34 38 35 45 40 39 46 50 52 53 55 56 64 61 60 57 65 68 69 72 77 76 73 5 141 25 70 83 80 75 2 3
4 6 7 8 9 11 15 14 22 21 19 18 26 27 28 29 32 33 37 36 44 43 42 41 47 48 49 51 54 63 62 59 58 66 67 71 82 81 79 78 74 127 128 129 130 131 132 133 134 135 136 137 138 139 140 142143 144 145 146 147 148 149 179 150 180 181182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 206 205 204 203 202 201 208 209 210 211 212 213 220 219 218 217 216 215 222 223 224 225 226 227 200 207 214 221 228 LOT B LOT A

LOT E LOT G LOT H
LOT I LOT L LOT M 66.95' (N89°20'05"E 135.96')
L=760.86' R=2000.00'
D
=21°47'49"
L=173.45'
D =4°58'08"
L=156.94' R=1956.00'
D =4°35'49"
N16°32'05"E(R)
L=777.60' R=2044.00'
D
=21°47'49"
N45°39'51"W
(35.36' R1) 35.37' OWNER: WEST PERSHING 30 APN: 439-112-023 APN: 437-410-052 OWNER: AMERICAN VILLAGE HOMEOWNERS ASSOCIATION 44.00'

44.00'

69.01' 69.01'

HEWITT STREET

ESPLANADE
CL
AVENUE
R=2000.00' 85 90 91 94 105 100 99 98 95 106 110 111 112 115 120 116 126 158 240 249 84 125 241 86 87 88 89 92 93 104 103 102 101 97 96 107 108 109 113 114 121 119 118 117 124 123 122 151 152 153 154 155 156 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 235 233 232 231 230 229 236 237 238 239 243 244 245 246 248 247 157 234 242 LOT C LOT D
LOT I
LOT J LOT K LOT F PRODUCT 2 - SMALL LOT DETACHED 246 GARAGE STALLS 246 PRIV. DRIVEWAY STALLS 63 ON STREET STALLS (2-P101 THROUGH 2-P163) 555 TOTAL STALLS (4.51 ST/U) NORTH PARKING EXHIBIT NOV 7, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 50 100 150 PE PRODUCT 1 - ALLEY CLUSTER 252 GARAGE STALLS 100 ON STREET STALLS (1-P1 THROUGH 1-P100) 352 TOTAL STALLS (2.79 ST/U) PRODUCT 1 - PARALLEL STREET STALL (8' X 22') PRODUCT 2 - PARALLEL STREET STALL (8' X 22') PRODUCT 2 - PRIVATE DRIVEWAY STALLS (9' X 18') TYPICAL 2 CAR GARAGE (20' X 20' CLEAR) REFER TO UNIT FLOOR PLANS FOR DIMENSIONS 4.4.j Packet Pg. 621
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) STREET "A"
STREET "A" STREET "B" STREET "C" STREET "C" STREET "B" STREET "D" STREET "D" STREET "E" STREET "E" STREET "F" STREET "F" STREET "G" STREET "G" STREET "H" STREET "H"
STREET "I" STREET "I"
STREET "J" STREET "J"
STREET "K" STREET "L" STREET "M" STREET "N" STREET "0" RESIDENTIAL MEDIUM DENSITY

COMMERCIAL GENERAL

RESIDENTIAL MEDIUM DENSITY MIXED USE
1 1
6 1
2 3 5 4
7 2 3 4
2 9
8 4
4 4
2 2
4 4
4 4
4 2
2 6 4
4 2
4 2
4 2
2 4
2 4
1 6
6 1 6
8 6 8
2 4
8 6
1 6
8 6 1
8 8
6 2
1 6
7 5 7
6 3
7 3
7 5
1 3
7 1
3 7
2 2
4 2
3 8
9 9 9
3 4 9 7
2 5
7 7
6 5
5 9 9
3 8 9 9
9 5
5 3
1 4
7 4
9 9 3
5 7
9 9
2 4
2 9 9 3 6
8 5
4 2
4 2
2 2
2 2 3
4 7
4 4
4 4
7 6 2
4 3 2
5 2
4 2
4 2
2 2
4 4
4 2
2 4
4 2
2 4
2 44
2 6
1 1
6 66
1 8
6 6
8 6
1 8
6 6
8 8
2 2
1 8
6 1
1 6
5 3
7 9
5 7
5 3
5 5
7 5
6 5
5 3
1 5 9
8 9
9 9
9 7
95 5 5
9 9
7 7
5 9 3
3 2
3 3
3 9
6 9 3
9 3
3 9
7 3
3 9
PL 1A
PL 2A
PL 1B
PL 2A PL 1B
PL 1B
PL 1A
PL 1B
PL 1A
PL 1B
PL 1A
PL 1B
PL 1A
PL 1A
PL 1A PL 1B
PL 1A PL 1B
PL 1B PL 1A
PL 1A
PL 1B
PL 3B
PL 1A
PL 1B
PL 1A
PL 1A
PL 1B PL 1B
PL 1A
PL 1B
PL 1B
PL 1B
PL 1A
PL 1A
PL 1A
PL 1B
PL 1A
PL 1B
PL 1B
PL 1A
PL 1B
PL 1A
PL 2B
PL 2A
PL 2B
PL 3A
PL 2B
PL 1A
PL 3B
PL 3B
PL 3B
PL 1B
PL 2A
PL 2A
PL 3A
PL 2A
PL 1A
PL 3B
PL 1B
PL 3A
PL 2B
PL 3B
PL 2A
PL 2A PL 3B
PL 3A
PL 3A
PL 3B
PL 2A
PL 3B
PL 2B
PL 2A
PL 2B
PL 1B
PL 3A
PL 2B
PL 2A
PL 3A PL 3B
PL 3A
PL 2B
PL 3B
PL 2A
PL 3B
PL 2B
PL 3A
PL 2A
PL 2B
PL 1A
PL 2B
PL 3A
PL 3A PL 2B
PL 3A
PL 2A
PL 1B
PL 2B
PL 3B
PL 3B
PL 2A
PL 3B
PL 1A
PL 2B
PL 1A
PL 3A
PL 3B
PL 3A
PL 3A
PL 3B
PL 3B
PL 3A
PL 2A
PL 2A
PL 2B
PL 2A
PL 3B
PL 2A
PL 3B
PL 2B
PL 2A
PL 1B
PL 2A
PL 2B PL 3A
PL 2A
PL 4B
PL 4A
PL 4A
PL 4A
PL 4A PL 4A PL 4A PL 4A PL 4B PL 4B PL 4B PL 4B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B PL 5B PL 6A PL 5A PL 6B
PL 4A
PL 4B
PL 6A
PL 6A
PL 6B
PL 6B
PL 5A
PL 5A
PL 5B
PL 4B
PL 5B
PL 4A
PL 5A
PL 4B
PL 6A
PL 4A
PL 4B
PL 5A
PL 6A
PL 6B
PL 6A
PL 4A PL 5B
PL 5B
PL 4A
PL 6A PL 4B
PL 5A
PL 4A
PL 6A
PL 4A
PL 4B
PL 5A
PL 4B
PL 6B
PL 4A
PL 5A
PL 4A
PL 4B
PL 5A PL 4A
PL 5A
PL 4B
PL 5A
PL 4A
PL 5B
PL 6A
PL 4B
PL 6B
PL 4B
PL 5A
PL 4A
PL 4B
PL 6A PL 4A
PL 5B
PL 4B
PL 6A
PL 4A
PL 4B
PL 5A
PL 4B
PL 5A
PL 4A
PL 5B
PL 4A
PL 4B
PL 6A PL 6B
PL 6B
PL 5A
PL 6A
PL 4A
PL 6B
PL 5B
PL 6B
PL 5A
PL 6A
PL 5B
PL 6A PL 4B
PL 5A PL 4A PL 5B PL 6B PL 5A PL 5B PL 6A PL 5B PL 4A PL 6B PL 4A PL 6A PL 4B PL 5A PA-1 PA-2 COMMONWEALTH AVENUE CL

HEWITT STREET
CL

ESPLANADE
CL
AVENUE
(N00°39'48"W 1089.87')
(N89°53'06"E 1058.98')
1190.31' (1190.41' R1)
(989.16')
(951.19')
N44°36'39"E
N00°05'03"E 1280.14' (1280.25' R1)
(35.53' R1) 35.53' OWNER: ALFRED SANTOS ET. AL. APN: 439-112-028 OWNER: XU GYM APN: 439-112-030 OWNER: GOLDEN OCEAN REALTY LLC APN: 439-112-002 OF CALIFORNIA LLC APN: 439-180-015 OWNER: CENTURY COMMUNITIES

44.00' 44.00' 69.67'

69.67' COMMONWEALTH AVENUE
CL
CL
1 10 12 16 13 23 20 17 24 30 31 34 38 35 45 40 39 46 50 52 53 55 56 64 61 60 57 65 68 69 72 77 76 73 5 141 25 70 83 80 75 2 3
4 6 7 8 9 11 15 14 22 21 19 18 26 27 28 29 32 33 37 36 44 43 42 41 47 48 49 51 54 63 62 59 58 66 67 71 82 81 79 78 74 127 128 129 130 131 132 133 134 135 136 137 138 139 140 142143 144 145 146 147 148 149 179 150 180 181182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 206 205 204 203 202 201 208 209 210 211 212 213 220 219 218 217 216 215 222 223 224 225 226 227 200 207 214 221 228 LOT B LOT A

LOT E LOT G LOT H
LOT I LOT L LOT M 66.95' (N89°20'05"E 135.96')
L=760.86' R=2000.00'
D
=21°47'49"
L=173.45'
D =4°58'08"
L=156.94' R=1956.00'
D =4°35'49"
N16°32'05"E(R)
L=777.60' R=2044.00'
D
=21°47'49"
N45°39'51"W
(35.36' R1) 35.37' OWNER: WEST PERSHING 30 APN: 439-112-023 APN: 437-410-052 OWNER: AMERICAN VILLAGE HOMEOWNERS ASSOCIATION 44.00'

44.00'

69.01' 69.01'

HEWITT STREET

ESPLANADE
CL
AVENUE
R=2000.00' 85 90 91 94 105 100 99 98 95 106 110 111 112 115 120 116 126 158 240 249 84 125 241 86 87 88 89 92 93 104 103 102 101 97 96 107 108 109 113 114 121 119 118 117 124 123 122 151 152 153 154 155 156 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 235 233 232 231 230 229 236 237 238 239 243 244 245 246 248 247 157 234 242 LOT C LOT D
LOT I
LOT J LOT K LOT F 34' 35.3' 33'
33' 32.5' 34'

58.2' 33' 34'

35.3'

37.2'

35.1'

34.1'

37.2' 34' 35' 33' 34' 33' 33' 35' 33' 35' 34' 33' 33' 34' 36' 36' 47'

35.1'
36'

34.1'

35.1'

37.2'

34.1' 34' 33' 33' 33' 33' 33' 33' 33' 32' 34' 34' 34'34' 33' 36' 40' 32'34' 32' 32' 32' 32' 32' 32' 32' 33' 33' NORTH COLOR PLOTTING EXHIBIT NOV 7, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 50 100 150 CPE COLOR PLOTTING COLOR EXTERIOR PLAN SCHEME STYLE TYPE 1 TRADITIONAL RANCH 1A, 4A COTTAGE 2A, 5A
2 SPANISH 1B, 2B, 4B, 5B
3 COTTAGE 2A, 5A FARMHOUSE 3B, 6B
4 SPANISH 1B, 2B, 4B, 5B
5 BUNGALOW 3A, 6A COTTAGE 2A, 5A
6 TRADITIONAL RANCH 1A, 4A FARMHOUSE 3B, 6B
7 COTTAGE 2A, 5A BUNGALOW 3A, 6A
8 TRADITIONAL RANCH 1A, 4A BUNGALOW 3A, 6A
9 BUNGALOW 3A, 6A FARMHOUSE 3B, 6B REFER TO COLORBOARDS FOR ADDITIONAL INFORMATION AND MATERIALS 4.4.j Packet Pg. 622
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) STREET "A"
STREET "A" STREET "B" STREET "C" STREET "C" STREET "B" STREET "D" STREET "D" STREET "E" STREET "E" STREET "F" STREET "F" STREET "G" STREET "G" STREET "H" STREET "H"
STREET "I" STREET "I"
STREET "J" STREET "J"
STREET "K" STREET "L" STREET "M" STREET "N" STREET "0" RESIDENTIAL MEDIUM DENSITY

COMMERCIAL GENERAL
RESIDENTIAL MEDIUM DENSITY MIXED USE 146.2 70.0 150' HOSE PULL, TYP. 150' HOSE PULL, TYP. 70.0 146.2 70.0 150' HOSE PULL, TYP. 70.0 150' HOSE PULL, TYP. 146.2 70.0 150' HOSE PULL, TYP. 150' HOSE PULL, TYP. 148.2150' HOSE PULL, TYP. 150' HOSE PULL, TYP. 70.0 150' HOSE PULL, TYP. 150' HOSE PULL, TYP. 150' HOSE PULL, TYP. 20.0 20.0 24.0 TYP. 24.0 TYP. 24.0 TYP. 24.0 TYP. 24.0 TYP. 24.0 TYP.

24.0 TYP. 12.6

20.0 20.0

24.0 TYP.

24.0 TYP.

24.0 TYP. 24.0 TYP. 24.0 TYP. COMMONWEALTH AVENUE
CL

HEWITT STREET
CL

ESPLANADE
CL
AVENUE
(N00°39'48"W 1089.87')
(N89°53'06"E 1058.98')
1190.31' (1190.41' R1)
(989.16')
(951.19')
N44°36'39"E
N00°05'03"E 1280.14' (1280.25' R1)
(35.53' R1) 35.53' OWNER: ALFRED SANTOS ET. AL. APN: 439-112-028 OWNER: XU GYM APN: 439-112-030 OWNER: GOLDEN OCEAN REALTY LLC APN: 439-112-002 OF CALIFORNIA LLC APN: 439-180-015 OWNER: CENTURY COMMUNITIES

44.00' 44.00' 69.67'

69.67' COMMONWEALTH AVENUE
CL
CL
1 10 12 16 13 23 20 17 24 30 31 34 38 35 45 40 39 46 50 52 53 55 56 64 61 60 57 65 68 69 72 77 76 73 5 141 25 70 83 80 75 2 3
4 6 7 8 9 11 15 14 22 21 19 18 26 27 28 29 32 33 37 36 44 43 42 41 47 48 49 51 54 63 62 59 58 66 67 71 82 81 79 78 74 127 128 129 130 131 132 133 134 135 136 137 138 139 140 142143 144 145 146 147 148 149 179 150 180 181182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 206 205 204 203 202 201 208 209 210 211 212 213 220 219 218 217 216 215 222 223 224 225 226 227 200 207 214 221 228 LOT B LOT A

LOT E LOT G LOT H
LOT I LOT L LOT M 66.95' (N89°20'05"E 135.96')
L=760.86' R=2000.00'
D
=21°47'49"
L=173.45'
D =4°58'08"
L=156.94' R=1956.00'
D =4°35'49"
N16°32'05"E(R)
L=777.60' R=2044.00'
D
=21°47'49"
N45°39'51"W
(35.36' R1) 35.37' OWNER: WEST PERSHING 30 APN: 439-112-023 APN: 437-410-052 OWNER: AMERICAN VILLAGE HOMEOWNERS ASSOCIATION 44.00'

44.00'

69.01' 69.01'

HEWITT STREET

ESPLANADE
CL
AVENUE
R=2000.00' 85 90 91 94 105 100 99 98 95 106 110 111 112 115 120 116 126 158 240 249 84 125 241 86 87 88 89 92 93 104 103 102 101 97 96 107 108 109 113 114 121 119 118 117 124 123 122 151 152 153 154 155 156 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 235 233 232 231 230 229 236 237 238 239 243 244 245 246 248 247 157 234 242 LOT C LOT D
LOT I
LOT J LOT K LOT F 34' 35.3' 33'
33' 32.5' 34'

58.2' 33' 34'

35.3'

37.2'

35.1'

34.1'

37.2' 34' 35' 33' 34' 33' 33' 35' 33' 35' 34' 33' 33' 34' 36' 36' 47'

35.1'
36'

34.1'

35.1'

37.2'

34.1' 34' 33' 33' 33' 33' 33' 33' 33' 32' 34' 34' 34'34' 33' 36' 40' 32'34' 32' 32' 32' 32' 32' 32' 32' 33' 33' NORTH FIRE LANE EXHIBIT NOV 7, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 50 100 150 FLE FIRE RADII - 28' INSIDE, 48' OUTSIDE, TYPICAL FIRE LANE - 24' WIDTH MIN., TYPICAL R=28'-0"
R=48'-0"
PROJECT WILL NOT BE GATED LEGEND 4.4.j
Packet Pg. 623
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

ALLEY CLUSTER STREETSCENES
OCT 13, 2024 5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198

ARCHITECTURE

SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES
DEVELOPER: PASSCO PACIFICA, LLC
ATTN. OSCAR GRAHAM
333 City Blvd. West, # 1700
Orange, CA 92866
(714) 609-7257
OWNER: SAN JACINTO INVESTMENTS 2023, LLC
8951 RESEARCH DRIVE
IRVINE, CA 92618
0 4 8 12
A-1

4.4.j
Packet Pg. 624
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

ALLEY CLUSTER STREETSCENES
OCT 13, 2024 5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198

ARCHITECTURE

SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES
DEVELOPER: PASSCO PACIFICA, LLC
ATTN. OSCAR GRAHAM
333 City Blvd. West, # 1700
Orange, CA 92866
(714) 609-7257
OWNER: SAN JACINTO INVESTMENTS 2023, LLC
8951 RESEARCH DRIVE
IRVINE, CA 92618
0 4 8 12
A-2

REVERSE FRONTAGE AT COMMONWEALTH AND ESPLANADE

REVERSE FRONTAGE AT HEWITT STREET

4.4.j
Packet Pg. 625
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

SMALL LOT STREETSCENES
OCT 13, 2024 5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198

ARCHITECTURE

SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES
DEVELOPER: PASSCO PACIFICA, LLC
ATTN. OSCAR GRAHAM
333 City Blvd. West, # 1700
Orange, CA 92866
(714) 609-7257
OWNER: SAN JACINTO INVESTMENTS 2023, LLC
8951 RESEARCH DRIVE
IRVINE, CA 92618
0 4 8 12
A-3

4.4.j
Packet Pg. 626
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) OCT 13, 2024 5256 S. Mission Road, Ste. 404
Bonsall, CA 92003
www.summarch.com p.760.724.1198

ARCHITECTURE

SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES
DEVELOPER: PASSCO PACIFICA, LLC
ATTN. OSCAR GRAHAM
333 City Blvd. West, # 1700
Orange, CA 92866
(714) 609-7257
OWNER: SAN JACINTO INVESTMENTS 2023, LLC
8951 RESEARCH DRIVE
IRVINE, CA 92618
0 4 8 12
A-4

REVERSE FRONTAGE AT ESPLANADE AND COMMONWEALTH

SMALL LOT STREETSCENES

4.4.j
Packet Pg. 627
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) GARAGE ENTRY KITCHEN DINING LIVING LAUN PWD W.I.C. BDRM 3 BDRM 2 BDRM 4 BDRM 1 BA 1 BA 2 LOFT LAUN 23' 56'-9" T R O
20'-3" 22'-412" 7'-1" 15'-11"
15'-2" 10'-1112"
23'-2"
15'-2" 8' 9'-3" 3'-6" 15'-11"
15'-2" 11'-1"
15'-2" 14'-7" 7'-1"
9'-312" 14'-3" 2'-312"
16'-4" 13'-012" 12'-8 22'-10" 12 10'-3 " 12" W.I.C. 2ND FLOOR 1ST FLOOR 7"
RECESS
9'-912" ALLEY CLUSTER - PLAN 1 OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-5 PLAN 1 1ST FLOOR 690 S.F. 2ND FLOOR 1,120 S.F. TOTAL LIVABLE 1,810 S.F. GARAGE 509 S.F. 4.4.j Packet Pg. 628
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 1 8 2 7 3 5 9 10 6 4
29' BLDG HT. 1 2 4 8 10 7 5 9 3 6 4 6 7 10 5 3 1 2 1 6 5 7 3 8 2 4 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BRICK VENEER 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - REWAWN WOOD 7. VINYL WINDOW W/ TRIM SURROUND 8. DECORATIVE LIGHT FIXTURE 9. DECORATIVE SHUTTERS 10. DECORATIVE GABLE OUTLOOKER 11. STUCCO CONTROL JOINT ALLEY CLUSTER - 1A TRADITIONAL RANCH OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-6 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 629
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 1 7 5 3 4 9 6 2 10
25' 8 BLDG HT. 11 3 1 10 7 2 9 4 5 10 6 3 2 1 4 5 11 3 1 7 5 4 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. EAVE - STUCCO OVER SHAPED FOAM CORNICE 5. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 6. RECESSED VINYL WINDOW W/ ARCHED HEAD 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE GABLE ACCENT 9. DECORATIVE METAL POTSHELF 10. DECORATIVE STUCCO RECESS 11. STUCCO CONTROL JOINT ALLEY CLUSTER - 1B SPANISH OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-7 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 630
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) GARAGE ENTRY KITCHEN DINING LIVING LAUN BA 3 LOFT W.I.C. BDRM 3 BDRM 2 BDRM 5 BDRM 1 BA 1 BA 2 BDRM 4 24'-8" 16' ORT
20'-112" 20'-812"
56'-9"
9'-3" 13'-9" 12'-9" 21'
7'-10" 6'-1" 3'-7" 8'-4" 14'-11" 21'-312 2'-8 " 12" 8" 15'-312" 8'-812" 24' 8'-812 15'-3 " 12" 10'-112 2'-8 " 12" 11'-2" 9'-3" 13'-212" 5'-612" 11'-212" 15'-3" 1'-312"
56'-9"
9'-5" 13'-012" 7'-7" 11'-11" 13'-912" 2ND FLOOR 1ST FLOOR 7"
RECESS ALLEY CLUSTER - PLAN 2 OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-8 PLAN 2 1ST FLOOR 770 S.F. 2ND FLOOR 1,180 S.F. TOTAL LIVABLE 1,950 S.F. GARAGE 465 S.F. 4.4.j Packet Pg. 631
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 3 6 7 1 2 4 5
26' 8 BLDG HT. 1 5 7 9 4 10 2 3 6 1 2 10 3 9 4 5 4 2 3 1 5 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 5. DECORATIVE LIGHT FIXTURE 6. DECORATIVE SHUTTERS 7. DECORATIVE GABLE ACCENT 8. DECORATIVE WOOD POTSHELF 9. DECORATIVE GABLE VENT 10. STUCCO CONTROL JOINT ALLEY CLUSTER - 2A COTTAGE OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-9 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION SEE SHEETS A-14 AND A-15 REAR ELEVATION FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 632
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 4 6 5 10 3 1 7 2 9
26'-6" 8 BLDG HT. 1 2 5 9 7 10 3 6 11 4 4 6 10 1 2 5 3 7 11 9 7 1 9 2 5 3 4 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - STONE VENEER 5. EAVE - STUCCO OVER SHAPED FOAM CORNICE 6. TRIM - STUCCO OVER FOAM 7. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 8. RECESSED VINYL WINDOW W/ SLOPED SILL 9. DECORATIVE LIGHT FIXTURE 10. DECORATIVE METAL POTSHELF 11. STUCCO CONTROL JOINT ALLEY CLUSTER - 2B SPANISH OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-10 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 633
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) ENTRY GARAGEKITCHEN DINING LIVING LAUN BA 3 W.I.C. LOFT BDRM 3 BDRM 2 OPT BD 5 BDRM 1 BA 1 BA 2 BDRM 4 25' 58' ORT 20'-3"
20'-3"
10'-7" 5'-312" 7'-912" 20'-912" 13'-612" 11'-112" 13'-1012 9'-8 " 12" 15'-312" 59'
13'-7" 7'-412" 8'-712" 7'-5" 5'-312" 14'-1012" 1'-10"
12'-6" 9'-712" 13'-112" 9' 14'-9" 10'-1 4'-2" 20'-10" 12 4' 10'-10 " 12" 2ND FLOOR 1ST FLOOR 12'-6" 31'-312" 5' 9'-212"
7"
RECESS ALLEY CLUSTER - PLAN 3 OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-11 PLAN 3 1ST FLOOR 791 S.F. 2ND FLOOR 1,255 S.F. TOTAL LIVABLE 2,046 S.F. GARAGE 457 S.F. 4.4.j Packet Pg. 634
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 7 3 4 12 1 28' 8 9 10 11 5 BLDG HT. 2 7 13 12 5 10 4 11 1 8 3 6 9 5 2 3 11 12 6 10 4 1 13 1 7 3 2 7 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - 2X RESAWN WOOD 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE WOOD POSTS 9. DECORATIVE SHAPED CORBELS 10. DECORATIVE GABLE OUTLOOKER 11. DECORATIVE SHUTTERS 12. VINYL WINDOW W/ TRIM SURROUND 13. STUCCO CONTROL JOINT ALLEY CLUSTER - 3A BUNGALOW OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 635
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 7 6 9 1 4 3
25' 8 5 BLDG HT. 10 4 6 1 3 2 7 8 5 4 4 1 2 4 9 3 6 10 2 3 6 1 7 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. TRIM - RESAWN WOOD 6. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE WOOD POSTS 9. DECORATIVE SHAPEDCORBELS 10. STUCCO CONTROL JOINT ALLEY CLUSTER - 3B FARMHOUSE OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-13 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SEE SHEETS A-14 AND A-15 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 636
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) ALLEY CLUSTER - REVERSE FRONTAGE OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-14 2A - COTTAGE 3B - FARMHOUSE 1A =- TRAD. RANCH 2B - SPANISH 1B - SPANISH 3A - BUNGALOW (WINDOW TRIM, SHUTTERS, GABLE ACCENT, POTSHELF) (WINDOW TRIM, SHUTTERS, RECESS ACCENT, SHAPED EAVE, POTSHELF) (WINDOW TRIM, BOARD/BATTEN GABLES, BAND TRIM) (WINDOW TRIM, LAP SIDING GABLE, SHUTTERS) (WINDOW TRIM, SHUTTERS, BOARD/BATTEN GABLE, OUTLOOKERS) (WINDOW TRIM, DECORATIVE RAILING, SHAPED EAVE CORNICE) 4.4.j Packet Pg. 637
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) ALLEY CLUSTER - REVERSE FRONTAGE OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-15 2A - SPANISH 2A - COTTAGE 2B - SPANISH (WINDOW TRIM, DECORATIVE RAILING) (WINDOW TRIM, POTSHELF, GABLE ACCENT, SHAPED EAVE CORNICE, RECESSED ACCENTS) (WINDOW TRIM, SHUTTERS, GABLE VENT) 4.4.j Packet Pg. 638
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 5:12 5:12 5:12
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4:12 HIP ALLEY CLUSTER - ROOF PLANS OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 8 16 24 A-16 1A ROOF TRAD. RANCH 1B ROOF SPANISH 2A ROOF COTTAGE 2B ROOF SPANISH 3B ROOF FARMHOUSE 3A ROOF BUNGALOW 4.4.j Packet Pg. 639
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) GARAGE ENTRY KITCHEN DINING LIVING W.I.C. W.I.C. BDRM 3 BDRM 2 BDRM 4 LAUN BDRM 1 BA 1 PWD W.I.C. BA 2 25' 53' O RT
20'-2" 20'-312"
11'-912" 12'-1012" 7'-7" 20'-9" 13'-212" 11'-912"
36'-1" 5' 11'-11"
15'-1012" 9'-1112" 15'-012"
13'-512" 6'-2" 12'-312"
54'-4"
13'-3" 16'-212" 3'-012" 5'-1112" 20'-1012 4'-1 " 12 10'-5" 10'-5 " 12 4'-1 " 12" 2ND FLOOR 1ST FLOOR 10'-612" 11'-1012" WH
7"
RECESS SMALL LOT - PLAN 4 OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-17 PLAN 4 1ST FLOOR 793 S.F. 2ND FLOOR 1,207 S.F. TOTAL LIVABLE 2,000 S.F. GARAGE 462 S.F. 4.4.j Packet Pg. 640
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 3 4 9 6 10 1 5 7 8
25'-6" BLDG HT. 11 3 1 7 4 5 2 5 4 3 7 2 1 11 3 2 11 8 1 7 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BRICK VENEER 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - REWAWN WOOD 7. VINYL WINDOW W/ TRIM SURROUND 8. DECORATIVE LIGHT FIXTURE 9. DECORATIVE SHUTTERS 10. DECORATIVE GABLE OUTLOOKER 11. STUCCO CONTROL JOINT SMALL LOT - 4A TRADITIONAL RANCH OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-18 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 641
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 4 5 10 8 6 1 3 2 10
25' 7 BLDG HT. 1 3 2 5 4 9 11 10 10 4 1 3 5 4 11 1 10 3 6 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. EAVE - STUCCO OVER SHAPED FOAM CORNICE 5. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 6. DECORATIVE METAL AWNING 7. DECORATIVE GABLE ACCENT 8. DECORATIVE METAL POTSHELF 9. DECORATIVE STUCCO RECESS 10. DECORATIVE LIGHT FIXTURE 11. STUCCO CONTROL JOINT SMALL LOT - 4B SPANISH OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-19 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 642
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) GARAGE ENTRY KITCHEN OPT BD 5 DINING LIVING BDRM 1 BA 1 BDRM 4 LAUN LOFT BDRM 3 BDRM 2 BA 2 W.I.C. W.I.C. BA 3 26' 53' O T R 20'-3"
20'-2"
13'-9" 16'-3" 23' 15'-3" 10'-9"
38'-112" 5' 9'-1012"
54'
15'-9" 11'-11" 14'-1"
11'-912"
10'-2" 15'-10"
5'-812" 11'-612" 5'-912" 6'-412" 12'-912" 5' 10'-11" 10'-1" 5'-2" 20'-10" 2ND FLOOR 1ST FLOOR WH 9'-11" 2'-4"
7"
RECESS SMALL LOT - PLAN 5 OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-20 PLAN 5 1ST FLOOR 844 S.F. 2ND FLOOR 1,276 S.F. TOTAL LIVABLE 2,120 S.F. GARAGE 457 S.F. 4.4.j Packet Pg. 643
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 3 2 1 7 6 4 5
25' 8 BLDG HT. 3 2 1 10 4 5 3 2 1 4 10 10 1 7 3 7 11 5 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 5. DECORATIVE LIGHT FIXTURE 6. DECORATIVE SHUTTERS 7. DECORATIVE GABLE ACCENT 8. DECORATIVE WOOD POTSHELF 9. DECORATIVE GABLE VENT 10. STUCCO CONTROL JOINT SMALL LOT - 5A COTTAGE OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-21 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 644
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 5 9 10 3 1 7 2 4 6
27' 8 11 BLDG HT. 3 1 2 10 5 11 5 6 4 6 4 3 1 2 5 12 7 3 7 2 12 1 9 5 MATERIAL SCHEDULE 1. ROOF - CONCRETE S TILE ROOFING 2. FASCIA - STUCCO OVER SHAPED FOAM CORNICE 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - STONE VENEER 5. EAVE - STUCCO OVER SHAPED FOAM CORNICE 6. TRIM - STUCCO OVER E.P.S. 7. VINYL WINDOW W/ STUCCO O/ E.P.S. TRIM 8. DECORATIVE STUCCO RECESS 9. DECORATIVE LIGHT FIXTURE 10. DECORATIVE METAL POTSHELF 11. DECORATIVE SHUTTERS 12. STUCCO CONTROL JOINT SMALL LOT - 5B SPANISH OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-22 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 645
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2ND FLOOR 1ST FLOOR GARAGE ENTRY KITCHEN BDRM 5 DINING LIVING BDRM 1 BA 1 BDRM 4 LAUN LOFT BDRM 3 BDRM 2 BA 2 W.I.C. BA 3 26' 3' ORT 22'-5"
20'-2" 14'-9"
14'-4" 10'
15'-2" 9'-412" 11'-812" 20'-9"
15'-912" 5'-9" 10'
58'-6"
14'-212" 12'-912" 12'-2" 16'-10" 2'-512"
9' 6'-11" 13'-2" 15'-1" 11'-3" 10'-11 3' 23' 12 2'-11 " 12" 12'-1" 2ND FLOOR 1ST FLOOR WH 7'-012" 13'-812" 16'
7"
RECESS SMALL LOT - PLAN 6 OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-23 PLAN 6 1ST FLOOR 873 S.F. 2ND FLOOR 1,421 S.F. TOTAL LIVABLE 2,294 S.F. GARAGE 505 S.F. 4.4.j Packet Pg. 646
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 7 1 3 4 2 8
26' 5 9 10 11 6 BLDG HT. 12 1 2 3 9 4 8 11 7 10 6 5 6 3 8 5 1 12 3 12 8 4 11 7 9 1 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. WALL - HORIZONTAL LAP SIDING 6. WALL - STONE VENEER 7. TRIM - RESAWN WOOD 8. VINYL WINDOW W/ TRIM SURROUND 9. DECORATIVE LIGHT FIXTURE 10. DECORATIVE SHAPED CORBELS 11. DECORATIVE GABLE OUTLOOKER 12. STUCCO CONTROL JOINT SMALL LOT - 6A BUNGALOW OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-24 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 647
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 2 1 7 9 4 12 3
25' 6 BLDG HT. 2 1 7 4 12 3 6 4 2 1 3 12 6 13 1 6 3 7 13 MATERIAL SCHEDULE 1. ROOF - FLAT SHAKE CONCRETE TILE 2. FASCIA - 2X RESAWN WOOD 3. WALL - EXTERIOR 16/20 SAND FINISH STUCCO 4. WALL - BOARD/BATTEN SIDING 5. WALL - HORIZONTAL LAP SIDING 6. TRIM - 2X RESAWN WOOD 7. DECORATIVE LIGHT FIXTURE 8. DECORATIVE WOOD POSTS 9. DECORATIVE SHAPED CORBELS 10. DECORATIVE GABLE OUTLOOKER 11. DECORATIVE SHUTTERS 12. VINYL WINDOW W/ TRIM SURROUND 13. STUCCO CONTROL JOINT SMALL LOT - 6B FARMHOUSE OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION A-25 SEE SHEET A-26 FOR REVERSE FRONTAGE ELEVATIONS 4.4.j Packet Pg. 648
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) SMALL LOT - REVERSE FRONTAGE OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 4B - SPANISH 5B - SPANISH 5A - COTTAGE 6B - FARMHOUSE A-26 6A - BUNGALOW 4A - TRAD. RANCH (WINDOW TRIM, AWNING, GABLE ACCENTS, SHAPED EAVE, POTSHELF) (WINDOW TRIM, SHUTTERS, POTSHELF, SHADED EAVE) (WINDOW TRIM, SHUTTERS, LAP SIDING) (WINDOW TRIM, BOARD/BATTEN GABLE, OUTLOOKERS, BAND TRIM) (WINDOW TRIM, SHUTTERS, POSTHELF) (WINDOW TRIM, BOAR/BATTEN SIDING, BAND TRIM) 4.4.j Packet Pg. 649
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) 5:12
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5:12 OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 8 16 24 A-27 SMALL LOT - ROOF PLANS 4A ROOF TRAD. RANCH 4B ROOF SPANISH 5A ROOF COTTAGE 5B ROOF SPANISH 6B ROOF FARMHOUSE 6A ROOF BUNGALOW 4.4.j Packet Pg. 650
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) DINING KITCHEN CLOS. BA 1 BDRM 1 ENTRY KITCHEN STOR. BDRM 4 LOFT PLAN 1 PLAN 2 PLAN 3 ENTRY DINING CLOS. HALL BDRM 4 9'-1" 9'-1"
9'-1" 9'-1"
9'-1" 9'-1" ENTRY DINING PLAN 4 PLAN 5 PLAN 6 ENTRY KITCHEN CLOS. HALL BDRM 4 9'-1" 9'-1"
9'-1" 9'-1" CLOS. HALL BDRM 4
9'-1" 9'-1" BA 2 CLOS LOFT ENTRY KITCHEN OCT 13, 2024 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com p.760.724.1198 ARCHITECTURE SAN JACINTO ESPLANADE COLLECTION - DETACHED HOMES DEVELOPER: PASSCO PACIFICA, LLC ATTN. OSCAR GRAHAM 333 City Blvd. West, # 1700 Orange, CA 92866 (714) 609-7257 OWNER: SAN JACINTO INVESTMENTS 2023, LLC 8951 RESEARCH DRIVE IRVINE, CA 92618 0 4 8 12 A-28 BUILDING SECTIONS ALLEY CLUSTER SECTIONS SMALL LOT SECTIONS 4.4.j Packet Pg. 651
Attachment: Site Plan, Elevations, Floor Plans (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))

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Attachment: Color Boards (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.1
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E CONCEPTUAL LANDSCAPE PLAN
0’ 200’
SCALE: 1” = 50’
50’ 100’
PRODUCT 2
(SMALL LOT DETACHED)
PRODUCT 1
(ALLEY CLUSTER)
C O M M O N W E A L T H A V E.

E S P L A N A D E A V E.

VACANT
LAND
VACANT
LAND

EXISTING

COMMERCIAL

EXISTING

TOWNHOMES

STREET A

STREET JSTREET I

STREET K

STREET B

STREET L

STREET M

STREET N

STREET O

STREET C

STREET D

STREET E

STREET F

STREET G

STREET H

PEDESTRIAN PASEO (LOT M)
- exercise station
- ornamental planting
- meandering walkway
- direct connections to residential backyards
- gated access to public Class I trail
- see enlargement sheet L.6
COMMONWEALTH AVE.
- meandering concrete walk
- see Civil plans for sections
- see Public Streetscape Plant Schedules, sheet L.2

PROJECT ENTRY
- upgraded vehicular paving
- flowering accent trees
- enhanced plant palette

COMMUNITY PARK (LOT A)
- pickleball courts
- barbecues
- picnic tables
- see enlargement sheet L.5

ESPLANADE AVENUE
- meandering concrete Class I trail
- see Civil plans for sections
- see Public Streetscape Plant Schedules, sheet L.2

HEWITT STREET
- meandering concrete Class I trail
- see Civil plans for sections
- see Public Streetscape Plant Schedules, sheet L.2

PEDESTRIAN PASEO (LOT L)
- exercise stations
- ornamental planting
- meandering walkway
- direct connections to residential backyards
- gated access to public Class I trail
- see enlargement sheet L.6

DUAL USE WQMP BASIN / OPEN PLAY

LAWN (LOT C)
- shaded seating area
- turf play lawn
- planted slopes
- see Civil plans for more information
- see enlargement sheet L.7

COMMUNITY PARK (LOT B)
- children’s playground
- barbecues
- picnic tables
- multi-purpose lawn
- see enlargement sheet L.4

PROJECT ENTRY & POCKET PARK (LOT F)
- upgraded vehicular paving
- accent trees
- see enlargement sheet L.3

PEDESTRIAN GREENBELT
- meandering walkway
- connection to primary landscape open
spaces and public trails
- benches

H E W I T T S T R E E T

LARGE USABLE OPEN LAWN AREA
(6,200 S.F.) WITH MIN. 100’ DIMENSION
CHILDREN’S PLAYGROUND

BARBECUE FACILITY WITH MULTIPLE

GRILLS AND PICNIC TABLES

COURT FACILITIES (PICKLEBALL

COURTS)

JOGGING AND WALKING TRAILS WITH

EXERCISE EQUIPMENT

WATER FEATURES

DUAL USE BASIN / OPEN PLAY LAWN
AMENITIES PROVIDED:

SIX (6) AMENITIES REQUIRED BASED ON 249
UNITS
SEVEN (7) AMENITIES PROVIDED
Open Space Key
per San Jacinto Municipal Code section 17.420.040
1 2
3 4
5 6
7 7
6 6
5 5
5 5
4 3
3 2
1 4.4.l
Packet Pg. 661 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.2
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E MATERIALS, PLANT PALETTE & NOTES CONCRETE PAVERS at POCKET
PARK
MFR: BELGARD or EQUAL
MODEL: DOUBLIN COBBLE
COLOR: VICTORIAN

STABILIZED DECOMPOSED
GRANITE at PARKS
COLOR: CALIFORNIA GOLD or
EQUAL

COLORED, STAMPED VEHICULAR
CONCRETE at COMMUNITY

ENTRIES AND ENHANCED

CROSSINGS
COLOR: DAVIS COLOR MOCHA or
EQUAL

BLOCK WALLS
COLOR: WHEAT BY ORCO or EQUAL
FINISH: SPLIT-FACE

RESILIENT SURFACING AT
CHILDREN’S PLAYGROUND
COLOR: PER PLAN

TIERED FOUNTAINS
MFR: CAMPAGNIA INT’L. or EQUAL

PEDESTAL GRILL
TABLES
MFR: DUMOR or EQUAL
MODEL: 443
COLOR: BLACK

BENCH SEATING
MFR: DUMOR or EQUAL
MODEL: 160
COLOR: BLACK

BIKE RACKS
MFR: DUMOR or EQUAL
MODEL: 292
COLOR: BLACK

TRASH RECEPTACLE
MFR: DUMOR or EQUAL
MODEL: 157
COLOR: BLACK

DECORATIVE CLUSTER MAILBOXES
COLOR: BLACK

LOCATIONS & QUANTITY TO BE

COORDINATED WITH USPS

MATERIALS SCHEDULE

SITE FURNISHINGS

HARDSCAPES
PLAYGROUND STRUCTURE (AGE 5-12)
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: PLAYSENSE - DESIGN #1026 or EQUAL

OUTDOOR EXERCISE EQUIPMENT
MFR: GREENFORMS or EQUAL
MODEL: TRAILS SERIES or EQUAL

ACORN SEATS
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: DESIGN #186579 or EQUAL

BOBBLE RIDER
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: DESIGN #164075 or EQUAL
PLAYGROUND STRUCTURE (AGE 2-5)
MFR: LANDSCAPE STRUCTURES or EQUAL
MODEL: PLAYSENSE - DESIGN #176124 or EQUAL

OUTDOOR FITNESS PLAYGROUND EQUIPMENT

4.4.l
Packet Pg. 662 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.3
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E PROJECT ENTRY & POCKET PARK
(LOT F)
SCALE: 3/32” = 1’-0”’
LOT 106
LOT 126
LOT 158
S T R E E T “A”
S T R E E T “K”
S T R E E T “B”
E S P L A N A D E A V E.

PEDESTRIAN GREENBELT
- meandering walkway
- benches
- connection to primary landscape open
spaces and public trails

POCKET PARK
- decorative pavers
- fountain
- benches
- trellis structures
- olive trees
- see materials schedule, sheet L.2

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

ENHANCED ENTRY
- colored, stamped vehicular concrete paving -
see materials schedule, sheet L.2
- accent trees
- separated sidewalk

ENTRY SIGNAGE
- see detail I, sheet L.8

RETAINING WALL
- see Civil Plans

RETAINING WALL
- see Civil Plans
0’ 8’ 16’ 24’ 40’

4.4.l
Packet Pg. 663 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.4
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E COMMUNITY PARK ENLARGEMENT
(LOT B)
SCALE: 3/32” = 1’-0”’
0’ 8’ 16’ 24’ 40’
MATCHING HT. PALMS

BIKE RACKS
BENCH SEATING, TYP.

UPGRADED PAVING AT

PEDESTRIAN CROSSING

MULTI-PURPOSE
LAWN (6,200 SF)

WITH NATURAL TURF
100’
LOT 149 LOT 148
S T R E E T “I”
S T R E E T “A”
CHILDREN’S PLAYGROUND
(2,350 S.F)
- resilient surfacing
PLAY STRUCTURE (AGE 5-12 YRS.)
- see materials schedule, sheet L.2

BOBBLE RIDER
- see materials schedule, sheet L.2

ACORN SEATS
- see materials schedule, sheet L.2
PLAY STRUCTURE (AGE 2-5 YRS.)
- see materials schedule, sheet L.2
BENCH SEATING, TYP.

SHADE STRUCTURE

MASONRY WALL & WITH PICNIC TABLE

BUFFER PLANTING
at PARK PERIMITER

PEDESTRIAN TRAIL

PEDESTRIAN TRAIL

SHRUBS &
GROUNDCOVER, TYP.

MATCHING HT. PALMS

BARBECUES & ASH URN

4.4.l
Packet Pg. 664 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.5
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E COMMUNITY PARK ENLARGEMENT
(LOT A)
SCALE: 3/32” = 1’-0”’
0’ 8’ 16’ 24’ 40’
S T R E E T “A”
S T R E E T “E”
S T R E E T “D”

MULTI-PURPOSE

GAME LAWN
(SYNTHETIC TURF)

MULTI-PURPOSE

GAME LAWN
(SYNTHETIC TURF)
UPGRADED PAVING AT BENCH SEATING, TYP.

PEDESTRIAN CROSSING
MATCHING HT. PALMS

PICKLEBALL COURTS
- (2) two total

BARBECUE AREA
- pedestal barbecues
- picnic benches
- central water feature
- decomposed granite paving

TO PEDESTRIAN
PASEO
LOT 64 LOT 65

MASONRY WALL &

BUFFER PLANTING
at PARK PERIMITER

ACCENT SHADE TREE

SHRUBS &
GROUNDCOVER, TYP.

PRIVATE
YARD, TYP.

4.4.l
Packet Pg. 665 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.6
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E PEDESTRIAN PASEO ENLARGEMENTS
(LOTS L & M)
SCALE: 3/32” = 1’-0”’
0’ 8’ 16’ 24’ 40’
TO

COMMUNITY
PARKS
TO
LOT L
PASEO

TO LOT M
PASEO
PUBLIC CLASS 1 BIKE TRAIL
LOT 65
LOT 66
LOT 67
LOT 68
LOT 72
LOT 71
LOT 70
LOT 69
LOT 64
LOT 63
LOT 62
LOT 61
LOT 57
LOT 58
LOT 59
LOT 60

PASEO PILASTER
- see detail J, sheet L.8

ACCENT TREE
GATED ACCESS from HOMEOWNER
REAR YARD to PASEO, TYP.
- see detail G, sheet L.8
GATED ACCESS from HOMEOWNER
REAR YARD to PASEO, TYP.
- see detail G, sheet L.8

FLOWERING ACCENT TREES
EXERCISE STATION, TYP.
- see materials schedule, sheet L.2
EXERCISE STATION, TYP.
- see materials schedule, sheet L.2
S T R E E T “H”

UPGRADED PAVING AT

PEDESTRIAN CROSSING

CONCRETE WALKWAY

CONCRETE WALKWAY

PASEO PILASTER
- see detail J, sheet L.8

PASEO PILASTER
- see detail J, sheet L.8

MASONRY WALL AT PASEO

PERIMITER, SEE WALL & FENCE

EXHIBIT
ACCESSIBLE RAMP or SLOPED

WALK TO PUBLIC TRAIL

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

LOT L PEDESTRIAN PASEO LOT M PEDESTRIAN PASEO

FLOWERING ACCENT TREES

ACCENT PALM TREE

TUBE-STEEL VIEW FENCE WITH GATED

ACCESS TO PUBLIC STREETSCAPE
- see detail F, sheet L.8

PRIVATE
YARD, TYP.

PRIVATE
YARD, TYP.

4.4.l
Packet Pg. 666 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.7
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E
0’ 32’
SCALE: 1/8” = 1’-0”
8’ 16’

DUAL USE WQMP BASIN / OPEN PLAY LAWN ENLARGEMENT
(LOT C)
S T R E E T “J ”
S T R E E T “K”
E S P L A N A D E A V E.

MAINTENANCE GATES AND RAMP
- see detail E, sheet L.8
6’ HT. TUBE-STEEL VIEW

FENCE WITH PILASTERS

AT BASIN PERIMITER
- see detail B, sheet L.8

GATED ENTRY
- see detail F, sheet L.8

NATURAL TURF AT BOTTOM

OF BASIN

GATED ACCESS TO

PUBLIC TRAIL
- see detail F, sheet L.8

ACCESSABLE WALKWAY

TO BOTTOM OF BASIN

SHRUBS, GROUNDCOVER
& TREES ALONG BASIN

EDGE SLOPE

TRASH BIN

SHADED SEATING AREA

EXISTING

COMMERCIAL
LOT 169
LOT 168
LOT 247
LOT 170

PRIVATE
YARD, TYP.

4.4.l
Packet Pg. 667 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.8
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E WALL & FENCE EXHIBIT
0’ 200’
SCALE: 1” = 50’
50’ 100’
C O M M O N W E A L T H A V E.

E S P L A N A D E A V E.

VACANT
LAND

EXISTING

COMMERCIAL

H E W I T T S T R E E T
pilaster location, typ.
pilaster location, typ.
pilaster location, typ.

4.4.l
Packet Pg. 668 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) CANYON L.9
PARK
STUDIO
949.612.5191
canyonparkstudio.com
910 Dogwood Street
Costa Mesa, CA 92627 September 4, 2024
San Jacinto Investments 2023, LLC

ESPLANADE COLLECTION - SAN JACINTO, CA

L A N D S C A P E

A R C H I T E C T U R E TYPICAL LANDSCAPE PLANS
0’ 40’
SCALE: 1” = 10’
10’ 20’

FARMHOUSE RANCH SPANISH

FARMHOUSE SPANISH RANCH

4.4.l
Packet Pg. 669 Attachment: Conceptual Landscape (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) October 22, 2024
TO: Planning Commission
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Esplanade Collections TentativeTract Map No. 38872 (PROJ24-0065) RECOMMENDATION:

That the Planning Commission Adopt PC Resolution 24-02, thereby recommending that the City Council:

1. DETERMINE that this proposed Project is Exempt from environmental review under California Environmental Quality Act (CEQA) pursuant CEQA Guidelines 15183 - Projects Consistent with a Community Plan or Zoning and ADOPT a Notice of Exemption (NOE);

2. APPROVE the Esplanade Planned Development Permit, subject to the Recommended Conditions of Approval;

3. APPROVE Tentative Tract Map (TTM) 38872 to subdivide 27.47-gross acres, into 249 single-family lots for the construction of 249 single-family detached residences, and to create lettered lots for onsite roadways, a detention basin, parks, and on-site landscape subject to the Recommended Conditions of Approval; and

4. APPROVE a Site Plan and Design Review for the construction of the 249-single family homes.

DISCUSSION:

The project is a proposal by EPD Solutions on behalf of Oscar Graham and Passco Pacifica, LLC, to establish a master-planned residential development consisting of 249 dwelling units as well as the construction of onsite roadways, a detention basin, parks, and on-site landscaping on

24.47-gross acres. To facilitate the development, the applicant submitted a Planned Development Permit (PDP), Tentative Tract Map (TTM, and Site Plan and Design Review for review and approval.

The Project site is located on the west side of Hewitt Street, extending between Commonwealth Avenue and Esplanade Avenue. The property is vacant, generally flat, and currently contains non-native weeds and grasses that are periodically cleared and disked. The project site is surrounded by residential uses to the north and east, commercial uses to the west and vacant land to the south. The General Plan Land Use Designation and Zone for the property is Mixed Use.

4.4.m
Packet Pg. 670 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No.

ANALYSIS:

The intent of the Mixed Use Land Use Designation and Zone is to provide opportunities for mixtures of commercial, office, and residential uses in the same building, on the same parcel of land, or within the same area. Furthermore, it offers opportunities for people to live, work, shop, and recreate without having to use cars. Single-use projects comprised only of a residential use are also expressly allowed when located in proximity to existing and future nonresidential uses.

For projects that include residential dwellings, the allowed density range is 10.1 to 36 dwelling units per acre.

The Esplanade Collection is a single-use residential community that is directly adjacent to several commercial uses that exists directly west of the project site. The master planned community consists of 2 residential product types that include 126 alley cluster homes and 123 small lot detached homes. Overall, the project includes 249 single family units and a density of

10.57 dwelling units per acre, which is consistent with the MU designation. In addition to the proposed homes, Esplanade Collection also includes two community parks, pocket park, children’s playground, barbecue facility, pickleball courts, walking trails, water basins, and utility improvements to serve the community.

Planned Development Permit (PDP)
To facilitate the master planned residential development, the applicant submitted a Planned Development Permit. The purpose of the Planned Development Permit (PDP) is to ensure efficient use of the land and a better living environment, ensure high standards of environmental quality, and provide for enhanced amenities.

Land Use General Plan Designation Current Zoning
Project Site Vacant MU – Mixed Use MU – Mixed Use
North Residential MDR – Medium Density Residential RM – Residential, Medium Density South Vacant MU – Mixed Use
MU – Mixed Use
Housing Overlay
East Residential MDR – Medium Density Residential RM – Residential, Medium Density West Commercial C - Commercial CG – Commercial General

4.4.m
Packet Pg. 671 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No.

As mentioned above the project includes two different product types. Product 1 are alley cluster homes, located at the eastern part of the project site along Hewitt Street. These include 126 units with 3 different plans. The residential units would have 4 or 5 bedrooms and 2.5 or 3 bathrooms.

The homes would range in size from 1,810 to 2,046 square feet and include a minimum of 500 square feet of private open space. Product 2, are small lot detached homes at the western portion of the project site adjacent to the commercial/retail area. The project includes 123 of these units with 3 different plans. The residential units would have 4 or 5 bedrooms and 2.5 or 3 bathrooms.

These homes would range in size from 2,002 to 2,294 square feet and have a minimum of 680 square feet of private open space per unit.

All units within the proposed development include 2 car garages. However, the PDP includes private streets which do not accommodate traditional on street parking. In addition, 126 of the units do not include driveways. To accommodate guest of the community and families that may have more than 2 cars, 163 parking spaces are proposed throughout the community.

The PDP proposes Architectural Design Color Schemes and Materials as well as Architectural Styles for the proposed homes to promote a cohesive, harmonious, and intriguing community theme. The two product types include (5) different architectural styles with nine (9) color schemes for the 249 dwellings, including Traditional Ranch, Spanish, Cottage, Bungalow, and Farmhouse. Each product type includes three (3) different floor plans. In addition, the residential community proposes six (6) plan types with two (2) elevation types per plan. The variation in elevation will reduce the possibility of having homes with the same elevation next to or directly across from each other.

In contrast, the majority of the residential developments in the City include only three architectural styles within the development and three floor plans. The added variety and enhanced architectural features and variation of product types provided within the Esplanade Collection Development will ensure that the development is cohesive and unique while providing greater architectural interest throughout the development.

In addition to the 249 homes, the proposed PDP includes two community parks that are located in the center of the community, a pocket park in the northern portion, a dual use basin/open space area in the northwest corner, and paseos throughout the site totaling approximately 1.30- acres. All parks, roadways, and basins will be maintained by a Homeowners Association. The following is a complete list of amenities within the park areas:

A. Community Park (Lot A)
 Pickleball Courts – 2 total
 Picnic Tables – 4 total
 Barbecues – 2 total
 Water Feature – 1 total
 Benches – 2 total

4.4.m
Packet Pg. 672 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No.  Bike Racks – 1 total
 Trash Bin – 2 total
B. Community Park (Lot B)
 Children’s playground with sections separated by age group  Picnic Tables – 2 total
 Barbecues – 2 total
 Open Play Lawn with minimum 100-foot dimension
 Benches – 6 total
 Bike Racks – 2 total
 Shade Structure – 1 total
 Trash Bin – 1 total
C. Dual Use WQMP Basin/Open Space Lawn (Lot C)
 Turf Play Lawn
 Benches – 2 total
 Shade Structures – 1 total
 Trash Bin – 1 total
D. Pocket Park (Lot F)
 Benches – 2 total
 Shade Structure – 2 total
 Trash Bin – 1 total
 Water Feature – 1 total
E. Pedestrian Paseo (Lot L)
 Exercise Station – 2 total
F. Pedestrian Paseo (Lot M)
 Exercise Station – 2 total
Finally, the Planned Development includes landscape design guidelines and wall standards that provide for additional details that enhance the project. Those details include enhanced entrances with colored stamps concrete, outdoor fitness equipment, split face block walls with decorative caps that will be enhanced with vines and landscaping with an expansive list of Street Trees and shrubs to provide additional variety and interest.

The proposed master plan community with the proposed product types, enhanced architectural standards, and park provides for a better living environment with higher standards found in conventional developments.

4.4.m
Packet Pg. 673 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No.

Modified Designed Standards
In order to meet the density requirement of the general plan and the project objectives that provide for this Master Plan Community, the PDP proposes to modify several development standards of the Mixed-Use Zone. The table below identifies the MU Development Standards and the proposed Development Standards of the PDP. Items that are underlined are standards that would be modified.

Development Feature MU Zone
Development Code Proposed Consistent with the
MU Zone
Density 10.1-36.0 DU/AC 10.57 DU/AC Yes
Parcel Area (Net) 3,000 sq. ft. 2,120 sq. ft. No
Parcel Width 45 ft. 32 ft. No
Parcel Depth 65 ft. 66.5 ft. Yes
Setback Front
Alley Minimum
2-5 ft. (Alley) 3.5 ft. Yes
Setback Front
House/Garage Minimum
15 ft. – House
20 ft. – Garage
18 ft. – Garage No
Setback (Interior) 5 ft. 4 ft. No
Setback Street Side 7 ft. 2 ft. No
Setback Rear 5 ft. 2 ft. No
Primary Structure Height 45 ft. 29 ft. Yes
Tentative Tract Map
As noted above the project proposes 249 single-family units, which means the property needs to be subdivided to create individual lots. Therefore, the project includes TTM 38872 to create 249 lots that range in size between 2,120 to 4,123 square feet. In addition, the subdivision includes 13 lettered lots for the construction of onsite roadways, a detention basin, the parks, and on-site landscape.

Access and Circulation
Two points of vehicular access will be provided to the development, which includes a single roadway from Esplanade Avenue, which borders the development to the north, and connects to the second point of access on Commonwealth Avenue which borders the project to the south.

In addition to the two required vehicular access points, the project also includes the following street dedications and improvements:
 Dedication of 18-feet of right-of-way on Esplanade Avenue, and improvements that will include additional paving, curb, gutter, meandering sidewalk, landscaping and a Class I Multi-Use path per the City of San Jacinto Trails Master Plan.

4.4.m
Packet Pg. 674 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No.  Dedication of 18-feet of right-of-way on Hewitt Street, and improvements that will include additional paving, curb, gutter, meandering sidewalk, landscaping and a Class I Multi-Use path per the City of San Jacinto Trails Master Plan.  Dedication of 9-feet of right of way on Commonwealth Avenue, and improvement that will include additional paving, curb, gutter and sidewalk.  Dedication and full improvements for all proposed private interior streets that provide access to proposed lots.

Development Schedule and Phasing Plan
Construction activities for the Project would occur over two phases lasting approximately 18 months (6 days a week), beginning the third quarter of 2025 and ending the fourth quarter of 2026. Construction would occur in the following stages: (1) site preparation and grading; (2) building construction; (3) paving; and (4) architectural coatings. Construction activities would be limited to the hours between 7:00 a.m. and 7:00 p.m. on weekdays and Saturdays, and between 9:00 a.m. and 6:00 p.m. on Sundays and holidays pursuant to the City’s Municipal Code Chapter

8.40.090.

ENVIRONMENTAL ASSESSMENT:

Staff recommends that the Planning Commission determine that the Project is Exempt from further environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines 15183 (d). A project exemption applies when a project is consistent with:
a) a community plan adopted as part of the general plan; b) a zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or; c) a general plan of a local agency.

A Project is Consistent with a General Plan, Community Plan or Zoning if the proposed density is the same or less than the general plan standard approved under a certified General Plan EIR, and the project complies with the density-related standards contained in that plan (CEQA Guidelines section 15183(i)(2)). Density standards are expressed in various ways, including based on the number of dwelling units per acre, the number of people in a given area, floor area ratio, and other measures of building intensity, building height, and size limitations and use restrictions (Governor's Office of Planning and Research, 2017) An exemption applies only to the extent that all feasible mitigation measures for a significant effect specified in the EIR are or will be undertaken by the public agency having jurisdiction to implement such mitigation measures (CEQA Guidelines, §15183(e)(1),(2)).

Additional environmental review is not needed if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the GPEIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards (CEQA Guidelines §15183(c)). An impact is not considered peculiar if uniformly applied development standards or procedures have been previously adopted by the city with a finding that the development

4.4.m
Packet Pg. 675 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No. standards or procedures will substantially mitigate that environmental impact (CEQA Guidelines §15183(f)).

Accordingly, Section 15183 exemption applies because the proposed project is consistent with the City General Plan, the GP EIR, and all feasible measures identified in the GP EIR as being applicable.

Notice of Public Hearing
The public hearing for this Project was advertised on or before October 12, 2024. Additionally, notices were directly mailed to property owners within 300 feet of the project site. As of the writing of this report, no correspondence or comments have been received.

CONCLUSION
PROJ24-0065 is consistent with the General Plan and meets the requirements of the Development Code and standards of the Municipal Code, based on the above findings and conclusions of this staff report. Given the comprehensive environmental review and the project's adherence to regulatory requirements, staff recommends that the Planning Commission approve TTM 38107, subject to the conditions of approval, and File the Notice of Exemption for the project. The Planning Commission’s determination may be appealed, in compliance with Chapter 17.715 (Appeals) of the Development Code.

ATTACHMENTS:

PC Resolution 24-02
Findings
Planned Development Permit Esplanade Collection
Tentative Tract Map 38872
Conditions of Approval
Location Map
General Plan
Zoning Map
Grading Plan
Site Plan, Elevations, Floor Plans
Color Boards
Conceptual Landscape
15183 Exemption Document
Attachement A - AQ and GHG Memo
Attachment B - Subsequent AQ and GHG Memo
Attachment C - Bio Assessment, JD, MSHCP Consistency
Attachmet D - Cultural Resource Assessment
Attachment E - Geotechnical and Infiltration Evaluation Attachment F - Paleontological Assessment
Attachment G - Phase I ESA
Attachment I - Preliminary WQMP

4.4.m
Packet Pg. 676 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No.

Attachment K
- VMT Analysis

4.4.m
Packet Pg. 677 Attachment: Planning Commission Staff Report - October 22, 2024 (Esplanade Collection Planned Development and Tentative Tract Map No.

Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Approval Date: October 22, 2024
Effective Date: November 4, 2024
Expiration Date: November 4, 2027
PROJECT LOCATION: Northwest corner of Hewitt Street and Commonwealth Avenue.

San Jacinto, CA
APN: 439-180-011
APPLICANT: Passco Pacifica, LLC
Oscar Graham
333 City Boulevard West, Suite 1700
Orange, CA 92868
ACCEPTED AND AGREED TO BY:

Applicant (signature) Date

PROJECT DESCRIPTION
Tentative Tract Map 38872 to subdivide three parcels totaling approximately 24.47-gross acres into 249 single-family lots and thirteen (13) lettered lots for onsite roadways, parks, a detention basin, and on-site landscaping.

4.4.n
Packet Pg. 678 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
General Requirements & Information
A. The applicant/licensee shall by accepting these conditions agree to defend (with legal counsel of City’s selection), indemnify, and hold harmless the City and its elected and appointed officials, agents, attorneys, employees and officers, from any action, claim or proceeding brought against the City or its elected and appointed officials, agents, employees and officers to attack, set aside, void, or annul a discretionary land use approval of the City, which action is brought within the applicable statute of limitations. The required indemnification shall include damages awarded against the City, if any, costs of suit, attorneys’ fees and other costs and expenses incurred in connection with the action.

B. The residential subdivision shall comply with all required development standards of the Development Code.

C. The residential subdivision shall comply with the Subdivision Map Act (Government Code Section 66410 et seq.) and Title 16 (Subdivisions) of the Municipal Code.

D. The effective date of Tentative Tract Map 38872 is November 4, 2024, ten (10) days following the approval date. The approval will lapse if the map has not recorded within three (3) years from the date upon which the approval was granted. Unless a time extension is approved by the City’s applicable review authority, applications for time extensions must be received prior to the expiration date.

E. The developer/applicant or successor in interest shall pay any outstanding planning application or processing fees within ten (10) days of City’s request therefor and prior to permits being exercised. Failure to do so will be grounds for Code Enforcement actions, revocation, or further legal action.

F. The Project shall fully and continually comply with all applicable conditions of approval, State, Federal, and local laws in effect at the time the permit is approved and exercised, and which may become effective and applicable thereafter.

Failure to do so will be grounds for Code Enforcement actions, revocation, or further legal action.

4.4.n
Packet Pg. 679 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
G. This permit shall run with the land associated to the project/permit and continues to be valid upon change of ownership. All applicable conditions of approval shall continue to apply with a change in property ownership.

H. All plans submitted to the City shall be in substantial conformance with the plans in this approval as conditioned. This condition applies to site plans, grading plans, landscape plans, building plans, elevations, and all other illustrations, text, or plans submitted to the City in connection with the Project.

I. The approved entitlement cannot be legally conducted on the subject property until all conditions of approval of this case have been met to the satisfaction of the Planning Department.

J. The applicant shall be subject to all applicable development fees at the rate in effect at the time of building permit application. Such fees may include, but not be limited to Development Impact Fees, Park Fees, School Fees, Transportation Uniform Mitigation Fees, and Multiple Species Habitat Conservation Plan Fees.

K. Signs shall be permitted in accordance with Chapter 17.335 – Sign Regulations of the Development Code. Any signs, including; exterior-mounted, monument, and window signs, shall be subject to separate review and assessment. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance.

L. The City shall have the right to inspect the site and facilities to ensure compliance with the conditions of approval and to recover its actual costs related to such inspections from the property owner or tenant.

M. Site Plan and Design Review (SPDR) for construction of the dwelling units shall ensure that all lumber scraps, combustible materials, and other debris be picked up daily, or more often as required by the Building and Safety Division.

N. All existing and new utilities adjacent to and on the Project site shall be located underground as per City of San Jacinto Municipal Code Section 15.32.

O. In the event of a conflict between any conditions for this approval, the most restrictive regulations shall apply.

4.4.n
Packet Pg. 680 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
P. The contractor shall provide a letter that agreeing to follow the City’s General Plan and Noise Ordinance. In addition, the letter shall indicate the contractor shall implement the following best practices during the construction phase of the development.
a. The erection (including excavation), demolition, alteration or repair of any building shall occur between the hours of seven a.m. and seven p.m. on weekdays and Saturdays, and between 9:00 a.m. and 6:00 p.m. on Sundays and holidays, except when such work complies with the terms of a temporary use permit which may be issued by the community development director or his or her designee, upon a showing of sufficient need due to hot or inclement weather, or the use of an unusually long process material, or other circumstances of unusual and compelling nature.
b. During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. c. During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible. d. Select haul routes that avoid the greatest amount of sensitive use areas. Avoid soil hauling through residential areas.
e. Signs shall be posted at the job site entrance(s), within the on‐site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes

4.4.n
Packet Pg. 681 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Q. A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans and building permits, including landscaping permits.

R. During the entire active construction period and to the extent feasible, the use of noise‐producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back‐up alarms, which automatically adjust the alarm level based on the background noise level, or switch off back‐up alarms and replace them with human spotters in compliance with all safety requirements and laws.

S. A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained Road right-of-way.

T. The Project is required to comply with San Jacinto Development Code Section 17.300.080 which requires all exterior lighting to be shielded or modified and located so as to eliminate spillover illumination or glare beyond the property line or upward into the sky.

Fire Department General Requirements & Information
U. Fire Planning Review: This planning case will also be reviewed by Riverside County Fire Department Planning Section for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Fire Planning to mitigate these impacts. Questions for Fire Planning can be addressed to [email protected].

4.4.n
Packet Pg. 682 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Engineering Department General Requirements & Information With respect to the Conditions of Approval for the above referenced project, the City of San Jacinto requires that the developer/property owner provides the following street improvements and/or road dedications in accordance with the City of San Jacinto Municipal Code. It is understood that the site plan correctly shows all existing and proposed easements, traveled ways, rights-of-way, and drainage courses with appropriate Q’s and their omission may require the site plan to be resubmitted for further consideration. These ordinances and the following conditions are essential parts and requirement occurring in ONE is as binding as though occurring in all. They are intended to be complimentary and to describe the conditions for a complete design of the improvements. Unless otherwise noted, all offsite improvements as conditioned shall be installed prior to issuance of any occupancy permits. All questions regarding the true meaning of the conditions shall be referred to the City Engineer’s office. In the event of a conflict between any conditions stated below, those imposed by Planning Department and others, and requirements identified in the approved Traffic impact Analysis, the most stringent in the opinion of the City shall prevail.

V. The project grading shall be in a manner to perpetuate existing natural patterns. Any deviation from this, concentration or increase in runoff must have approval of adjacent property owners and City Engineer. The developer/property owner shall accept the offsite runoff and convey to acceptable outlet.

W. Drainage facilities (i.e. catch basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows. Secondary emergency escape shall also be provided.

X. Prior to commencement of any construction or installation of fencing in public right-of-way, an encroachment permit shall be obtained from the City Engineer’s office.

Y. The developer/property owner shall secure City’s and appropriate agencies’ clearances and approvals of the improvement plans.

4.4.n
Packet Pg. 683 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Timing Responsible
Department Prior to Recordation of the Final Map Met?
Prior to
Recordation of
the Final Map
Engineering
1) A final map shall be filed for review and approval by the City Engineer.

After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Engineering Department.
☐
Prior to
Recordation of
the Final Map
Engineering
2) The developer/property owner shall have approved improvement plans, executed subdivision improvement agreement, and posted securities for the public improvements.
☐
Prior to
Recordation of
the Final Map
Engineering
3) Esplanade Avenue is a classified as an Arterial Highway (122’/76’) per the City General Plan. A 44-foot wide halfwidth right-of-way is currently dedicated along the property’s northerly frontage. The
developer/property owner shall dedicate the required additional 18 feet (18’) of right-of-way to provide a 62-foot wide halfwidth right-of-way. ☐
Prior to
Recordation of
the Final Map
Engineering
4) Hewitt Street is classified as a Major Highway (112’/76’) per the City General Plan. A 44-foot wide halfwidth right-of-way is currently dedicated along the property’s easterly frontage. The
developer/property owner shall dedicate the required additional 14 feet (14’) of right-of-way to provide a 58-foot wide halfwidth right-of-way. ☐
Prior to
Recordation of
the Final Map
Engineering
5) Commonwealth Avenue is classified as a Major Highway (112’/76’) per the City General Plan. A 44-foot wide halfwidth right-of-way is currently dedicated along the property’s southerly frontage. The
developer/property owner shall dedicate the required additional 9 feet (9’) of right-of-way to provide a 53-foot wide halfwidth right-of-way. ☐

4.4.n
Packet Pg. 684 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Recordation of
the Final Map
Engineering
6) Property line corner cutbacks shall be dedicated per County of Riverside Standard No. 805. Curb ramps shall include concrete truncated domes per ADA standards.
☐
Prior to
Recordation of
the Final Map
Engineering
7) The following statement shall be added to the tract map:

NOTICE OF DRAINAGE FEES - Notice is hereby given that this property is located in San Jacinto Valley Area Drainage Plan which was adopted by the City of San Jacinto pursuant to Ordinance 13-01 and Section 66001, et seq, of the Government Code and that said property is subject to fees for said drainage area. Notice is further given that, pursuant to Ordinance 13-01, payment of the drainage fees shall be paid to the City of San Jacinto prior to issuance of the building permit for a parcel, and that the property owner shall pay the fee required at the rate in effect at the time of issuance of the actual permit. ☐
Prior to
Recordation of
the Final Map
Engineering
8) All easements and and/or rights-of-way shall be offered for dedication to the public or other appropriate agencies in perpetuity and shall continue in force until the City or the appropriate agency accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the City Engineer.
☐
Prior to
Recordation of
the Final Map
Engineering
9) In the event that offsite property is required, the developer/property owner shall make a good faith effort to acquire required offsite property interests, and if he or she should fail to do so, the developer/property owner shall, prior to submittal of the Tract Map for recordation, enter into an agreement to complete the improvements. The agreement shall provide for payment by the developer/property owner of all costs incurred by the City to acquire the offsite property interests required in connection with the subdivision. Security of a portion of these costs ☐

4.4.n
Packet Pg. 685 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the developer/property owner (at developer/property owner cost). The appraiser shall be approved by the City prior to commencement of the appraisal.

Prior to
Recordation of
the Final Map
Engineering
10) The developer/property owner shall sign the consent and waiver form to join the City’s Lighting and Landscape Districts and City’s Flood Control District as appropriate. The proposed streetlights and traffic signals shall be maintained by the City and cost paid by the developer/property owner through the said annexation.
☐
Prior to
Recordation of
the Final Map
Special
Districts
11) Establish a funding mechanism for the maintenance of public improvements.
• Annexation into the Public Facilities Maintenance Community Facilities District (CFD) is an option to fulfill the funding requirement for maintenance of public improvements. If a property owner opts to annex into a CFD, the annexation must be finalized in order to satisfy this condition.
☐
Prior to
Recordation of
the Final Map
Special
Districts
12) Annexation into the Public Safety Community Facilities Districts (CFD) to fulfill the funding requirement for public safety services. • Funding of services under the City’s CFDs will consist of an annual assessment based on the costs of such services, as determined by a City’s Engineer’s Estimate and established by tax zone.
☐

4.4.n
Packet Pg. 686 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Timing Responsible
Department
Prior to a Specific Date Met?
Three days
Prior to
Grading
Planning
13) Pre-construction surveys for BUOW - the Project applicant shall retain a qualified biologist to conduct a nesting bird survey no more than three days prior to the commencement of construction activities. ☐
Three days
Prior to
Grading
Planning
14) The State of California prohibits the “take” of active bird nests. To avoid an illegal take of active bird nests, any grubbing, brushing or tree removal should be conducted outside of the State identified nesting season (typically February 1 through September 1). Alternatively, nesting bird surveys shall be conducted by a qualified avian biologist no more than three (3) days prior to vegetation clearing or ground disturbance activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the preconstruction nesting bird surveys, a Nesting Bird Plan (NBP) shall be prepared and implemented by the qualified avian biologist. At a minimum, the NBP shall include guidelines for addressing active nests, establishing buffers, ongoing monitoring, establishment of avoidance and minimization measures, and reporting. The size and location of all buffer zones, if required, shall be based on the nesting species, individual/pair’s behavior, nesting stage, nest location, its sensitivity to disturbance, and intensity and duration of the disturbance activity. To avoid impacts to nesting birds, any grubbing or vegetation removal should occur outside peak breeding season (typically February 1 through September. ☐
30-days Prior
to Grading Planning
15) If burrowing owl are discovered within the project footprint during construction activities, a site-specific BUOW protection and/or passive relocation plan shall be prepared to determine suitable buffers and/or ☐

4.4.n
Packet Pg. 687 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
artificial burrow construction locations to minimize impacts to this species. If a BUOW is found on-site at the time of construction, all activities likely to affect the animal(s) shall cease immediately and regulatory agencies shall be contacted to determine appropriate management actions.

Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading Permit
Planning 16) A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans. ☐
Prior to
Issuance of
Grading Permit
Planning
17) The developer shall enter into a Treatment and Disposition Agreement (TDA) with the Soboba Band of Luiseño Indians to address the treatment and disposition of archaeological/cultural that may be uncovered or otherwise discovered during ground-disturbing activities related to the project. The TDA may establish provisions for tribal monitors.

In the event of a discovery that triggers the need for reburial, the precise location would be coordinated with Soboba and placed in an undisclosed location. There are several open-space areas within the development that could be suitable.
☐
Prior to
Issuance of
Grading Permit
Planning
18) Should any paleontological resources be encountered during construction, earthmoving or grading activities in the immediate area of the finds shall be halted and an onsite inspection should be performed immediately by a qualified paleontologist. Responsibility for making this determination shall be with the City’s onsite inspector. The paleontological professional shall assess the find, determine its significance, and determine appropriate mitigation measures within the ☐

4.4.n
Packet Pg. 688 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
guidelines of the California Environmental Quality Act that shall be implemented to minimize any impacts to a paleontological resource. 19) The grading contractor shall provide documentation that a paleontologist has been retained.

Prior to
Issuance of
Grading Permit
Planning
20) Should human remains or funerary objects be discovered during project construction, the project would be required to comply with State Health and Safety Code Section 7050.5, which states that no further disturbance may occur in the vicinity of the body (within a 100-foot buffer of the find) until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately.

If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission, which will determine the identity of and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD must complete the inspection within 48 hours of being granted access to the site.

The grading contractor shall provide a letter agreeing to comply with this condition.
☐
Prior to
Issuance of
Grading Permit
Planning
21) The Migratory Bird Treaty Act (MBTA) prohibits the take (including killing, capturing, selling, trading, and transport) of protected migratory bird species without prior authorization by the Department of Interior U.S. Fish and Wildlife Service. The list of migratory bird species protected by the law is primarily based on bird families and species included in the four international conservation treaties that the U.S. entered into with Canada in 1916, Mexico in 1936, Japan in 1972, and Russia in 1976. The list of birds protected under the law can be found under Title 50 Part 10.13 of the Code of Federal Regulations. ☐

4.4.n
Packet Pg. 689 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Additionally, California Fish and Game Code Section 3503.5 states that it is “unlawful to take, possess, or destroy any birds in the order Falconiformes or Strigiformes (birds of prey) or to take, possess, or destroy the nest or eggs of any such bird except as otherwise provided by this code or any regulation adopted pursuant thereto.” California Fish and Game Code Section 3511 prohibits the taking of any bird listed as fully protected and Section 3515 states that is it unlawful to take any non-game migratory bird protected under the MBTA.

Prior to
Issuance of
Grading Permit
Planning
22) Rule 402 – Nuisance. A person shall not discharge from any source whatsoever such quantities of air contaminants or other material that cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or that endanger the comfort, repose, health, or safety of any such persons or the public, or that cause, or have a natural tendency to cause, injury or damage to business or property. The provisions of this rule do not apply to odors emanating from agricultural operations necessary for the growing of crops or the raising of fowl or animals.
☐
Prior to
Issuance of
Grading Permit
Planning
23) Rule 403 – Fugitive Dust. SCAQMD Rule 403 governs emissions of fugitive dust during and after construction. Compliance with this rule is achieved through application of standard Best Management Practices, such as application of water or chemical stabilizers to disturbed soils, covering haul vehicles, restricting vehicle speeds on unpaved roads to 15 miles per hour, sweeping loose dirt from paved site access roadways, cessation of construction activity when winds exceed 25 mph, and establishing a permanent ground cover on finished sites.

Rule 403 requires project applicants to control fugitive dust using the best available control measures such that dust does not remain visible in the atmosphere beyond the property line of the emission source. In ☐

4.4.n
Packet Pg. 690 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
addition, Rule 403 requires implementation of dust suppression techniques to prevent fugitive dust from creating an offsite nuisance.

Applicable Rule 403 dust suppression (and PM10 generation) techniques to reduce impacts on nearby sensitive receptors may include, but are not limited to, the following:
• Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more). • Water active sites at least three times daily. Locations where grading is to occur shall be thoroughly watered prior to earthmoving.
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 0.6 meters (2 feet) of freeboard (vertical space between the top of the load and top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114.
• Reduce traffic speeds on all unpaved roads to 15 miles per hour (mph) or less.
• Suspend all grading activities when wind speeds (including instantaneous wind gusts) exceed 25 mph.
• Provide bumper strips or similar best management practices where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip.
• Replant disturbed areas as soon as practical.

4.4.n
Packet Pg. 691 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Sweep onsite streets (and offsite streets if silt is carried to adjacent public thoroughfares) to reduce the amount of particulate matter on public streets. All sweepers shall be compliant with SCAQMD Rule 1186.1, Less Polluting Sweepers.

Prior to
Issuance of
Grading Permit
Planning
24) Rule 481 – Spray Coating. This rule applies to all spray painting and spray coating operations and equipment and states that a person shall not use or operate any spray painting or spray coating equipment unless one of the following conditions is met:
• The spray coating equipment is operated inside a control enclosure, which is approved by the Executive Officer. Any control enclosure for which an application for permit for new construction, alteration, or change of ownership or location is submitted after the date of adoption of this rule shall be exhausted only through filters at a design face velocity not less than 100 feet per minute nor greater than 300 feet per minute, or through a water wash system designed to be equally effective for the purpose of air pollution control.
• Coatings are applied with high-volume low-pressure,
electrostatic and/or airless spray equipment.
25) An alternative method of coating application or control is used which has effectiveness equal to or greater than the equipment specified in the rule.
☐
Prior to
Issuance of
Grading Permit
Planning
26) Rule 1108 - Volatile Organic Compounds. This rule governs the sale, use, and manufacturing of asphalt and limits the volatile organic compound (VOC) content in asphalt used in the Basin. This rule also regulates the VOC content of asphalt used during construction.

Therefore, all asphalt used during construction of the Project must comply with SCAQMD Rule 1108.
☐

4.4.n
Packet Pg. 692 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Issuance of
Grading Permit
Planning
27) Rule 1113 – Architectural Coatings. No person shall apply or solicit the application of any architectural coating within the SCAQMD with VOC content in excess of the values specified in a table incorporated in the Rule.
☐
Prior to
Issuance of
Grading Permit
Planning
28) A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained road right-of-way.
☐
Prior to
Issuance of
Grading Permit
Planning
29) The proposed site design BMPs selected for this project have been approved in concept. The project shall submit a Final WQMP, plans and details providing the elevations and slopes of the infiltration basin and other details for the proposed structural BMPs. The Public Works Department shall review and approve the Final WQMP document, plans and details.
☐
Prior to
Issuance of
Grading Permit
Planning
30) The basin shall be designed per RCFCD and City of San Jacinto standards and design guidelines to include but not limited to slopes not to exceed 4:1, 10-foot-wide PCC paved access road along the top basin perimeter and PCC paved ramp to the bottom of the basin. ☐
Prior to
Issuance of
Grading Permit
Planning
31) The development shall be subject to all provisions of City of San Jacinto Ordinance Number 13.44, which establishes Urban Stormwater Runoff Management and discharge controls to improve Water Quality and comply with Federal/State Regulations and any subsequent amendments, revisions or ordinances pertaining thereto. ☐
Prior to
Issuance of
Grading Permit
Planning
32) A Final Water Quality Management Plan (WQMP) shall be submitted and approved, including a project description, and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The Water Quality Management Plan shall identify the ☐

4.4.n
Packet Pg. 693 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
structural and non-structural measures consistent with the City’s adopted requirements.

Prior to
Issuance of
Grading Permit
Planning
33) The developer/applicant or successor in interest shall prepare a Stormwater Pollution Prevention Plan (SWPPP) and obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General
Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger’s Identification Number) shall be submitted to the City for coverage under the National Pollutant Discharge Elimination System General Construction Permit.
☐
Prior to
Issuance of
Grading Permit
Planning
34) The contractor shall provide a letter that agreeing to follow the City’s General Plan and Noise Ordinance. In addition the letter shall indicate the contractor shall implement the following best practices during the construction phase of the development.
a) Limit construction to the daytime hours (7:00 AM to 7:00 PM) and prohibit construction on Sundays and holidays.
b) At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction on days and hours, as well as telephone numbers of the City’s and contractor’s authorized representative that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report to the City.
c) During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or ☐

4.4.n
Packet Pg. 694 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
shrouds), wherever feasible.
d) During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible.
e) Select haul routes that avoid the greatest amount of sensitive use areas. Avoid soil hauling through residential areas.
f) Signs shall be posted at the job site entrance(s), within the on‐site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes.
g) During the entire active construction period and to the extent feasible, the use of noise‐producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back‐up alarms, which automatically adjust the alarm level based on the background noise level or switch off back‐up alarms and replace them with human spotters in compliance with all safety requirements and laws.

The applicant / developer shall provide a letter from the contractor agreeing to implement this condition.

Prior to
Issuance of
Grading Permit
Planning 35) No radios or other sound equipment shall be used at this site unless required for emergency response by the contractor. ☐
Prior to
Issuance of
Grading Permit
Planning
36) The City shall require the developer to require that all construction equipment be operated with mandated noise control equipment (mufflers or silencers). Enforcement will be accomplished by random field inspections by applicant personnel during construction activities. ☐
Prior to
Issuance of
Grading Permit
Planning 37) Equipment not in use for five minutes shall be shut off. ☐

4.4.n
Packet Pg. 695 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval

General Notes, Requirements, and Conditions of
Tentative Tract Map 38872, Site Plan & Design Review, and Planned Development Permit (PROJ24-0065)
Prior to
Issuance of
Grading Permit
Planning 38) Equipment shall be maintained and operated such that loads are secured from rattling or banging.
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Prior to
Issuance of
Grading Permit
Planning
39) Construction employees shall be trained in the proper operation and use of equipment consistent with these mitigation measures, including no unnecessary revving of equipment.
☐
Prior to
Issuance of
Grading Permit
Planning
40) The City shall require the developer to establish a noise complaint response program and shall respond to any noise complaints received for this Project by measuring noise levels at the affected receptor site.

If the noise level exceeds an Ldn of 60 dBA exterior or an Ldn of 45 dBA interior at the receptor, the developer will implement adequate measures (which may include portable sound attenuation walls, use of quieter equipment, shift of construction schedule to avoid the presence of sensitive receptors, etc.) to reduce noise levels to the greatest extent feasible.
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Prior to
Issuance of
Grading Permit
Planning
41) All residential units located within 500 feet of the construction site shall be sent a notice regarding the construction schedule of the proposed Project. A sign, legible at a distance of 50 feet shall also be posted at the construction site. All notices and the signs shall indicate the dates and duration of construction activities, as well as provide a telephone number where residents can inquire about the construction process and register complaints.
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Prior to
Issuance of
Grading Permit
Building &
Safety /
Planning
42) The development of the project site shall be required to comply with South Coast Air Quality Management District Rule 403 – Fugitive Dust. This rule is intended to reduce the amount of particulate matter entrained in the ambient air as a result of anthropogenic (humanmade) fugitive dust sources by requiring actions to prevent, reduce, or mitigate fugitive dust emissions. Rule 403 applies to any activity or human-made condition capable of generating fugitive dust. Applicable ☐

4.4.n
Packet Pg. 696 Attachment: Planning Commission Recommended Conditions of Approval (For Reference) (Esplanade Conditions of Approval