HomeMy WebLinkAboutCC Reso No 2016-076 Final Environmental Impact Report (SCH No. 2012061046)RESOLUTION NO. 2016 -076
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL
IMPACT REPORT (SCH NO. 2012061046) FOR THE ALBERHILL
VILLAGES SPECIFIC PLAN NO. 2010 -02, GENERAL PLAN
AMENDMENT NO. 2012 -01 AND ZONE CHANGE NO. 2012 -02,
ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF
OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION
MONITORING AND REPORTING PROGRAM
WHEREAS, Pacific Clay Products, Inc. submitted applications to the City of Lake
Elsinore ( "City ") requesting approval of Specific Plan No. 2010 -02, General Plan
Amendment No. 2012 -01 and Zone Change No. 2012 -02 which are collectively referred
to herein as the "Project "; and,
WHEREAS, the Project consists of a 1,400 -acre site located south of Interstate 15 and
west of Lake Street and includes approximately 8,244 dwelling units; 4,007,000 square
feet of non - residential uses including civic /institutional, commercial /retail, professional
office /medical and entertainment uses; a university campus or similar educational
institution; and supporting uses including schools, parks, places of religious assembly,
open space and green belt paseos; the General Plan Amendment (GPA) includes that
the project site's land use designation be changed to "Alberhill Villages Specific Plan ";
the GPA also proposes changes to the General Plan's Circulation Element within the
project site. The Zone Change proposes to change the project site's zoning from a mix
of zoning designations to "Alberhill Villages Specific Plan "; and,
WHEREAS, the City has prepared an Environmental Impact Report (State
Clearinghouse No. 2012061046: the "EIR ") on the Project pursuant to the California
Environmental Quality Act (California Public Resources Code Sections 21000 et seq.:
"CEQA "), the State Guidelines for Implementation of the California Environmental
Quality Act (California Code of Regulations, Sections 15000 et seq.: the "State CEQA
Guidelines "), and the City's Procedures for Implementing the State CEQA Guidelines
and its other procedures relating to environmental evaluation of public and private
projects; and,
WHEREAS, the City transmitted for filing a Notice of Preparation of the Draft
Environment Impact Report (DEIR) on or about June 14, 2012, in accordance with the
CEQA Guidelines, for distribution to those agencies which have jurisdiction by law with
respect to the Project and to other interested persons and agencies, and sought the
comments of such persons and agencies; and,
WHEREAS, pursuant to CEQA Guidelines, Section 15082(c)(1), on July 17, 2012, the
City held a duly noticed scoping meeting in order to facilitate consultation regarding the
scope and content of the environmental information in the DEIR; and,
Reso. No. 2016 -076
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WHEREAS, the City transmitted for filing a Notice of Availability /Notice of Completion of
a DEIR and in accordance with the State CEQA Guidelines forwarded the DEIR to the
State Clearinghouse, for distribution to those agencies which have jurisdiction by law
with respect to the Project, and to other interested persons and agencies, and sought
the comments of such persons and agencies; and,
WHEREAS, notice to all interested persons and agencies inviting comments on the
DEIR was published in accordance with the provisions of CEQA and the State CEQA
Guidelines and the Lake Elsinore Municipal Code and posted at the Office of the County
Clerk of Riverside County on November 5, 2015; and,
WHEREAS, the State Clearinghouse posted the DEIR for a 55 -day public comment
period which ran from November 5, 2015, to December 31, 2015; and,
WHEREAS, all actions required to be taken by applicable law related to the preparation,
circulation, and review of the DEIR have been taken; and,
WHEREAS, the Planning Commission has been delegated with the responsibility of
making recommendations to the City Council for certifying EIRs, and,
WHEREAS, the DEIR was sent to the Planning Commission Members on February 11,
2016. The DEIR (referred to hereinafter as, "EIR ") was considered by the Planning
Commission on February 16, 2016, at a duly noticed public hearing where the Planning
Commission considered evidence presented by the Community Development
Department and other interested parties on the adequacy of the DEIR. The Planning
Commission adopted Planning Commission Resolution No. 2016 -16 recommending that
the City Council certify the EIR for the Project; and,
WHEREAS, the City has prepared a Final EIR ( "FEIR ") that contains responses to the
comments that were received regarding the DEIR; and,
WHEREAS, on June 14, 2016, at a duly noticed public hearing, the City Council has
considered the recommendation of the Planning Commission as well as evidence
presented by the Community Development Department and other interested parties with
respect to this item.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The foregoing recitals are true and correct and are hereby incorporated
into these findings by this reference.
SECTION 2. The City Council has considered and evaluated all written and oral staff
reports and comments received from persons who have reviewed the EIR, the
comments submitted on the EIR; the responses to those comments, the public
Reso. No. 2016 -076
Page 3 of 4
testimony and such other matters as are reflected in the record of the public hearing on
the Project and the EIR.
SECTION 3. The City Council finds that the EIR for the Project is adequate and has
been completed in compliance with CEQA, the State CEQA Guidelines, and local
procedures adopted by the City pursuant thereto. The City Council has reviewed and
considered the information contained in the EIR and finds that the EIR represents the
independent judgment of the City.
SECTION 4. The City Council hereby makes, adopts, and incorporates herein as its
"findings of fact" regarding the potential environmental impacts of the Project, the
analysis and conclusions set forth in the EIR (including, without limitation, the mitigation
measures therein set forth) and in the Environmental Findings and Statement of
Overriding Considerations Regarding the EIR for the City of Lake Elsinore Alberhill
Villages Specific Plan (SCH #2012061046), attached hereto as Exhibit "A ".
SECTION 5. A Mitigation Monitoring and Reporting Program ( "MMRP ") for the Project
has been prepared in accordance with Section 21081.6 of CEQA, and the City Council
hereby adopts the MMRP, which is attached hereto as Exhibit "B."
SECTION 6. The City Council finds that for each of the significant impacts which are
subject to a finding under CEQA Section 21081(a)(3), that each of the social, economic,
and environmental benefits of the Project, independent of the other benefits, outweigh
the potential significant unavoidable adverse impacts and render acceptable each and
every one of the unavoidable adverse environmental impacts. Therefore, a Statement of
Overriding Considerations has been prepared and is attached hereto as Exhibit "A"
(Environmental Findings and Statement of Overriding Considerations) and incorporated
herein by this reference.
SECTION 7. Based upon all of the evidence presented and the above findings, the City
Council of the City of Lake Elsinore certifies the EIR for the Project with Errata and
Responses to Comments, the Findings of Fact and Statement of Overriding
Considerations, and the MMRP.
SECTION 8. This Resolution shall take effect from and after the date of its passage and
adoption.
Reso. No. 2016 -076
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PASSED AND ADOPTED at a meeting of the City Council of the City of Lake Elsinore,
California, on the 14th day of June, 2016.
�f
Brian Tisdale, Mayor
ATTEST: AF-VROVED ASJO F R7:
y
Susan M. Domen, MMC Byrt5a ra Leibo d
City Clerk City Attorney
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Susan M. Domen, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify
that Resolution No. 2016 -076 was adopted by the City Council of the City of Lake Elsinore,
California, at the regular meeting of June 14, 2016, and that the same was adopted by the
following vote:
AYES: Council Members Hickman, Johnson, and Manos; Mayor Pro Tern Magee and
Mayor Tisdale
NOES: None
ABSENT: None
ABSTAIN: None
Susan M. Domen, MMC
City Clerk
ENVIRONMENTAL FINDINGS AND
STATEMENT OF OVERRIDING CONSIDERATIONS
REGARDING THE ENVIRONMENTAL IMPACT REPORT
FOR THE CITY OF LAKE ELSINORE
ALBERHILL VILLAGES SPECIFIC PLAN
SCH #2012061046
Prepared By:
City of Lake Elsinore
130 South Main Street
Lake Elsinore, CA 92530
June 2016
Lake Elsinore Alberhill Villages Specific Plan EIR i
Environmental Findings and Statement of Overriding Considerations
1. BACKGROUND AND INTRODUCTION ........................................................................ 1
1.1 Project Overview ..................................................................................................... 1
1.2 Public Involvement and EIR Scoping ................................................................. 1
1.3 Final EIR Certification and Project Approval Process ...................................... 2
2. PROJECT DESCRIPTION............................................................................................... 4
2.1 Project Location .................................................................................................... 4
2.2 Project Description ............................................................................................... 4
2.3 Project Objectives ................................................................................................. 5
3. ENVIRONMENTAL FINDINGS ...................................................................................... 7
3.1 Areas Determined To Have No Significant Impact ............................................ 7
3.2 Findings Regarding Less Than Significant Impacts Identified in the
EIR .......................................................................................................................... 8
3.2.1. Aesthetics/Light and Glare ...................................................................... 8
3.2.2. Air Quality ................................................................................................ 10
3.2.3. Geology, Soils, Mineral Resources and Seismicity ............................ 11
3.2.4. Hazards and Hazardous Materials ........................................................ 14
3.2.5. Hydrology and Water Quality ................................................................ 15
3.2.6. Land Use and Planning .......................................................................... 17
3.2.7. Population, Housing and Employment ................................................ 19
3.2.8. Public Services and Utilities ................................................................. 20
3.2.9. Traffic and Circulation ........................................................................... 33
3.3. Findings Regarding Environmental Impacts Which Can Be Mitigated
to Level of Less Than Significant ...................................................................... 35
3.3.1. Aesthetics/Light and Glare .................................................................... 35
3.3.2. Air Quality ................................................................................................ 38
3.3.3. Biological Resources ............................................................................. 41
3.3.4. Cultural and Paleontological Resources ............................................. 54
3.3.5. Geology, Soils, Mineral Resources and Seismicity ............................ 61
3.3.6. Hazards and Hazardous Materials ........................................................ 62
3.3.7. Hydrology and Water Quality ................................................................ 64
3.3.8. Noise ........................................................................................................ 71
3.3.9. Public Services and Utilities ................................................................. 75
3.4. Findings Regarding Environmental Impacts Not Fully Mitigated to a
Level of Less Than Significant .......................................................................... 77
3.4.1. Air Quality ................................................................................................ 77
3.4.2. Transportation and Circulation ............................................................. 83
3.5. Findings Regarding Alternatives to the Project .............................................. 91
4. STATEMENT OF OVERRIDING CONSIDERATIONS .............................................. 104
4.1. Unavoidable Significant Environmental Effects ............................................ 104
4.2. Overriding Considerations............................................................................... 105
5. CERTIFICATION OF THE FINAL EIR ...................................................................... 106
5.1. Findings ............................................................................................................... 106
5.2. Conclusions ....................................................................................................... 107
6. ADOPTION OF MITIGATION MONITORING AND REPORTING PROGRAM .......... 107
7. APPROVAL OF THE PROJECT ................................................................................. 107
Lake Elsinore Alberhill Villages Specific Plan EIR ii
Environmental Findings and Statement of Overriding Considerations
8. LOCATION AND CUSTODIAN OF RECORD ............................................................ 107
Lake Elsinore Alberhill Villages Specific Plan EIR 1
Environmental Findings and Statement of Overriding Considerations
LAKE ELSINORE ALBERHILL VILLAGES SPECIFIC PLAN ENVIRONMENTAL
FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS.
1. BACKGROUND AND INTRODUCTION
1.1. Project Overview
The City of Lake Elsinore (City) has completed an Environmental Impact Report (EIR) (State
Clearinghouse Number 2012061046) for the Alberhill Villages Specific Plan Project. The City is
the Lead Agency for the purposes of preparing and certifying this EIR pursuant to Sections 15050
and 15367 of the State CEQA Guidelines (California Code of Regulations, Section 15000 et seq.).
The purpose of this EIR is to evaluate the potential environmental impacts of the proposed
Alberhill Villages Specific Plan Project. In compliance with Section 21002.1 of CEQA and Section
15002 of the State CEQA Guidelines, the City, as Lead Agency, has prepared this EIR in order to
(1) inform the general public, the local community, responsible and interested public agencies and
the City’s decision-making bodies and other organizations, entities, and interested persons of the
potential environmental effects of the proposed project, feasible measures to reduce potentially
significant environmental effects, and alternatives that could reduce or avoid the significant effects
of the proposed project, (2) enable the City to consider environmental consequences when deciding
whether to approve the proposed project and (3) to satisfy the substantive and procedural
requirements of CEQA.
1.2. Public Involvement and EIR Scoping
This document complies with the provisions of CEQA (California Public Resources Code,
Sections 21000 et seq.), the State CEQA Guidelines (California Code of Regulations, Section
15000 et seq.) and the City’s Procedures for Implementing the State CEQA Guidelines. In
compliance with CEQA, the City has solicited and considered comments from Responsible and
Trustee Agencies, members of the public, and other interested parties during the proposed project’s
various environmental review processes:
In accordance with CEQA Guidelines Section 15082, the City prepared and distributed a
Notice of Preparation (NOP) of an EIR. The NOP was distributed on or about June 13,
2012.
In compliance with Section 21083.9 of CEQA and Section 15082 (c)(1) of the State CEQA
Guidelines, the City held a public scoping meeting on July 17, 2012, to receive public and
agency comments.
Comments received from the public and agencies during the public review period for the
NOP and the public scoping meeting were considered in the preparation of the EIR
prepared for the proposed project.
In November 2015, a DEIR was prepared for the proposed project in accordance with CEQA
regulations and guidelines. The DEIR was circulated for a 55-day public review period on or about
November 3, 2015. Notification was provided to the State Clearinghouse (SCH), responsible and
trustee agencies, and all interested parties and jurisdictions pursuant to the requirements of Section
15087 of the State CEQA Guidelines. Approximately 18 comments were received by the City
Lake Elsinore Alberhill Villages Specific Plan EIR 2
Environmental Findings and Statement of Overriding Considerations
during this 55-day review period and an additional 9 were received after the review period. These
comments were evaluated and responded to in accordance with Section 15088 of the State CEQA
Guidelines.
1.3. Final EIR Certification and Project Approval Process
a. Findings Required Under CEQA
The City Council (the decision-making body) of the City (the CEQA Lead Agency) certifies the
Final EIR. The Final EIR, as required by State CEQA Guidelines Sections 15089 and 15132,
consists of the Draft Environmental Impact Report (“DEIR”) (SCH No. 2012061046), comments
and recommendations received on the DEIR, a list of persons, organizations, and public agencies
commenting on the DEIR, the responses of the City as “Lead Agency” to significant environmental
points raised in the review and consultation process and any other information added by the City.
Since the DEIR identified potentially significant environmental impacts, the City Council must
also prepare “findings” as part of its action to certify that the Final EIR has been completed in
compliance with CEQA and to approve the proposed project. Pursuant to CEQA Section 21081
and State CEQA Guidelines Section 15091, no public agency shall approve or carry out a project
for which an environmental impact report has been certified, which identifies one or more
significant effects on the environment that would occur if the project is approved or carried out,
unless the public agency makes one or more findings for each of those significant effects,
accompanied by a brief explanation of the rationale of each finding. The possible findings, which
must be supported by substantial evidence in the record, are:
1. Changes or alterations have been required in or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
2. Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
3. Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures
or project alternatives identified in the EIR.
b. Significant Effects and Mitigation Measures
The DEIR identified several significant environmental effects (or “impacts”) resulting from
implementation of the proposed project. Some of these significant effects can be fully
avoided/mitigated through the adoption of feasible mitigation measures. For those significant
impacts that cannot be mitigated to below a level of significance, the City Council is required to
balance, as applicable, the economic, legal, social, technological, or other benefits of the proposed
project against its unavoidable environmental risks when determining whether to approve the
proposed project. The State CEQA Guidelines at Section 15093(a) provide that if specific
economic, legal, social, technological, or other benefits of the proposed project outweigh the
unavoidable adverse environmental effects, the adverse environmental effects may be considered
“acceptable.”
Lake Elsinore Alberhill Villages Specific Plan EIR 3
Environmental Findings and Statement of Overriding Considerations
As indicated in Section 5.1 (CEQA Findings and Statement of Overriding Considerations) of the
DEIR, certain environmental effects of the proposed project cannot be reduced to less than
significant levels by the adoption of feasible mitigation measures or feasible environmentally
superior alternatives. Project-level and cumulative Air Quality and project-level and cumulative
Traffic and Circulation impacts have been identified as significant and unavoidable and require
the preparation of a Statement of Overriding Considerations. Section 3.0, below, describes those
effects and outlines the City’s findings with respect to the environmental effects of the proposed
project.
c. Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program (MMRP) has been prepared to monitor and report
the implementation of the mitigation measures identified for the proposed project. The MMRP
will be adopted by the City Council concurrently with these findings, and will be implemented by
the City during the proposed project’s planning horizon, and through the project review,
construction and post-construction periods of individual development projects. To the extent that
these findings conclude that all mitigation measures outlined in the Final EIR are feasible and have
not been modified, superseded, or withdrawn, the City hereby binds itself to implement these
measures. These findings, in other words, are not merely informational, but rather constitute a
binding set of obligations that will come into effect if the City Council formally approves the
proposed project.
d. Certification of the Final EIR and Adoption of Findings
The City Council will review and consider the information contained in the Final EIR, as well as
submissions from public officials, public agencies and the general public. Prior to considering
project approval, the City Council shall certify that the Final EIR reflects the City’s independent
judgment and analysis. Having considered the foregoing information, as well as any and all other
information in the record, the City Council shall make findings pursuant to CEQA Section 21081.
In accordance with the provisions of CEQA and the State CEQA Guidelines, t he City Council
shall adopt the Findings as part of its certification of the Final EIR for the proposed project.
e. No Recirculation Required
The City Council finds that none of the circumstances that trigger the requirement for recirculation
of the EIR under CEQA Guidelines Section 15088.5 have occurred. Specifically, there was no
significant new information (as defined in CEQA Guideline Section 15088.5(a)) added to the EIR
after the public review period.
Lake Elsinore Alberhill Villages Specific Plan EIR 4
Environmental Findings and Statement of Overriding Considerations
2. PROJECT DESCRIPTION
2.1. Project Location
The proposed project is located just south of Interstate 15 and is west of Lake Street. The eastern
project boundary borders Lake Street, the southeastern project boundary borders the Murdock
Alberhill Ranch Specific Plan residential development, the western boundary borders the 1,000-
acre Horsethief Canyon Ranch single-family development, and the southwest boundary borders
the Cleveland National Forest. The project area is significantl y isolated from existing development
with the exception of the 1,000 acre Horsethief Planned Development along the western boundary
and a portion of the Murdock Alberhill Ranch development along Lake Street south of Nichols
Road. Lake Street is an existing two-lane road which connects the mainly residential northwest
portion of the city with the I-15 freeway. The project area has been heavily impacted by the mining
operations that have occurred onsite for over a hundred years. The site consists of rolling t errain
and contains a series of stock piles of mined raw and finished material interspersed with various
sizes of depressions, including mining washout areas and various locations of mining
manufacturing operations.
2.2. Project Description
The proposed project consists of the Alberhill Villages Specific Plan No. 2010-02, a General Plan
Amendment No. 2012-01, and Zone Change No. 2012-02 described as follows:
Alberhill Villages Specific Plan No. 2010-02
The approximately 1,375-acre Alberhill Villages Specific Plan No. 2010-02 proposes
approximately 8,024 dwelling units, 1,335,800 square feet of non-residential uses including
civic/institutional, commercial/retail, professional office/medical and entertainment uses; a
university campus or similar educational institution; and supporting uses including schools, parks,
places of religious assembly, open space and green belt paseos.
The project includes a University Town Center with 1,335,800 square feet of retail/community
space, and medical/office development. Mixed-use areas would provide 974,500 square feet or
retail and service uses. Regional and community amenities include a 63.1-acre university or
similar educational institution, an 850 student capacity elementary school on a 12-acre site, and
over 199 acres of natural or enhanced open space with multi -use trails, two lakes totaling 39.6
acres, and recreational lake facilities. The project provides park spaces including 35 private
pocket parks, a 45.9-acre sports park, a 36.8-acre lakeside park, an active 19.5-acre community
park and a 14.3-acre community park.
The proposed Alberhill Villages Specific Plan divides the 1,375-acre site into six (6) separate
“villages” projected to be built out over an approximate 30-year period. Each village is intended
to create a unique character and would be bounded by major roadways, topography, and service
area. Each village would be anchored by a central focal point such as a school, park, commercial
core, or plaza so that such uses are all within a 10-minute walk or five-minute bike ride from
residential areas.
Lake Elsinore Alberhill Villages Specific Plan EIR 5
Environmental Findings and Statement of Overriding Considerations
General Plan Amendment No. 2012-01
General Plan Land Use Designations changes will amend multiple land uses to adopted Specific
Plan Land Use. The Extractive Overlay designation will remain to allow mining as an interim use
to be phased out over time.
The Alberhill Villages Specific Plan current land uses include Residential Mixed Use, Commercial
Mixed Use, Low Density Residential, Medium Density Residential, High Density Residential,
General Commercial, and Open Space.
Zone Change 2012-02
The City’s Official Zoning Map will modify zoning by ordinance from Residential Mixed Use,
Hillside Residential, Low Density Residential, Low Medium Residential, Medium Densit y
Residential, High Density Residential, Recreational, Open Space, Public Institutional, General
Commercial and Commercial Mixed Use to “Alberhill Villages Specific Plan” land uses.
Implementation of Specific Plan
A three-tier implementation approach is provided in the Alberhill Villages Specific Plan with a
30-year build out that will ensure that certain project design details and standards, which cannot
be anticipated at this time, are identified once development becomes imminent based on market
conditions.
Tier 1 is the Alberhill Villages Specific Plan, which will create an overall land use plan, backbone
circulation plan, and development regulations for the entire AVSP project site. Approval of the
AVSP does not allow site-specific development without additional discretionary approvals in Tiers
2 and 3.
Tier 2 is Phased Development Plans (PDP) that will provide greater detail for a defined geographic
area when development in that area becomes eminent. PDP’s will be considered by the Planning
Commission with final approval by the City Council. An approved PDP is a pre-requisite to any
development within a Phase.
Tier 3 will consist of design review and subdivision maps of site specific development plans in
anticipation of processing building permits. Design reviews and subdivision maps will also be
considered by the Planning Commission with final approval by the City Council.
2.3. Project Objectives
CEQA Guidelines Section 15124 requires an EIR to include a statement of objectives sought by
the proposed project. The objectives assist in developing the range of proposed project alternatives
to be evaluated in the EIR. The objectives of the proposed project include the following:
1. Set forth a comprehensive development plan that implements the applicable portions
of the City’s General Plan and achieves the City’s development goals for the Alberhill
District through zoning, density, and, other land use regulations.
Lake Elsinore Alberhill Villages Specific Plan EIR 6
Environmental Findings and Statement of Overriding Considerations
2. Stimulate private sector investment in the Project by implementing a project that is
fiscally sound, capable of financing the construction and maintenance of necessary
infrastructure improvements, and be economically feasible with a return on private
investment
3. Maximize the advantages of the site’s location in terms of visibility and proximity to
the I-15 Freeway and the Lake Street built intersection.
4. Improve the housing stock by providing a substantial residential component with a
variety of residential product types, densities that are compatible with the City's
economic mixed-use demand, activity functions within the Alberhill Villages Specific
Plan Project site area and consistency with the City’s Housing Element and job goals.
5. Facilitate economic vitality within the City and provide additional opportunities for
housing, employment, and commercial development consistent with the City of Lake
Elsinore's General Plan Alberhill District planning area objectives.
6. Increase revenues to the City by providing for a variety of commercial and retail
activities with the potential to generate substantial sales, and property tax revenue.
7. Provide for connectivity within the Alberhill Villages Specific Plan within and between
land use areas by incorporating gathering places, strong pedestrian linkages, passive
areas, and linkages to surrounding city-wide trails and open space.
8. Plan for phased development and supporting infrastructure improvements consistent
with market forces and sufficiently sized to sustain the land use plan in terms of
adequate water supply, sewer, storm water collection systems, and transportation
system improvements.
9. Expand the City’s shopping, entertainment and hospitality opportunities for City
residents and visitors and maintain a sustainable balance of residential and
nonresidential uses in a mixed-use residential Specific Plan format that includes
schools, places of religious assembly, a university, entertainment, retail shopping, and
restaurants
10. Create an aesthetically pleasing and distinct development identity reflective of the
unique character of the Alberhill District through establishment of design criteria for
architecture, landscaping, hardscape, street and pedestrian improvements, signage,
entry monumentation, and other design features.
Lake Elsinore Alberhill Villages Specific Plan EIR 7
Environmental Findings and Statement of Overriding Considerations
3. ENVIRONMENTAL FINDINGS
3.1. Areas Determined To Have No Significant Impact
The City, through the Initial Study (IS) process, determined the proposed project has the potential
to cause or result in significant environmental impacts, and warranted further analysis, public
review, and disclosure through the preparation of an EIR. The IS and associated EIR Notice of
Preparation (NOP), dated May 2014, were forwarded to the California Office of Planning and
Research, State Clearinghouse (SCH), and circulated for public review and comment. The State
Clearinghouse established the public comment period for the IS/NOP as June 14, 2012 through
July 13, 2012.
The following discussion summarizes the environmental impacts that were determined in the
IS/NOP and public review processes to pose no potentially significant impacts. Specific issues
considered to pose no potentially significant impacts were not substantively discussed within the
EIR.
Agriculture and Forest Resources
The proposed project is currently being mined and is identified as “Other Land” on the Riverside
County Important Farmland 2010 Sheet 1 of 3 map prepared by the California Department of
Conservation, Division of Land Resource Protection’s Farmland Mapping and Monitoring
Program. Therefore, the proposed project will not result in the conversion of Prime Farmland,
Unique Farmland or Farmland of Statewide Importance to non-agricultural uses. The proposed
project is currently being mined and is not zoned for agricultural use. The site is not subject to a
Williamson Act contract. There is no forest land located on the project site. Existing zoning on
the project site is M-3 (Mineral Resources and Related Manufacturing District). Therefore the
proposed project will not conflict with existing zoning for or cause rezoning of forest land and will
not result in the loss of forest land or the conversion of forest land to non-forest uses and will not
result in the conversion of Farmland to non-agricultural uses.
Hazards and Hazardous Materials
The proposed project is not located within an airport land use plan or within two miles of a public
airport or public use airport, and thus would not result in a safety hazard for people residing or
working in the proposed project area. The proposed project is not located within a vicinity of a
private airstrip, and thus would not result in a safety hazard for people residing or working in the
proposed project area.
Land Use and Planning
The project site is currently and historically been used for mining activities. The proposed
development would change this to residential, commercial, institutional, university, public facility
and open space uses. The Lake Elsinore General Plan designates the site for Hillside Residential,
Low Density Residential, Medium Density Residential, High Density Residential, Residential
Mixed Use, Commercial Mixed Use, General Commercial, Public Institutional, Recreational, and
Open Space land uses. The project site is located within an area designated for future development
Lake Elsinore Alberhill Villages Specific Plan EIR 8
Environmental Findings and Statement of Overriding Considerations
by the City of Lake Elsinore General Plan and therefore the proposed project will not physically
divide an established community.
Noise
The project is not located within an airport land use plan, or within two miles of a public airport
or public use airport. Therefore, the project would not expose people residing or working within
the project are to excessive noise levels due to proximity to a public or public use airport. The
project is not located within the vicinity of a private airstrip. Therefore the project would not
expose people residing or working in the project area to excessive noise levels due to proximity to
a private airport.
Population and Housing
The proposed project is currently being mined and has no existing residential housing presently
on-site, and thus will not displace substantial numbers of existing homes or necessitate or require
the construction of replacement housing elsewhere. Therefore, the proposed project will not
necessitate the construction of replacement of housing elsewhere. The proposed project is
currently being mined and will not displace numbers of people, necessitating the construction of
replacement housing elsewhere.
Transportation/Traffic
The proposed project, due to its location, and the nature of the proposed uses, changes or
significant alterations to air traffic patterns would not occur.
3.2. Findings Regarding Less Than Significant Impacts Identified in the EIR
The DEIR completed in November 2015 found that the proposed project would have a less than
significant impact without the imposition of mitigation on a number of environmental topic areas.
The less than significant environmental impact determination was made for each of the following
topic areas listed below, based on the more expansive discussions contained in the DEIR.
3.2.1. Aesthetics/Light and Glare
a. Impact: Implementation of the proposed project would not have a substantial adverse effect
on a scenic vista.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that impacts the proposed project would not have a substantial adverse effect on a scenic vista. The
project site has no substantial view of Lake Elsinore Scenic vistas visible from the Project site
would include distant views of the Cleveland Nation Forest to the south, Santa Ana Mountains the
southwest, and the higher elevation hills to the north and east of the project site.
Lake Elsinore Alberhill Villages Specific Plan EIR 9
Environmental Findings and Statement of Overriding Considerations
Commercial development frontages adjoining the prominent entry areas to the project area will
incorporate semi-public and private plazas, terraces, and open space areas that augment the public
areas and would offer view opportunities to the Santa Ana Mountains, Cleveland National Forest,
and the higher elevation hills to the north and east of the project site.
Building heights are expected to integrate with the height of adjacent non-building area that would
address public view enhancement and view preservation for nearby viewer groups, including the
residential, commercial, and recreational users. Dwelling units should be situated, where possible,
to take advantage of views and create interest and varying vistas as a person moves along the street.
The AVSP may have higher than standard height walls permitted for sound attenuation purpose;
however, the design would be subject to approval by the Community Development Director as
part of the Project’s Minor Modification review process, and prevent potential impacts to scenic
resources. Limited use of walls is important to avoid obstruction of on-site views of the Santa Ana
Mountains, Cleveland National Forest, and the hills to the north and west of the Project site and
would not result in significant impacts on existing scenic vistas. With the implementation of the
Specific Plan, there will continue to be no views of Lake Elsinore (Lake) and its shorelines, as the
AVSP Project site area is located northwest of Lake Elsinore.
Views of the mountains and hillsides to the west and north would remain and would not be
significantly obscured by the Specific Plan and its commercial users. Views of Lake Elsinore to
the south are already obscured by the existing topography and location of the Project, and would
not alter existing views of the Lake, since there are none. Since the eucalyptus trees have been
removed, the once obscured views to the Hillside District by the previously existing eucalyptus
trees are now hillside-views to the north. Finally, due to the higher elevation of the I-15 Freeway,
drivers’ views of the surrounding scenic features would not be impacted by the AVSP.
Reference: EIR pages 4.5-24 and 4-5-25.
b. Impact: Implementation of the proposed project would not substantially damage scenic
resources, including, but not limited to, trees, rock outcroppings, and historic buildings within
a state scenic highway.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR, and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would not substantially damage scenic resources, including, but not limited to,
trees, rock outcroppings, and historic buildings within a state scenic highway. The project site does
contain a few areas of rock outcroppings and a historic building. The project area has been heavily
impacted by the vested mining operations that have occurred onsite for over a hundred years. The
site consists of rolling terrain and contains a series of stockpiles of mined raw and finished material
interspersed with various sizes of depressions, including mining washout areas and various
locations of mining manufacturing operations. This schoolhouse is a General Plan recognized
historic resource that will be replicated in another location using new materials that will match the
original building as closely as possible. The replicated schoolhouse will be used for some type of
Lake Elsinore Alberhill Villages Specific Plan EIR 10
Environmental Findings and Statement of Overriding Considerations
alternate land use within the project area. The old schoolhouse is currently dilapidated and unsafe
for any type of usage and may be beyond reconstruction.
According to the California Department of Transportation, the project site is not located within a
State Scenic Highway. However, one highway, the I-15 Freeway, located on the edge of the project
area, has been has been designated as an “eligible state scenic highway–not officially designated.”
The status of an “eligible state scenic highway–not officially designated” to “officially designated”
when the local governing body applies to Caltrans for scenic highway approval, adopts a Corridor
Protection Program, and receives notification that the highway has been officially designated as a
Scenic Highway. A Corridor Protection Plan identifies and defines the scenic corridor of the
highway. At this time, the City of Lake Elsinore General Plan contains no policies that require
applying for official designation of Interstate 15 as a Scenic Highway in the vicinity of the Project
site and there is no Corridor Protection Plan being proposed for this segment of Interstate 15.
The I-15 Freeway is located approximately 0.5 miles east of the Project site and views to the natural
features along the freeway corridor would not be impacted by the Project if it were designated as
a Scenic Highway.
Reference: EIR pages 4.5-25 and 4.5-26.
3.2.2. Air Quality
a. Impact: Implementation of the proposed project would not conflict with or obstruct
implementation of the applicable air quality plan.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained on the Record of Proceedings, the City Council hereby finds
that the proposed project would not conflict with or obstruct implementation of the applicable air
quality plan.
The SCAQMD is required, pursuant to the Clean Air Act to reduce emissions of criteria pollutants
for which the Basin is in non-attainment. The Project would be subject to the SCAQMD’s current
AQMP. The AQMP contains a comprehensive list of pollution control strategies directed at
reducing emissions and achieving ambient air quality standards. These strategies are developed,
in part, based on regional population, housing, and employment projections prepared by SCAG.
A project is consistent with the AQMP if it is consistent with the population, housing and
employment assumptions which were used in the development of the AQMP. The 2012 AQMP,
the most-recent AQMP adopted by the SCAQMD, incorporates SCAG’s Regional Transportation
Plan (RTP) socioeconomic forecast projections of regional population and
employment growth. Although the Alberhill Villages Specific Plan is a very large project, it does
not constitute an unanticipated source of air pollution in a regional sense. Development of the
project site would result in the adoption of a "Specific Plan" through a General Plan Amendment,
and Zoning Change that is consistent with the land use specified in the City of Lake Elsinore's
General Plan.
Lake Elsinore Alberhill Villages Specific Plan EIR 11
Environmental Findings and Statement of Overriding Considerations
Conformity with adopted plans, forecasts and programs relative to population, housing,
employment and land use is the primary yardstick by that impact significance of master planned
growth is determined. If a given project incorporates any available transportation control measures
that can be implemented on a project-specific basis, and if the scope and phasing of a project are
consistent with adopted forecasts as shown in the Regional Comprehensive Plan (RCP), then the
regional air quality impact of project growth would not be significant. The project is regionally
growth-accommodating and not regionally growth-inducing. While the air quality impact is
considered potentially significant because of the sheer scope of the project, it has several design
features that actually are air quality positive. For example, the project promotes alternative
transportation/shorter trip lengths though a mixed-use land use plan. The Project will be built with
an enhanced level of energy conservation to be consistent with the City of Lake Elsinore Climate
Action Plan (CAP). To the extent that the Project becomes a ‘green’ community, it will be
consistent with the goals and measures of the AQMP.
References: EIR pages 4.8-23 through 4-8-25.
b. Impact: Implementation of the proposed project would not create objectionable odors
affecting a substantial number of people.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would have less-than-significant impacts related to objectionable odors
affecting a substantial number of people. Land uses general associates with odor complaints
include: agricultural uses, wastewater treatment plants, food processing plants, chemical plants,
composting operations, refineries, landfills, dairies, and fiberglass molding facilities. The project
does not contain land uses typically associated with emitting objectionable odors; therefore, the
project is unlikely to create objectionable odors. Any odors, in the form of construction-related
exhaust and odors related to roadway construction, and those generated during the phase-out of
mining and during project construction, would be short-term and would terminate upon completion
of each construction phases of the project. Project activities are unlikely to create objectionable
odors affecting a substantial number of people, and therefore, the project’s impact would be at a
level less than significant.
References: EIR page 4.8-35.
3.2.3. Geology, Soils, Mineral Resources and Seismicity
a. Impact: The proposed project would not result in substantial soil erosion or the loss of topsoil.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not result in substantial soil erosion or the loss of topsoil. Although
the Project site is located in the Elsinore Trough, and the Temescal Canyon Wash passes through
the area, the mining area itself is not located so as to be significantly affected by run -off. Most of
Lake Elsinore Alberhill Villages Specific Plan EIR 12
Environmental Findings and Statement of Overriding Considerations
the water from areas upstream from the Project area drains through the major established drainage,
such as in Walker Canyon. The majority of the soils on-site have textures ranging from loams to
loamy sands to gravelly loams and are a moderately deep to shallow with a low to high erosion
hazard. Depending on their texture, relatively dense, and slope of the ground, the permeability of
the soils range from low to high.
Erosion of the bedrock materials depend upon texture, hardness, chemical composition, degree of
fracturing, and dip of the bedding planes. The run-off from the site, itself, is for the most part
channeled to existing collection ponds that are created in the mining process. These pits are being
used to trap the water allowing it to be used on-site for dust control and processing activities.
Excess remaining water is allowed to percolate through the soil and/or evaporate. Except in
unusually heavy years of precipitation, dust control measures and processing activities have
utilized virtually all of the water collected on the Project site. To the extent practicable, drainage
not channeled to these collection ponds is channeled to existing drainage channels.
During construction, soil erosion shall be controlled and reduced to a less than significant impact
through the implementation of a project-specific Erosion Control Plan and a Stormwater Pollution
Prevention Plan (SWPPP) in accordance with the California State Water Resources Control Board
new General Construction Permit Order No. 2009-0009-DWQ, (as amended by Order No 2010-
013-DWQ and NPDES General Permit No. CA000002). The SWPPP shall comply with Best
Available Technology (BAT), and Best Conventional Pollutant Control Technology (BCT) to
reduce or eliminate soil erosion from areas of construction activity.
References: EIR page 4.1-32.
b. Impact: The proposed project will not have soils incapable of adequately supporting the use
of septic tanks or alternative waste water disposal systems where sewers are not available for
the disposal of waste-water.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal systems where sewers are not available for the disposal
of waste-water. The Project is located within the City of Lake Elsinore's Elsinore Valley Municipal
Water District (EVMWD) service area. There is currently no existing wastewater treatment plant
facility and sewer system available to the Project site area. Based on the EVMWD's 2008
Wastewater Master Plan (as stated by the KWC Preliminary Wastewater Facilities Plan, dated
December 20, 2011) for the Alberhill Drainage Area in the vicinity of the Project, the sewershed
areas are tributary to the future Alberhill Wastewater Treatment Plant (WWTP) and future master
planned sewer in Lake Street, the estimated flows are consistent with the EVMWD Wastewater
Master Plan. When constructed, a portion of the Project will have the ability, on a temporary or
permanent basis, to be treated at the Alberhill WWTP or Regional WWTP. In anticipation of
increased sewer flows associated with future developments and the lack of wastewater facilities
for the Alberhill area, the EVMWD is proposing to construct the Alberhill Wastewater Treatment
Plant as part of the master planned facilities that will be located along Temescal Canyon Road
Lake Elsinore Alberhill Villages Specific Plan EIR 13
Environmental Findings and Statement of Overriding Considerations
between Lake Street exit off the I-15 Freeway and Lee Lake, approximately 2 miles north of Lake
Street.
In the unlikely event that septic tanks or an alternative waste disposal system is needed on an
interim basis until the master planned facilities are constructed, some of the soils on the Project
site consist of silty sand to sands that include gravel- to cobble-sized sedimentary and granitic
clasts. These types of soils are considered to permeable and suitable to support a septic system or
alternative wastewater disposal system.
References: EIR pages 4.1-33 and 4.1-34.
c. Impact: Implementation of the project will not result in the loss of availability of a known
mineral resource that would be of value to the regional and residents of the state or the loss or
of a locally-important mineral resource recovery site delineated on a local general plan,
specific plan or other land use plan.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not result in the loss of availability of a known mineral resource that
would be of value to the regional and residents of the state or the loss or of a locally-important
mineral resource recovery site delineated on a local general plan, specific plan or other land use
plan. Development of the proposed project will not forfeit the potential to recover significant clay
and gravel deposits located throughout the project site, since material will be extracted and
stockpiled for future economic use. The loss of regionally significant aggregate extraction can be
mitigated if development allows for complete recovery of resources. Therefore, the Project has
adopted a phasing concept that retains the clay mining activities and stockpiling of material to the
extent that they are economically feasible. Economically viable mineral extraction operations will
be gradually phased out as the Project evolves into residential community.
In addition, the underlying General Plan land use designations for the site include non-mineral
extraction uses such as commercial, residential, mixed-use, and institutional uses. The Extractive
Overlay will allow mining to continue until such time that long-term vision of the General Plan is
realized in the form of the commercial, residential, mixed-use, and institutional uses.
References: EIR page 4.1-34 and 4.1.35.
d. Impact: Implementation of the proposed project would not result in impacts onsite that could
affect offsite properties and generate a cumulative geology, soils, and seismicity impact.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not result in impacts onsite that could affect offsite properties and
generate a cumulative geology, soils, mineral resources and seismicity impact. Cumulative
development in the Project area will increase the amount of exposed soils during grading and may
Lake Elsinore Alberhill Villages Specific Plan EIR 14
Environmental Findings and Statement of Overriding Considerations
result in increased erosion and downstream sedimentation. However, due to short-term nature of
grading and construction activities, cumulative impacts resulting from erosion and sedimentation
are not anticipated to be significant. The risk of seismic activity and ground shaking is common to
the Project site and to all cumulative development in southern California.
Cumulative impacts will be mitigated through individual design features. All future development
would be subject to review and being compliant with activities creating dust emissions during
construction, grading and operations, including complying with the goals, policies and
implementation programs for designing buildings to be in conformance with the California
Building Code (CBC). Though future development will be subject to potential seismic or geologic
hazards, the City’s GP’s contribution to geologic cumulative effects is considered less than
cumulatively considerable and thus is not significant.
Development within the City of Lake Elsinore requires that project development comply with
Federal, State and local regulations that are designed to protect people from increased hazards such
as earthquakes, landslides and soil erosion. As a result, being in conformance with the CBCs and
other measures to protect people and structures the AVSP and other projects within the area will
have a level of impact less than significant and impacts will be less than cumulatively considerable.
References: EIR page 4.1-35.
3.2.4. Hazards and Hazardous Materials
a. Impact: Implementation of the proposed project will not impair or physically interfere with an
adopted emergency response plan or emergency evacuation plan.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not impair or physically interfere with an adopted emergency
response plan or emergency evacuation plan.
Primary access to the Project site is proposed from Temescal Canyon Road and Lake Street which
are improved roadways. The Project site does not contain any emergency facilities nor does it serve
as an emergency evacuation route. During construction and long‐term operation, the Project would
be required to maintain adequate emergency access for emergency vehicles via Temescal Canyon
Road and Lake Street and connecting roadways as required by the City. Furthermore, the Project
would not result in a substantial alteration to the design or capacity of any public road that would
impair or interfere with the implementation of evacuation procedures.
References: EIR page 4.2-11.
b. Impact: Implementation of the proposed project would not generate a cumulative hazards and
hazardous materials impact.
Mitigation: No mitigation measures are required.
Lake Elsinore Alberhill Villages Specific Plan EIR 15
Environmental Findings and Statement of Overriding Considerations
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not generate a cumulative hazards and hazardous materials impact.
The use of hazardous materials in the City of Lake Elsinore and the Lakeland Village Sphere
District is controlled and permitted by Riverside County Department of Environmental Health
Hazardous Materials Branch (Branch), a State-designated Certified Uniform Program Agency,
whose responsibilities include: inspecting hazardous material handlers and hazardous-waste
generators to ensure compliance with laws and regulations; ensuring the preparation and
implementation of Business Plans, emergency response plans, and accident prevention plans for
businesses that handle hazardous materials; providing 24-hour response to emergency incidents
involving hazardous materials or wastes; and conducting investigations and taking enforcement
action as necessary against anyone who disposes of hazardous waste illegally or otherwise
manages hazardous materials or wastes in violation of Federal, State, or local laws and regulations.
The hazardous materials control and safety programs and available emergency-response resources
of the Branch, along with periodic inspections to ensure regulatory compliance, reduce the
potential risk of upset and exposure to hazardous materials associated with nearby businesses.
Similar to the proposed project, development of other planned projects within the City of Lake
Elsinore would be required to adhere to the existing laws and regulations regarding the use,
storage, transport, or disposal of hazardous materials and waste.
Moreover, the proposed project would not result in any safety hazards related to adopted
emergency response plans, or wildland fire hazards. The project would not combine with other
projects to result in a cumulatively considerable impact with respect to these potential hazards. In
addition, the project would be consistent with General Plan policies as demonstrated in the analysis
above. Therefore, the proposed project will not make a significant contribution to any cumulatively
considerable impacts related to hazardous materials, hazardous waste, or the creation of any health
hazards and no additional mitigation measures are required.
References: EIR page 4.2-12.
3.2.5. Hydrology and Water Quality
a. Impact: Implementation of the proposed project would not violate any water quality standards
or waste discharge requirements.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not violate any water quality standards or waste discharge
requirements.
An increased amount of impervious surfaces, due to development, could potentially decrease the
surface area available for storm and runoff water to infiltrate into the soil that will naturally treat
the runoff water for pollutants by the process of filtration. While the development would increase
the amount of impervious surfaces, with the addition of development areas and roadways, the
proposed WQMP Basins would collect runoff and allow pollutants to settle out prior to being
Lake Elsinore Alberhill Villages Specific Plan EIR 16
Environmental Findings and Statement of Overriding Considerations
discharged into the storm drain system. Furthermore, landscaping design for the Alberhill Villages
Specific Plan specifies that where appropriate, permeable landscaping should be used in the place
of hardscape. This will allow, in order to increase replenishment of groundwater supplies, the
reduction of stormwater runoff, and the reduction of the heat island effect. Additionally, the
Alberhill Villages Specific Plan would comply with all water quality standards, waste discharge
requirements and Project conditions. The Alberhill Villages Specific Plan will not violate any
water quality standards or waste discharge requirements.
References: EIR pages 4.3-29 and 4.3-30.
b. Impact: Implementation of the proposed project would not substantially deplete groundwater
supplies or interfere substantially with groundwater recharge such that there would be a net
deficit in aquifer volume or a lowering of the local groundwater table level.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not deplete groundwater supplies and/or interfere with
groundwater recharge.
Alberhill Villages will be served by the EVMWD domestic water system (in accordance with the
March 2012 Alberhill Villages and Alberhill Ridge Water Supply Assessment) that uses 40 -50%
groundwater and 50-60% other sources. EVMWD does not plan to drill wells within the Alberhill
Villages Project site due to the lack of aquifer storage below the site. The project site is primarily
undeveloped and has been used for surface mining for approximately 100 years. Groundwater
absorption rates may be reduced due to an increase of impervious surfaces resulting from the
mining use of the Project site. However, regional absorption and infiltration rates could potentially
be significantly affected, given the size of the overall project once all is completed within the 20-
30 period. The project site's major source of groundwater recharge is the Elsinore Groundwater
Basin. The bioswales, infiltration basin and detention basin would also provide opportunities for
groundwater recharge. Although the project is adjacent to the Temescal Canyon Wash (Creek), it
is not proposed to divert or impact the ability of the Wash to recharge the groundwater supply.
Temescal Canyon Wash (Creek) is proposed as a soft bottom channel that will allow for
infiltration. Regional absorption would continue after development at relatively similar rates as
existing conditions. Drainage and stormwater run-off patterns would not be significantly affected
by the proposed actions.
Refer to Section 4.10 for a discussion on Water Supply Assessment that presents a surplus of 6,200
acre-ft./yr. of water supply during a normal year based on the existing groundwater supply and the
existing plus project demands within the district.
References: EIR page 4.3-30.
c. Impact: Implementation of the proposed project would not expose people or structures to a
significant risk of loss, injury or death involving flooding, including flooding as a result of the
failure of a levee or dam.
Lake Elsinore Alberhill Villages Specific Plan EIR 17
Environmental Findings and Statement of Overriding Considerations
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not expose people or structures to a significant risk of loss, injury
or death involving flooding, including flooding as a result of the failure of a levee or dam.
The Project site area is not subject to hazards related to dam break and subsequent flooding, due
to the fact there are no dams in the surrounding area that will affect flow to Temescal Canyon
Wash (Creek). The distance of the Project site from Lake Elsinore lacks the significant potential
for a damaging seiche, due to: 1) the existing topographical features between the Project and Lake
Elsinore (Lake); 2) the Lake is lower in elevation; and, 3) because of the existing flood control
devices constructed by the ACOE. Additionally, implemented flood control devices lower the
potential for a seiche to occur. The project's potential for the occurrence of a tsunami is similarly
very low because the Pacific Ocean is the closest tsunami-producing open body of water and is
located approximately 25 miles from the Specific Plan site. Therefore, no project impacts are
anticipated from a tsunami.
The Project's land has a great variation in elevation and has been primarily mined for
approximately 100 years. Due to the variation in elevation of both the site and the surrounding
land uses, there is a potential for mudflow, but with the existing basins and required SWPPP
measures presently used and those proposed for grading and development, there will be a less than
significant potential for the Project site area to be adversely affected by mudflow.
References: EIR pages 4.3-36 and 4.3-37.
3.2.6. Land Use and Planning
a. Impact: The proposed project would not conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project (including, but not limited to the
General Plan, Specific Plan, local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not conflict with any applicable land use plan, policy, or regulation
of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating
an environmental effect because the proposed project would be consistent with the applicable
policies of the City’s General Plan and the applicable zoning codes.
The analysis of land use consistency impacts considerers whether the proposed project would be
in substantial conformance with regional and local plans, policies and regulations that are
applicable to the proposed project and project site. Consistent with the scope and purpose of the
EIR, this discussion primarily focuses on those goals and policies that relate to avoiding or
mitigating environmental impacts, and an assessment of whether any inconsistency with these
standards creates a significant physical impact on the environment. State CEQA Guidelines
Lake Elsinore Alberhill Villages Specific Plan EIR 18
Environmental Findings and Statement of Overriding Considerations
Section 15125(d) requires than an EIR discuss inconsistencies with applicable plans that the
decision-makers should address. A project need not be consistent with each and every policy and
objective in a planning document. Rather, a project is considered consistent with the provisions of
the identified regional and local plans if it meets the general intent of the plans and would not
preclude the attainment of the primary goals of the land use plan or policy.
The project would otherwise not conflict with any applicable goals, objectives, and policies of the
City of Lake Elsinore General Plan, Zoning Ordinance, or Climate Action Plan. Additionally, the
Project would not conflict with any applicable policy document, including the SCAG Regional
Comprehensive Plan, SCAQMD Air Quality Management Plan, 2012, Santa Ana Water Quality
Control Plan (Basin Plan, Riverside County Drainage Area Management Plan – Santa Ana Region,
and the Elsinore Valley Municipal Water District Urban Water Management Plan, 2010,
References: EIR pages 4.4-13 through 4.4-25.
b. Impact: The proposed project would not conflict any applicable habitat conservation plan or
natural community conservation plan.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not conflict any applicable habitat conservation plan or natural
community conservation plan.
The Project site is located within the boundaries covered by the Western Riverside County
Multiple Species Habitat Conservation Plan (‘MSHCP’). The project will not conflict with any
applicable habitat conservation plan or natural community conservation, as this project is subject
to a February 24, 2001 settlement agreement with Riverside County that excludes the project site
from the MSHCP. On February 24, 2004, Castle & Cooke Properties, throughout Riverside
County, were removed from the requirements of the MSHCP. The Project site was part of this
settlement agreement, and the approximate 1,375-acre project site is not subject to the provisions
of the MSHCP.
References: EIR page 4.4-26.
c. Impact: The proposed project would not result in a cumulatively considerable contribution to
land use and planning.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not contribute to land use impacts that would be cumulatively
considerable. Cumulative impacts related to land use and planning are addressed in the General
Plan EIR which is incorporated by reference into this AVSP PEIR. Development of the AVSP
Project and other proposed projects in the vicinity will result in increased urbanization and loss of
open space in the local vicinity. As cumulative land use impacts are difficult to individually
Lake Elsinore Alberhill Villages Specific Plan EIR 19
Environmental Findings and Statement of Overriding Considerations
mitigate, mitigation is most effective through implementation of regional programs, such as the
Lake Elsinore General Plan and other relevant County and City policies. These programs establish
development guidelines and required mitigation.
Each future project and development within the City and SOI will be reviewed on a project -by
project basis, as it will conform to the City’s permitted land uses, State, Federal and local
regulations, the City’s Municipal Code, City’s Growth Management Program goals, policies and
implementation programs, to ensure and provide the City a strategy for developing a pattern and
rate of growth. This will ensure that adequate public facilities and infrastructure can be provided
to meet the rate of new construction and population growth. With the incorporation of the City’s
growth management plan, impacts related to the potential inconsistency of the GP with the
population and housing forecasts of SCAG will be reduced to below a level of significance, and
no additional mitigation measures are required.
References: EIR page 4.4-26.
3.2.7. Population, Housing and Employment
a. Impact: The proposed project would not directly or indirectly induce substantial population
growth in an area.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not directly or indirectly induce substantial population growth in
an area. The AVSP proposes the creation of 8,024 dwelling units. Based on the 2010 U.S. Census
an average of 3.48 lived in a Lake Elsinore household, and with this 3.48 person per household
average, the population for the site (residential component) under build-out conditions would be
27,924 persons. As the Project would generate 27,924 persons, an overall net population increase
would not occur beyond the anticipated population for the Project because the City of Lake
Elsinore General Plan's build-out of population and housing projections have anticipated
development of the Project site with a maximum of 8,244 dwelling units (at 6 dwelling units/acre).
The Alberhill Ranch Specific Plan area lies to the southeast of the Project site and extends from
the I-15 to just south of Nichols Road. The site was annexed by the City of Lake Elsinore in 1989
and proposes 3,705 residential units with neighborhood commercial areas located in the central
portion of the plan area. Substantial open space and recreational areas have also been incorporated
into the land use plan.
To the north and west of the Project site is a combination of commercial, light industrial and
residential land uses. The uses include single family residences directly adjacent to the Pacific
Clay Products, Inc. operations. Located further north of Temescal Canyon Road is an equipment
yard, identified as the Aquarius Water Tank Facility. Corona Stone (a masonry dealer) is located
on the south side of Temescal Canyon Road, approximately one-half mile from the Pacific Clay
Products, Inc. facilities. The I-15 Freeway is also located directly north of the Project site and is
the major thoroughfare in the Lake Elsinore area.
Lake Elsinore Alberhill Villages Specific Plan EIR 20
Environmental Findings and Statement of Overriding Considerations
The project does not require the off-site extension of roads or infrastructure to serve the project
site. As such, substantial population growth would not be created through extension of roads or
other infrastructure.
Therefore, with the proposed population growth within the project area and City's anticipated
projected number of housing units under the General Plan's build-out and project's implementation,
the impact for the Project is a level less than significant, and no mitigation measures are required.
References: EIR pages 4.6-17 through 4.9-19.
b. Impact: The proposed project would not result in a cumulatively considerable contribution to
population, housing, and employment impacts.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in a cumulatively considerable contribution to
population, housing, and employment impacts.
The City of Lake Elsinore is still developing and contains a significant amount of un - or
underdeveloped, developable land both within the corporate boundaries and within its sphere of
influence (SOI). SCAG anticipates that by the year 2030, the City is anticipated to have a total of
approximately 26,488 dwelling units and an estimated population of 85,376 in the year 2030.
These projections for population and dwelling units were identified to reflect the theoretical build-
out of vacant land within the City and SOI, and using the land use designations and assumptions
detailed in the City’s GP EIR.
The proposed City build-out has established goals, policies and implementation policies that will
reduce potential growth-related impacts. Compliance with these goals, policies and
implementation programs and Federal, State and local regulatory requirements will assure that
necessary services and infrastructure sufficient to serve the planned growth will be development
over the projected build-out period of 30 years. It is important to note that the GP does not include
and policy provisions that require its build-out potential to be attained. Therefore, the GP will
direct growth and development so that it occurs in a manner that it is manageable for the City and
avoids significant physical impacts that result from population growth.
Environmental constraints such as water supply, landfill capacity, energy demand, air quality,
traffic constraints and others, will become predominate issues of concern, as the sub -region
continues to expand its housing opportunities and economic base. Implementation of the goals,
policies and implementation programs will enable the City to direct growth and development so
that it occurs in a manner that is manageable for the City and avoid significant physical impacts
that result from population growth. Therefore, there will be a less than significant cumulative
impact related to population and housing and no additional mitigation measures are required.
References: EIR pages 4.6-20 through 4.6-21.
3.2.8. Public Services and Utilities
Lake Elsinore Alberhill Villages Specific Plan EIR 21
Environmental Findings and Statement of Overriding Considerations
a. Impact: The project site would have sufficient water supplies available to serve the project
from existing entitlements and resources and would not require new or expanded entitlements
for water supplies.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project has sufficient water supplies available to serve the project and that the project site
would not require new or expanded entitlements; impacts would be less-than-significant.
The Elsinore Valley Municipal Water District (EVMWD) was requested by the City of Lake
Elsinore to prepare a Water Supply Assessment (WSA) for the AVSP and Alberhill Ridge projects.
The WSA was approved by the EVMWD Board of Directors on March 22, 2012. In its letter dated
January 14, 2016, EVMWD states that it adopted the Water Supply Assessment (WSA) in 2012
for the AVSP project area and that the findings in the WSA are still valid; and that its 2015 Urban
Water Management Plan is due on July 1, 2016 and that it is in the process of updating the plan.
For purposes of the WSA, water demands associated with the AVSP Project fall within the
projected demands that are included in the Urban Water Management Plan (UWMP) that is
updated every 5 years. Adequate planning has been conducted to ensure sufficient water will be
available to support future development.12 EVMWD has the following existing supplies: surface
water from Canyon Lake WTP, groundwater supplies, and imported water from Metropolitan
through the Auld Valley Pipeline (AVP) and Temescal Valley Pipeline (TVP). The additional
supplies that EVMWD is pursuing include the construction of a pipeline from Diamond and
Summerly wells to Cereal 1 and Corydon wells, Palomar well replacement, Terra Cotta well and
TVP pump station. Based on the information and analyses contained in the WSA, EVMWD
concludes that its total projected water supplies available during normal, single dry, and multiple
dry, and multiple dry water years during a 20-year projection will be sufficient to meet the
projected water demand associated with the Alberhill Villages Specific Plan (and Alberhill Ridge
Specific Plan), in addition to EVMWD's existing and planned future water demands, including
agriculture and manufacturing uses, as required by SB 610 and the companion measure SB 221.
EVMWD's projected water demands for future projected supplies are sufficient to meet the
demands projected under the WSA and demands projected in the 2010 UWMP. Recycled water
deficit represents future recycled water demands that need to be supplemented with potable water.
The WSA identifies only those planned potable water supplies that are currently part of the
District's capital improvement program, or if it is included in next two-year budget cycle. Whereas,
UWMP includes additional future potable water supplies that are beyond the two years budget
cycle. The existing and planned supplies are sufficient to meet existing and currently committed
future maximum day demand conditions including the AVSP (and Alberhill Ridge) development
during normal, single dry, and multiple dry years over a 20-year period.
It is noted that on April 1, 2015, the Governor issued Executive Order B-29-15. Key provisions
include ordering the State Water Resources Control Board to impose restrictions to achieve a 25
percent reduction in potable urban water usage through February 28, 2016. The governor's drought
declaration also calls upon local urban water suppliers and municipalities to implement their local
Lake Elsinore Alberhill Villages Specific Plan EIR 22
Environmental Findings and Statement of Overriding Considerations
water shortage contingency plans immediately in order to avoid or forestall outright restrictions
that could become necessary later in the drought season. The Elsinore Valley Water District has
imposed a Stage 4a Drought Alert, which requires mandatory compliance with water use
restrictions. With implementation of mandatory water use conservation requirements currently
being imposed, the water supply projections identified in the Project’s Water Supply Assessment
(WSA) are anticipated to be met.
References: EIR pages 4.10-36 through 4.10-39.
b. Impact: Implementation of the proposed project would not require or result in the construction
of new water facilities, or expansion of existing facilities, the construction of which could
cause significant environmental effects.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would not require or result in the construction of new water facilities, or expansion
of existing facilities, the construction of which could cause significant environmental effects.
Domestic water service to the Project vicinity is provided by the Elsinore Valley Municipal Water
District (EVMWD). Under existing conditions, water is provided to the Project site from the
Temescal Valley water transmission lines in Temescal Canyon Road (36-inch diameter), and Lake
Street (30-inch diameter and 21-inch diameter) adjacent to the Project area. In addition, the existing
Lake Street Reservoir located north of I-15 and west of Lake Street provides water storage capacity
for the Project Area. The Project would result in the need for extensions of systems and alterations
to water and storage systems to meet the requirements of the EVMWD and Santa Ana Regional
Water Quality Control Board.
The installation of on-site water improvements described above as proposed by the Project would
result in physical impacts to the surface and subsurface of the Project site. These impacts are
considered to be part of the project’s construction phase and are evaluated throughout the EIR
accordingly. In instances where significant impacts have been identified for the project’s
construction phase, mitigation measures are recommended in each applicable subsection of the
EIR to reduce impacts to less‐than‐significant levels. As such, the construction of water
infrastructure as necessary to serve the proposed project would not result in any significant
physical effects on the environment that were not already identified and disclosed as part of the
EIR. Accordingly, additional mitigation measures beyond those identified throughout the EIR
would not be required.
References: EIR pages 4.10-39 and 4.10-43.
c. Impact: Implementation of the proposed project would not require or result in the construction
of new stormwater drainage facilities, or expansion of existing facilities, the construction of
which could cause significant environmental effects.
Mitigation: No mitigation measures are required.
Lake Elsinore Alberhill Villages Specific Plan EIR 23
Environmental Findings and Statement of Overriding Considerations
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would not require or result in the construction of new stormwater drainage
facilities, or expansion of existing facilities, the construction of which could cause significant
environmental effects.
A multi-faceted storm drain system utilizing above-ground and below-ground facilities will be
used to treat, detain, and convey storm flows where necessary. Low flows are intended to be
managed in surface systems such as swales while major flows are intended to be conveyed in
underground facilities. The major off-site flows from Rice Canyon and Horsethief Canyon Ranch
drainage areas will first pass through sediment basins in order to remove debris from the
stormwater runoff. On a periodic basis, the remaining debris will be removed from the sediment
basins. The proposed lake system will also be used to retain portions of clarified storm flows. A
stream or series of streams will utilize on-site spring water to replenish and cleanse the project’s
lake(s). A series of channels, large pipes, and box culverts will be used to convey flows ultimately
to the Temescal Canyon Wash Channel.
All drainage facilities would be constructed according to Riverside County Flood Control and
Water Conservation District (RCFC and WCD) and City of Lake Elsinore standards and
requirements. Major improvements will be made to control and channelize off-site drainage
through the project. The construction of drainage improvements as proposed by the Project would
result in physical impacts to the surface and subsurface of the Project site. These impacts are
considered to be part of the project’s construction phase and are evaluated throughout the EIR
accordingly. In instances where significant impacts have been identified for the Project’s
construction phase, mitigation measures are recommended in each applicable subsection of the
EIR to reduce impacts to less‐than‐significant levels. As such, the construction of drainage
improvements as necessary to serve the proposed project would not result in any significant
physical effects on the environment that are not already identified and disclosed as part of the EIR.
Accordingly, additional mitigation measures beyond those identified throughout the EIR would
not be required.
References: EIR pages 4.10-52 and 4.10-53.
d. Impact: The proposed project would be served by a landfill with sufficient permitted capacity
to accommodate the project’s solid waste disposal needs; and implementation of the proposed
project would the project comply with Federal, State, and local statutes and regulations related
to solid waste.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would be served by a landfill with sufficient permitted capacity to accommodate
the project’s solid waste disposal needs; and implementation of the proposed project would the
project comply with Federal, State, and local statutes and regulations related to solid waste.
Lake Elsinore Alberhill Villages Specific Plan EIR 24
Environmental Findings and Statement of Overriding Considerations
Served by a Landfill with Sufficient Capacity
Minor amounts of non-hazardous solid waste including wood and concrete would be generated in
the short-term by construction of the Project. The California Integrated Waste Management Board
(CIWMB) prepared a waste characterization study that quantified and characterized disposal and
diversion rates from construction and demolition activities. According to the study, approximately
74 percent of waste generated from new construction is able to be diverted. On average, a
significant portion of waste generated during construction of the Project could be diverted, thereby
substantially reducing the total amount of waste that would be disposed of at the landfill during
construction of the Project. In addition, the project is required to comply with Section 4.408 of the
2013 California Green Building Code Standards, which requires new development projects to
submit and implement a construction waste management plan in order to reduce the amount of
construction waste transported to landfills.
The Project’s combined annual solid waste generation would be 67,886.46 tons/year. The Perris
Transfer Station and MRF, has a capacity of 3,600 tpd. The Project is expected to generate
67,886.46 tons/per year or 179 tpd. The El Sobrante Landfill is currently permitted to receive
10,000 tpd; of the 10,000 tpd, 4,000 tpd is reserved for refuse generated within Riverside County.
This represents approximately a 0.4 percent of the daily capacity of the servicing landfill.
Comply with Federal, State, and Local Statutes and Regulations Related to Solid Waste
The California Integrated Waste Management Act established an integrated waste management
system that focused on source reduction, recycling, composting, and land disposal of waste. In
addition, the Act established a 50% waste reduction requirement for cities and counties by the year
2000, along with a process to ensure environmentally safe disposal of waste that could not be
diverted. Per the requirements of the Integrated Waste Management Act, the Riverside County
Board of Supervisors adopted the Riverside Countywide Integrated Waste Management Plan
which outlines the goals, policies, and programs the County and its cities will implement to create
an integrated and cost effective waste management system that complies with the provisions of
California Integrated Waste Management Act and its diversion mandates. The Project’s waste
hauler would be required to coordinate with the waste hauler to develop collection of recyclable
materials for the Project on a common schedule as set forth in applicable local, regional, and State
programs. Recyclable materials that would be recycled by the Project include paper products,
glass, aluminum, and plastic. Additionally, the Project’s waste hauler would be required to comply
with all applicable local, State, and Federal solid waste disposal standards, thereby ensuring that
the solid waste stream to the landfills that serve the Project are reduced in accordance with existing
regulations.
References: EIR pages 4.10-53 and 4.10-54.
d. Impact: The proposed project would not result in the wasteful and unnecessary
consumption of natural gas or electricity.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project not result in the wasteful and unnecessary consumption of natural gas or electricity.
Lake Elsinore Alberhill Villages Specific Plan EIR 25
Environmental Findings and Statement of Overriding Considerations
Natural Gas
Natural gas would be provided to the Project by The Southern Gas Company (SCGC). Based on a
system area average of 482 therms per year for multi-family residential and 799 therms per year
for single family residential, the Project is estimated to have a gas demand of 4,721,411 therms
per year. Due to the fact that construction for commercial development varies so widely (e.g., a
glass building vs. a heavily insulated building) and there is such a wide variation in types of
materials, a typical demand figure is not available for this type of construction. Calculations would
need to be made after the building has been designed. Considering the varying demands for
commercial needs, estimated figures for commercial gas demand is not available at this time.
Although, based on the 2008 Gas Report, a temperature-adjusted basis, core commercial market
demand in 2007 totaled 82 Bcf, up about 2.7 Bcf, or 3.4 percent, from 2006. On average, the core
commercial market demand is expected to decrease about 0.4 percent per year, over the next 23
years, to just below 75 Bcf in 2030. The decrease in gas usage is mainly the result of gas demand
decreases expected from the impact of energy efficiency programs in this market.
SCGC has infrastructure in the area, and future gas-related infrastructure and necessary extensions
would be installed over the development of the Project's 30-year development and phases of
construction, inclusive of new natural gas facilities or expansion of existing facilities. The gas-
related infrastructure and necessary extension would be installed in accordance with the
requirements and specifications of the City and the California Public Utilities Commission.
Electricity Service
The anticipated service demands created by implementation of the proposed AVSP are within the
service parameters of SCE current transmission and service infrastructure. SCE would update
existing facilities or add new facilities in the AVSP area based upon specific requests for service
from end users. Financial responsibility for any updates or additional facilities would be in
accordance with SCE’s rules and tariffs. All new developments that require new electricity lines
to be installed would be required to pay applicable fees assessed by SCE to extend electricity lines
to serve the specific AVSP site. SCE would not provide service to new developments if there were
not adequate electricity supplies and infrastructure to maintain existing service levels and meet the
anticipated electricity demands of the specific development requesting service.
Performance Standards
The project includes the following Project-wide Development Standards that will reduce the
demand for natural gas and electricity:
All development within the AVSP shall comply with the all provisions of the California
Green Building Code and the following specific requirements:
Non-residential developments shall designate 10% of total parking spaces for any
combination of low-emitting, fuel-efficient and carpool/vanpool vehicles (consistent
with the California Green Building Code). Parking stalls shall be marked “Clean Air
Vehicle.”
Non-residential buildings constructed in the AVSP will use roofing materials having
solar reflectance, thermal emittance of Solar Reflectance Index (SRI) 3 or better,
consistent with CalGreen Tier 1 values.
Lake Elsinore Alberhill Villages Specific Plan EIR 26
Environmental Findings and Statement of Overriding Considerations
All new construction shall be consistent with CalGreen Tier 1 energy-efficient
building standards through either the performance based or prescriptive approach
described in the California Green Building Code. Alternately, a solar photovoltaic
system and/or solar water heating may be used to assist in meeting all or a portion of
the 15% requirement.
References: EIR pages 4.10-54 to 4.10-58.
e. Impact: The proposed project would not result in substantial adverse physical impacts
associated with the provision of new or physically altered police protection facilities, need for
new or physically altered police protection facilities, the construction of which could cause
significant environmental impacts, in order to maintain acceptable service ratios, response
times, or other performance objectives for police protection services.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will have less than significant impacts associated provision of new or
physically altered police protection facilities, need for new or physically altered police protection
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other performance objectives for police
protection services.
Upon full build-out of the General Plan’s Land Use Plan, the population of the City would increase
to approximately 318,856 residents. Under current staffing levels (0.85 officers per 1,000 people),
approximately 271.03 sworn officers (an increase of 227.4 officers) would be necessary to provide
the same level of staffing. Potential impacts on police services from population increase and new
development resulting from build-out of the General Plan include environmental impacts
associated with the construction of new and improved governmental facilities that would be
necessary to maintain acceptable service ratios. In addition, the City’s General Plan includes
measures to meet the service needs of the City as it grows, including a City annual review of police
services and staff ratios (Goal 8 General Plan Implementation Program) and coordination with the
County of Riverside to provide adequate police service and staffing levels (Policy 8.2).
Furthermore, City development fees require that commercial projects pay fees per 1,000 SF to
defray public expenditures for the expansion of services.
The project would create need to hire one additional officer for each 1,000 people the project adds
to the area. To handle the full generation of the project, additional officers would need to be hired
(in the future), as the project is built over the next 30-year period. The projected number of
additional deputies would be 28 based on 8,024 dwelling units with an average of 3.48 persons per
household, the population for the site (residential component) under build-out conditions would
be 27,923 persons. This number of deputies would not result in the need for the construction of
new police protection facilities on the project site.
All new development projects, including the Project, are required to contribute to the City’s
Community Facilities District CFD 2015-1 (Safety) (Law Enforcement, Fire and Paramedic
Lake Elsinore Alberhill Villages Specific Plan EIR 27
Environmental Findings and Statement of Overriding Considerations
Services). The funds contributed to this district are distributed to provide for additional staff,
facility expansion and maintenance, and purchasing of additional equipment.
References: EIR pages 4.10-58 and 4.10-59.
f. Impact: The proposed project would not result in substantial adverse physical impacts
associated with the provision of new or physically altered school facilities, need for new or
physically altered school facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times, or other
performance objectives of for schools.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not result in substantial adverse physical impacts associated with the
provision of new or physically altered school facilities, need for new or physically altered school
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other performance objectives of for schools.
The AVSP includes the development of 8,244 housing units with an estimated increase of 27,923
persons in residential population within the next 30-year period. The number of students projected
to be generated at build-out of the Alberhill Villages Specific Plan is a 3,340 total number of
students. The estimated breakdown of students is 1,623 elementary school students, 743 middle
school students, and 974 high school students. The students projected for elementary, middle
school and high school would exceed the capacity of the existing Machado, Terra Cotta, and
Lakeside schools.
In addition, 6,000 university students are to be expected. Implementation of the project, in
conjunction with surrounding related projects, would result in cumulative increase in student
population. With this university of 6,000 students, in addition to the project proposal of: 1) two
places of religious assembly with schools for 1,200 students total (600 students/ school with a
place of religious assembly); 2) one elementary school facility for 850 students; and, 3) additional
payment of development levied fees to the LEUSD. There will be facilities within the project that
will allow for an estimated total of 8,050 students on-site.
The project proposes an elementary school site. The construction of an elementary school as
proposed by the project would result in physical impacts to the surface and subsurface of the
project site. These impacts are considered to be part of the project’s construction phase and are
evaluated throughout the EIR at a program level of analysis. In instances where significant impacts
have been identified for the project’s construction phase, mitigation measures are recommended
in each applicable subsection of the EIR to reduce impacts to less‐than‐significant levels. As such,
the construction of a fire station as necessary to serve the proposed project would not result in any
significant physical effects on the environment that are not already identified and disclosed as part
of the EIR. Accordingly, additional mitigation measures beyond those identified throughou t the
EIR would not be required.
References: EIR pages 4.10-61 and 4.10-64.
Lake Elsinore Alberhill Villages Specific Plan EIR 28
Environmental Findings and Statement of Overriding Considerations
g. Impact: The proposed project would not result in substantial adverse physical impacts
associated with the provision of, or the need for, new or physically altered fire protection
facilities.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will have less than significant impacts associated with the provision of,
or the need for, new or physically altered fire protection facilities.
During construction and operation of the Project, compliance with all applicable fire code and
ordinance requirements would be required and made conditions of approval for the project. The
project would comply with the International Fire Code, California Building Code (CBC), and
applicable RCFD Code requirements and standards for construction, access, water mains, fire
flow, and fire hydrants in effect at the time of development. RCFD indicated fire flow requirements
for commercial structures is 1,500 gallons per minute (gpm), at a residual operating pressure of 20
pounds per square inch (psi), and can rise to 8,000 gpm. Any water system would be designed to
meet this demand and flow. The Project has been determined by fire department personnel to have
adequate primary and secondary access for fire department vehicles that has been determined by
correspondence with the Fire Department.
To accommodate for the increase demand created by further phases of the Project, the applicant
would be required to contribute to the City’s Community Facilities District CFD 2015-1 (Safety)
(Law Enforcement, Fire and Paramedic Services) and eventually, as proposed, a new Fire Station
will be constructed within the project site. The construction of a fire station as proposed by the
project would result in physical impacts to the surface and subsurface of the project site are
evaluated throughout the EIR at a program level of analysis. In instances where significant impacts
have been identified for the project’s construction phase, mitigation measures are recommended
in each applicable subsection of the EIR to reduce impacts to less‐than‐significant levels. As such,
the construction of a fire station as necessary to serve the proposed project would not result in any
significant physical effects on the environment that are not already identified and disclosed as part
of the EIR. Accordingly, additional mitigation measures beyond those identified throughout the
EIR would not be required.
The proposed Fire Station and potential funds contributed to this district are distributed to provide
for additional staff, facility expansion and maintenance, and purchasing of additional equipment.
If required, the fire substation shall be located within the University Town Center or east of Lake
Street within the proposed Alberhill Ridge Specific Plan.
References: EIR pages 4.10-59 to 4.10-61.
h. Impact: The proposed project would not result in substantial adverse physical impacts
associated with the provision of new or physically altered park facilities, need for new or
physically altered park facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times, or other
performance objectives for park services; would not increase the use of existing neighborhood
Lake Elsinore Alberhill Villages Specific Plan EIR 29
Environmental Findings and Statement of Overriding Considerations
and regional parks or other recreational facilities such that substantial physical deterioration of
the facility would occur or be accelerated; and would not include recreational facilities or
requires the construction or expansion of recreational facilities which might have an adverse
physical effect on the environment.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in substantial adverse physical impacts associated with
the provision of new or physically altered park facilities, need for new or physically altered park
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other performance objectives for park
services; would not increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would occur or be
accelerated; and would not include recreational facilities or requires the construction or expansion
of recreational facilities which might have an adverse physical effect on the environment.
The City's standard for public parks and open space requirement for residential development is
five acres of parkland with active recreational facilities per 1,000 residents. Park and recreation
facilities needed to serve the area will be provided by developers through park land dedication or
funded through the park capital improvement fund fees collected by the City prior to the issuance
of building permits on all new development. Active parkland will be provided at a ratio of 5 acres
of land per 1,000 population. The recreational facilities and park sites within the AVSP include a
45.9-acre Sports Park, a 36.8-acre regional Lakeside Park, two large recreational lakes totaling
39.6 acres, an active 19.5-acre community park, a 6.0-acre community garden, a 14.3-acre
community park and thirty-five (35) private pocket parks (approximately one (1) acre each).
Park and recreation facilities needed to serve the AVSP area will be provided by developers within
the AVSP. Upon their completion of turn-key park facilities, the developers will offer the fully-
improved park land to the City of Lake Elsinore or to a private Homeowner’s Association, via an
offer of dedication, at the direction of the City.
The construction of the above described parks and recreational facilities as proposed by the project
would result in physical impacts to the surface and subsurface of the project site. These impacts
are considered to be part of the project’s construction phase and are evaluated throughout the EIR
at a program level of analysis. In instances where significant impacts have been identified for the
project’s construction phase, mitigation measures are recommended in each applicable subsection
of the EIR to reduce impacts to less‐than‐significant levels. As such, the construction of parks and
recreational facilities as necessary to serve the proposed project would not result in any significant
physical effects on the environment that are not already identified and disclosed as part of the EIR.
Accordingly, additional mitigation measures beyond those identified throughout the EIR would
not be required.
References: EIR pages 4.10-63 through 4.10-70.
Lake Elsinore Alberhill Villages Specific Plan EIR 30
Environmental Findings and Statement of Overriding Considerations
i. Impact: The proposed project would not result in substantial adverse physical impacts
associated with the provision of new or increased telecommunications service that would
physically alter telecommunication facilities, need for new or physically altered
telecommunications facilities, the construction of which could cause significant environmental
impacts, in order to maintain acceptable service or other performance objectives for
telecommunications services.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in substantial adverse physical impacts associated with
the provision of new or increased telecommunications service that would physically alter
telecommunication facilities, need for new or physically altered telecommunications facilities, the
construction of which could cause significant environmental impacts, in order to maintain
acceptable service or other performance objectives for telecommunications services.
Implementation of the Project, in conjunction with related projects, would result in an increase in
demand for telephone, cable, and Level 3 communication facilities and their required services. The
AVSP, similar to the development of related projects, is encouraged by the City of Lake Elsinore
to pursue the 'state of the art' in technology that would allow the residents and City to be more
informed about current events, issues and emergency preparedness programs. With the project's
development and implementation, there will be an increase for demand of acceptable
telecommunication services or other performance objectives for additional required services, such
as the construction of phone and cable, and will be accomplished by the project conn ecting to
either existing facilities and/or future planned systems for ATT, Verizon, and Time Warner.
The construction of telecommunication facilities within the project would result in physical
impacts to the surface and subsurface of the project site. These impacts are considered to be part
of the project’s construction phase and are evaluated throughout the EIR at a program level of
analysis. In instances where significant impacts have been identified for the project’s construction
phase, mitigation measures are recommended in each applicable subsection of the EIR to reduce
impacts to less‐than‐significant levels. As such, the construction of telecommunication facilities
within the project as necessary to serve the proposed project would not result in any significant
physical effects on the environment that are not already identified and disclosed as part of the EIR.
Accordingly, additional mitigation measures beyond those identified throughout the EIR would
not be required.
References: EIR pages 4.10-70 and 4.10-71.
j. Impact: The proposed project would not result in substantial adverse physical impacts
associated with the provision of new or physically altered library facilities, need for new or
physically altered library facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, or other performance
objectives for library services.
Mitigation: No mitigation measures are required.
Lake Elsinore Alberhill Villages Specific Plan EIR 31
Environmental Findings and Statement of Overriding Considerations
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in substantial adverse physical impacts associated with
the provision of new or physically altered library facilities, need for new or physically altered
library facilities, the construction of which could cause significant environmental impacts, in order
to maintain acceptable service ratios, or other performance objectives for library services.
The Lake Elsinore Library located on West Graham Avenue and the Lakeside Library on Riverside
Drive are branch libraries of the Riverside City and County Public Library system. They are the
only libraries within ten miles of the Project site, located approximately six to eight miles away.
Per Riverside City and County Public Library, the current level of library service within the County
of Riverside is considered to be inadequate.
The American Library Association suggests the optimum standard for library facilities and
volumes available per capita stands at 0.5 square feet of library space and 2.5 volumes per capita.
The recommendation for appropriate service is 18,000 square feet of library space and a total of
90,000 volumes for the current population of the City. There are presently a total of 35 libraries
and two bookmobiles that are also part of the Riverside County Library System. On October 27,
2012, Library Number 34 opened in Mead Valley and Library Number 35, the Cabazon Pass
Library, opened on February 13, 2013 in Cabazon, CA. The libraries closest to the Project site are
the City of Lake Elsinore Library and the library located within the Lakeside High School site.
With implementation of the City's Land Use Plan, it is anticipated that the increase of residents
and associated dwelling units that would occur at build-out would substantially intensify the
demand for library services and facilities within the City. Based on the present service criterion
into build-out estimates, the County would need to provide approximately 159,428 square feet of
library space and a total of 797,140 volumes. Therefore, the increase in residents associated with
the General Plan build-out would significantly affect existing library facilities and services.
Potential impacts on libraries from population increase and new development resulting from build-
out of the General Plan include environmental impacts associated with the construction of new or
improved governmental facilities that would be necessary to maintain acceptable service ratios.
There is no public library proposed within the project site so there would not be a physical impact
environmental as a result of the project.
Implementation of the project would result in an incremental increase in the demand for library
facilities and services. To offset the project’s incremental contribution to the demand for library
facilities, the project is required to participate in the City’s impact fee program which has a fee
component for libraries for new residential housing developments to support future library
facilities and to offset any potential impacts to libraries.
References: EIR pages 4.10-71 and 4.10-72.
k. Impact: The proposed project would not result in substantial adverse physical impacts
associated with the provision of new or existing animal services, need for new or physically
altered animal control facilities, the construction of which could cause significant
Lake Elsinore Alberhill Villages Specific Plan EIR 32
Environmental Findings and Statement of Overriding Considerations
environmental impacts, in order to maintain acceptable service as presently accepted, response
times, or other performance objectives of animal control and its services.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in substantial adverse physical impacts associated with
the provision of new or existing animal services, need for new or physically altered animal control
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service as presently accepted, response times, or other performance objectives
of animal control and its services.
Population increases allowed by the General Plan could result in an increased need for animal
control services. Adequate animal control services would be essential to ensure a safe community
for residents and their pets. These services would address potential increases in emergency animal
control calls and the need for adoption and licensing services. The City continues to foster and
participate in the operation of a regional control facility through participation in the South Western
Communities Financing Authority. The General Plan includes measures to ensure adequate
services that meet the needs of the population as it grows. These goals, policies and implementation
programs include measures to reduce impacts on animal control services by supporting the
agencies that provide animal control services.
The City of Lake Elsinore currently contracts with a private company for all animal control
services (Animal Friends of the Valley). The goal of animal services is to provide high quality
animal control services to ensure timely response and effective control that protects both citizens
and animals. An additional goal is to develop an educational program in conjunction with Animal
Friends of the Valley regarding animal control services, including spay and neuter programs.
With implementation of the project, there would result in an increase in demand of animal services.
However, the responsibility for animal control services is beyond the scope of the project. The
Project does not propose animal control facilities, therefore, there is no impact with respect to
substantial adverse physical impacts associated with the provision of new or existing animal
services, need for new or physically altered animal control facilities, the construction of which
could cause significant environmental impacts, in order to maintain acceptable service as presently
accepted, response times, or other performance objectives of animal control services
References: EIR page 4.10-73.
l. Impact: The proposed project would not result in impacts to public services that would be
cumulatively considerable.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not result in impacts to public services that would be cumulatively
considerable.
Lake Elsinore Alberhill Villages Specific Plan EIR 33
Environmental Findings and Statement of Overriding Considerations
Cumulative impacts related to public utilities/service systems are addressed in the General Plan
EIR which is incorporated by reference into this AVSP EIR. Future development in the local area
will result in increased demands for police and fire services, schools, recreational needs, libraries,
and animal control. If sufficient funding is not made available to increase services then new
development may impact police and fire services, specifically, the increase in development and
population may result in substandard response times and inadequate services. Planning efforts by
the County service providers take into account anticipated growth of the planning area and
neighboring cities.
The goals and policies pertaining to schools and recreational needs as discussed within the GP
include measures to ensure adequate school services and recreational needs that meet the needs of
the population as it grows. State law and fees are deemed to provide full and complete school
facilities mitigation. With these applicable provisions and goals for each public service in the GP,
adequacy and availability of these services will be ensured as development occurs. As a result,
future development would not have significant cumulative impacts upon these services, and
therefore, would be less than significant.
Cumulative impacts from the project and additional development will result in increased demand
for utility services. The project will be required to pay connection, services and assessment fees,
as required, to mitigate the increased demand for additional service and capacity. Measures such
as funding mechanisms and user fees will offset and improve infrastructure. In addition to
implementation of the goals, policies and implementation programs of the GP and being in
compliance with existing regulatory requirements and service provider, the potential cumulative
impacts on public facilities and services within the City and City’s Sphere of Influence, the
cumulative impacts on utilities and service systems will be less than significant and no additional
mitigation measures are required.
References: EIR pages 4.10-73 and 4.10-74.
3.2.9. Traffic and Circulation
m. Impact: Implementation of the proposed project would not substantially increase hazards due
to a design feature.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would not substantially increase hazards due to a design feature.
The design of roadways must provide adequate sight distance and traffic control measures. This
provision is normally realized through roadway design to facilitate roadway traffic flows.
Roadway improvements in and around the project site would be designed and constructed to satisfy
all City requirements for street widths, corner radii, and intersection control as well as incorporate
design standards tailored specifically to site access requirements. The project will improve portions
of Temescal Canyon Road and Lake Street, as well as on-site roadways, intersections, and
driveways. These improvements will allow for better emergency and public access to the Project
site. As part of the City’s plan check process, the final design of all roadways and intersections
Lake Elsinore Alberhill Villages Specific Plan EIR 34
Environmental Findings and Statement of Overriding Considerations
within the project site would be reviewed by a licensed professional civil engineer to ensure
adequate safety to and from the project site. The proposed project does not include any sharp
curves or dangerous intersections in its design. Adherence to applicable existing requirements of
the City and other agencies would reduce impacts associated with this issue. In addition, the
project’s land uses proposed would be compatible with existing development in the surrounding
area; therefore, implementation of the Project would not create a transportation hazard as a result
of an incompatible use.
References: EIR page 4.7-59.
n. Impact: Implementation of the proposed project would not result in inadequate emergency
access.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would not result in inadequate emergency access.
The project and the increased number of people living in the Project area, as well as automobiles,
would incur the implementation of this Project to have an increase in emergency access to the
project site. The major north-south access to the Alberhill Villages Specific Plan would be
provided by the I-15 Freeway that connects the Project area to San Diego County to the south, and
central Riverside County and San Bernardino County to the north. Main access to the I-15 Freeway
from the Alberhill Villages Specific Plan would be Lake Street. Temescal Canyon Road would
provide access to the project site from the north; Lake Street would provide access from the east,
as well as Nichols Road, Street A and Street B. The southern portion of the project site would be
accessed by Lincoln Road. Because the project includes five primary access points, and is in the
proximity to the I-15 Freeway, the project would provide adequate emergency access and
therefore, the project impacts will be less than significant.
References: EIR pages 4.7-59 and 4-7-60.
o. Impact: Implementation of the proposed project would not conflict with adopted policies,
plans or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise
decrease the performance or safety of such facilities.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would not conflict with adopted policies, plans or programs regarding public
transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such
facilities.
The Riverside Transit Agency (RTA) does not currently provide service within proximity to the
Project area. Although no transit routes currently follow the project’s frontage, the project design
incorporates “transit ready” features that will accommodate transit service in the future, when it
Lake Elsinore Alberhill Villages Specific Plan EIR 35
Environmental Findings and Statement of Overriding Considerations
becomes available. Such features include provisions for bus stops within the internal parking areas
of the plan, walkways to perimeter streets with future bus stops, and the provision for “park and
ride” parking areas within the plan. The existing and future public transit features (if approved by
RTA) would provide service to the residents and visitors of the project, and would encourage
alternative transportation as a viable alternative to single passenger automobile transport.
The project proposes a variety of transportation options by providing interconnections of land uses
that are amenable to pedestrians, bicyclists, public transit riders and motorists. Two trails, the
Regional Trail and the Community Trail, are planned to connect the project to areas north and
south of the project area. An extensive pedestrian and cyclist network has the potential to connect
the different planning areas within the project. The project will implement the following pedestrian
safety enhancing circulation improvements: curb extensions, potential roundabouts, all-way stop
controlled intersections, raised intersections, mid-block walkways, pedestrian amenities and bus
transit service as part of project design.
References: EIR page 4.7-60.
3.3. Findings Regarding Environmental Impacts Which Can Be Mitigated to Level of
Less Than Significant
Environmental impacts identified in the EIR as potentially significant but which the City finds can
be mitigated to a level of less than significant through the imposition of feasible mitigation
measures identified in the Final EIR and set forth herein, are described in this section.
3.3.1. Aesthetics/Light and Glare
a. Impact: Implementation of the proposed project could substantially degrade the existing
visual character or quality of the site and its surroundings.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
Mitigation Measures AES-1 through AES-7
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project’s impacts upon the existing visual character or quality of the site and its
surroundings would be less-than-significant. The Project's urban development associated with the
AVSP Project would alter the primarily undeveloped mining visual character of portions of the
Project site. This alteration would occur through the gradual 30 year build-out of the AVSP with
residential, retail, commercial uses, university and industrial/office. Development associated with
the Specific Plan will vary in height depending on the location within the Specific Plan.
Construction Impacts
Grading and construction of the individual phases for the Specific Plan would alter the visual
appearance of the property from a vacant/mining operation to a planned mixed -use residential
community. Project construction activities would result in exposure of graded surfaces,
construction debris, the presence of construction equipment and heavy trucks on-site. These onsite
Lake Elsinore Alberhill Villages Specific Plan EIR 36
Environmental Findings and Statement of Overriding Considerations
activities, however, are currently on-going from the mining activities. Thus, construction may
result in an intensification of the current grading activities. Dirt would be stockpiled and equipment
for grading activities would be stored at various locations throughout the site. The project
proponent would be required to coordinate these locations with the grading contractor and the City
of Lake Elsinore Building Division at the various construction phases of the project. Buffering
along the perimeter of the Project site during construction would reduce these visual disruptions.
These impacts, however, are not considered significant, as they are anticipated to be short-term
and would cease upon Project completion, and would be substantially mitigated by Mitigation
Measures AES-1 and AES-2.
Long-Term Impacts
A project is generally considered to have a significant impact on visual character if it substantially
changes the character of the Project site such that it becomes visually incompatible or visually
unexpected when viewed in the context of its surroundings. Long–term development impacts
would be permanent and would significantly alter views of and adjacent to the site. Implementation
of the Alberhill Villages Specific Plan would permanently alter the nature and appearance of the
site. Although views of and across the site would be permanently altered, this impact would not
be adversely significant, as it would be replacing views of extensively disturbed/graded land used
for mining operations with a planned community with a consistent architectural theme. In addition,
similar Specific Plan development projects including residential, commercial and recreational uses
have been approved in the immediate vicinity. The Horsethief Canyon Ranch Specific Plan project,
located to the west, and the Alberhill Ranch project area, located to the southeast of the AVSP
area, have been approved and follow the same land use mix of residential, commercial and
recreational land uses. The development of this site would be consistent with the surrounding
Specific Plan areas, and the City of Lake Elsinore General Plan.
Reference: EIR pages 4.5-26 through 4.5-29.
b. Impact: Implementation of the proposed project could create a new source of substantial light
or glare which would adversely affect day or nighttime views in the area.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
Mitigation Measures AES-8 through AES-10
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would have less-than-significant impacts related to light and glare.
The AVSP would modify the nighttime appearance of the area from a primarily vacant area to that
of a lighted commercial/mixed-use community. The AVSP is identified in the City’s General Plan
as a producer of night lighting. The lighting and glare analysis within the GP considers the lighting
impact of the Specific Plan as a whole. The Project would incorporate lighting to the extent
necessary for safety and security, and to complement the architectural character of future buildings
developed within the Specific Plan area.
Lake Elsinore Alberhill Villages Specific Plan EIR 37
Environmental Findings and Statement of Overriding Considerations
Additionally, street lighting would be incorporated along the roadways that are planned for
development as part of the Project. Street lights would provide a safe and desirable level of
illumination for both motorists and pedestrians without intruding into residential areas. The City
of Lake Elsinore falls beyond the 30-mile radius but within the 45-mile radius of the Mount
Palomar Observatory. This outer ring is identified as resulting in secondary impacts to the ability
of researchers at the observatory to study the sky as a result of surrounding night-lighting.
All lighting is required to comply with the City of Lake Elsinore Municipal Code (LEMC),
including the location and direction of light fixtures. All outdoor lighting fixtures in excess of 60
watts would be oriented and shielded to reduce glare or direct illumination onto adjacent properties
or streets (LEMC Section 17.112.040). Low pressure sodium lighting would be required in
accordance with the Mount Palomar Observatory lighting standards (Section LEMC 17.112.040).
Lighting fixtures would be carefully located, positioned, and shielded to minimize unwanted
spillover and glare. Additionally, in general, building finishes should be nonreflective.
The project would modify the nighttime sky, creating an increased source of light, a potential new
source of substantial light and/or glare. However, with adherence to the City’s lighting regulations,
and lighting design guidelines proposed by the Project and implementation of Mitigation Measures
AES-8 through AES-10, impacts would be reduced to a level less than significant.
Reference: EIR pages 4.5-29 and 4.5-30.
c. Impact: Implementation of the proposed project could result cumulative aesthetic impacts.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
Mitigation Measures AES-1 through AES-10
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR, and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the cumulative aesthetic impacts of the project would be less-than-significant. The area for the
cumulative analysis is the Alberhill District. The cumulative effect on scenic vistas from the
proposed project would be less than significant as scenic vistas would not be significantly affected
from viewpoints within certain project locations and adjacent roads.
Although the development of the proposed Project would partially obstruct views of the scenic
vistas identified in the analysis above from current vantage points near future project structures,
scenic vistas would not be completely obstructed from viewpoints afforded from the circulation
network, openings between rows of buildings or trees, or at the end of vehicular rights-of-way.
Compliance with the City’s General Plan standards, and the City’s Municipal Code standards, and
the mitigation measures contained in this section of the EIR would ensure that the proposed project
in combination with other projects in the Alberhill District would not result in significant impacts
upon scenic vistas, scenic resources, and visual character. As a result, the project would create a
less than significant cumulative impact on local scenic vistas, scenic resources, and visual
character.
Lake Elsinore Alberhill Villages Specific Plan EIR 38
Environmental Findings and Statement of Overriding Considerations
Cumulatively, more lighting would be introduced into the area by proposed future development.
As with past and currently proposed development, cumulative lighting-related impacts would be
reduced through the adherence to applicable City lighting standards. No cumulatively significant
lighting impact would result from implementation of the proposed Project.
Reference: EIR pages 4.5-30 through 4.5-31.
3.3.2. Air Quality
a. Impact: The proposed project would not generate GHG emissions, either directly or
indirectly, that may have a significant impact on the environment.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
GHG-1: The following CAP measures as binding and enforceable upon implementing projects as
required by the CAP and shall be verified by the City prior to approval of implementing
project plans or prior to occupancy as appropriate:
T-1.2: Pedestrian Infrastructure
Implementing projects shall be required to provide sidewalks along new and
reconstructed streets.
Implementing projects shall provide sidewalks or paths to internally link all uses in
a project where applicable.
Implementing projects shall provide connections to neighborhood activity centers,
major destinations, and transit contiguous to site.
T-1.4: Bicycle Infrastructure
Where applicable, implementing projects shall implement a network of Class I, II
and II bikeways, trails and safety features identified in the General Plan, Bike Lane
Master Plan, Trails Master Plan and Western Riverside County Non-Motorized
Transportation plan. Where applicable, the implementing project shall provide
connections to the network identified in these plans.
T-1.5: Bicycle Parking
New, non-residential development that is anticipated to generate visitor traffic shall
provide permanently anchored bicycle racks within 200 feet of the visitor entrance,
readily visible to passers-by, for 5% of visitor motorized vehicle parking capacity,
with a minimum of one two-bike capacity rack.
For an implementing project proposing a building with over 10 tenant spaces,
secure bicycle parking for 5% of tenant-occupied motorized vehicle parking
capacity, with a minimum of one space shall be provided.
T-2.1: Designated Parking for Fuel-Efficient Vehicles
Lake Elsinore Alberhill Villages Specific Plan EIR 39
Environmental Findings and Statement of Overriding Considerations
A non-residential implementing project shall designate 10% of its total parking
spaces for “Clean Air Vehicles.”
E-1.1: Tree Planting
Implementing projects shall provide a 15- gal non-deciduous, umbrella-form tree
per 30 linear feet of boundary length, near buildings, or to shade pavement in
parking lots and streets.
E-1.2: Cool Roof Requirements
A non-residential implementing project shall use roofing materials having solar
reflectance, thermal emittance or Solar Reflectance Index 3 per CalGreen Tier 1
values.
E-1.3: Energy Efficient Building Standards
Implementing projects shall achieve CalGreen Tier 1 energy efficiency standards.
E-3.2: Energy Efficient Street and Traffic Signal Lights
If an implementing project involves the installation of street or traffic signal lights,
such lighting shall consist of Low Emitting Diode (LED) lights.
E-4.1: Landscaping
An implementing project shall comply with the City’s AB 1881 Landscaping
Ordinance.
E-4.2: Indoor Water Conservation
Requirements
Implementing projects shall reduce indoor water consumption by 30%, consistent
with CalGreen Tier 1, Section A5.303.2.3.1.
S-1.4: Construction and Demolition Waste
Diversion
An implementing project accompanied by a waste management plan shall
demonstrate how 65% of the nonhazardous construction and demolition debris
generated at the site will be recycled or salvaged.
GHG-2: Prior to the issuance of any discretionary developments for the AVSP (including
grading, and/or similar) the Project applicant shall submit a CAP compliance
document to the Director of Community Development. The Climate Action Plan
Compliance Report has been prepared and is located within Chapter 7 of the Alberhill
Villages Specific Plan.
Lake Elsinore Alberhill Villages Specific Plan EIR 40
Environmental Findings and Statement of Overriding Considerations
The auditing mechanism for the CAP is discussed further within Chapter 6.0,
subsection 6.2.2 - Measure Implementation and Performance. The City staff shall
evaluate measures every five years, identifying achievement of the performance
indicators, participation rates, implementation costs, and community benefits
realized, remaining barriers to implementation, and recommendations for changes
to the CAP.
- This evaluation may be submitted to the City Council in conjunction with the
General Plan status report for that year as required by State Government Code
Section 65400.
- In addition, measure review will include an assessment of the implementation
of applicable Scoping Plan measures to determine if adjustments to the CAP
must be made to account for any shortfalls in Scoping Plan implementation.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the proposed project would not result
in GHG emissions that may have a significant impact on the environment.
The project would generate GHG emissions from a variety of sources. First, GHG emissions would
be generated during construction of the project. Once fully operational, the project’s operations
would generate GHG emissions from both area sources and mobile sources. Indirect source
emissions generated by the project include electrical consumption, water and wastewater usage
(transportation), and solid waste disposal. Mobile (direct) sources of air pollutants associated with
the project would consist of motor vehicles trips generated by employees and consumers of the
proposed development.
Construction Emissions
SCAQMD GHG emissions policy from construction activities is to amortize emissions over a 30-
year lifetime. The amortized level from 47,209 metric tons CO2(e) is 1,574 metric tons per year.
Additionally, construction emissions will cease after the Project is completely built out.
Operational Emissions
The Project either directly or indirectly will generate greenhouse gas emissions that may have a
potentially significant impact on the environment. The City’s CAP addresses greenhouse gases
and has emission reduction strategies and measures to reduce emissions to meet the statewide
targets identified in Assembly Bill (AB) 32 and Executive Order S -3-05. Implementing projects
that are in compliance with the above mandatory CAP GHG reduction measures would result in a
decrease of GHG emissions. In addition to State-wide mandatory measures, implementing projects
are expected to result in a reduction in emissions of in excess of 28.5 percent.
Cumulative Impacts
Lake Elsinore Alberhill Villages Specific Plan EIR 41
Environmental Findings and Statement of Overriding Considerations
The cumulative analysis relies on the CAP for its cumulative impact analysis and identifies the
CAP measures that apply to the project and demonstrate how the project incorporates or is
consistent with them. Because the project is in compliance with the CAP, the Project’s GHG
cumulative impacts are less than significant.
References: EIR pages 4.8-64 through 4.6-69 and 4-8-71.
b. Impact: The proposed project would not conflict with applicable plans, policies, or regulations
adopted for the purpose of reducing the emissions of GHGs.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
Mitigation Measures GHG-1 and GHG-2.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not conflict with applicable plans, policies, or regulations adopted
for the purpose of reducing the emissions of GHGs.
The proposed project would not conflict with implementation of the City’s Climate Action Plan
(CAP). The CAP identifies an emissions reduction target of 944,737 MTCO2e by the year 2020,
meaning an 11.26 percent reduction from a 2008 baseline condition. As a reduction of 28.5 percent
below the BAU scenario is required to meet the goals of AB 32 and the project’s implementing
development projects are expected to result in a reduction in emissions of in excess of 28.5 percent,
the targeted GHG emissions reduction identified within the City CAP would not be exceeded. The
proposed project would implement sustainability features (presented below), that are consistent
with specific CAP measures identified in Appendix D: Project-Level CAP Consistency Worksheet
within the City’s CAP.
References: EIR pages 4.8-69 through 4.8-71.
3.3.3. Biological Resources
a. Impact: Implementation of the proposed project could have a substantial adverse effect, either
directly or through habitat modifications, on species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish and Wildlife Service.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
BIO-1: A pre-construction survey for resident burrowing owls will be conducted by a qualified
biologist within 30 days prior to commencement of grading and construction activities
within those portions of the Project site containing suitable burrowing owl habitat . If
ground disturbing activities in these areas are delayed or suspended for more than 30
days after the preconstruction survey, the area shall be resurveyed for owls during the
30 days preceding the revised ground-disturbance date.
Lake Elsinore Alberhill Villages Specific Plan EIR 42
Environmental Findings and Statement of Overriding Considerations
The pre-construction survey will be conducted in accordance with the 2012 CDFW
Staff Report on Burrowing Owl Mitigation.
If occupied burrowing owl tunnels are identified on-site during the pre-construction
survey, construction may proceed if a 50-foot avoidance buffer can be established
around the affected owl tunnel entrances (no ground disturbance, equipment laydown
or storage, or parking inside the buffer). The owls and worker compliance with the
buffer shall be monitored daily by a qualified biologist until construction and all other
ground-disturbance activities in the vicinity have ceased.
If the Project cannot avoid an occupied burrow (resulting in the possibility of taking
owls through entombing or crushing them in their burrows, or evicting them to be eaten
by raptors or other predatory birds), relocation will be necessary to avoid unauthorized
take of this declining species. The Project shall notify the Wildlife Agencies (CFWS
and USFWS) within 3 business days of detecting the occupied burrow, and shall
prepare a Burrowing Owl Relocation Plan for approval by the Wildlife Agencies.
BIO-2 No new clearing, grubbing, grading or other ground-disturbance activities shall occur
on each implementing development Project site until the following requirements have
been met for the California gnatcatcher (Polioptila califorrnica californica):
a. If suitable habitat is present, Presence/absence surveys shall be conducted in
accordance with United States Fish and Wildlife Service (USFWS)/California
Department of Fish and Wildlife (CDFW)-protocol within the footprint where new
clearing grubbing, grading or other ground-disturbance activities is proposed.
Said surveys shall also include all land within 500 feet of the ground-disturbance
footprint.
If surveys document absence of California gnatcatcher (CAGN), no additional
avoidance or minimization measures are required. Surveys in which the species is
not detected are considered valid for one year. New surveys shall be conducted on
any previously surveyed areas where clearing, grubbing, grading or other ground-
disturbance activities have not commenced within one year and whenever new
areas that contain suitable habitat are proposed for ground-disturbance activities.
b. If surveys document the presence of CAGN, impacts to CAGN would be mitigated
below the level of significance when occupied coastal sage scrub is fenced and
direct impacts are avoided and construction within 500 feet of occupied habitat
occurs only between September 1 and February 15 to avoid indirect impacts to
nesting CAGN. If avoidance is not feasible, a temporary noise barrier shall be used
during construction, at the appropriate location(s), in coordination with CDFW
and the USFWS. The noise barrier shall attenuate noise levels to 60 dBA or less at
the edge of breeding habitat. Additional or alternative measures to avoid or
minimize adverse project effects to CAGN, as identified by the USFWS and CDFW,
shall be implemented.
Lake Elsinore Alberhill Villages Specific Plan EIR 43
Environmental Findings and Statement of Overriding Considerations
c. If all avoidance measures cannot be implemented such that “take” of CAGN is
avoided, a Section 7 Consultation or Section 10 Incidental Take Permit shall be
initiated by the Project applicant with the USFWS and Take Authorization from
USFWS through Final Biological Opinion and Incidental Take Statement and from
CDFW through issuance of a California Endangered Species Act Incidental Take
Permit or compliance with Fish and Game Code Section 2080.1 will be obtained.
Mitigation measures to avoid or minimize adverse Project effects to CAGN, as
identified by the USFWS and the CDFW shall be implemented. Potential impacts
will be reduced to below the level of significance through implementation of one or
more of the following measures, which individually or in combination will reduce
potential impacts to below the level of significance: 1) avoidance; 2) minimization
of impacts; 3) acquisition and set aside of similar CAGN habitat either on-site or
off-site at a 1 to 1 ratio or such other ratio as negotiated between the applicant, the
USFWS and the CDFW.
BIO-3 Should construction of implementing development projects occur during the breeding
season for the least Bell’s vireo (LBV), southwestern willow flycatcher (SWWF) or
other riparian-obligate birds (March 15 through September 15), protocol-level surveys
shall be conducted prior to construction; or presence can be assumed. If surveys
document the presence of LBV, SWWF or other riparian-obligate birds, impacts to
LBV, SWWF or other riparian-obligate birds would be mitigated below the level of
significance when occupied riparian forest/woodland/ scrub is fenced and direct
impacts are avoided and construction within 500 feet of occupied habitat occurs only
between September 15th and March 15th to avoid indirect impacts to nesting riparian-
obligate birds. If avoidance is not feasible, a temporary noise barrier shall be used
during construction, at the appropriate location(s), in coordination with CDFW and
the USFWS. The noise barrier shall attenuate noise levels to 60 dBA or less, at the edge
of breeding habitat. If surveys indicate that these species are not present, this measure
will not be required. Additional or alternative measures to avoid or minimize adverse
project effects to LBV, SWWF or other riparian-obligate birds, as identified by the
USFWS in Section 7 or Section 10 Consultation and CDFW, shall be implemented.
However, if all avoidance measures cannot be implemented such that “take” of LBV
and SWWF is avoided, Take Authorization from USFWS through Final Biological
Opinion and Incidental Take Statement and from CDFW through issuance of a
California Endangered Species Act Incidental Take Permit or compliance with Fish
and Game Code Section 2080.1 will be obtained.
BIO-4 Individual environmental review conducted for future AVSP implementing
development projects will be required to identify any impacts on riparian areas and
wetlands and, in consultation with the appropriate resource agencies and applicable
regional plans, must ensure incorporation of adequate mitigation to preserve the Prior
to issuance of a grading permit(s) for areas within the AVSP that contain
riparian/riverine habitat, the applicant shall implement one or more of the following
measures to mitigate for impact to riparian/riverine that individually or in combination
will reduce potential impacts to below the level of significance, subject to regulatory
agency (U.S. Army Corps of Engineers (ACOE), California Regional Water Control
Lake Elsinore Alberhill Villages Specific Plan EIR 44
Environmental Findings and Statement of Overriding Considerations
Board (CRWQCB) and California Department of Fish and Wildlife (CDFW))
approval:
• Avoidance of on-site riparian/riverine habitat;
• Enhancement of other AVSP on-site riparian/riverine habitat;
• Restoration of on-site riparian/riverine habitat following ground-disturbance
activities; or,
• On-site or off-site mitigation of residual impacts to riparian/riverine habitat at no
less than 1:1 replacement to impact ratio, or such other ratio as required by the
regulatory agency, whichever is greater. Off-site replacement shall include the
purchase of mitigation credits at an agency-approved off-site mitigation bank or
payment into an in-lieu fee agreement, such as the San Jacinto River invasive
removal project through Santa Ana Watershed Authority.
BIO-5 Prior to issuance of a grading permit for any implementing development proposal that
contains potential “waters of the U.S.” and/or “waters of the State”, a formal
jurisdictional delineation of the subject property documenting all drainages including
ephemeral drainages shall be completed. Potential impacts to any “waters of the U.S.”
and “waters of the State” will be reduced to below the level of significance throug h
implementation of one or more of the following measures, that individually or in
combination will reduce potential impacts to below the level of significance, subject to
U.S. Army Corps of Engineers (ACOE) and California Department of Fish and Wildlife
(CDFW) approval through the Section 404 and Section 1600 Streambed Alteration
Agreement permitting process:
• Avoidance of on-site jurisdictional features;
• Enhancement of avoided on-site drainages;
• Restoration of on-site riparian habitat following ground-disturbance activities;
or,
• On-site or off-site mitigation of residual impacts to jurisdictional areas at a 1:1
ratio, or such other ratio as negotiated between the applicant, the U.S. Army Corps
of Engineers (ACOE), California Regional Water Quality Control Board
(CRWQCB) and the California Department of Fish and Wildlife (CDFW) during
the Section 404/401/1602 permitting process.
BIO-6 In order to avoid violation of the Migratory Bird Treaty Act (MBTA) and the California
Fish and Game Code ground-disturbance activities including the removal of trees and
vegetation shall be avoided, to the greatest extent possible, during the nesting season
(generally February 1 to August 31) of potentially occurring native and migratory bird
species.
If site-preparation activities are proposed during the nesting/breeding season
(February 1 to August 31), a pre-activity field survey shall be conducted by a qualified
biologist prior to the issuance of grading permits, to determine if active nests of species
Lake Elsinore Alberhill Villages Specific Plan EIR 45
Environmental Findings and Statement of Overriding Considerations
protected by the MBTA or the California Fish and Game Code are present in the
construction zone.
If active nests are not located within the Project area and appropriate buffer (500 feet)
of an active listed species or raptor nest, 300 feet of other sensitive or protected bird
nests (non-listed), or within 100 feet of sensitive or protected songbird nests), earth-
moving activities may be conducted during the nesting/breeding season. However, if
active nests are located during the pre-activity field survey, no grading or heavy
equipment activity shall take place within at least 500 feet of an active listed species or
raptor nest, 300 feet of other sensitive or protected (under MBTA or California Fish
and Game Code) bird nests (non-listed), or within 100 feet of sensitive or protected
songbird nests until the nest is no longer active.
BIO-7 Though the Stephens’ kangaroo rat was not found on-site, suitable habitat, however,
exists on-site within the ruderal/non-native grassland and disturbed sage scrub
habitats located on-site. The Project Site is located in the Stephens’ Kangaroo Rat Fee
Assessment Area (Riverside County Ordinance 663.10). To reduce potential impacts to
the Stephen’s kangaroo rat, and in accordance with Riverside County Ordinance
663.10, a Stephens’ Kangaroo Rat Mitigation Fee payment of $500.00 per gross
developed acre is required – paid to the Riverside County SKR Habitat Conservation
Plan Fees. The mitigation fee shall be required prior to the issuance of a grading
permit. If a deferral agreement instrument is recorded by the Applicant, the fee may be
deferred to the issuance of the first building permit within the development. Fee
amounts are determined by Riverside County Transportation and Land Management
Agency (TLMA) Building & Safety and Planning Land Use staff and can be paid at any
TLMA Permit Assistance Center.
The rosy boa, designated as a CDFW California Species of Concern, were not found
onsite during the 14 days of general and focused biological surveys and site
reconnaissance, even though suitable habitat was present. The rosy boa is generally
sparsely distributed in rocky chaparral and coastal sage scrub habitats, and has a high
potential to occur within these habitats. Additional surveys are to be conducted before
grading is permitted, and if found, the rosy boa will be relocated to habitat suitable
areas outside the development area.
In addition, the fairy shrimp, also not found during the 14 days of general and focused
biological surveys and site reconnaissance, may have a potential for existence due to
the presence of numerous seasonal pools observed on-site. A presence/absence survey
shall be conducted prior to any on-site grading.
BIO-8 The Applicant shall be responsible for implementing mitigation to reduce potential
impacts to two species of native trees that were located on-site: the southern coast live
oak riparian forest located in the northwest corner of the Site that includes coast live
oak (Quercus agrifolia) and the arroyo willow (Salix lasiolepis). The oak trees and
willows are large, mature, and in good health. If oak trees will be impacted, the
developer shall mitigate the loss at a 12:1 replacement with 1-gallon trees, or shall
relocate the native oak trees.
Lake Elsinore Alberhill Villages Specific Plan EIR 46
Environmental Findings and Statement of Overriding Considerations
BIO-9 Prior to the future approval of a Phased Development Plan, Subdivision Map, or
Design Review application by the City’s decision-making authority, applicants for any
proposed new implementing development shall submit a current site-specific biological
survey prepared by a qualified biologist which evaluates the potential construction-
related noise impacts upon wildlife. If biological survey determines that construction-
related noise mitigation is necessary; prior to the commencement of construction
activity, a temporary sound wall shall be erected adjacent to construction between the
implementing development’s footprint and any impacted wildlife resources to ensure
that wildlife are not subject to noise that would exceed residential noise standards (65
dBA) or ambient noise levels at 65 dBA (whichever is higher). Once construction is
completed, the temporary sound wall shall be removed.
BIO-10 Any loading docks proposed for construction located adjacent to the Critical Habitat
Areas shall be designed and operated to maintain noise levels at 65 dBA or ambient
noise levels (whichever is higher).
BIO-11 Prior to grading each phase of the development, a qualified biologist will conduct a
USFWS protocol-level habitat assessment for Quino Checkerspot Butterfly (QCB) in
accordance with the latest USFWS protocol. If it is determined that suitable habitat
exists on site, then focused USFWS-protocol QCB surveys will be conducted within
identified suitable habitat as follows:
a. If surveys document absence of QCB no additional avoidance or minimization
measures are required. Surveys in which the species is not detected are considered
valid for one year. New surveys shall be conducted on any previously surveyed
areas where clearing, grubbing, grading or other ground-disturbance activities are
not commenced within one year and whenever new areas are proposed for ground-
disturbance activities.
b. If QCB occupies suitable habitat within the development footprint, the direct
permanent impacts to the federally endangered Quino checkerspot butterfly will
require consultation under Section 7 or 10 of the Endangered Species Act, and will
be mitigated according to negotiations with the USFWS. If all avoidance measures
cannot be implemented such that “take” of QCB is avoided, an Incidental Take
Permit shall be initiated by the Project applicant with the USFWS and Take
Authorization from USFWS through Final Biological Opinion and Incidental Take
Statement will be obtained. Mitigation measures to avoid or minimize adverse
Project effects to QCB, as identified by the USFWS shall be implemented. Potential
impacts will be reduced to below the level of significance through implementation
of one or more measures, including, but not limited to, habitat preservation,
enhancement, reintroduction, and/or creation.
c. If temporary impacts to the federally endangered Quino checkerspot butterfly
habitat are unavoidable, mitigation will occur through on-site revegetation of the
habitat in which the species occurs (i.e., coastal sage scrub) by including the seeds
of known host and nectar plant species in the revegetation seed mixture at a 1:1
ratio or such other ratio as negotiated between the applicant and the USFWS.
Lake Elsinore Alberhill Villages Specific Plan EIR 47
Environmental Findings and Statement of Overriding Considerations
BIO-12 A pre-construction coast horned lizard survey shall be conducted within 30 days prior
to the start of construction/ground disturbing activities or vegetation removal, a coast
horned lizard (CHL) shall be conducted by a qualified biologist to determine if the
Coast Horned Lizard is present. If surveys document the presence of CHL, impacts
shall be mitigated to below a level of significance through onsite avoidance or through
mitigation
Implementation of one or more of the following measures that individually or in
combination will reduce potential impacts to below the level of significance, subject to
U.S. Fish and Wildlife Service (USFWS) and California Department of Fish and
Wildlife (CDFW) approval:
• Avoidance of on-site CHL habitat;
• Preservation of other AVSP on-site CHL habitat and the relocation of CHL
individuals from the impacted habitat to the preserved on-site habitat;
• The placement of an equivalent number of habitat acres occupied by CHL into
permanent conservation.
If CHL are not detected, no additional avoidance or minimization is required.
BIO-13 During the biological surveys required by Mitigation Measure BIO-14, a qualified
biologist shall survey the implementing development project site for Coulter’s Matilija
poppy. If Coulter’s Matilija poppy is found on site, all native plant nurseries in
southern California (Riverside, Los Angeles, Orange and San Diego Counties) will be
notified by certified mail of the pending elimination of these plants by the Project and
shall be given the opportunity to salvage the plants or seeds (on a first-come, first-
served basis) prior to the commencement of vegetation clearing or other ground -
disturbing activities.
BIO-14 Prior to the grading of each phase, an updated vegetation map will be prepared to
determine the extent of the willow riparian, coast live oak riparian, coastal sage scrub
and alluvial fan scrub within the subject phase; and the amount of these special-status
habitats that will be removed as a result of implementing development projects. The
extent and quality of coastal sage scrub and alluvial fan scrub will be determined by a
qualified biologist. If the presence of said habitat is identified and will be removed as
a result of implementing development projects, mitigation of the willow riparian, coast
live oak riparian coastal sage scrub and/or alluvial fan scrub will be determined
through a Section 7 Consultation or Section 10 Permit.
Implementation of one or more of the following measures that individually or in
combination will reduce potential impacts to below the level of significance, subject to
U.S. Fish and Wildlife Service (USFWS) and California Department of Fish and
Wildlife (CDFW) approval:
• Avoidance of on-site willow riparian, coast live oak riparian coastal sage scrub
and alluvial fan scrub habitat;
Lake Elsinore Alberhill Villages Specific Plan EIR 48
Environmental Findings and Statement of Overriding Considerations
• Preservation of other AVSP on-site willow riparian, coast live oak riparian, coastal
sage scrub and alluvial fan scrub habitat at no less than a 1:1 ratio, or such other ratio
as required by the USFWS and CDFW, whichever is greater;
• The permanent preservation of off-site willow riparian, coast live oak riparian,
coastal sage scrub and alluvial fan habitat at no less than a 1:1 ratio, or such other
ratio as required by the USFWS and CDFW, whichever is greater.
BIO-15 During the biological surveys required by Mitigation Measure BIO-14, a qualified
biologist shall survey the implementing development project site for Special Status
Plants, including but not limited to, Parry’s spineflower, paniculate tarplant, and
graceful tarplant. If Special-Status Plants are identified as being impacted by
implementing development projects, those impacts shall be mitigated in accordance
with the requirements and procedures set forth in Mitigation Measure BIO-14.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the project could have a substantial
adverse effect, either directly or through habitat modifications, on species identified as a candidate,
sensitive, or special status species in local or regional plans, policies, or regulations, or by the
California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. However, with the
implementation of the above mitigation measures, the impacts will be less than significant.
Vegetation Communities and Habitat
Direct impacts as a result of construction activities associated with the proposed project would
include the permanent removal of vegetation communities that may be utilized as habitat for both
common and rare wildlife. Indirect impacts associated with construction include fugitive dust and
increased noise levels due to heavy equipment operations occurring in these areas. Indirect impacts
to habitat could include alterations to existing topographical and hydrological conditions,
increased erosion and sediment transport, and the establishment of non-native and invasive weeds.
Operational impacts include disturbances associated with increased human presence.
Special-Status Plants
Several sensitive plant species have the potential to occur within the Alberhill Villages Specific
Plan area. Four special-statue plant species, Parry’s spineflower, paniculate tarplant, graceful
tarplant and Coulter’s matilija poppy, were observed within the Alberhill Villages Specific Plan
area. Approximately 5,825 of the Parry’s spineflower plants (in eight clusters, with range of plant
numbers estimated from <25 to ~1,750 plants) were located on-site. There are 27 cluster
areas/polygons found of the Coulter’s Matilija poppy (estimated number of plants is unknown).
Paniculate tarplant occurs in two very small polygons within disturbed annual grassland located at
the plant entrance at the northern boundary of the Site. Graceful tarplant occurs in several locations
on the eastern side of the Site
Lake Elsinore Alberhill Villages Specific Plan EIR 49
Environmental Findings and Statement of Overriding Considerations
Special-Status Wildlife
Seven special status species were observed during general and focused biological surveys;
California horned lark, coast (San Diego) horned lizard, Cooper’s hawk, Costa’s hummingbird,
the orange-throated whiptail, southern California rufous crowned sparrow, and yellow warbler.
None of these species are State or federally listed as a threatened or endangered. Based on the
biological reports prepared for the Project, the following sensitive wildlife species have the
potential to occur on the Project site: Burrowing owl, California gnatcatcher, least Bell’s Vireo,
Southwestern Willow Flycatcher, Fairy Shrimp, Rosy Boa, and Stephens’ Kangaroo Rat. With
implementation of the Federal (U.S. Fish and Wildlife Service), State (California Department of
Fish and Wildlife) requirements, City General Plan goal and policies, and the above-listed
mitigation measures, the potential impacts, will be mitigated to a level less than significant.
Potential impacts (i.e., substantial adverse effects, either directly or through habitat modifications)
on any species identified as a candidate, sensitive, or special status species in local or regional
plans, policies, or regulations, will be mitigated to a level less than significant.
References: EIR pages 4.11-69 through 4.3-70.
b. Impact: Implementation of the proposed project could have a substantial adverse effect on
riparian habitat or other sensitive natural community identified in local or regional plans,
policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and
Wildlife Service; and could have a substantial adverse effect on Federally protected wetlands
as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
Mitigation Measures BIO-4 and BIO-5
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereb y finds that the project could result in significant
impacts on riparian habitat or other sensitive natural community identified in local or regional
plans, policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish
and Wildlife Service; and could have a substantial adverse effect on Federally protected wetlands
as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.). However, with the implementation of the above mitigation measures, the
impacts will be less than significant.
Riparian Habitat and Other Sensitive Natural Communities
Because no specific development activity or building plans are proposed at this time, the project
site was reviewed (not formally delineated) for the presence of ACOE and CDFW jurisdictional
waters. Based on this review, the project area as described in the DEIR supports a small area (28.44
acres) of alluvial fan scrub, a small area (4.19 acres) of riparian scrub and 12.05 acres of riparian
Lake Elsinore Alberhill Villages Specific Plan EIR 50
Environmental Findings and Statement of Overriding Considerations
woodland. The areas are not considered a high inventory priority community by the CNDDB due
to its disturbed nature. Efforts will be made to avoid these riparian habitat areas, but they will not
be avoided completely. Any impacts to the jurisdictional areas will be subject to the ACOE Section
404 of the Clean Water Act and the CDFW pursuant to Division 2, Chapter 6, Section 1600 (1602).
Federally Protected Wetlands
Because no specific development activity or building plans are proposed at this time, the project
site was reviewed (not formally delineated) for the presence of ACOE and CDFW jurisdictional
waters. Based on this review, three multiple jurisdictional drainage features that support both
ACOE and CDFG indicators such as bed, bank, channel, and vegetated riparian habitat were
observed on the Site but in some cases the areas have been disturbed by the 100 years of ongoing
mining activities. In some cases, the drainage features may have been disconnected from the
receiving tributary. Since ACOE jurisdiction may be present, the Project site most likely would be
subject to regulation pursuant to Section 404 of the Clean Water Act. Since CDFW jurisdiction
closely parallels that of the ACOE, and evidence of ACOE jurisdiction occurs on site, a CDFW
Section 1602 Streambed Alteration would be required to implement the project. The coincident
finding of ACOE and CDFW jurisdictional features and indicators on the project site, a Section
404 Permit is required prior to impacting the project site. Since a Section 404 Permit is required
for the project, a Section 401 Water Quality Certification is also required.
Implementation of the project would require the developer to obtain the correct
permitting/certification from the ACOE, CRWQCB and CDFW due to the project having potential
substantial adverse effects on wetlands. These regulatory programs impose rigorous performance
standards (e.g., “no net loss” and “no jeopardy”) that qualify as a proper form of deferred
mitigation that is enforceable by permit issuance. With implementation of the Federal (U.S. Fish
and Wildlife Service), State (California Department of Fish and Wildlife) requirements, City
General Plan goal and policies, and the above-listed mitigation measures, the potential impacts,
will be mitigated to a level less than significant.
References: EIR pages 4.11-71 to 4.11-72.
c. Impact: Implementation of the proposed project could interfere substantially with the
movement of any native resident or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
The above Mitigation Measures BIO-6, BIO-9, BIO-10, and BIO-14 and,
HY-4 Temescal Canyon Wash (Creek) shall be preserved in or restored to its natural condition
retaining its current flood capacity and flow rate in order to maintain the drainage’s
function as a wildlife corridor. In order to protect the existing streambed of the Temescal
Canyon Wash (Creek), an energy dissipating structure shall be provided at the storm
drain system discharge point, if necessary. Erosion control devices shall also be
provided, if necessary. Consistent with Mitigation Measures BIO-4 and BIO-5,
implementing development projects in the vicinity of Temescal Canyon Wash (Creek)
shall be designed to locate development away from the Temescal Canyon Wash (Creek)
Lake Elsinore Alberhill Villages Specific Plan EIR 51
Environmental Findings and Statement of Overriding Considerations
riparian/wildlife corridor to allow sufficient wildlife movement and access and to
preserve its other biological resources and habitat.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the project could interfere substantially
with the movement of any native resident or migratory fish or wildlife species or with established
native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.
However, with the modifications to the project design and with implementation of the above
mitigation measures, the impacts will be less than significant.
The majority of the AVSP Project area is either developed or disturbed, with the exception of the
barren (lakebed) and tamarisk/willow scrub communities in the western portion of the Plan area,
and would therefore not be expected to support regional movement for large mammals with
extensive home ranges. Additionally, the site is surrounded by and immediately adjacent to urban
uses. However, regional wildlife corridor movement and corridor connections will be provided in
the form of stepping-stone habitat for birds and several reptile and small- to medium-sized
mammals that are more adapted to disturbed development. Such corridors are to be provided within
key locations of the AVSP Project. As wildlife connections via under/over crossings at the I-15
and providing safe passage will be in the form of open space uses and designed to separate wildlife
from humans through the use of lighting, educational signage and fencing.
In order to strengthen the wildlife corridor linkages, the AVSP was amended to include a 500-foot
wide wildlife corridor located along the western edge of the AVSP (next to the adjacent Horsethief
Canyon development). Additionally, the AVSP is amended to delete from its boundaries the non-
Pac-Clay-owned property referred to as the 9.09-acre project area (APN 390-130-017) and the
adjacent 16.7-acre property (APN 390-130-015 and 016), resulting in a 1,375-acre AVSP. The
deleted properties, located within the Alberhill Ranch Specific Plan, are located between the
aforementioned Temescal Bridge project and Lake Street on both sides of the existing Temescal
Canyon Road. Further, the Open Space portion of Planning Area 1C (adjacent to Temescal
Canyon Road) will be widened to range from 250 feet to 500 fe et in width. Additionally,
Mitigation Measure HY-4 will preserve Temescal Canyon Wash (Creek) as a wildlife corridor.
With implementation of the above-described project redesign, the above-listed mitigation
measures, the potential impacts, implementation of the project will allow for wildlife movement
(as ground or fly-over) and wildlife corridor connections along Temescal Canyon Wash, along
both the western drainage area of the project site and the Temescal Canyon Wash ; and impacts
will be less than significant.
References: EIR pages 4.11-72 to 4.11-73, Final EIR.
d. Impact: Implementation of the proposed project could conflict with local policies or
ordinances protecting biological resources, such as a tree preservation policy or ordinance.
Lake Elsinore Alberhill Villages Specific Plan EIR 52
Environmental Findings and Statement of Overriding Considerations
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
The above Mitigation Measures BIO-8 and BIO-14.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the project could conflict with local
policies or ordinances protecting biological resources, such as a tree preservation policy or
ordinance. However, with implementation of the above mitigation measures, the impacts will be
less than significant.
Several native coast live oak trees are located on the project site, most notable in the northwest
corner of the site. The County of Riverside has a tree ordinance and requires a tree removal permit
to remove native oak trees and Englemann oak woodland. The City has not adopted an Oak Tree
Preservation ordinance to extend protection to native oaks outside the MSHCP Criteria Cells and
Conservation Areas.
The City also has in place a palm tree preservation program for the protection of the City's plant
life heritage for the benefit of all citizens in Lake Elsinore; a permit is required for palm trees that
exceed five feet in height from the ground at the base of the trunk to the base of the crown. The
Project has a potential for the removal of significant local heritage trees such as palm trees and
native oaks (relocated depending on the trees size and health). These trees will be identified before
removal or staked for preservation.
The Project's implementation will not conflict with the City's present ordinances and/ or local tree
preservation protection programs, with implementation of Mitigation Measure BIO-8. Therefore,
impacts will be less than significant.
References: EIR page 4.11-73
e. Impact: Implementation of the proposed project could conflict with the provisions of an
adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
The above Mitigation Measures BIO-6, BIO-7, BIO-9, BIO-10, and BIO-14 and HY-4
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Lake Elsinore Alberhill Villages Specific Plan EIR 53
Environmental Findings and Statement of Overriding Considerations
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the proposed project would not conflict
any applicable habitat conservation plan or natural community conservation plan.
The Project site is located within the boundaries covered by the Western Riverside County
Multiple Species Habitat Conservation Plan (‘MSHCP’). The project will not conflict with any
applicable habitat conservation plan or natural community conservation, as this project is subject
to a February 24, 2001 settlement agreement with Riverside County that excludes the project site
from the MSHCP. On February 24, 2004, Castle & Cooke Properties, throughout Riverside
County, were removed from the requirements of the MSHCP. The Project site was part of this
settlement agreement, and the approximate 1,375-acre project site is not subject to the provisions
of the MSHCP.
The project site is located in the Stephens’ kangaroo rat (SKR) Fee Assessment Area (Lake
Elsinore Municipal Code Chapter 19.04). In accordance with Lake Elsinore Municipal Code
Section 19.04.080, a SKR mitigation fee payment of $500.00 per gross acre within the parcel to
be developed is required. Fee must be paid before a development permit shall be issued.
However, in order to strengthen the wildlife corridor linkages, the AVSP was amended to include
a 500-foot wide wildlife corridor located along the western edge of the AVSP (next to the adjacent
Horsethief Canyon development). Additionally, the AVSP is amended to delete from its
boundaries the non-Pac-Clay-owned property referred to as the 9.09-acre project area (APN 390-
130-017) and the adjacent 16.7-acre property (APN 390-130-015 and 016), resulting in a 1,375-
acre AVSP. The deleted properties, located within the Alberhill Ranch Specific Plan, are located
between the aforementioned Temescal Bridge project and Lake Street on both sides of the existing
Temescal Canyon Road. Further, the Open Space portion of Planning Area 1C (adja cent to
Temescal Canyon Road) will be widened to range from 250 feet to 500 feet in width. Additionally,
Mitigation Measure HY-4 will preserve Temescal Canyon Wash (Creek) as a wildlife corridor.
With implementation of the above-described project redesign, the above-listed mitigation
measures, the potential impacts, implementation of the project will allow for wildlife movement
(as ground or fly-over) and wildlife corridor connections along Temescal Canyon Wash, along
both the western drainage area of the project site and the Temescal Canyon Wash; and impacts
will be less than significant.
References: EIR pages 4.4-26, 4.11-72 to 4.11-76, Final EIR.
f. Impact: Implementation of the proposed project could result in a cumulatively considerable
contribution to biological resource impacts.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
Implementation of the above Mitigation Measures BIO-1 through BIO-15 and HY-4.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Lake Elsinore Alberhill Villages Specific Plan EIR 54
Environmental Findings and Statement of Overriding Considerations
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the proposed project could result in a
cumulatively considerable contribution to biological resource impacts.
Future development activities could result in potential conflicts with plan and policies that are
designed to mitigate and avoid potential environmental effects. However, implementation of
existing State, Federal, regional, and local regulatory requirements (including the GP goals,
policies and implementation programs, together with implementation of applicable mitigation
measures within the GP), would ensure that implementation of the GP, and future development
projects derived from the GP, would not make a cumulatively considerable contribution to
accumulated biological resource impacts. With implementation of the goals and policies of the
GP, applicable local ordinances, regional plans, and the rules and regulations enforced by the
resource agencies, together with the above-listed mitigation measures and project redesign,
potential cumulative impacts on biological resources within the City and SOI would be reduced to
a less than significant level.
References: EIR pages 4.11-76 to 4.11-77.
3.3.4. Cultural and Paleontological Resources
a. Impact: Implementation of the proposed project could result in impacts on significant historic
resources as defined in §15064.5 of the California Code of Regulations; and in archaeological
resources pursuant to §15064.5 of the California Code of Regulations.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
CR-1 Prior to the issuance of grading permit(s) and any earthmoving activities for the Project,
or off site project improvement areas, the implementing development Project applicant
shall retain a qualified professional archaeologist and qualified Luiseño Native
American monitors from the Pechanga Band and the Soboba Band to monitor, on a
rotating basis, all ground disturbing activities in an effort to identify any unknown
archaeological resources. Any newly discovered cultural resource deposits shall be
subject to a cultural resources evaluation.
CR-2 At least 30 days prior to seeking a grading permit, the Project applicant shall contact
the both the Pechanga Band of Luiseño Indians and the Soboba Band of Luiseño Indians
to notify those Tribes of grading, excavation and the monitoring program, and to
coordinate both Tribes to develop a Cultural Resources Treatment and Monitoring
Agreement. The Agreement shall address: the treatment of known cultural resources,
the designation, responsibilities, and participation of Native American Tribal monitors
during grading, excavation and ground disturbing activities; Project grading and
development scheduling; terms of compensation; and, treatment and final disposition of
any cultural resources, sacred sites, and human remains discovered on the site.
CR-3 Prior to issuance of any grading permit, the Project archaeologist shall file a pre-
grading report with the City to document the proposed methodology for grading activity
observation. Said methodology shall include the requirement for a qualified
Lake Elsinore Alberhill Villages Specific Plan EIR 55
Environmental Findings and Statement of Overriding Considerations
archaeological monitor to be present and to have the authority to stop and redirect
grading activities. In accordance with the agreement required in CR-1, the
archaeological monitor’s authority to stop and redirect grading will be exercised in
consultation with the retained Luiseño Native American monitor(s) in order to evaluate
the significance of any archaeological resources discovered on the property. Tribal
monitors shall be allowed to monitor all grading, excavation and ground breaking
activities, and shall also have the authority to stop and redirect grading activities in
consultation with the Project archaeologist.
CR-4 All artifacts discovered at the development site shall be inventoried and analyzed by the
professional archaeologist. If any artifacts of Native American origin are discovered, all
activities in the immediate vicinity of the find (within a 50-foot radius) shall stop and the
Project proponent and Project archaeologist shall notify the Pechanga Band of Luiseño
Indians and the Soboba Band of Luiseño Indians. A designated Native American observer
from both the Pechanga Band of Luiseño Indians and the Soboba Band of Luiseño
Indians shall be retained to help analyze the Native American artifacts for identification
as everyday life and/or religious or sacred items, cultural affiliation, temporal
placement, and function, as deemed possible. The significance of Native American
resources shall be evaluated in accordance with the provisions of CEQA and shall
consider the religious beliefs, customs, and practices of the Luiseño tribes. All items
found in association with Native American human remains shall be considered grave
goods or sacred in origin and subject to special handling.
The landowner shall relinquish ownership of all cultural resources Native American
artifacts that cannot be avoided or relocated at the Project site shall be prepared in a
manner for curation and the archaeological consultant shall deliver the materials to a
federally-accredited curation facility such as University of California, Riverside
Archaeological Research Unit (UCR-ARU), or the Western Science Center (formerly
Western Center for Archaeology and Paleontology), within a reasonable amount of time.
If more than one Native American Group is involved with the project and cannot come
to an agreement as to the disposition of cultural materials, they shall be curated at the
Western Science Center by default.
CR-5 All sacred sites, should they be encountered within the Project area, shall be avoided
and preserved as the mitigation, if feasible.
CR-6 If inadvertent discoveries of subsurface archaeological/ cultural resources are
discovered during grading, the Developer, the Project archaeologist, and the
appropriate Tribe shall assess the significance of such resources and shall meet and
confer regarding the mitigation for such resources. If the Developer and the Tribe cannot
agree on the significance or the mitigation for such resources, these issues will be
presented to the Community Development Director (CDD) for decision. The CDD shall
make the determination based on the provisions of the California Environmental Quality
Act with respect to archaeological resources and shall take into account the religious
beliefs, customs and practices of the appropriate Tribe. Notwithstanding any other rights
available under the law, the decision of the CDD shall be final.
Lake Elsinore Alberhill Villages Specific Plan EIR 56
Environmental Findings and Statement of Overriding Considerations
CR-7 Prior to the approval of any implementing development Project or the issuance of any
grading permit, that includes the Alberhill School site, the applicant shall provide to the
City of Lake Elsinore an evaluation of the School House structure completed by a
qualified architectural historian and a structural engineer to determine its historical
significance and structural integrity. The report shall require the review and approval
by the Community Development Department – Planning Division.
If the structure cannot be reasonably relocated because of it structural integrity, the
structure will be closely replicated elsewhere on the project site to be used as a Home
Owners Association/Community meeting facility. The replicated structure shall be
constructed with as many materials from the original structure that can be reused.
Prior to demolition of the original structure, the structure shall be fully documented
following the HABS/HAER format. Site documentation includes archival quality large
format, black and white photography, measured architectural drawings, and a detailed
written historical and photographic log. These documents shall be housed at a suitable
repository, determined by the City of Lake Elsinore.
CR-7a Prior to obtaining the first certificate of occupancy, the Developer shall present
informational materials (i.e. pamphlets, flyers, booklets, etc.) to educate prospective
home buyers of the Historic Alberhill District to the Community Development Director
or designee for review and approval. The materials shall include details of the past
history and uses of the area including those other than mining, interesting photographs,
and other information pertaining to the area. The Developer shall hire a qualified
historian to professionally prepare the materials and shall consult with the local historic
societies. Consultation with the Pechanga Tribe shall also occur prior to finalization of
the materials to include available prehistoric information. Historic information shall
also be included in trail signage and at least one of the following other sources: CC&R’s,
HOA notices, community flyers, park signage, and/or street names.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the implementation of the proposed
project may result in significant impacts significant historic resources as defined in §15064.5 of
the California Code of Regulations; and in archaeological resources pursuant to §15064.5 of the
California Code of Regulations.
An on-site and previous records search indicates that there is one historic archaeological site (CA-
Riv-3832-H) located on the project site; there were no new findings found during this search.
Twelve archaeological sites have been recorded within one-mile of the current study area. The
archaeological site located on the subject property, CARiv-3832-H, is a section of the Atchison,
Topeka, and Santa Fe Railroad that was built circa 1927 and recorded along the original 22-mile
route. Remnants of the old line, which were removed prior to 1987, have been recorded.
Lake Elsinore Alberhill Villages Specific Plan EIR 57
Environmental Findings and Statement of Overriding Considerations
Research at the Riverside County Historical Commission revealed that the Alberhill School, listed
in the Historical Resources Inventory, is located within the Project site. The school was constructed
in 1912 and served the community until 1964. As of 1982, the structure was being used as a storage
facility for the Pacific Clay Products Inc.
Cultural resources are subject to two types of impacts. Direct impacts will result from ground
disturbing activity such as grading, vegetation removal, road construction and underground utility
placement. Such activity on an archaeological site has the direct potential to destroy the deposit.
The direct impacts will last as long as the construction activity continues. Indirect impacts result
from the possibility of artifact collection by unauthorized individuals during grading or
construction.
Both direct and indirect impacts upon unknown resources resulting from implementation to the
project would be reduced to less than significant levels through the use of monitoring and salvaging
procedures. The use of these procedures would minimize the risk of destruction, as well as protect
and preserve cultural resources.
Because impacts to the Alberhill School building are unknown at this time, Mitigation Measure
CR-7 requires further analysis of this resource if it is to be impacted by future development. With
implementation of the above-listed Mitigation Measures, impacts will be mitigated to a level less
than significant.
References: EIR pages 4.12-30 through 4.12-32 and Final EIR.
b. Impact: Implementation of the proposed project could directly or indirectly destroy a unique
paleontological resource or site or unique geologic feature.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
CR-8 Prior to the issuance of grading permits for each implementing development project, a
qualified paleontologist shall be retained to prepare a Paleontological Resources Survey
of the Project site to determine the site specific potential of finding paleontological
resources within the Project site. If the approved Paleontological Resources Survey
determines that it is unlikely that paleontological resources will be uncovered by earth-
moving activities, grading and construction activities may proceed, subject to
compliance with mitigation measures CR-1 through CR-7. However, if the approved
Paleontological Resources Survey determines that it is likely that paleontological
resources will be uncovered during earth-moving activities, a qualified paleontologist
shall be retained to develop a Paleontological Resources Monitoring and Treatment Plan
(PRMTP) for approval by the Community Development Director. Following Community
Development Director approval of the PRMTP, grading and construction activities may
proceed in compliance with the provisions of the approved PRMTP.
The PRMTP shall include the following measures:
a. Identification of those locations within the Project site where paleontological
resources are likely to be uncovered during grading.
Lake Elsinore Alberhill Villages Specific Plan EIR 58
Environmental Findings and Statement of Overriding Considerations
b. A monitoring program specifying the procedures for the monitoring of grading
activities by a qualified paleontologist.
c. If fossil remains large enough to be seen are uncovered by earth-moving activities, a
qualified paleontologist or qualified designee shall temporarily divert earth-moving
activities around the fossil site until the remains have been evaluated for significance
and, if appropriate, have been recovered; and, the paleontologist or qualified
designee allows earth-moving activities to proceed through the site. If potentially
significant resources are encountered, a letter of notification shall be provided in a
timely manner to the Community Development Director, in addition to the report
(described below) that is filed at completion of grading.
d. If a qualified paleontologist or qualified designee is not present when fossil remains
are uncovered by earth-moving activities, these activities shall be stopped and a
qualified paleontologist or qualified designee shall be called to the site immediately
to evaluate the significance of the fossil remains.
e. At a qualified paleontologist’s or qualified designee’s discretion and to reduce any
construction delay, a construction worker shall assist in removing fossiliferous rock
samples to an adjacent location for temporary stockpiling pending eventual transport
to a laboratory facility for processing.
f. A qualified paleontologist or qualified designee shall collect all significant
identifiable fossil remains. All fossil sites shall be plotted on a topographic map of
the Project site.
g. If the qualified paleontologist or qualified designee determines that insufficient fossil
remains have been found after fifty percent of earthmoving activities have been
completed, monitoring can be reduced or discontinued.
h. Any significant fossil remains recovered in the field as a result of monitoring or by
processing rock samples shall be prepared, identified, catalogued, curated, and
accessioned into the fossil collections of the San Bernardino County Museum, or
another museum repository complying with the Society of Vertebrate Paleontology
standard guidelines. Accompanying specimen and site data, notes, maps, and
photographs also shall be archived at the repository.
i. Within 6 months following completion of the above tasks or prior to the issuance of
occupancy permits, whichever comes first, a qualified paleontologist or qualified
designee shall prepare a final report summarizing the results of the mitigation
program and presenting an inventory and describing the scientific significance of
any fossil remains accessioned into the museum repository. The report shall be
submitted to the Community Development Department – Planning Division and the
museum repository. The report shall comply with the Society of Vertebrate
Paleontology standard guidelines for assessing and mitigating impacts on
paleontological resources
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Lake Elsinore Alberhill Villages Specific Plan EIR 59
Environmental Findings and Statement of Overriding Considerations
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that proposed project has the potential to
destroy an unknown unique paleontological resource by disturbing earth in which the resources
lie. Disturbance of an archaeological resource that is considered significant pursuant to California
Code of Regulations Section 15064.5 would be a significant impact.
The potential for discovery is a measure of likelihood that fossils would be discovered during
excavations onto a given rock unit. This potential is based on the past discovery of fossils from
that rock unit. Paleontological potential does not measure the significance of individual fossils
present within the study area because it is impossible to accurately predict what individual fossils
will be discovered.
Within the Alberhill Villages Project are rock units that recorded several events in the development
of the Peninsular Ranges. The rock units exposed in the study area have a diverse history of fossil
production. The Bedford Canyon Formation has produced occasional fossils near the study area.
This suggests a moderate potential for the discovery of fossils during development. The Late
Paleocene age Silverado Formation has produced a variety of fossil plants within and near the
study area. Additionally, the paleo environment preserved in the rocks is one that is well suited for
the preservation of vertebrate fossils in the Elsinore Trough, yet no fossils are reported from these
deposits within the project site. This suggests a high potential for the discovery of fossils during
development. Recent alluvium is too young to contain fossils, but may bury older fossiliferous
deposits. This suggests a low potential for discovery of fossils during development.
With implementation of Mitigation Measure CR-8, impacts will be mitigated to a level less than
significant.
References: EIR pages 4.12-32 and 4.12-33.
c. Impact: Implementation of the proposed project could result in impacts due to the accidental
disturbance of human remains, including those interred outside of formal cemeteries.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
CR-6a If human remains are encountered, California Health and Safety Code Section 7050.5
states that no further disturbance shall occur until the Riverside County Coroner has
made the necessary findings as to origin. Further, pursuant to California Public
Resources Code Section 5097.98(b) remains shall be left in place and free from
disturbance until a final decision as to the treatment and disposition has been made. If
the Riverside County Coroner determines the remains to be Native American, the coroner
shall contact the Native American Heritage Commission within 24 hours. Subsequently,
the Native American Heritage Commission shall identify the person or persons it believes
to be the “most likely descendant.” The most likely descendant may then make
recommendations, and engage in consultations concerning the treatment of the remains
as provided in Public Resources Code 5097.98.
Lake Elsinore Alberhill Villages Specific Plan EIR 60
Environmental Findings and Statement of Overriding Considerations
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that several Indian tribes identified the City
and its SOI as being within either their traditional use area or one in which they have cultural ties.
No known cemeteries or other burial places are known to exist within the project site and the
project is unlikely to disturb human remains. However, ground-disturbing activities associated
with development have the potential to disturb undiscovered human remains. Hence, because the
project would involve ground-disturbing activities, it is possible that such actions could unearth,
expose, or disturb previously unknown human remains, and these actions are considered
potentially significant. Mitigation Measure CR-6a is provided to reduce potential impacts to
human remains to a less-than-significant level.
References: EIR page 4.12-33.
d. Impact: The proposed project could result in a cumulatively considerable contribution to
cultural resource impacts.
Mitigation: The impact will be mitigated with implementation of the following mitigation
measure(s):
Mitigation Measures CR-1 through CR-8 are required.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the proposed project could result in a
cumulatively considerable contribution to cultural resource impacts.
Cumulative development may result in increased impacts upon cultural resources, as a resul t of
the AVSP and all future development within the City of Lake Elsinore and SOI. These potential
impacts can be mitigated on a project-by-project basis by requiring archaeological surveys, and
salvages when determined necessary, of known cultural and paleontological resources, and on sites
where the potential for occurrence of such resources is high. Cumulative environmental analysis
on a regional level generally requires a high degree of quantification, and cultural resources are
difficult to quantify on a regional level. The value of cultural resources is best expressed by the
overall potential for an artifact, site, or group of sites, to yield important information regarding the
activities of the past inhabitants of the region. Information potential cannot be expressed as a
number or identified in a figure, but must be presented qualitatively by archaeologists familiar
with the issues in the relevant area. Because of the large areas of undeveloped (and unstudied) land
within the City and its SOI, and surrounding region, the archaeological database is relatively
incomplete.
Lake Elsinore Alberhill Villages Specific Plan EIR 61
Environmental Findings and Statement of Overriding Considerations
Compliance of future developments projects, with existing State and Federal regulations in place,
would minimize cumulative impacts on those resources not yet found. In addition, the Mitigation
Measures listed above would further reduce the potential of the project to impacts to cultural
resources, including paleontological resources and human remains. Therefore, the proposed
project would result in a less-than-significant contribution to an adverse impact to cultural
resources.
References: EIR pages 4.12-33 and 4.12-34.
3.3.5. Geology, Soils, Mineral Resources and Seismicity
c. Impact: Implementation of the proposed project could result in the exposure people or
structures to potential substantial adverse effects, including the risk of loss, injury or death
involving rupture of a known earthquake fault, strong seismic ground shaking, and/or seismic-
related ground failure, including liquefaction.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures G-5 through G-11
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not result in the exposure people or structures to potential substantial
adverse effects, including the risk of loss, injury or death involving strong seismic ground shaking.
The subject Project site is located within a seismically active area of southern California that is
likely to be subjected to moderate to strong ground shaking during the life of the Project. When
the site is developed in the future, structures shall be designed to resist the effects of seismic ground
motions and located in accordance with the applicable building code requirements for setbacks
from identified active faults. Seismic design parameters and peak ground accelerations will be
provided during the future site specific geotechnical investigations. The anticipated seismic-
induced ground motions are anticipated to be accommodated by design parameters of the current
2013 California Building Code (CBC), or the current CBC in effect at the time of development.
Depth to groundwater is estimated to be on the order of 10 to 15 feet below low-lying areas at the
northern property boundary. Within this area, liquefaction potential may be low to moderate where
sandy alluvial soils are present. Fill placement in these areas is considered desirable, as it would
increase the depth to groundwater and reduce the influence of potentially liquefiable layers. Prior
to fill placement, removal of soft soils would also reduce the liquefaction potential. Hard bedrock
and well-graded consolidated Older Alluvium underlie the rest of the site. These areas are not
prone to liquefaction.
In conclusion, the property would probably experience ground shaking from at least small to
moderate size earthquakes during the life of the proposed structures. The intensity of future ground
shaking at the site, however, is expected to be no greater than for other sites in the immediate
vicinity.
Lake Elsinore Alberhill Villages Specific Plan EIR 62
Environmental Findings and Statement of Overriding Considerations
Slopes cut into bedrock of the Silverado Formation may require slope stabilization measures. The
primary factors influencing cut slope stabilization within the Silverado Formation are: 1) relatively
weak (low strength) siltstone and claystone layers within the bedrock; 2) adverse (out-of-slope)
bedding conditions relative to the northeast dipping trend within the southern portion of the site
and the southwest dipping trend within the northern portion of the site; and, 3) slope location.
Depending on the location of slopes within the property, northwest or southeast facing slopes may
require stabilization.
References: EIR pages 4.1-29 and 4.1-32.
d. Impact: The proposed project would be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and potentially result in on- or off-site
lateral spreading, subsidence, liquefaction, or collapse; however, adherence to building code
requirements would reduce the potential for unstable soils to adversely affect proposed
improvements.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures G-1 through G-4
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project will not result in development on unstable soils. Expansive soils are those
that experience an increase in volume due to the addition of water. Most of the Silverado Formation
is comprised of moderately to highly expansive siltstone and claystone. Alternate wetting and
drying of these deposits may cause heaving of these soils that might result in damage to
foundations and slabs.
Expansive soil may be encountered throughout portions of the site. Highly expansive soils were
encountered within the Silverado Formation bedrock during the subsurface investigation for the
30-acre commercial at the eastern end of the Project site. Based on the fact that the site was
previously mined for clay products, it is anticipated that some clayey, expansive soil materials will
be encountered within areas of mined stockpiles and/or tailings. The property has been extensively
altered by mining. The grading concept must involve substantial remedial activities. Sumps, quarry
pits and stockpiled pits would be reworked to establish buildable sites.
Although the extent of these materials is currently unknown, it is assumed that expansive soil
materials will be encountered during site development and specialized grading recommendations
may be needed. After rough grading is completed, a lot-by-lot classification should be made so as
to present specific foundation recommendations of soils exposed at finished grade.
References: EIR page 4.1-33.
3.3.6. Hazards and Hazardous Materials
a. Impact: Implementation of the proposed project could create a significant hazard to the public
or the environment through the routine transport, use, or disposal of hazardous materials or
Lake Elsinore Alberhill Villages Specific Plan EIR 63
Environmental Findings and Statement of Overriding Considerations
through the reasonably foreseeable upset and accident conditions involving the release of
hazardous materials into the environment.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures HAZ-1 and HAZ-2
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous materials or through the reasonably
foreseeable upset and accident conditions involving the release of hazardous materials into the
environment.
Heavy equipment (e.g., dozers, excavators, tractors) would be operated on the subject property
during construction of the proposed Project. This heavy equipment would likely be fueled and
maintained by petroleum‐based substances such as diesel fuel, gasoline, oil, and hydraulic fluid,
which is considered hazardous if improperly stored or handled. In addition, materials such as
paints, adhesives, solvents, and other substances typically used in building construction would be
located on the Project site during construction. Improper use, storage, or transportation of
hazardous materials can result in accidental releases or spills, potentially posing health risks to
workers, the public, and the environment. This is a standard risk on all construction sites, and there
would be no greater risk for improper handling, transportation, or spills associated with the
proposed Project than would occur on any other similar construction site. The Project is subject to
all applicable federal, state, and local laws and regulations regarding hazardous materials,
including but not limited requirements imposed by the Environmental Protection Agency,
California Department of Toxic Substances Control, South Coast Air Quality Management
District, and the Santa Ana Regional Water Quality Control Board.
The majority of the proposed Project site would be developed for residential land uses with the
remaining areas developed as commercial, mixed-use, institutional, and open space and parks.
These types of uses are not typically associated with the transport, use, or disposal of hazardous
materials in quantities that would result in significant impacts. Although the Project’s land uses
may utilize products that contain toxic substances, such as cleansers, paints, adhesives, solvents,
and products used for landscape maintenance, these products are usually in low concentration and
small in amount and would not pose a significant risk to humans or the environment during
transport to/from or use at the Project site. Pursuant to State law and local regulations, residents
and operators of the non-residential uses would be required to dispose of hazardous waste (e.g.,
batteries, used oil, old paint) at a permitted hazardous waste collection facility.
The Inland Empire Brine Line (Brine Line) in adjacent the Project in Lake Street and extending
northeasterly near the Project boundary. As required by the Phased Development Plan (PDP) and
Design Review (DR) process, and future development will evaluate potential impacts for projects
requiring extensive subsurface components or containing sensitive land uses such as schools on a
project-by-project basis to determine impacts if an accident occurs along the SARI line Brine Line.
References: EIR paged 4.2-8 through 4.2-10.
Lake Elsinore Alberhill Villages Specific Plan EIR 64
Environmental Findings and Statement of Overriding Considerations
b. Impact: Implementation of the proposed project could expose people or structures to
significant risk of loss, injury or death involving wildfires, including where wildlands are
adjacent to urbanized areas or where residences are intermixed with wildlands.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measure HAZ-3
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous materials or through the reasonably
foreseeable upset and accident conditions involving the release of hazardous materials into the
environment.
The project site is located within areas designated as being within the “Very High” and “Moderate”
Fire Hazard Zones. The Cal Fire Fire Hazard Severity Zone Maps also show the project site as
being located in the “Very High” and “Moderate” Fire Hazard Zones.
The Inland Empire Brine Line (Brine Line) in adjacent the Project in Lake Street and extending
northeasterly near the Project boundary. As required by the Phased Development Plan (PDP) and
Design Review (DR) process, and future development will evaluate potential impacts for projects
requiring extensive subsurface components or containing sensitive land uses such as schools on a
project-by-project basis to determine impacts if an accident occurs along the SARI line Brine Line.
The project will implement General Plan Policies 4.1 through 4.3 to reduce impacts from wildland
fire hazards. Site specific details are not known at this time for future implementing projects.
Mitigation Measure HAZ-3 requires that Individual projects implemented through pursuant to a
Phased Development Plan, Subdivision, Map, or Design Review shall be required to implement,
as necessary, on-going brush clearance, the establishment of low fuel landscaping policies to
reduce combustible vegetation along the urban/wildland interface boundary, create fuel
modification zones around development within high hazard areas by thinning or clearing
combustible vegetation within 100 feet of buildings and structures, and using fuel resistant
building techniques.
References: EIR paged 4.2-11 and 4.2-12.
3.3.7. Hydrology and Water Quality
a. Impact: The proposed project could substantially alter the existing drainage pattern of a site
or area through the alteration of the course of a stream or river, or by other means, in a manner
that would result in substantial erosion, siltation or flooding on- or off-site.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures HY-1
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
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that the proposed project would not substantially alter the existing drainage pattern of a site or area
through the alteration of the course of a stream or river, or by other means, in a manner that would
result in substantial erosion, siltation or flooding on- or off-site.
The proposed drainage patterns of the Project site will not substantially be altered from the existing
condition particularly in the existing streams and washes to a manner that would result in
substantial soil erosion. Refer to the drainage report for tributary drainage boundaries and
detention basin design. Temescal Canyon Wash (Creek) and the un-named stream will have side
slope erosion protection to mitigate substantial erosion.
During construction, mitigation in the form of erosion control measures would be necessary to
prevent exposed soils from erosion during periods of heavy rainfall. Soil erosion would be most
serious with freshly-graded areas. Soils on graded slopes must be strengthened by groundcover
planting to reduce the potential of erosion. During the interim period before the groundcover takes
hold, straw, fiber rolls, and hydroseeding can be used as stabilizing agents. The project applicant
would be subject to standard erosion control measures, as provided for in the NPDES permit, City
Standard Conditions of Approval, City Grading Ordinance and other requirements as set forth in
the Lake Elsinore Municipal Code. With implementation of these erosion control measures,
potential impacts would be reduced to less than significant levels. A Stormwater Pollution
Prevention Plan (SWPPP) shall be prepared for construction and kept on-site during construction
as part compliance with National Pollutant Discharge Elimination System (NPDES) construction
permit guidelines.
References: EIR pages 4.3-30 and 4.3-31.
b. Impact: The proposed project could substantially alter the existing drainage pattern of a site
or area through the alteration of the course of a stream or river, or substantially increase the
rate or amount of runoff in a manner, which would result in flooding on- or off-site.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures HY-2 through HY-4
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not substantially alter the existing drainage pattern of a site or area
through the alteration of the course of a stream or river, or substantially increase the rate or amount
of runoff in a manner, which would result in flooding on- or off-site.
The Project would result in increased downstream runoff due to site development, but would not
result in flooding on- or off-site. The project’s land use is a master planned community
incorporating mixed-use residential, commercial, school, light industrial and office, multi-family,
recreation and open space uses. The proposed improvements will result in increased discharges
from the site due to the increase in impervious surfaces and the development of stormwater
conveyance facilities and a potential decrease in groundwater recharge. Development will also
stabilize the site relative to sediment generation that is estimated to be comparatively high in the
existing condition as a result of the mining operations.
Lake Elsinore Alberhill Villages Specific Plan EIR 66
Environmental Findings and Statement of Overriding Considerations
The development will also reduce the bulking of runoff due to sediment resulting in less flooding
of dirty water. Sediment in the surface runoff will be reduced in the after-project condition by
constructing impervious surface and storm drain systems. Surface water discharge will increase in
the after-project condition for both peak flow and volume. Surface runoff will be conveyed to
Temescal Canyon Wash (Creek) (the receiving water for the entire site) via improved storm drain
facilities and detention basins that will control the potential damage and flooding that could result
from increased discharges. Increases in site peak flows are not expected to have a significant
impact on Temescal Canyon Wash (Creek), except for the potential outfall location at the Temescal
Canyon Wash (Creek), where energy dissipation will be required. As a result of stormwater
detention for increased site discharges, the detention basins will provide for effective mitigation
measures.
Most of the offsite flow will be intercepted in two locations where creeks enter the Project. Flow
intercepted at these locations may carry significant debris. Site storm drain systems will need to
be designed to pass this debris load through the Temescal Canyon Wash (Creek), since the off-site
upper watershed is likely a significant source of sediment for Temescal Canyon Wash (Creek).
Site storm drain facilities must be designed to include appropriate safety factors and measures
taken to protect structural controls against premature water flows. Flows from smaller tributaries
and sheet flow that are collected and intercepted at defined locations may be desilted prior to
entering the site storm drain system, for ease of maintenance and to preclude potential clogging of
smaller facilities.
Energy dissipation will also be required at the improved storm drain outfall location with Temescal
Canyon Wash (Creek). Discharge velocity will likely be quite high at the outfall. The discharge
velocity must be reduced to a level that will not scour Temescal Canyon Wash (Creek) during
periods of low stage flow within the Wash. A 'block element' type of energy dissipater, or similar
type of construction, will allow the confluence with the Wash at a relatively small angle. This type
of energy dissipation should satisfy this requirement of slowing the water's discharge velocity.
References: EIR pages 4.3-31 and 4.3-32.
c. Impact: The proposed project would not create or contribute runoff water which would exceed
the capacity of existing or planned stormwater drainage systems or provide substantial
additional sources of polluted runoff.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures HY-5 through HY-9
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not exceed stormwater drainage system capacities or add sources
of polluted runoff. The State’s General Permit for Construction Activities regulates construction-
related activities, and requires that pollutant discharges into receiving waters be minimized and/or
eliminated. This permit also requires that management measures be incorporated into new
development to ensure that once construction is completed, the residential land use does not
Lake Elsinore Alberhill Villages Specific Plan EIR 67
Environmental Findings and Statement of Overriding Considerations
contribute substantially to water quality problems in water bodies that receive stormwater and non-
stormwater runoff from the projects.
A project-specific Water Quality Management Plan (WQMP) has been developed to address
stormwater runoff management and water quality treatment objectives. The WQMP has included
specific BMPs designed to: 1) function with the drainage plan for the Project site and offsite areas;
and, 2) to address treatment of urban and stormwater runoff. The sizing of treatment control BMPs
for the Project is based upon a criteria established by the Riverside County Flood Control and
Water Conservation District (RCFCWCD) that acts on behalf of the City for flood control and the
discharge of urban runoff.
The proposed storm drain system (no existing storm drains) would be able to accommodate any
additional runoff contributed by the project (approximately 10% increase in peak discharge
amounts) including the stormwater flows of a 100-year storm. Thus, any runoff water from the site
would not exceed the capacity of the stormwater drainage system.
According to the hydrology report for the project, the proposed drainage facilities for the project
site area would be constructed and adequately sized to accommodate the stormwater runoff from
the site. The detention basins located within the Project site and the energy dissipaters at the
downstream end of the storm drain systems would adequately reduce the velocity of stormwater
flows. The WQMP basins, detention/debris basins and lake/detention basins will allow for a
gradual recharge of the groundwater basin while pollutants are naturally filtered out through soils
and plants.
References: EIR page 4.3-33.
d. Impact: The proposed project would not substantially degrade water quality.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures HY-1 through HY-9
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not substantially degrade water quality.
The Environmental Protection Agency (EPA) has identified street surfaces as the primary source
of pollution in urban areas. The street-generated pollutants typically contain atmospheric, tirewear
residues, petroleum products, oil and grease, fertilizer and pesticide wash-offs, industrial chemical
spills, as well as litter and animal-dropping types of wastes. The pollutants are washed from street
surfaces by a rainfall adequate enough to produce sufficient runoff. The amount of pollutants
washed off the street surface is a function of the amount of pollutants on street surfaces and the
rainfall amount. EPA has determined that there is a relationship between the rainfall and the
percent of contaminant removed.
Stormwater management is the key in the control and prevention of water quality degradation.
There are many Best Management Practices (BMPs) available for achieving the best possible water
quality. BMPs are required by local authorities and with proper implementation, BMPs protect the
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Environmental Findings and Statement of Overriding Considerations
receiving waters from degradation, and correct for existing problems. Common BMPs include
structural control, as well as nonstructural controls.
Structural Controls: Structural controls used in the management of stormwater in commercial and
residential areas are typically used for the purpose of restoring the quality of water exiting the site
to the quality existing before the project development. These systems could eliminate pollutants,
as well as reduce peak flow rates. Typical structural controls for use with the proposed land uses
and site characteristics could include: 1) detention basins; 2) water quality inlets or oil/grit
separators; 3) grassed swales; 4) filter strips; and, 5) porous pavement. The project will direct 'first
flush' runoff into low-flow channels and water quality basins to remove impurities from the
stormwater runoff.
Non-Structural Controls: Non-Structural Controls emphasize controlling the source of pollutants.
The two most frequently used source controls are: erosion/sediment control ordinances, and public
education. Many states, municipalities, and counties have developed ordinances to minimize
pollutants that impact water quality by establishing minimum requirements and procedures to
control the adverse impacts associated with accelerated soil erosion and resultant sedimentation.
In addition, many communities have implemented programs to educate citizens about hazardous
materials such as the proper disposal of fertilizers, herbicides, pesticides, oil, and the detrimental
impacts on the environmental that result when these procedures are not followed.
NPDES/General Construction Permit
On September 2, 2009, the California State Water Resources Control Board (CSWRCB) adopted
a new General Construction Permit Order No. 2009-0009-DWQ (as amended by Order No. 2010-
014-DWQ, NPDES No. CA 000002). The permit provisions require that discharges of stormwater
from construction activities of one (1) acre or more of land disturbance must be regulated and
covered by a National Pollutant Discharge Elimination System (NPDES) permit. The General
Construction Permit is implemented and enforced by the nine California Regional Water Quality
Control Boards.
The construction activities covered under the General Construction Permit include clearing,
grading, or excavations that cause disturbance of at least one (1) acre of land disturbance. The
General Constructional Permit requires dischargers to eliminate/reduce non-stormwater discharges
to stormwater systems, develop and implement a stormwater pollution prevention plan (SWPPP),
and inspect stormwater control structures and pollution prevention measures. The SWPPP shall be
implemented concurrent with the beginning of the construction activities and be kept on site for
projects commencing on and after the initiation of grubbing and grading activities.
The NPDES and SWPPP process are expected to reduce potential water quality impacts to less
than significant levels during and shortly after construction.
WQMP Permit
The Riverside County Flood Control and Water Conversation District's WQMP for Santa Ana
River Watershed, dated October 2012, requires all projects adding over 5,000 S.F. of impervious
surface to prepare a project-specific WQMP to address the mitigation of water pollutants. The
WQMP for the project addresses the required mitigation including: potential pollutants of concern,
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Environmental Findings and Statement of Overriding Considerations
structural and non-structural BMPs, treatment control BMPs, operation, maintenance, and funding
of BMPs to mitigate for the potential water pollutants.
Impacts to Beneficial Uses
Because the Project would be required to comply with the State’s General Construction Permit for
construction activities, in addition to the implementation of a PWQMP Erosion Control Plan and
SWPPP, development of the Project would not result in runoff from the site that would adversely
impact designated beneficial uses in the runoff-receiving watershed nor would it substantially
impact public agency efforts to improve any currently recognized conditions of water quality
impairment.
References: EIR page 4.3-33.
e. Impact: Implementation of the proposed project would not place housing within a 100-year
flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate
Map or other flood hazard delineation map (1% Chance of Flooding).
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures HY-10 through HY-11
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not place housing within a 100-year flood hazard area as mapped
on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard
delineation map (1% Chance of Flooding). Federal Emergency Management Agency (FEMA) has
changed their terminology when referring to 100-year flood hazards. Instead of mapping 100-year
flood hazards, they refer to it as a 1 percent annual chance of flooding. The project is a mixed-use
development that would consist of both commercial and residential uses throughout the project
site. In accordance with the City of Lake Elsinore Municipal Code Section 15.68.010, all finished
floor elevations within the project development would be set at or above an elevation that is 3.7
feet above the 100-year flood water surface elevation. The project would be graded to elevations
above the flood hazard zones. The project areas that are adjacent to Temescal Canyon Wash
(Creek), will file with FEMA a Conditional Letter of Map Revision (CLOMR) and Letter of Map
Revision (LOMR) in order to show the change in elevation of the Project areas due to grading
during construction. Therefore, because the Project's mixed-use structures would be constructed
above the 100-year flood zone, the project would result in no impact related to commercial and
residential housing within the 100-year flood zone.
References: EIR page 4.3-36.
f. Impact: Implementation of the proposed project would place within a 100-year flood hazard
area structures which would impede or redirect flood flows.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures HY-1 through HY-11
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Environmental Findings and Statement of Overriding Considerations
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not place within a 100-year flood hazard area structures which
would impede or redirect flood flows.
The Alberhill Villages Specific Plan Project is currently located within a 100-year flood zone at
the Temescal Canyon Wash (Creek) location, only. However, the project applicant will request a
LOMR from FEMA that would update official FEMA maps to accurately show the Specific Plan
site as outside of a floodplain. During construction, the Project site would be graded to elevations
above the flood hazard zones. The Project development will not expose people or place structures
in the floodplain, and therefore, would not impede or redirect flood flows within the 100 -year
flood-hazard area. Therefore, the Project will have no impact related to structures being
constructed within a 100-year flood hazard area.
References: EIR pages 4.3-36.
g. Impact: The proposed project would not result in cumulative impacts to hydrology and water
quality.
Mitigation: No mitigation measures are required.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in cumulative impacts to hydrology and water quality.
Cumulative impacts related to hydrology, drainage and water quality are addressed in the General
Plan EIR which is incorporated by reference into the AVSP EIR. Future development within the
region will increase the total surface area covered by impervious surfaces, thereby reducing
groundwater recharge and increasing the potential for flooding in the area. Cumulative
development in the Project area will result in a general increase in flow rates. Future development
would also increase impacts to water quality due to the runoff of pollutants associated with urban
development. This impact will be mitigated on a project-by-project basis through compliance with
NPDES permit regulations enforced by the Regional Water Quality Control Board.
The project level assessment conducted for future developments will be required to address goals
and policies of the GP relating to Hydrology, Drainage and Water Quality, plus Biological
Resources policies. Implementation of BMPs will help improve water quality and control flooding
and erosion caused by construction and development. In addition, compliance with the USACE,
EPA, CRWQCB, and City regulations in obtaining the necessary permits regarding water quality
for construction. Project-level assessments must be prepared for any future development for
hydrology or groundwater and surface water quality impacts. Implementation of mitigation
measures are discussed with the City’s GP EIR and SECTION 4.3.5 of this AVSP PEIR. Through
compliance with existing regulatory requirements, compliance with goals, policies and
implementation programs of the GP, potential cumulative impacts related to hydrology and water
quality and drainage will be less than significant and no additional mitigation measures are
required.
References: EIR pages 4.3-37 and 4.3-38.
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Environmental Findings and Statement of Overriding Considerations
3.3.8. Noise
a. Impact: The proposed project could expose persons to, or generate noise levels in excess of
standards established in the local general plan or noise ordinance, or other applicable standards
of other agencies; could result in substantial permanent or temporary or periodic increase in
ambient noise levels in the project vicinity above levels existing without the project;
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures NSE-0.5 and NSE-1 through NSE-8.
Finding/Facts in Support of the Finding: Changes or alterations have been required in, or
incorporated into, the proposed project which mitigate or avoid the significant effects on the
environment.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that with mitigation, the proposed project
would not expose persons to, or generate noise levels in excess of standards established in the local
general plan or noise ordinance, or other applicable standards of other agencies; could result in
substantial permanent or temporary or periodic increase in ambient noise levels in the project
vicinity above levels existing without the project.
Two characteristic noise sources are typically identified with land use intensification such as that
proposed for the AVSP project. Initially, construction activities, especially heavy equipment, will
create short-term noise increases near the project site. These impacts may be important because
there is phased development and one phase will be under construction adjacent to an already
completed and occupied phase during the 30-year buildout period for the project.
Upon completion, AVSP Project-generated traffic will cause an incremental increase in areawide
noise levels throughout the Project area. Traffic noise impacts are generally analyzed both to insure
that the AVSP Project does not adversely impact the acoustic environment of the surrounding
community, as well as to insure that the AVSP Project site is not exposed to an unacceptable level
of noise resulting from the ambient noise environment acting on the Project.
The current noise emanating from the Project site is predominantly influenced by the Pacific Clay
mining and the Pacific Aggregates Ready-Mix concrete operations. Additionally, the noise
environment in the Project vicinity is influenced by motor vehicle noise from the Interstate 15
Freeway and adjacent roadways including Lake Street and Temescal Canyon Road. The Project
site is currently being used for mineral extraction operations and activities at the Pacific Clay
mining facility and Pacific Aggregate Ready-Mix Concrete operations. As new development is
proposed, it will be impacted to noise from the existing mining operations to some degree. At the
programmatic level of analysis, specific impacts cannot be determined at this time due to the lack
of site specific development information. Mitigation Measures NSE-4 through NSE-6 require that
future development proposed by a Phased Development Plan (PDP) or Design Review (DR)
application, including subdivision maps, conduct more detailed analysis to ensure compliance with
the City’s noise standards. In addition, Mitigation Measure NSE-8 requires that residential
development planned for within 4,800 feet of nocturnal Pacific
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Environmental Findings and Statement of Overriding Considerations
Construction Noise Impacts
Construction noise impacts vary markedly because the noise strength of construction equipment
ranges widely as a function of the equipment used that changes during the course of t he Project.
Construction noise tends to occur in discrete phases dominated initially by demolition and/or earth-
moving sources and later for finish construction. Heavy equipment noise can exceed 90 dB(A) and
averages about 85 dB(A) at 50 feet from the source when the equipment is operating at typical
loads. Most heavy equipment operates with varying load cycles over any extended period of time.
The closest existing residences are approximately 240 feet to the east from the nearest project site
perimeter along Lake Street and may therefore experience construction noise levels just above the
allowable envelope if activities occur in daytime hours of lesser noise sensitivity (7 a.m. to 8 p.m.).
However, these existing homes are shielded by sound walls and have an extensive landscape buffer
that will dampen reflected sound waves. Construction noise at these homes will also be masked by
truck traffic noise on Lake Street.
Since the project site development is planned to be phased, any on-site residents or tenants of an
already completed phase and the existing homes to the west of the project site may be subject to
construction noise from subsequent phases. Discretionary scheduling of noisiest activities may be
required to minimize such possible construction noise intrusion. Noise can also be mitigated by
locating all stationary noise generating construction equipment as far as practical from existing
residences. If impulsive noise generation such as pile driving or jack-hammers is necessary close
to noise-sensitive users, activity scheduling to minimize off-site impacts, or erection of temporary
barriers, may be necessary. During the process of converting mining/mineral resource properties
to more developed uses, operators are required by SMARA to leave the site rough graded for soil
stability, proper drainage and future use. Actual future site development on the reclaimed mining
areas will typically only requires fine grading using smaller, quieter equipment. Construction on
adjacent phases has less of a noise impact if individual sites are left mostly ready for future
development.
As new development is proposed, it may create noise to any existing sensitive receptor land uses
to some degree. At the programmatic level of analysis, specific impacts cannot be determined at
this time due to the lack of site specific development information. Mitigation Measures NSE-4
through NSE-6 require that future development proposed by a Phased Development Plan (PDP)
or Design Review (DR) application, including subdivision maps, conduct more detailed analysis
to ensure compliance with the City’s noise standards.
Project-related Impacts
The City of Lake Elsinore Noise Element goal is to attain noise levels of 60 dB CNEL for usable
outdoor space for single family homes and 65 dB CNEL for multi-family residences. In areas of
heavy traffic, a standard of 65 dB CNEL/Ldn is generally considered acceptable for all residential
occupancies. Project implementation would contribute to traffic noise levels that substantially
exceed that goal. Future traffic noise impacts would be significant by contributing to a substantial
permanent increase in ambient noise levels unless mitigated by noise reduction measures.
Mitigation Measures NSE- 4 through NSE-6 are required.
Noise impacts for possible residential uses along the I-15 Freeway perimeter could substantially
exceed exterior noise compatibility standards. However, several design strategies exist to attenuate
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Environmental Findings and Statement of Overriding Considerations
I-15 Freeway-traffic noise to within residential compatibility thresholds. The simplest strategy is
to place less noise-sensitive uses immediately adjacent to the I-15 Freeway to provide a noise
buffer for sensitive uses farther south. Additionally, residential uses can place their recreational
space on the side of the structure away from the I-15 Freeway.
In this case, the recreational space for these residences is afforded a noise reduction because of
partial noise shielding from the houses themselves. With such site plan creativity, I-15 Freeway
noise will not provide a constraint to development, but should be evaluated once detailed site plans
are available as required by Mitigation Measures NSE-4 through NSE-6.
Interior noise levels at residences within most of the Alberhill Villages Specific Plan Project areas
can achieve the 45 dB CNEL building code standard with standard construction practice and the
ability to close windows. Supplemental ventilation, in conjunction with air conditioning, is
required in any livable space where window closure to shut out roadway noise is needed to meet
interior standards.
Because of proximity to the I-15 Freeway, interior noise levels for residential uses may require
upgraded construction measures. Verification of code compliance for any future residential uses
within PA 1b and 1c shall be provided to the Building Department at building plan submittal as
required by Mitigation Measures NSE-4 through NSE-6. On-site residential mixed-uses will utilize
design measures to minimize conflicts. Additionally, conditional use permits (CUPs) will contain
specific conditions to minimize noise impacts to adjacent uses. Mixed-use development may create
noise conflicts between noise sensitive residences and less noise-sensitive commercial uses. Since
specific development plans have not been prepared for the build-out of the individual Specific Plan
Project planning areas, subsequent noise studies may be required on a project-by-project basis and
mitigation to meet applicable noise standards may be required once specific development design
is known as required by Mitigation Measures NSE-4 through NSE-6.
Off-Site Noise Generation (Mining)
Existing aggregate operations are expected to continue throughout a substantial portion of the
AVSP Project development period. The distance separation between the noisiest extraction and
processing activities and planned noise-sensitive development will remain adequate to create no
noise conflicts likely for several decades. The only evidence of the on -going operations will be
heavy haul trucks on Lake Street. However, expanding residential development southward may
substantially reduce the buffer distance in the future.
As long as Pacific Aggregates continues nocturnal rock processing, any residential units within
4,800 feet of the crusher should be evaluated to determine if adequate shielding exists (from
terrain), or if extra noise barriers are necessary to meet ordinance standards. If the future processing
activity is restricted to 7 a.m. to 10 p.m., the impact evaluation distance would be reduced to 2,400
feet.
The peak noise level of a traveling aggregate truck is around 80 dB at 50 feet. This equates to an
hourly average of around 50 dB Leq. Background traffic noise on Lake Street is around 60 dB at
night and 70 dB by day. The presence of ten aggregate trucks per hour at night or 100 t rucks per
day would raise vehicle noise by a clearly perceptible (+3 dB) amount. Existing operations do not
generate such levels of truck traffic. Any noise issues associated with resource hauling tend to be
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Environmental Findings and Statement of Overriding Considerations
more single event from use of horns or ‘jake brakes.’ In the absence of substantial residential uses
between Pacific Aggregates and the I-15 Freeway, truck traffic on this roadway segment has not
created any substantial conflict. In the future, driver education and enforcement may become
necessary as truck traffic and sensitive land use interact more closely. Therefore, with the
implementation of Mitigation Measures NSE-8, residential development within close proximity to
the Project's on-site mining activities would be mitigated to a level less than significant.
References: EIR pages 4.9-13 to 4.9-27.
b. Impact: The proposed project would not result in exposure of persons to, or generation of,
excessive ground-borne vibration or ground-borne noise levels.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures NSE-9 and NSE-10
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not result in exposure of persons to, or generation of, excessive
ground-borne vibration or ground-borne noise levels. Construction activity can result in varying
degrees of ground vibration, depending on the equipment and methods used, distance to the
affected structures and soil type. It is expected that ground-borne vibration from the project’s
construction activities would cause only an intermittent, localized intrusion. The proposed
project’s construction activities most likely to cause vibration impacts are:
Mining Operations
Mining operations will continue to occur on-site and will be phased out during the 30 years of
construction within the AVSP Project area. Both the construction vibration from mining and other
noise-vibration generating operations (vehicles) are temporary. Vibrations may be noticeable for
short periods during construction, but it would be temporary and periodic and would not be
excessive with implementation of Mitigation Measure MSE-10. Following the Project completion,
the Project will not generate excessive ground-borne vibration or groundborne noise levels.
Construction Activities
Heavy Construction Equipment: Although all heavy mobile construction equipment Ground-borne
vibration levels resulting from construction activities occurring within the project site were
estimated by data published by the FTA. Construction activities that would have the potential to
generate low levels of ground-borne vibration within the project site would occur primarily during
the grading phase. Using the vibration source level of construction equipment and the construction
vibration assessment methodology published by the FTA, the project’s potential vibration impacts
at off-site sensitive receiver locations were estimated. Based on the reference vibration levels
provided by the FTA, a large bulldozer represents the peak source of vibration with a reference
velocity of 0.089 in/sec (PPV) at a distance of 25 feet. At distances ranging from 141 to 337 feet
from the project site, construction vibration velocity levels are expected to range from 0.002 to
0.007 in/sec (PPV). In order to assess the human perception of vibration levels in PPV, the
velocities are converted to RMS vibration levels based on the Cal trans’ Transportation and
Construction Vibration Guidance Manual conversion factor of 0.71. The construction vibration
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Environmental Findings and Statement of Overriding Considerations
levels in RMS are expected to range from 0.001 to 0.005 in/sec (RMS) at the six receiver locations.
Based on the City’s vibration standards, the proposed project site will not include or require
equipment, facilities, or activities that would result in a “barely perceptible” human response
(annoyance).
In general, groundborne vibration associated with construction activities attenuates rapidly with
distance. Vibration may be noticeable for short periods during construction, but it would be
temporary and periodic and would not be excessive. Compliance with regulatory requirements
would further minimize potential impacts due to construction-related vibration
References: EIR pages 4.9-27 through 4.9-29.
c. Impact: The proposed project would not contribute to noise impacts that would be
cumulatively considerable.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measures NSE-0.5 and NSE-1 through NSE-3.
Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the proposed project would not contribute to noise impacts that would be cumulatively
considerable. Cumulative project construction, phasing, build-out and associated increases in
traffic levels would result in an incremental increase in noise levels in the local vicinity. Since all
future development would not occur simultaneously, construction noise impacts would be short -
term, incremental and can be mitigated to below a level of significance with compliance with the
City’s noise standards and the implementation of Mitigation Measures NS-1 through NSE-3. The
City’s noise standards would be applied to other projects in the City. Thus, construction impacts
would not be regarded as cumulatively significant. Cumulative operational noise impacts will be
mitigated with implementation of Mitigation Measures.
References: EIR page 4.9-29.
3.3.9. Public Services and Utilities
a. Impact: Implementation of the proposed project would not exceed the wastewater treatment
requirements of the applicable Regional Water Quality Control Board; would not require or
result in the construction of new wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant environmental effects; and would
not result in a determination by the wastewater treatment provider which serves or may serve
the project that it does not have adequate capacity to serve the project’s projected demand in
addition to the provider’s existing commitments.
Mitigation: Implementation of the following mitigation measure(s) would reduce project impacts:
Mitigation Measure PU-1
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Finding/Facts in Support of the Finding: Based upon the analysis presented in the EIR and
considering the information contained in the Record of Proceedings, the City Council hereby finds
that the project would not require would not exceed the wastewater treatment requirements of the
applicable Regional Water Quality Control Board; would not require or result in the construction
of new wastewater treatment facilities or expansion of existing facilities, the construction of which
could cause significant environmental effects; and would not result in a determination by the
wastewater treatment provider which serves or may serve the project that it does not have adequate
capacity to serve the project’s projected demand in addition to the provider’s existing
commitments.
Local governments and water districts are responsible for complying with Federal regulations,
both for wastewater plant operation and the collection systems (e.g., sanitary sewers) that convey
wastewater to the wastewater treatment facility. Proper operation and maintenance is critical for
sewage collection and treatment as impacts from these processes can degrade water resources and
affect human health. For these reasons, publicly owned treatment works (POTWs) receive Waste
Discharge Requirements (WDRs) to ensure that such wastewater facilities operate in compliance
with water quality regulations set forth by the State. WDRs, issued by the State, establish effluent
limits on the kinds and quantities of pollutants that POTWs can discharge. These permits also
contain pollutant monitoring, recordkeeping, and reporting requirements. POTWs that intend to
discharge into the nation’s waters must obtain a WDR prior to initiating discharge.
All wastewater generated by the proposed project would be routed to and treated by a treatment
facility operated by the Elsinore Valley Municipal Water District, which is considered to be a
POTW, so operational discharge flows treated at the facility would be required to comply with
waste discharge requirements contained within the WDRs for that facility. Compliance with
condition or permit requirements established by the City, and waste discharge requirements at the
facility would ensure that discharges into the wastewater treatment facility system from the
operation of the proposed project would not exceed applicable Santa Ana RWQCB wastewater
treatment requirements. Expected wastewater flows from the proposed project will not exceed the
capabilities of the serving treatment planta s discussed in the analysis above. Therefore, no
significant impact related to wastewater treatment requirements would occur and no mitigation
would be required.
The project will construct on-site sewer facilities such as pipes to connect to sewer trunk lines
which are proposed within Lincoln Street and Lake Street. The installation of on-site sewer
improvements as proposed by the project would result in physical impacts to the surface and
subsurface of the project site. These impacts are considered to be part of the project’s construction
phase and are evaluated throughout the EIR accordingly. In instances where significant impacts
have been identified for the project’s construction phase, mitigation measures are recommended
in each applicable subsection of the EIR to reduce impacts to less‐than‐significant levels. As such,
the construction of sewer infrastructure as necessary to serve the proposed project would not result
in any significant physical effects on the environment that are not already identified and disclosed
as part of the EIR. Accordingly, additional mitigation measures beyond those identified throughout
the EIR would not be required.
References: EIR pages 4.10-43 and 4.10-52.
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Environmental Findings and Statement of Overriding Considerations
3.4. Findings Regarding Environmental Impacts Not Fully Mitigated to a Level of Less
Than Significant
Environmental impacts identified in the Final EIR as potentially significant but which the City
finds cannot be fully mitigated to a level of less than significant, despite the imposition of all
feasible mitigation measures identified in the Final EIR and set forth herein, are described in this
section. The applicable environmental issue areas include Air Quality, and Transportation and
Traffic.
3.4.1. Air Quality
a. Impact: The proposed project would have significant and unavoidable impacts due to
violations of air quality standards from project construction and operations.
Mitigation: There are no feasible mitigation measures to reduce to reduce the project’s operational
impacts beyond those already incorporated into the project. The impact will be partially mitigated
with implementation of the following mitigation measure(s):
AQ-1 Construction activities may cause NOx, ROG, PM-10 and PM-2.5 emissions to
substantially exceed SCAQMD CEQA thresholds if multiple activities/phases overlap or
are compressed into shorter time-frames. Reasonable and feasible mitigation cannot
likely reduce impacts to a less-than-significant level. Mitigation during construction is
required to achieve a reduced level of impact includes; the contractor shall implement
the following measures:
Dust Control:
Apply soil stabilizers according to manufacturers’ specifications to inactive areas (previously
graded areas inactive for ten days or more).
Prepare a high wind dust control plan and implement plan elements and terminate soil
disturbance when winds (as instantaneous gusts) exceed 25 mph.
Stabilize previously disturbed areas if subsequent construction is delayed.
Water actively graded surfaces 3 times per day.
Cover all stock piles with tarps if left undisturbed for more than 72 hours.
Replace ground cover in disturbed areas as soon as feasible.
Provide water spray during loading and unloading of earthen materials.
Install wheel washers, shaker plates and gravel where vehicles enter and exit the construction
site onto paved roads or wash off trucks and any equipment leaving the site each trip.
All streets shall be swept at least once a day using SCAQMD Rule 1186 1186.1 certified street
sweepers or roadway washing trucks if visible soil materials are carried to adjacent streets
(recommend water sweepers with reclaimed water).
All trucks hauling dirt, sand, soil or other loose materials are to be covered.
Appoint a construction relations officer to act as a community liaison concerning on-site
construction activity including resolution of issues related to PM10 generation.
Diesel exhaust particulates and NOx emissions may have a significant impact during
construction because of the size scope of the project. Measures to reduce exhaust emissions
include:
Exhaust Emissions:
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Environmental Findings and Statement of Overriding Considerations
Require 90-day low-NOx tune-ups for off-road equipment.
Limit allowable idling to 5 minutes for trucks and heavy equipment.
Utilize equipment whose engines are equipped with diesel oxidation catalysts or equivalent
technology.
Utilize diesel particulate filters or equivalent technology on heavy equipment.
All off-road diesel-powered construction equipment greater than 50 hp shall meet the United
States Environmental Protection Agency (US EPA)-Certified Tier 3 emissions standards for
off-road diesel-powered construction equipment greater than 50 horsepower; until equipment
that meets Tier 4 emission standards are available.
All off-road diesel-powered construction equipment greater than 50 hp shall meet the Tier 4
emission standards, where available.
All construction equipment shall be outfitted with BACT devices certified by CARB. Any
emission control device used by the contractor shall achieve emission reductions that are no
less than what could be achieved by a Level 3 diesel emissions control strategy for similarly
sized engine as defined by CARB regulations.
Use 2010 and newer diesel haul trucks (e.g., material delivery trucks and soil import/export)
and if 2010 model year or newer diesel trucks cannot be obtained, the developer shall use
trucks that meet EPA 2007 model year NOx emission requirements.
A copy of each unit’s certification shall be provided at the time of mobilization and a
placard or other identification shall be affixed to approved equipment and haul trucks,
Contractors using equipment rated at less than Tier 4 shall be provided with
information on the SCAQMD “SOON” program of financial assistance for accelerated
equipment clean-up.
Configure construction parking to minimize traffic interference.
Use electricity from power poles rather than temporary diesel or gasoline power generators
over 49HP. If generators are over 49HP, they will have to comply with the Air Quality
Management District rules.
Provide temporary traffic controls such as a flag person, during all phases of construction to
maintain smooth traffic flow.
Schedule construction activities that affect traffic flow on the arterial system to off-peak hours.
Reroute construction trucks away from congested streets or sensitive receptor areas.
Provide dedicated turn lanes for movement of construction trucks and equipment on-site and
off-site.
AQ-2 Prior to the approval of each implementing development application, the applicant shall
provide an exhibit demonstrating that the following measures have been incorporated
into the overall AVSP design to reduce reliance on the single occupancy vehicle. These
provisions shall be made ‘Condition of Approval’ on implementing development
applications.
Provide for increased utilization of public transit by providing a park-and-ride
facility and opportunities on-site for the future shuttle link to the planned Metrolink
station in Perris or downtown Lake Elsinore. If the Metrolink station in Perris or
downtown Lake Elsinore is not implemented, the Project would not be required to
provide the shuttle link on the Project site.
Provide one or more secure, convenient bus stop locations, including, where feasible,
seating, signage, shelters, and trash receptacles.
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Environmental Findings and Statement of Overriding Considerations
Provide safe, appropriately lighted, and attractively landscaped physical linkages
between land uses that encourage bicycling and walking as alternatives to driving
through the provision of bike lanes and/or walking paths.
Off-street bicycle parking shall be distributed throughout the commercial areas of the
Alberhill Villages Specific Plan and placed conveniently near building entrances
without obstructing pedestrian movement.
AQ-3 Prior to issuance of building permit(s), the applicant shall demonstrate that the following
measures to conserve energy have been incorporated into building design
Submit plans demonstrating that new buildings, including but not limited to
residential, commercial, and educational buildings, shall exceed those California
Title 24 energy efficiency requirements in effect at the time of building permit
issuance as required by the Climate Action Plan in effect at the time.
Submit plans demonstrating that the new commercial buildings shall include the
following green building design features:
- Utilize Low-E and ENERGY STAR windows where feasible;
- Install high-efficiency lighting systems and incorporate advanced lighting
controls, such as auto shut-offs, timers, and motion sensors;
- Install high R-value wall and ceiling insulation; and,
- Incorporate use of LED and/or fluorescent lighting.
- Install electric car charging stations as preferred parking spaces.
- Use light colored “cool” roofs and cool pavements.
Require the use of only ENERGY STAR qualified heating, cooling, and lighting
devices and appliances and equipment.
Implement passive solar design strategies in new construction. Examples of
passive solar strategies include orienting building to enhance sun access,
designing narrow structures, and incorporating skylights and atria.
Structures shall be designed to support the added loads of rooftop solar systems
and be provided with appropriate utility connections for solar panels, even if
installation of panels is not planned during initial construction.
All residential projects shall incorporate the following features:
- A minimum of one (1) model home within each phase of project development
shall be include an electric car charging station. Electric car charging stations
shall be offered as an available option to the initial purchaser(s) of each single-
family dwelling unit.
- All multiple-family residential projects shall incorporate the installation of
electric car charging stations for the use of their residents.
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Environmental Findings and Statement of Overriding Considerations
AQ-4 Prior to issuance of a building permit(s), the applicant shall demonstrate that the
following water and energy conservation measures consistent with the City of Lake
Elsinore Municipal Code have been incorporated into the landscape plan:
Participate in green waste collection and recycling programs for landscape
maintenance.
Each implementing development project shall comply with the water-efficient
landscaping and irrigation requirements set forth in the Lake Elsinore Municipal
Code that are in effect at the time of the issuance of building permits for that
implementing development project.
Plant trees or vegetation to shade buildings and thus reduce heating/cooling
demand.
AQ-5 Prior to the future approval of a Phased Development Plan, Subdivision Map, or Design
Review application by the City’s decision-making authority, applicants for any proposed
new development which will result in sensitive receptors being located within 1,000 feet
of mining operations, Interstate 215, or any other potential Toxic Air Contaminant (TAC)
source shall conduct an evaluation of human health risks (Health Risk Assessment) and
Localized Significance Threshold (LST) analysis to identify and reduce any potential
health risks from construction and operation impacts to sensitive receptors. The HRA and
LST analysis shall be prepared in accordance with policies and procedures of the state
Office of Environmental Health Hazard Assessment (OEHHA) and the South Coast Air
Quality Management District (SCAQMD). Sensitive receptors include residential,
schools, day care facilities, congregate care facilities, hospitals, or other places of long-
term residency. The thresholds to determine exposure to substantial pollution
concentrations are: A Maximum Individual Cancer Risk (MICR) of greater than ten (10)
in one million. For non-cancer risks, the threshold is a hazard index value greater than
one (1). LST thresholds shall be those recommended by SCAQMD. If the Health Risk
Assessment or LST analysis shows that the incremental cancer risk exceeds these
standards, the HRA and/or LST analysis shall be required to identify and demonstrate
that mitigation measures are capable of reducing potential cancer and non-cancer risks
to an acceptable level. Measures to reduce risk may include but are not limited to:
All off-road diesel-powered construction equipment greater than 50 hp shall meet the
United States Environmental Protection Agency (US EPA)-Certified Tier 3 emissions
standards for off-road diesel-powered construction equipment greater than 50
horsepower; until equipment that meets Tier 4 emission standards are available.
All off-road diesel-powered construction equipment greater than 50 hp shall meet the
Tier 4 emission standards, where available.
All construction equipment shall be outfitted with BACT devices certified by CARB.
Any emission control device used by the contractor shall achieve emission reductions
that are no less than what could be achieved by a Level 3 diesel emissions control
strategy for similarly sized engine as defined by CARB regulations.
Use 2010 and newer diesel haul trucks (e.g., material delivery trucks and soil
import/export) and if 2010 model year or newer diesel trucks cannot be obtained, the
Lake Elsinore Alberhill Villages Specific Plan EIR 81
Environmental Findings and Statement of Overriding Considerations
developer shall use trucks that meet EPA 2007 model year NOx emission
requirements.
Air intakes located away from high volume roadways and/or truck loading zones.
Heating, ventilation, and air conditioning systems of the buildings provided with
appropriately sized Maximum Efficiency Rating Value (MERV) filters.
Mitigation measures identified in the HRA and LST analysis shall be identified as
mitigation measures in the implementing development project’s environmental document
and/or incorporated into the site development plan as a component of the proposed future
project. The air intake design and MERV filter requirements shall be noted and/or reflected
on all building plans submitted to the City and shall be verified by the City of Lake Elsinore
Community Development Department.
Finding/Facts in Support of the Finding: Changes or alterations have been required in or
incorporated into the proposed project which will reduce potentially significant effects on the
environment; however, there are no feasible mitigation measures available that will lessen these
significant impacts to a less-than-significant level.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the proposed project would have
significant and unavoidable impacts due to violations of air quality standards.
Combined Operational and Construction Emissions
Project construction is predicted to commence in 2017 and continue through year 2047. Following
completion of Phase 1, residents and workers may occupy homes and work space during Phase 2
construction. Because of the temporary nature of construction activity emissions, any combined
construction and operational project emissions are not typically compared to the recommended
SCAQMD operational CEQA significant threshold. However, because phased construction
activities will span up to thirty years, they will function similar to operational emissions in terms
of regional air quality. Because regional air quality impacts are identified as significant from the
completion of Phase 1 forward, inclusion of 30 years of construction activity emissions will further
exacerbate the degree of ‘excess’ emissions.
The South Coast Air Basin is designated by CARB as a non-attainment area for Federal and State
O3 and PM10 standards, as well as state PM2.5 standards. As shown in the analysis ab ove, the
Project exceeds SCAQMD significance thresholds for ROG (an ozone precursor) during
construction, PM10 and PM2.5 operations at the completion of Phase 1, 2, and 4, and for ROG,
PM10 and PM2.5 for combined construction and operations. The Project will exceed emissions
for ROG, NOXx, PM10, PM2.5 and CO at buildout.
References: EIR pages 4.8-25 through 4.8-30.
b. Impact: The proposed project would result in significant and unavoidable impacts due to the
exposure of sensitive receptors to substantial pollutant concentrations.
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Environmental Findings and Statement of Overriding Considerations
Mitigation: The impact will be partially mitigated with implementation of the following
mitigation measure(s):
Mitigation Measures AQ-1 through AQ-5
Finding/Facts in Support of the Finding: Changes or alterations have been required in or
incorporated into the proposed project which will reduce potentially significant effects on the
environment, however, there are no feasible mitigation measures available that will lessen these
significant impacts to a less-than-significant level.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the proposed project w would result in
significant and unavoidable impacts due to the exposure of sensitive receptors to substantial
pollutant concentrations.
Localized Construction Impacts
The LST methodology and associated mass rates are applicable to projects at the project-specific
level (such as the Project’s implementing projects) and are not applicable to regional projects such
as this Project. An LST evaluation requires that anticipated ambient air concentrations, determined
using a computer-based air quality dispersion model, be compared to the LST for PM10, PM2.5,
NO2, and CO. Because LSTs are not applicable to regional projects, an LST analysis was not be
done for the Project, as project-specific level information is not available. However, prior to
implementing project approval, applicants for implementing projects shall be required to conduct
an LST analysis. The Project will involve the future construction of sensitive receptors. Based
upon the phasing of the Project there is a potential that sensitive receptors may be constructed
within the proximity to substantial pollutant concentrations.
CO Hotspot Analysis
Micro-scale air quality impacts have traditionally been analyzed in environmental documents
when the air basin was a non-attainment area for carbon monoxide (CO). However, the SCAQMD
has demonstrated in the CO attainment re-designation request to EPA that there are no ‘hot spots’
anywhere in the air basin, even at intersections with much higher volumes, much worse congestion,
and much higher background CO levels than anywhere in the Project area. If the worst-case
intersections in the air basin have no ‘hotspot’ potential, any local impacts near the Project site
will be well below thresholds with an even larger margin of safety. The existing peak one-hour
local CO background levels in 2008 in the Project vicinity were 3.0 ppm. Combined worst-case
background (3.0 ppm) plus local (1.5 ppm) concentrations equate to one-hour CO levels of 4.5
ppm that are far below the one-hour standard of 20 ppm. Micro-scale impacts are not significant.
Therefore, the Project’s site impact (CO Hotspot”) would be at a less than significant level.
Toxic Air Contaminants
The primary source Toxic Air Containments (TAC) impacting the Project would primarily be from
the diesel Particulate Matter (DPM) generated by on-going hauling of mined resources and fugitive
dust from mining operations. The aggregate operations are located where trucks may pass through
completed/occupied development on their way to the I-15. Aggregate trucks contribute to roadway
congestion, the emit diesel exhaust, and material from their loads may blow off. Trucking activity
may bring the impacts to sensitive on-site receptors are some point in the future. Implementing
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Environmental Findings and Statement of Overriding Considerations
projects that could be impacted by TAC’s and dust emissions is speculative at this time because
of the exact location of these implementing projects in relation to mining activities are unknown
so emissions cannot be precisely quantified. In addition to toxic air impacts from mining activities,
toxic air impacts from the I-15 Freeway are possible because the northern boundary of the Project
site is within 500 feet of the I-15 Freeway. The Project is proposing mixed-use development
(University Town Center) in the northern portion of the site. Potential land uses within 500 feet of
the I-15 Freeway may include sensitive receptors such as age-restricted housing, student housing,
live/work lofts, and residential condominiums. Because of the exact location of sensitive receptors
in relation to I-15 Freeway are unknown at this time, emissions cannot be precisely quantified.
Mitigation Measure AQ-5 is required to address impacts once more site specific information is
available.
References: EIR pages 4.8-31 through 4-8-36.
c. Impact: The proposed project would result in significant and unavoidable impacts for
cumulatively considerable criteria pollutants.
Mitigation: The impact will be partially mitigated with implementation of the following
mitigation measure(s):
Mitigation Measures AQ-1 through AQ-5
Finding/Facts in Support of the Finding: Changes or alterations have been required in or
incorporated into the proposed project which will reduce potentially significant effects on the
environment, however, there are no feasible mitigation measures available that will lessen these
significant impacts to a less-than-significant level.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that the proposed project would result in
significant and unavoidable impacts for cumulatively considerable criteria pollutants. Operational
emissions associated with the proposed project would exceed the SCAQMD’s thresholds of
significance for ROG, NOx, CO and PM10 even with the implementation of Mitigation Measures
AQ-1 through AQ-5. The proposed project could conflict with SCAQMD’s air quality planning
efforts for nonattainment pollutants and would result in a cumulatively considerable net increase
in nonattainment pollutants during operations; therefore, cumulative impacts associated with
operational emissions would be significant and unavoidable.
References: EIR pages 4.8-30 through 4.8-31 and 4-8-35 through 4-8-36.
3.4.2. Transportation and Circulation
a. Impact: The proposed project would conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the performance of the circulation system, taking
into account all modes of transportation including mass transit and non-motorized travel and
relevant components of the circulation system, including but not limited to intersections,
streets, highways and freeways, pedestrian and bicycle paths, and mass transit; and would
conflict with an applicable congestion management program, including, but not limited to,
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Environmental Findings and Statement of Overriding Considerations
level of service standards and travel demand measures, or other standards established by the
county congestion management agency for designated roads or highways.
Mitigation: The impact will be partially mitigated with implementation of the following
mitigation measure(s):
TC-0.5 Prior to approval of the first Phased Development Plan (PDP), a TIA evaluating
cumulative impacts of the AVSP on regional transportation facilities within the City’s
sphere of influence, including without limitation, Temescal Canyon Road to Indian Truck
Trail, Lake Street, and Nichols Road shall be completed in consultation with the County
of Riverside and WRCOG. To ensure that impacts of the AVSP on the regional road
network are mitigated, a Phased Road Improvement Plan shall be prepared in
conjunction with the first Phased Development Plan and, to the maximum extent
allowable in accordance with the TUMF program, regional road improvements shall be
constructed by the developer in exchange for TUMF fee credits.
TC-1 Prior to the issuance of a grading and/or building permits for development proposed by
a Phased Development Plan, Subdivision Map, or Design Review Application, start of
construction of each phase of the Alberhill Villages Specific Plan Project, the Applicant
shall implement the following measures documented in a construction management plan
to be approved by the City Engineer:
Control for any street closure, detour, or other disruption to traffic circulation;
Routes that construction vehicles will utilize to access the site;
Hours of construction traffic (not to occur during AM or PM peak hour);
Off-site vehicles staging and parking areas;
Proposed construction staging plan for the Project;
Posted information for contact in case of emergency or complaint; and,
Hours of construction and traffic control during construction shall not interfere
with ingress/egress to and from the residential, commercial and other land uses
from each phase built and to be built-out.
TC-2 The Project shall participate in the phased construction of the on- and off-site
intersection improvements through payment of City of Lake Elsinore fees, and
participation in the Western Riverside County Transportation Uniform Mitigation Fees
(TUMF) program.
Where required, improvements are not covered by these programs; mitigation shall be
implemented through a fair-share contribution or as otherwise determined by the City
Engineer. The improvements listed below shall be in place prior to issuance of the first
building permit for each phase.
Horsethief Canyon Road at Temescal Canyon Road
Install a traffic signal and design for three-phase operation with protective left-turn
phasing for westbound left-turn movements on Horsethief Canyon Road. Widen and
restripe Horsethief Canyon Road to provide an exclusive northbound free right-turn
lane. Widen and re-stripe Temescal Canyon Road to provide a 2nd and 3rd eastbound
through lanes, 2nd westbound through lane and dual westbound left-turn lanes.
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Environmental Findings and Statement of Overriding Considerations
Lake Street at Temescal Canyon Road
Widen and re-stripe Lake Street to provide a 2nd northbound left-turn lane, 3rd
northbound through lane and a 3rd southbound through lane. Modify existing
planned traffic signal.
Lake Street at Nichols Road
Widen and re-stripe Lake Street to provide an exclusive northbound free right-turn
lane. Install a westbound right-turn overlap phase on Nichols Road. Modify existing
traffic signal.
Terra Cotta Road at Lakeshore Drive
Install a traffic signal and design for eight-phase operation with protective left-turn
phasing for all left-turn movements on Terra Cotta Road and Lakeshore Drive. Widen
and re-stripe Terra Cotta Road to provide an exclusive northbound left-turn lane and
an exclusive southbound left-turn lane. Widen and re-stripe Lakeshore Drive to
provide a 2nd eastbound through lane, a 2nd westbound through lane and an
exclusive westbound right-turn lane.
I-15 Southbound Ramps/Collier Avenue at Nichols Road
Widen and re-stripe I-15 Southbound Ramps to provide two (2) southbound left-turns,
one (1) southbound through lane and one (1) southbound free right-turn lane. Widen
and re-stripe Collier Avenue to provide one (1) northbound free right-turn lane Widen
and restripe Nichols Road to provide a 2nd and 3rd eastbound through lanes, an
exclusive eastbound right turn lane, dual westbound left-turn lanes, and a 2nd
westbound through lane. Modify General Plan Buildout planned traffic signal. It
should be noted that this improvement is part of the proposed I-15/Nichols Road
Interchange Improvement Project.
I-15 Northbound Ramps at Nichols Road:
Widen and re-stripe I-15 Northbound Ramps to provide two (2) northbound left-turns
and one (1) northbound right-turn lane. Widen and re-stripe Nichols Road to provide
a 2nd and 3rd eastbound through lanes, and a 2nd and 3rd westbound through lanes.
Modify General Plan Buildout planned traffic signal. It should be noted that this
improvement is part of the proposed I-15/Nichols Road Interchange Improvement
Project.
Lincoln Street at A Street/E Street
Widen and re-stripe Lincoln Street to provide an exclusive southbound right-turn
lane. Widen and re-stripe E Street to provide a 2nd eastbound left-turn lane. Modify
General Plan Buildout planned traffic signal.
Lake Street at A Street
Widen and re-stripe Lake Street to provide a 3rd northbound through lane, 3rd
southbound through lane and an exclusive southbound right-turn lane. Widen and
restripe A Street to provide a 2nd eastbound left-turn lane, an exclusive eastbound
right-turn lane, and an exclusive westbound right-turn lane. Install a southbound
right-turn overlap phase on Lake Street. Modify General Plan Buildout planned
traffic signal and convert from five-phase operation to eight-phase operation. It
should be noted that this intersection is not impacted but has been improved due to
other recommended improvements which affect the lane geometry of this intersection.
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Environmental Findings and Statement of Overriding Considerations
Finding/Facts in Support of the Finding: Changes or alterations have been required in or
incorporated into the proposed project which will reduce potentially significant effects on the
environment; however, there are no feasible mitigation measures available that will lessen these
significant impacts to a less-than-significant level. In addition, some of the changes and alterations
identified in the mitigation measures are within the responsibility and jurisdiction of another public
agency (Caltrans) and not the City. Such changes and alterations can and should be adopted by
such other agency.
Based upon the analysis presented in the EIR and considering the information contained in th e
Record of Proceedings, the City Council hereby finds that with implementation of the project
would result in significant impacts to due to conflict with an applicable plan, ordinance or policy
establishing measures of effectiveness for the performance of the circulation system, taking into
account all modes of transportation including mass transit and non-motorized travel and relevant
components of the circulation system, including but not limited to intersections, streets, highways
and freeways, pedestrian and bicycle paths, and mass transit; and would conflict with an applicable
congestion management program, including, but not limited to, level of service standards and
travel demand measures, or other standards established by the county congestion management
agency for designated roads or highways..
Construction-Related Impact Analysis
The AVSP includes six planning phases. However, in the event that planning phases are combined,
the traffic analysis assumed the construction schedule for the AVSP would occur in phases, as
required to complete the Project within 20-30 years. During that time, it is possible that
construction activities would result in short-term impacts to traffic. Construction equipment,
employees, and the potential for the movement of cut and fill material could generate a substantial
amount of construction-related traffic. Given the temporary nature of construction, the
construction work hours being such that workers would not travel during the peak traffic hours,
truck trips being spread over the course of the work day, and the requirement for a City-approved
traffic control plan as required by Mitigation Measure TC-1, the Project’s construction related
traffic impacts would not conflict with a plan, ordinance or policy establishing measures of
effectiveness for the performance of the circulation system, and the impacts associated with
construction of the project would be considered less than-significant with implementation of
Mitigation Measure TC-1.
Intersections
With implementation of the roadway improvements identified in Table 4.7-16 of the DEIR and as
required by Mitigation Measure TC-2, levels of service at the impacted study area intersections
would be improved to meet the required level of service, However, the actual construct ion of the
required intersection and roadway improvements cannot be determined with certainty. It is
anticipated that as development that implements the proposed AVSP Land Use Plan proceeds,
each development will pay for and construct General Plan level ro ad improvements on roads
adjacent to the development sites.
However, the timing of road improvements needed to improve level of service on a regional basis
will be determined by the City of Lake Elsinore, other cities in western Riverside County, the
County of Riverside and the Riverside County Transportation Commission, and Caltrans based
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Environmental Findings and Statement of Overriding Considerations
upon need and the availability of funding. Thus, it is possible that the required improvements will
not be constructed in time to mitigate the proposed Project’s traffic and circulation impacts to
below the level of significance. Therefore, the proposed Project will cause an increase in traffic
which is substantial in relation to the existing traffic load and capacity of the street system (i.e.,
result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections). Therefore, impacts will remain significant.
Roadway Segments
As presented in Table 4.7-15 of the DEIR, all eleven (11) key study roadway segments under the
General Plan Amendment Buildout With Project scenario are forecast to operate at an acceptable
LOS D or better during the AM and PM peak hours. As a result, none of the study roadway
segments are significantly impacted by proposed AVSP Project and therefore no improvements
are required. Impacts are less than significant.
The 2011 Riverside County Congestion Management Program (CMP) was prepared by the
Riverside County Transportation Commission (RCTC) in accordance with Proposition 111, passed
in June 1990. The CMP was established in the State of California to more directly link land use,
transportation, and air quality and to prompt reasonable growth management programs that would
more effectively utilize new and existing transportation funds, alleviate traffic congestion and
related impacts, and improve air quality. Deficiencies along the CMP system are identified by
RCTC when they occur so that improvement measures can be identified. Understanding the reason
for these deficiencies and identifying ways to reduce the impact along a critical CMP corridor is
intended to conserve scarce funding resources and help target those resources appropriately.
The Riverside County Transportation Commission (RCTC) is designated as the Congestion
Management Agency (CMA) to oversee the Congestion Management Program (CMP). In the
vicinity of the Project site, the Interstate 15 (I-15) Freeway is a designated CMP roadway.
Recently, the RCTC has approved modification of the CMP Land Use Coordination Element,
which includes the elimination of the Traffic Impact Assessment (TIA) report process and replaced
it with an Enhanced Traffic Monitoring System. Therefore, a TIA report is no longer required, but
local jurisdictions are required to report deficient facilities (locations that cannot be mitigated to
LOS E or better) along the CMP network, which are identified in traffic impact studies prepared
for local agencies. After the implementation of the recommended improvements, the traffic study
does not have any significant impacts at any of the analyzed locations and therefore the proposed
Project does not conflict with the Riverside County Congestion Management Program.
References: EIR pages 4.7-27 through 4.7-59.
b. Impact: The proposed project would result in a substantial contribution to long-term
cumulative impacts because it would conflict with applicable level of service standards.
Mitigation: The impact will be partially mitigated with implementation of the following mitigation
measure(s):
TC-0.5 Prior to approval of the first Phased Development Plan (PDP), a TIA evaluating
cumulative impacts of the AVSP on regional transportation facilities within the City’s
sphere of influence, including without limitation, Temescal Canyon Road to Indian Truck
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Environmental Findings and Statement of Overriding Considerations
Trail, Lake Street, and Nichols Road shall be completed in consultation with the County
of Riverside and WRCOG. To ensure that impacts of the AVSP on the regional road
network are mitigated, a Phased Road Improvement Plan shall be prepared in
conjunction with the first Phased Development Plan and, to the maximum extent
allowable in accordance with the TUMF program, regional road improvements shall be
constructed by the developer in exchange for TUMF fee credits.
TC-1 Prior to the issuance of a grading and/or building permits for development proposed by
a Phased Development Plan, Subdivision Map, or Design Review Application, start of
construction of each phase of the Alberhill Villages Specific Plan Project, the Applicant
shall implement the following measures documented in a construction management plan
to be approved by the City Engineer:
Control for any street closure, detour, or other disruption to traffic circulation;
Routes that construction vehicles will utilize to access the site;
Hours of construction traffic (not to occur during AM or PM peak hour);
Off-site vehicles staging and parking areas;
Proposed construction staging plan for the Project;
Posted information for contact in case of emergency or complaint; and,
Hours of construction and traffic control during construction shall not interfere
with ingress/egress to and from the residential, commercial and other land uses
from each phase built and to be built-out.
TC-2 The Project shall participate in the phased construction of the on- and off-site
intersection improvements through payment of City of Lake Elsinore fees, and
participation in the Western Riverside County Transportation Uniform Mitigation Fees
(TUMF) program.
Where required, improvements are not covered by these programs; mitigation shall be
implemented through a fair-share contribution or as otherwise determined by the City
Engineer. The improvements listed below shall be in place prior to issuance of the first
building permit for each phase.
Horsethief Canyon Road at Temescal Canyon Road
Install a traffic signal and design for three-phase operation with protective left-turn
phasing for westbound left-turn movements on Horsethief Canyon Road. Widen and
restripe Horsethief Canyon Road to provide an exclusive northbound free right-turn
lane. Widen and re-stripe Temescal Canyon Road to provide a 2nd and 3rd eastbound
through lanes, 2nd westbound through lane and dual westbound left-turn lanes.
Lake Street at Temescal Canyon Road
Widen and re-stripe Lake Street to provide a 2nd northbound left-turn lane, 3rd
northbound through lane and a 3rd southbound through lane. Modify existing
planned traffic signal.
Lake Street at Nichols Road
Widen and re-stripe Lake Street to provide an exclusive northbound free right-turn
lane. Install a westbound right-turn overlap phase on Nichols Road. Modify existing
traffic signal.
Terra Cotta Road at Lakeshore Drive
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Environmental Findings and Statement of Overriding Considerations
Install a traffic signal and design for eight-phase operation with protective left-turn
phasing for all left-turn movements on Terra Cotta Road and Lakeshore Drive. Widen
and re-stripe Terra Cotta Road to provide an exclusive northbound left-turn lane and
an exclusive southbound left-turn lane. Widen and re-stripe Lakeshore Drive to
provide a 2nd eastbound through lane, a 2nd westbound through lane and an
exclusive westbound right-turn lane.
I-15 Southbound Ramps/Collier Avenue at Nichols Road
Widen and re-stripe I-15 Southbound Ramps to provide two (2) southbound left-turns,
one (1) southbound through lane and one (1) southbound free right-turn lane. Widen
and re-stripe Collier Avenue to provide one (1) northbound free right-turn lane Widen
and restripe Nichols Road to provide a 2nd and 3rd eastbound through lanes, an
exclusive eastbound right turn lane, dual westbound left-turn lanes, and a 2nd
westbound through lane. Modify General Plan Buildout planned traffic signal. It
should be noted that this improvement is part of the proposed I-15/Nichols Road
Interchange Improvement Project.
I-15 Northbound Ramps at Nichols Road:
Widen and re-stripe I-15 Northbound Ramps to provide two (2) northbound left-turns
and one (1) northbound right-turn lane. Widen and re-stripe Nichols Road to provide
a 2nd and 3rd eastbound through lanes, and a 2nd and 3rd westbound through lanes.
Modify General Plan Buildout planned traffic signal. It should be noted that this
improvement is part of the proposed I-15/Nichols Road Interchange Improvement
Project.
Lincoln Street at A Street/E Street
Widen and re-stripe Lincoln Street to provide an exclusive southbound right-turn
lane. Widen and re-stripe E Street to provide a 2nd eastbound left-turn lane. Modify
General Plan Buildout planned traffic signal.
Lake Street at A Street
Widen and re-stripe Lake Street to provide a 3rd northbound through lane, 3rd
southbound through lane and an exclusive southbound right-turn lane. Widen and
restripe A Street to provide a 2nd eastbound left-turn lane, an exclusive eastbound
right-turn lane, and an exclusive westbound right-turn lane. Install a southbound
right-turn overlap phase on Lake Street. Modify General Plan Buildout planned
traffic signal and convert from five-phase operation to eight-phase operation. It
should be noted that this intersection is not impacted but has been improved due to
other recommended improvements which affect the lane geometry of this intersection.
Significance after Mitigation: As stated above, while mitigation will be imposed, and the
identified improvement can reduce the impacts to less than significant, it is unknown when all of
the required funding for the improvements outlined above will be completed. In addition, with
many of the subject improvements, Caltrans would be required to issue permits and approvals.
Therefore, the City cannot control the completion and timing of the measures. For this reason, the
EIR assumes that the impacts will remain significant unless and until the improvements outlined
above are completed.
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Environmental Findings and Statement of Overriding Considerations
Finding/Facts in Support of the Finding: Changes or alterations have been required in or
incorporated into the proposed project which will reduce potentially significant effects on the
environment; however, there are no feasible mitigation measures available that will lessen these
significant impacts to a less-than-significant level. In addition, some of the changes and alterations
identified in the mitigation measures are within the responsibility and jurisdiction of another public
agency (Caltrans) and not the City. Such changes and alterations can and should be adopted by
such other agency.
Based upon the analysis presented in the EIR and considering the information contained in the
Record of Proceedings, the City Council hereby finds that with implementation of the project, all
roadways within the study area would be expected to have substantial traffic volumes and most of
the intersection analysis locations would require improvements.
Cumulative impacts related to traffic and circulation are addressed in the General Plan EIR which
is incorporated by reference into the EIR. The proposed Project will significantly impact eleven
(11) of the of the twenty-seven (27) key study intersections under the General Plan Amendment
with Project scenario. With implementation of the roadway improvements identified in Table 4.7-
16 of the DEIR and as required by Mitigation Measure TC-2, levels of service at the impacted
study area intersections would be improved to meet the required level of service, However, the
actual construction of the required intersection and roadway improvements cannot be determined
with certainty. It is anticipated that as development that implements the proposed Project’s Land
Use Plan proceeds, each development will pay for and construct General Plan level road
improvements as required on roads adjacent to the development sites.
However, the timing of road improvements needed to improve level of s ervice on a regional basis
will be determined by the City of Lake Elsinore, other cities in western Riverside County, the
County of Riverside and the Riverside County Transportation Commission, and Caltrans based
upon need and the availability of funding. Thus, it is possible that the required improvements will
not be constructed in time to mitigate the proposed Project’s traffic and circulation impacts to
below the level of significance. Therefore, the proposed Project will cause an increase in traffic
which is substantial in relation to the existing traffic load and capacity of the street system (i.e.,
result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections). Therefore, impacts will remain significant and
unavoidable.
References: EIR page 4-7-78.
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3.5. Findings Regarding Alternatives to the Project
CEQA requires that an EIR consider a reasonable range of feasible alternatives (State CEQA
Guidelines, Section 15126.6(a)). According to the State CEQA Guidelines, alternatives should be
those that would attain most of the basic project objectives and avoid or substantially lessen one
or more significant effects of the project (State CEQA Guidelines, Section 15126.6). The “range
of alternatives” is governed by the “rule of reason,” which requires the EIR to set forth only those
alternatives necessary to permit an informed and reasoned choice by the lead agency and to foster
meaningful public participation (State CEQA Guidelines, Section 15126.6(f)).
CEQA also requires the feasibility of alternatives be considered. Section 15126.6(f)(1) states that
among the factors that may be taken into account in determining feasibility are: site suitability;
economic viability; availability of infrastructure; general plan consistency; other plans and
regulatory limitations; jurisdictional boundaries; and (when evaluating alternative project
locations) whether the proponent can reasonably acquire, control, or otherwise have access to an
alternative site. Furthermore, an EIR need not consider an alternative whose effects could not be
reasonably identified, whose implementation is remote or speculative, or that would not achieve
the basic project objectives.
The alternatives addressed in the EIR were identified in consideration of the following factors:
The extent to which the alternative could avoid or substantially lessen the identified
significant environmental effects of the proposed project
The extent to which the alternative could accomplish most of the objectives of the proposed
project
The feasibility of the alternative
The requirement of the State CEQA Guidelines to consider a “no project” alternative
Alternatives Considered but Eliminated
Alternatives may be eliminated from detailed consideration in an EIR if they fail to meet most of
the project objectives, are infeasible, or do not avoid or substantially reduce any significant
environmental effects (State CEQA Guidelines, Section 115126.6(c)). Alternatives that are remote
or speculative, or the effects of which cannot be reasonably predicted, also do not need to be
considered (State CEQA Guidelines, Section 151269f)(3)). As allowed by CEQA, the lead agency
may make an initial determination as to which alternatives are feasible and warrant further
consideration and which are infeasible (State CEQA Guidelines, Section 15125.6(f)(3)).
Accordingly, the selection of an alternative site was analyzed and determined to not be a feasible
alternative. The proposed Project requires 1,375 acres of developable land for its proposed land
uses, so an alternative site in the City would need similar acreage and an appropriate loca tion for
a project of this size. A review of the City’s land use and zoning maps, and current aerial photos
reveal no sites within the City of appropriate size or location upon which the proposed Project
could be located. So an evaluation of alternative sites is determined to not be feasible relative to
the proposed project.
Alternatives Selected for Analysis
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Environmental Findings and Statement of Overriding Considerations
Alternatives were selected because they would either reduce project-related impacts or describe
what would be reasonably expected to occur in the foreseeable future on the project site, and were
selected for further analysis representing a reasonable range of alternatives that would be feasible
from a development perspective. These alternatives include:
Alternative 1 - No Project Alternative: Under this alternative, no development would occur on the
project site, although the project site has City General Plan Land Use Map designates the Project
site with several land uses including Hillside Residential, Low Density Residential, Medium
Density Residential, High Density Residential, Commercial Mixed-Use, Public Institutional, and
Open Space. The site also has an Extractive Overlay. This special overlay designation provides for
continued operations of extractive uses, such as aggregates, coal, clay mining, and certain ancillary
uses. Because the site has been actively mined for over 100 years, the 'No Project Alternative
would most likely maintain the site in its current state as an active clay and gravel extraction
operation.
Alternative 2 – Reduced Density Alternative: The 'Reduced Density' Alternative would decrease
the General Plan permitted number of dwelling units and commercial square-footage, as compared
to the AVSP Project, by 32%.
Alternative 3 – Further Reduced Density Alternative: The 'Further Reduced Density' Alternative
would reduce the proposed number of dwelling units and commercial square-footage, as compared
to the AVSP Project, by 47%.
a) Alternative 1 - No Project Alternative
The No Project Alternative assumes that the proposed project is not developed. The site would
most likely maintain the site in its current state as an active clay and gravel extraction operation.
The No Project Alternative is consistent with Section 15126.6(e) of the State CEQA Guidelines,
and evaluates the existing conditions of the project site at the time the NOP was published, as well
as what could occur in the foreseeable future if the proposed project were not approved.
The City General Plan Land Use Map designates the project site with several land uses including
Hillside Residential, Low Density Residential, Medium Density Residential, High Density
Residential, Commercial Mixed-Use, Public Institutional, and Open Space. The site also has an
Extractive Overlay. This special overlay designation provides for continued operations of
extractive uses, such as aggregates, coal, clay mining, and certain ancillary uses
Summary of Major Environmental Effects
The No Project Alternative would maintain the surface mining character of the project site and no
changes would occur.
Under the No Project Alternative, all of the proposed project’s significant and unavoidable impacts
would be avoided, and its potentially significant impacts would not occur.
Environmental Impact of the No Project Alternative
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Environmental Findings and Statement of Overriding Considerations
Aesthetics
The proposed Project was found to have a less-than-significant impact on scenic vistas and State
Scenic Highways and a less than significant impact with mitigation incorporated on visual
character for light and glare. Since the No Project Alternative would not modify the existing
mining impacted project site or add project construction to the project site, there would be a
reduced impact upon the night sky and Mt. Palomar Observatory; and there would be no changes
occurring to the visual character of the site. It is important to note that vacant “undeveloped”
mining property is not necessarily more aesthetically pleasing than the proposed project with the
addition of urban landscape of trees, landscape parkways, and open space paseos. However,
because no change in visual quality would occur under this alternative, there would be no impact
relative to the increasing mining impacts. Compared to the proposed project this alternative would
have less aesthetic impacts than the project.
Air Quality and Greenhouse Gas Emissions
The proposed project was found to have a significant and unavoidable impact to air quality and a
less than significant impact on greenhouse gas emissions. Under the No Project Alternative, there
would be existing air and greenhouse gas emissions due to the mining related activities. There
would be no new project construction or operation under this alternative, and no increase in
project- or cumulative level air quality or greenhouse gas emission impacts would occur.
Therefore, no increase in relative impact to air quality or greenhouse gas emissions is identified
under this alternative and impacts would be less under this alternative.
Biological Resources
Under the No Project Alternative, biological resource conditions on the site would largely remain
highly disturbed. Compared to the proposed project this alternative would have greater impacts
because it would not restore habitat, provide permanent wildlife corridors and provide undisturbed
open space as would the project.
Cultural and Paleontological Resources
Since there would be on-going mining under the No Project Alternative, there would continue to
be soil disturbance or potential impact to cultural or paleontological resources. Compared to the
proposed project, this impact is similar because land will be disturbed to accommodate future
development of the project’s land uses.
Geology and Soils, Mineral Resources, and Seismicity
Since there would be no residential or commercial development at the project site under the No
Project Alternative, there would be no persons exposed to additional seismic risk. As compared to
the proposed project, this alternative would have less of an impact to geology and soils.
Hazards and Hazardous Materials
Since there would be no increase in population at the project site under the No Project Alternative,
there would be only the existing potential exposure to hazardous materials with mining. Therefore,
no increased impact is identified for this alternative for exposing a substantial number of persons
to hazards and hazardous materials. Therefore, this alternative would have less impact related to
exposing a substantial number of persons to impacts from hazards and hazardous materials.
Hydrology, Drainage and Water Quality
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Environmental Findings and Statement of Overriding Considerations
The No Project Alternative would not result in modifications to the existing drainage patterns or
volume of storm water runoff, as the total impervious area on-site would remain unchanged from
present conditions. In addition, implementation of this alternative would not result in modification
to the existing treatment of stormwater runoff. Furthermore, no changes with regard to water
quality would occur; therefore, no water quality impacts would occur. The proposed project is
identified as having less than significant impacts with mitigation, less than significant impact, no
impact without mitigation. Compared to the proposed project, this alternative would have less
impact related to hydrology/water quality impact.
Land Use and Planning
The No Project Alternative would not result in the modification of any existing mining land use
on the project site as the site would remain active mining. Similar to the proposed project, the No
Project Alternative would not divide an established community. Also, this alternative would not
conflict with any applicable land use plan. Although the City’s adopted General Plan proposes
development of mixed-uses, it also allows on-going mining through the Extraction Overlay
designation. This alternative would not meet the General Plan goals and policies related to future
development of the area as a mixed-use development, and as a result would have greater impacts
than the proposed project with respect to land use compatibility with planned development of the
areas as a residential and commercial area.
Noise
Since there would be only the continued mining activities, the No Project Alternative would not
increase noise in the vicinity, and no significant noise impacts would occur or be created over and
above what the current mining operation is currently producing for the next 30 years. Therefore,
no impact is identified for this alternative for noise. Compared to the proposed project, this
alternative would not increase any additional potentially significant impacts to noise and eliminate
the need to incorporate additional mitigation measures and impacts would be less than the project.
Population and Housing
Since there would be no urban development on the Project site, the No Project Alternative would
not result in an increase in housing, jobs, or population. However, with this Alternative, no housing
will be provided to accommodate the predicted growth identified and required under the regional
housing needs assessment in the General Plan. The AVSP Project would have potentially
significant to no impact without mitigation to both population and housing. As compared to the
AVSP Project, this Alternative's impacts would be less than the Project.
Public Services
The No Project Alternative would not require increased public services to the site, since there
would not be any new development that would require police, fire protection, school, or library
services. Therefore, no impact to public services is identified for this alternative. Compared to the
proposed project, this alternative would have less impact to public services since there will be no
development.
Recreation
The No Project Alternative would not lead to an increase in population requiring the provision of
additional recreational amenities. This alternative would not provide any recreational use.
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Environmental Findings and Statement of Overriding Considerations
Compared to the proposed project, this alternative would have less impact to recreation since there
will be no development, additional housing or population.
Transportation and Circulation
Since there would be no new development under the No Project Alternative, no increase in
vehicular trips due to project construction or project operation are identified for this alternative,
and no impact is noted. Compared to the proposed project, this alternative would result in less
impact to intersections that exceed acceptable LOS.
Utilities and Service Systems
The No Project Alternative would not require increased utilities to the site, since there would not
be any new development that would require water, wastewater, or landfill/recycling services.
Compared to the proposed project, this alternative would have less impact to utility services due
to no development.
Cumulative Impacts
The No Project Alternative would avoid all of the proposed Project’s significant unavoidable
impacts (air quality and traffic) and have less impact on most environmental issue areas. Therefore,
cumulative impacts of this alternative when compared to the proposed project are less.
Conclusion
Implementation of the No Project Alternative would result in less impact for all environmental
issues areas except biological resources, population and housing and land use and planning and
would have similar impacts with respect to cultural resources as compared to the proposed project.
While the No Project Alternative would avoid the entire proposed project’s significant unavoidable
impacts (air quality and traffic) and have less impact on most environmental issue areas, this
alternative would not advance any of the Project objectives. Furthermore, this alternative would
not realize the project benefits of increased commercial retail opportunities, additional
employment opportunities, and new tax revenues.
Feasibility
The No Project Alternative would not meet any of the objectives of the Project. Specifically, this
alternative would not create a balanced community with integrated land uses within the City of
Lake Elsinore, nor would it offer a mix of residential, commercial, and recreational land uses
located within the City of Lake Elsinore in the northern Alberhill District. Furthermore, this
alternative would not create job or housing opportunities. Since this alternative does not meet any
of the basic objectives of the proposed project, the No Project Alternative is rejected. In addition,
this alternative: 1) would not implement the intensity and density of land uses permitted on the
project site which are intended to reduce environmental impacts. These land uses include all of the
allowable land uses permitted by the General Plan; 2) would not meet the present General Plan's
job creation, zoning, land use designations or density; and, 3) there would be no housing and this
would result in insufficiency of the City’s housing stock based on the Regional Housing Needs
(RHNA) for the City and the community.
b) Alternative 2 – Reduced Density Alternative
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Environmental Findings and Statement of Overriding Considerations
The 'Reduced Density' Alternative would decrease the General Plan permitted number of dwelling
units and commercial square-footage, as compared to the proposed project, by 32%. This would
serve to reduce hillside intrusion associated with development, aesthetic impacts to adjacent
residential areas, and impacts to biological resources that are already degraded by mining.
Implementation of this 'Reduced Density' Alternative would also reduce urban related impacts
while partially fulfilling the objectives of the AVSP Project. For instance, of the 8,204 dwelling
units proposed under the current plan, approximately 5,606 would be developed under the
“Reduced Density” Alternative. With less housing and jobs would come a proportionately fewer
amount of people, less traffic, air pollution, and a lower demand for public services and utilities.
Environmental Impact of the Reduced Density Alternative
Aesthetics
The proposed Project was found to have a less-than-significant impact on scenic vistas and State
Scenic Highways and a less than significant impact with mitigation incorporated on visual
character for light and glare. Because of the highly disturbed nature of the project site and the
amount of light and glare to be produced from residential/commercial uses under the proposed
project, the aesthetic, light, and glare impacts associated with the Reduced Density Alternative
would be similar, though potentially less. This alternative would have more open areas in the form
of a golf course and an additional 104 acres of open space. Therefore, this alternative would have
less aesthetic impacts.
Air Quality and Greenhouse Gas Emissions
Implementation of both, the proposed project and the Reduced Density Alternative would result
in significant unavoidable and cumulative air quality impacts, both during construction and
operation. Even with mitigation, there will be emissions that exceed SCAQMD air quality
standards. This can be attributed to the fact that pollutants associated with urbanization already
exist at high levels in the general project area and any additional source of emissions, local or
regional, is considered significant. The City's Climate Action Plan will allow for the sustainability,
reduction of GHG emissions, and promote a vibrant and livable community. Therefore, the
proposed project identified significant and unmitigated impacts to air quality, this alternative
would result in less air quality emissions, with mitigation but impacts are expected to remain
significant and unavoidable.
Biological Resources
Although the project site is highly disturbed in nature due to over 100 years of mining, the project
was found to have potential impacts to sensitive plant and wildlife species and jurisdictional waters
and mitigation measures are required. Impacts would be less than significant with mitigation.
Implementation of the Reduced Density Alternative would result in less grading and a decrease in
the amount of habitat and open space lost as a result of project construction. Compared to the
proposed project, this alternative provides an additional 104 acres of open space; therefore, impacts
would be less than the proposed project and impacts would be less than significant with mitigation.
Cultural Resources
With construction of fewer homes and less land area subject to disturbance, impacts to the potential
undiscovered archeological and paleontological resources on the site would be less with
implementation of similar mitigation measures as required of the proposed project. Impacts would
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be less than significant with mitigation.
Geology, Soils, Mineral Resources and Seismicity
Implementation of the Reduced Density Alternative may result in less grading and, therefore, less
topographic modifications than the proposed project. However, since the project site has been
mined for the over 100 years and is highly disturbed, implementation of the Reduced Density
Alternative is expected to have relatively similar impacts to geology and soils. Other than the
continued mining extraction/removal of certain mineral resources during the next 30 years and as
compared to the proposed project that would have potentially significant impacts without
mitigation, this alternative would have less of an impact to geology, soils, and seismicity. Impacts
to mineral resources would be similar to the proposed project as this alternative would result in the
loss of land that is being actively mined. However, the Extractive Overlay will allow mining to
continue until such time that long-term vision of the General Plan is realized in the form of the
commercial, residential, mixed-use, and institutional uses.
Hazards and Hazardous Materials
Similar to the proposed project, development of the land uses, or type, is not likely to generate
hazardous materials. The mining extraction will be phased out as with the proposed project. This
Reduced Density Alternative will be much like the proposed project that has been identified with
less than significant impacts to no impacts for hazards and hazardous materials; therefore,
development under this reduced alternative would have a similar level of impacts from hazards
and hazardous materials compared to the proposed project.
Hydrology, Drainage and Water Quality
Much of the property is currently being mined; therefore, much of the site is in a disturbed drainage
condition. During construction, implementation of the Reduced Density Alternative would reduce
erosion and subsequent siltation as related to grading and as compared to the proposed project.
Also, discharges due to an increase in impervious materials would be reduced, as would pollutants
associated with urbanization. However, it is expected that development would improve surface
water quality by reducing the amount of erosion runoff, as a result of on-site drainage
improvements. Impacts of introduced pollutants associated with urbanization can be mitigated and
no significant advantages can be attributed to the implementation of this alternative when
compared to the proposed project. As compared to the proposed project, this alternative would
have a similar impact than the proposed project.
Land Use and Planning
The Reduced Density Alternative would develop about 2,638 fewer dwelling units and
accommodate roughly 9,180 fewer people and create fewer jobs, as compared to the AVSP Project.
Commercial square-footage with reduced access to retail and service opportunities would also be
proportionately reduced. A reduction in grading would retain larger areas of existing open space.
As the proposed project is not expected to result in land use compatibility impacts, implementation
of this alternative would result in reduced densities, but land use and planning impacts would
remain similar.
Noise
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Environmental Findings and Statement of Overriding Considerations
The Reduced Density Alternative would eliminate some of the short-term construction related
noise, as well as long-term impacts associated with traffic generated noise. Current noise impacts
from the mining operations will continue for the next 30 years. Compared to the proposed project,
this alternative would produce a similar impact with respect to construction noise and less impact
with respect to operational noise.
Population, Jobs, and Housing
A 32% reduction in density would mean a reduction in housing, population, and job opportunities
when compared to the proposed project. As compared to the proposed project, this alternative
would have less of an impact, and would also require mitigation to reduce the impacts for this
alternative.
Public Services
Both the proposed project and the Reduced Density Alternative would be required to mitigate
impacts through payment of development impact fees. When compared to the proposed project,
this alternative would have less impact to most public services because less population results in
less demand for public services.
Recreation
The proposed project was identified as having potentially significant impacts requiring mitigation.
Compared to the proposed project, the Reduced Density Alternative provides an 18- hole golf
course (280 acres), 136 acres of open space, for a total of 416 acres of recreation/open space. This
alternative would have less of an impact and need for recreation than the proposed project, as a
result of less population. Impacts would be less when compared to the proposed project.
Traffic and Circulation
The proposed project was identified with significant and unavoidable impacts for cumulative
conditions for the General Plan Buildout with Project scenario for traffic level of service (LOS) at
certain intersections. This alternative would result in a reduction in the amount of housing and
commercial uses, which would decrease traffic. However, there are several intersections that are
currently operating at unacceptable LOS even without any development proposed on the site.
Although the Reduced Density Alternative would result in less traffic, it would still contribute to
an incremental cumulative impact and impacts would be similar to the proposed project.
Utilities and Service Systems
The Reduced Density Alternative would require fewer utilities on site than the proposed project
due to the reduction in population and development. The needs for water, wastewater,
landfill/recycling services do remain and could potentially be similar, but less, in impact.
Compared to the proposed project, this alternative would have less impact to utility services, but
mitigation would be required to reduce the impacts to less than significant.
Cumulative Impacts
Similar to the proposed project, this alternative would contribute toward the permanent conversion
of mining land in the City and surrounding areas to suburban land uses. Development of this
alternative would generate less traffic and long-term operational air pollutant emissions, and so
Lake Elsinore Alberhill Villages Specific Plan EIR 99
Environmental Findings and Statement of Overriding Considerations
would contribute less to cumulative traffic and air quality impacts within the Southern California
region. However, impacts to air quality and traffic would remain cumulatively considerable.
Conclusion
Implementation of the Reduced Density Alternative, with mitigation, would result in reduced
impacts for all environmental issues areas except air quality and traffic LOS at certain
intersections, as compared to the proposed project.
Feasibility
This alternative is infeasible. The Reduced Density Alternative would not meet the full objectives
of the Project applicant, even though this alternative would: 1) create a community with integrated
land uses within the City of Lake Elsinore, and would offer a mix of residential, commercial, and
recreational land uses located within the City of Lake Elsinore in the northern Alberhill District;
and, 2) would create job or housing opportunities at a reduced scale. In summary, the Reduced
Density Alternative: 1). would not implement the intensity and density of land uses permitted on
the project site which are intended to reduce environmental impacts. These land uses include all
of the allowable land uses permitted by the General Plan; 2) is not in accordance with the General
Plan's job creation, density, land use or zoning; 3) the cost would not be economically feasible;
and, 4) would, therefore, have less housing stock based on the Regional Housing Needs Allocation
(RHNA) for the City and the community.
c) Alternative 3 – Further Reduced Density Alternative
The Further Reduced Density Alternative would reduce the proposed number of dwelling units
and commercial square-footage, as compared to the proposed project, by 47%. This would serve
to reduce hillside intrusion associated with development, aesthetic impacts to adjacent residential
areas, and impacts to biological resources. Implementation of the Further Reduced Density
Alternative would also reduce urban related impacts while partially fulfilling certain objectives of
the AVSP Project. For instance, of the 8,024 dwelling units proposed under the current plan,
approximately 4,337 would be developed under the Further Reduced Density Alternative.
Environmental Impact of Further Reduced Density Alternative
Aesthetics
The proposed Project was found to have a less-than-significant impact on scenic vistas and State
Scenic Highways and a less than significant impact with mitigation incorporated on visual
character for light and glare. Because of the highly disturbed nature of the project site and the
amount of light and glare to be produced from residential/commercial uses under the proposed
project, the aesthetic, light, and glare impacts associated with the Further Reduced Density
Alternative would be similar, though potentially less. This alternative would have more open areas
in the form of a golf course and an additional 104 acres of open space. Therefore, this alternative
would have less aesthetic impacts.
Air Quality and Greenhouse Gas Emissions
Implementation of both, the proposed project and the Further Reduced Density Alternative would
result in significant unavoidable and cumulative air quality impacts, both during construction and
Lake Elsinore Alberhill Villages Specific Plan EIR 100
Environmental Findings and Statement of Overriding Considerations
operation. Even with mitigation, there will be emissions that exceed SCAQMD air quality
standards. This can be attributed to the fact that pollutants associated with urbanization already
exist at high levels in the general project area and any additional source of emissions, local or
regional, is considered significant. The City's Climate Action Plan will allow for the sustainability,
reduction of GHG emissions, and promote unmitigated impacts to air quality. This alternative
would result in fewer air quality emissions, with mitigation. However, impacts are expected to
remain significant and unavoidable.
Biological Resources
Although the Project site is highly disturbed in nature due to over 100 years of mining, the
proposed project was found to have potential impacts to sensitive plant and wildlife species and
jurisdictional waters and mitigation measures are required. Impacts would be less than significant
with mitigation. Implementation of the Further Reduced Density Alternative would result in less
grading and a decrease in the amount of habitat and open space lost as a result of project
construction. Compared to the proposed project, this alternative provides an additional 128 acres
of open space, therefore, impacts would be less than the proposed project and impacts would be
less than significant with mitigation.
Cultural Resources
The proposed project was identified as having potentially significant impacts requiring mitigation.
With construction of fewer homes and less land area subject to disturbance, impacts to the potential
undiscovered archeological and paleontological resources on the site would be less with
implementation of similar mitigation measures as required of the proposed project.
Geology, Soils, Mineral Resources, and Seismicity
Implementation of the Further Reduced Density Alternative may result in less grading and,
therefore, less topographic modifications than the proposed project. However, since the project
site has been mined for over 100 years and is highly disturbed, implementation of this alternative
is expected to have relatively similar impacts to geology and soils. Other than the continued mining
extraction/removal of certain mineral resources during the next 30 years, this alternative would
have less of an impact to geology, soils, and seismicity. Impacts to mineral resources would be
similar to the proposed project as this alternative would result in the loss of land that is being
actively mined. However, the underlying General Plan Extractive Overlay will allow mining to
continue until such time that long-term vision of the General Plan is realized in the form of the
commercial, residential, mixed-use, and institutional uses.
Hazards and Hazardous Materials
Similar to the proposed project, development of the land uses, or type, is not likely to generate
hazardous materials. The mining extraction will be phased out as with the proposed project. The
Further Reduced Density Alternative will be much like the proposed project that has been
identified with 'less than significant impacts' to 'no impacts' for hazards and hazardous materials;
therefore, development under this reduced alternative would have a similar level of impacts from
hazards and hazardous materials.
Hydrology, Drainage and Water Quality
Lake Elsinore Alberhill Villages Specific Plan EIR 101
Environmental Findings and Statement of Overriding Considerations
Much of the property is currently being mined; therefore, much of the site is in a disturbed drainage
condition. During construction, implementation of the Further Reduced Density Alternative would
reduce erosion and subsequent siltation as related to grading. Also, discharges due to an increase
in impervious materials would be reduced, as would pollutants associated with urbanization.
However, it is expected that development would improve surface water quality by reducing the
amount of erosion runoff, as a result of on-site drainage improvements. Impacts of introduced
pollutants associated with urbanization can be mitigated and no significant advantages can be
attributed to the implementation of this alternative when compared to the proposed project.
Land Use and Planning
The Further Reduced Density Alternative would develop about 2,638 fewer dwelling units and
accommodate roughly 9,180 fewer people and create fewer jobs, as compared to the AVSP Project.
Commercial square-footage with reduced access to retail and service opportunities would also be
proportionately reduced. A reduction in grading would retain larger areas of existing open space.
As the proposed project is not expected to result in land use compatibility impacts; implementation
of the Reduced Density Alternative would result in reduced densities, but land use and planning
impacts would remain similar.
Noise
The Further Reduced Density Alternative would eliminate some of the short -term construction-
related noise, as well as long-term impacts associated with traffic-generated noise. Current noise
impacts from the mining operations will continue for the next 30 years. Compared to the proposed
project, this alternative would produce a similar impact with respect to construction noise and less
impact with respect to operational noise as compared to the proposed project.
Population and Housing
A 47% reduction in density would mean a reduction in housing, population, and job opportunities
when compared to the proposed project. The proposed project, under build -out conditions, would
create 8,024 dwelling units (DU’s) for an estimated 27,924 persons, and 5,000 employment
opportunities. The proposed project would have a potentially significant to no impact without
mitigation to both population and housing. As compared to the AVSP Project, the Reduced Density
Alternative would have less of an impact, and would also require mitigation to reduce the impacts
for this alternative.
Public Services
Both the AVSP Project and the Further Reduced Density Alternative would be required to mitigate
impacts through payment of development impact fees. When compared to the proposed project,
this alternative would have less impact to most public services because less population results in
less demand for public services.
Recreation
The Further Reduced Density Alternative would have less of an impact and need for recreation
than the proposed project, as a result of less population, requiring less recreation. The proposed
project was identified as having potentially significant impacts without mitigation. Compared to
the proposed project, alternative provides additional common public open space, linear parks and
private parks. Even though this alternative will have fewer impacts to recreation/open space
Lake Elsinore Alberhill Villages Specific Plan EIR 102
Environmental Findings and Statement of Overriding Considerations
requirements (due to less population and development of housing), mitigation would be required,
as planned.
Traffic and Circulation
The proposed project was identified with significant and unavoidable impacts for cumulative
conditions for the General Plan Buildout with Project scenario for traffic level of service (LOS) at
certain intersections. This alternative would result in a reduction in the amount of housing and
commercial uses, which would decrease traffic. However, there are several intersections that are
currently operating at unacceptable LOS even without any development proposed on the site.
Although the Further Reduced Density Alternative would result in less traffic, it would still
contribute to an incremental cumulative impact and impacts would be similar to the proposed
project.
Utilities and Service Systems
The proposed project was identified as having potential impacts to utilities and service systems
and mitigation was required. The Further Reduced Density Alternative would require fewer
utilities on site due to the reduction in population and development. The needs for water,
wastewater, landfill/recycling services do remain and could potentially be similar, but less, in
impact. Compared to the proposed project, this alternative would have less impact to utility
services, but mitigation would be required to reduce the impacts to less than significant.
Cumulative Impacts
Similar to the proposed project, this alternative would contribute toward the permanent conversion
of mining land in the City and surrounding areas to suburban land uses. Development of this
alternative would generate less traffic and long-term operational air pollutant emissions, and so
would contribute less to cumulative traffic and air quality impacts within the Southern California
region. However, impacts to air quality and traffic would remain cumulatively considerable.
Conclusion
Implementation of the Further Reduced Density Alternative, with mitigation, would result in
reduced impacts for all environmental issues areas except air quality and traffic LOS at certain
intersections, as compared to the proposed project.
Feasibility
The Further Reduced Density Alternative would not meet the objectives of the proposed project,
even though this alternative would: 1) create a community with integrated land uses within the
City of Lake Elsinore, and would offer a mix of residential, commercial, and recreational land uses
located within the City of Lake Elsinore in the northern Alberhill District; and, 2) would create job
or housing opportunities at a reduced scale. Therefore, in summary, the Further Reduced Density
Alternative: 1) would not implement the intensity and density of land uses permitted on the prject
site which are intended to reduce environmental impacts. These land uses include all of the
allowable land uses permitted by the General Plan; and 2) is not in accordance with the General
Plan's job creation, density, land use or zoning; 3) the cost would not be economical; and, 4) there
would be insufficient housing stock that is based on the Regional Housing Needs Allocations
(RHNA) for the City and the community.
Lake Elsinore Alberhill Villages Specific Plan EIR 103
Environmental Findings and Statement of Overriding Considerations
Environmentally Superior Alternative
The Environmentally Superior Alternative would be the No Project Alternative because no
construction activities and no new land uses would occur. The project site would remain
undeveloped and significant air quality impacts that would occur by implementation of the
proposed project would not occur.
However, State CEQA Guidelines Section 15126.6(e)(2) states:
The “no project” analysis shall discuss the existing conditions at the time the notice of preparation
is published, or if no notice of preparation is published, at the time environmental analysis is
commenced, as well as what would be reasonably expected to occur in the foreseeable future if the
project were not approved, based on current plans and consistent with available infrastructure and
community services. If the environmentally superior alternative is the “no project” alternative, the
EIR shall also identify an environmentally superior alternative among the other alternatives.
Therefore, pursuant to CEQA, because the No Project Alternative has been identified as the
Environmentally Superior Alternative under CEQA, the Environmentally Superior Alternative
among the other alternatives would be Alternative 3 – Further Reduced Density Alternative.
Alternative No. 3 - Further Reduced Density Alternative is considered the Environmentally
Superior Alternative, since it decreases impacts to and results in a less than significant or mitigated
to below a level of significance impact to aesthetics, biological resources, cultural resources,
geology-soils-mineral resources-seismicity, hazards and hazardous materials, hydrology and water
quality, noise, public services, recreation, and utilities and service systems. However, Alternative
No. 3 would not reduce significant unavoidable air quality and traffic impacts to a less-than-
significant level. Therefore, Alternative 3 would result in the same significant and unavoidable
impacts that would result from the proposed project.
CEQA does not require the lead agency (City) to approve the environmentally superior alternative.
Conversely, CEQA requires that an EIR consider a reasonable range of feasible alternatives (State
CEQA Guidelines, Section 15126.6(a)) and then the lead agency may elect to approve the project
or any of the analyzed alternatives; in addition, the lead agency may also elect not to approve the
project or any of its alternatives. This alternatives analysis has been prepared for the City to
consider environmentally superior alternatives and also determine whether the benefits of the
project or its alternatives outweigh the potential environmental impacts.
Lake Elsinore Alberhill Villages Specific Plan EIR 104
Environmental Findings and Statement of Overriding Considerations
4. STATEMENT OF OVERRIDING CONSIDERATIONS
4.1. Unavoidable Significant Environmental Effects
The Final Environmental Impact Report (EIR) for the Alberhill Villages Specific Plan Project has
identified and discussed significant effects that may occur as a result of the proposed project. With
implementation of the proposed project including the project mitigation measures identified for
each significant impact, most of the potentially significant impacts can be reduced to a level
considered less than significant, except for unavoidable significant impacts as discussed below and
in Section 3.0 of the Findings.
The City has made a reasonable and good faith effort to eliminate or substantially mitigate the
potential impacts resulting from the proposed project. Impacts, in these and all other cases, have
been mitigated to the extent considered feasible. Environmental impacts identified in the Final
EIR as potentially significant but which the City finds cannot be fully mitigated to a level of less
than significant, despite the imposition of all feasible mitigation measures identified in the Final
EIR and set forth herein, are described in this section.
a) Transportation and Circulation
As described above in Section 3.4, development of the project site would introduce a substantial
new amount of traffic to the area. Twelve (12) of the twenty-seven (27) study intersections are
forecast to operate at unacceptable levels of service, LOS E or worse with the addition of Project
traffic based on the LOS impact criteria. Mitigation Measures are recommended to reduce impacts
to less than significant levels.
However, the timing of road improvements needed to improve level of service on a regional basis
will be determined by the City of Lake Elsinore, other cities in western Riverside County, the
County of Riverside and the Riverside County Transportation Commission, and Caltrans based
upon need and the availability of funding. Thus, it is possible that the required improvements will
not be constructed in time to mitigate the proposed Project’s traffic and circulation impacts to
below the level of significance. Therefore, the proposed Project will cause an increase in traffic
which is substantial in relation to the existing traffic load and capacity of the street system (i.e.,
result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections). Therefore, impacts are significant and unavoidable.
b) Air Quality
As described above in Section 3.4, the South Coast Air Basin is designated by CARB as a non -
attainment area for Federal and State O3 and PM10 standards, as well as state PM2.5 standards.
As shown in the analysis above, the Project exceeds SCAQMD significance thresholds for ROG
(an ozone precursor) during construction, PM10 and PM2.5 operations at the completion of Phase
1, 2, and 4, and for ROG, PM10 and PM2.5 for combined construction and operations. The Project
will exceed emissions for ROG, NOXx, PM10, PM2.5 and CO at buildout. Mitigation Measures
have been required to reduce impacts to the maximum extent feasible, however, impacts would
still be significant and unavoidable.
Lake Elsinore Alberhill Villages Specific Plan EIR 105
Environmental Findings and Statement of Overriding Considerations
Operational emissions associated with the proposed project would exceed the SCAQMD’s
thresholds of significance for ROG, NOx, CO and PM10 even with the implementation of
Mitigation Measures AQ-1 through AQ-5. The proposed project could conflict with SCAQMD’s
air quality planning efforts for nonattainment pollutants and would result in a cumulatively
considerable net increase in nonattainment pollutants during operations; therefore, cumulative
impacts associated with operational emissions would be significant and unavoidable.
4.2. Overriding Considerations
Pursuant to State CEQA Guidelines Section 15093(a), the City Council must balance, as
applicable, the economic, legal, social, technological, or other benefits” of the proposed project
against its unavoidable environmental risks” in determining whether to approve the project. If the
specific benefits of the proposed project outweigh the unavoidable adverse environmental effects,
those environmental effects may be considered “acceptable.”
Having reduced the adverse significant environmental effects of the proposed project to the extent
feasible by adopting the mitigation measures; having considered the entire administrative record
on the project; the City Council has weighed the benefits of the proposed project against its
unavoidable adverse impacts after mitigation in regards to air quality, noise and transportation and
circulation. While recognizing that the unavoidable adverse impacts regarding air quality, and
transportation and circulation are significant under CEQA thresholds, the City Council finds that
the unavoidable adverse impacts that will result from adoption and implementation of the proposed
project are acceptable and outweighed by specific social, economic and other benefits of the
project. The City Council further finds that except for the proposed project, all other alternatives
set forth in the EIR are infeasible because they would prohibit the realization of project objectives
and/or of specific economic, social, and other benefits that this City Council finds outweigh any
environmental benefits of the alternatives.
In making this determination, the factors and public benefits specified below were considered.
Any one of these reasons is sufficient to justify approval of the proposed project. Thus, even if a
court were to conclude that not every reason is supported by substantial evidence, the City Council
would be able to stand by its determination that each individual reason is sufficient. The substantial
evidence supporting the various benefits can be found in the preceding findings, which are
incorporated by reference into this section, and in the documents found in the Records of
Proceedings, as defined in Section 4.0.
The City Council finds that for each of the significant impacts which are subject to a finding under
CEQA Section 21081(a)(3), that each of the following social, economic, and environmental
benefits of the project, independent of the other benefits, outweigh the potential significant
unavoidable adverse impacts and render acceptable each and every one of these unavoidable
adverse environmental impacts.
Lake Elsinore Alberhill Villages Specific Plan EIR 106
Environmental Findings and Statement of Overriding Considerations
Following are the benefits of implementing the proposed project.
The development of a mixed-use Specific Plan with balanced uses of land affording the
opportunity to live, work, shop, attend school, and recreate within a sustainable community
consistent, with the existing General Plan land use designations.
The development of a new major retail and commercial center along major roadways and
within close proximity to the Interstate 15 (I-15)/Lake Street interchange to facilitate
regional public access and take advantage of the high visibility site to regional travelers.
The provision of the region with higher education by designating land that could support a
6,000-student university that could offer both traditional as well as adult education
programs.
Restoration of hundreds of acres of mined land into new and restored natural areas, public
facilities, a university, parks, schools, housing, retail, and business park.
The provision of a compact development pattern adjacent to the existing I-15 freeway.
The provision of a wide choice of housing opportunities that promotes affordable,
moderate, student, as well as upper income housing.
The establishment of an employment/business park which will help provide a jobs/housing
balance by generating significant temporary and permanent jobs.
The provision of land use designations that will accommodate the medical profession as a
targeted land use in conjunction with the university’s nursing program and potential new
hospital and medical office center.
The creation of a multi-purpose park and open space system that meets the community’s
needs while providing visual relief, passive and active recreational opportunities,
biological habitat, wildlife corridors, and ground water recharge of the area consistent with
applicable state and federal laws and the MSHCP.
Generation of increased sales tax, property tax, and other miscellaneous taxes for the City’s
general fund.
5. CERTIFICATION OF THE FINAL EIR
The City has reviewed and considered the Final EIR in evaluating the proposed project. The City
Council finds that the DEIR is an accurate and objective statement that fully complies with CEQA
(California Public Resources Code, Sections 21000 et seq.), the State CEQA Guidelines and the
City’s Procedures for Implementing the State CEQA Guidelines; that the Final EIR reflects the
independent judgment of the City; and that no new significant impacts as defined by State CEQA
Guidelines Section 15088.5 have been identified by the City after circulation of the DEIR which
would require recirculation.
The City Council certifies the Environmental Impact Report based on the following findings and
conclusions:
5.1. Findings
The following significant environmental impacts have been identified in the EIR and, although all
applicable and feasible mitigation measures have been incorporated into the project, the impacts
cannot be mitigated to less–than-significant levels:
Lake Elsinore Alberhill Villages Specific Plan EIR 107
Environmental Findings and Statement of Overriding Considerations
a) Transportation and Circulation
Significant and unavoidable project and cumulative impacts on intersection and roadways in the
project vicinity.
b) Air Quality
Significant and unavoidable project and cumulative impacts associated with long-term emissions
of reactive organic gases (ROGs), oxides of nitrogen (NOx), fine particulate matter (PM10), ultra-
fine particulate matters (PM2.5) and carbon monoxide (CO).
5.2. Conclusions
1. All significant environmental impacts from the implementation of the proposed project have
been identified in the EIR and will be mitigated to less-than-significant levels with
implementation of the identified mitigation measures, except for the impacts listed above and
described in the Statement of Overriding Considerations.
2. Other reasonable alternatives to the proposed project that could feasibly achieve most of the
basic objectives of the project have been considered. Some of the alternatives were feasible
but did not meet the project objectives; others met the project objectives but were found not
to reduce the significant and unavoidable impacts to less than significant. Since the
alternatives considered either did not serve to reduce or avoid potentially significant impacts,
or because the alternatives offer no feasible means of avoiding the significant effects
identified in the Statement of Overriding Considerations, the alternatives are rejected in favor
of the proposed project. Environmental, economic, social, and other considerations and
benefits derived from the development of the proposed project override and make infeasible
any alternatives to the project or further mitigation measures beyond those incorporated into
the project.
6. ADOPTION OF MITIGATION MONITORING AND REPORTING PROGRAM
Pursuant to Public Resources Code section 21081.6, the City as the Lead Agency hereby adopts
the Mitigation Monitoring and Reporting Program attached to these Findings. In the event of any
inconsistencies between the mitigation measures as set forth herein and the Mitigation Monitoring
and Reporting Program, the Mitigation Monitoring and Reporting Program shall control.
7. APPROVAL OF THE PROJECT
Based on the entire record before the City, including the above Fi ndings and Statement of
Overriding Considerations and all written and oral evidence presented to the City, the City as the
Lead Agency hereby approves the Project with all the mitigation measures and the Mitigation
Monitoring and Reporting Program, as set forth in these findings.
8. LOCATION AND CUSTODIAN OF RECORD For purposes of CEQA and these
Findings, the Record of Proceedings for the Project consists of, among other documents,
the following documents:
Lake Elsinore Alberhill Villages Specific Plan EIR 108
Environmental Findings and Statement of Overriding Considerations
The June 13, 2012 Notice of Preparation (NOP) issued by the City in conjunction with the
proposed project.
All comments and correspondence submitted by public agencies and members of the public
during a City-hosted public scoping meeting held on July 17, 2012.
The November 2015 DEIR, including appendices and technical studies included or
referenced in the November 2015 DEIR.
The Final EIR.
All comments submitted by agencies or members of the public during the 55-day public
comment period on the DEIR which began on or about November 3, 2015.
All comments and correspondence submitted by members of the public during a City-
hosted public meeting.
All comments and correspondence submitted to the City with respect to the proposed
project and the EIR during public hearings held before the Planning Commission and the
City Council.
The mitigation monitoring and reporting program (MMRP) for the proposed project.
All findings and resolutions adopted by the City decision makers in connection with the
proposed project, and all documents cited or referred to therein.
All reports, studies, memoranda, maps, staff reports, or other planning documents relating
to the proposed project.
All documents and information submitted to the City by responsible, trustee, or other public
agencies, or by individuals or organizations, in connection with the proposed project, the
November 2015 DEIR through the date the City Council approved the proposed project.
Matters of common knowledge to the City, including, but not limited to federal, state, and
local laws and regulations.
Any documents expressly cited in these findings, in addition to those cited above.
Any other materials required to be in the Record of Proceedings by Public Resources Code
section 21167.6, subdivision (e).
The custodian of the record of proceedings is the City of Lake Elsinore Community Development
Department, Planning Division, whose office is located at 130 South Main Street, Lake Elsinore,
CA 92530.
The City has relied on all of the documents listed above in reaching its decision on the proposed
project, even if every document was not formally presented to the City Council decision -makers
as part of the City’s files generated in connection with the proposed project.
FINAL ENVIRONMENTAL IMPACT REPORT
for the
ALBERHILL VILLAGES SPECIFIC PLAN
MITIGATION MONITORING AND
REPORTING PROGRAM
SCH# 2012061046
Lead Agency:
City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA 92530
Contact: Grant Taylor, Community Development Director
(951) 674-3124, Ext. 270
June 9, 2016
1
Table of Contents
1. Introduction …………………………………………………………………….………… 2
2. Mitigation Monitoring and Reporting Program …………………………………….……. 3
2
Introduction
Pursuant to Section 21081.6 of the California Environmental Quality Act (California Public
Resources Code, Sections 21000 et seq.) and Section 15097 of the State CEQA Guidelines
(California Code of Regulations, Section 15000 et seq.), public agencies are required to adopt a
mitigation monitoring and reporting program to ensure that the mitigation measures identified in
an Environmental Impact Report are implemented. As stated in Section 21081.6(a)(1) of the
Public Resources Code:
“The public agency shall adopt a reporting or monitoring program for the changes
made to the project or conditions of project approval, adopted in order to mitigate
or avoid significant effects on the environment. The reporting or monitoring
program shall be designed to ensure compliance during project implementation.”
3
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
4.1 Geology, Soils, Mineral Resources and Seismicity
G-1 Site specific geotechnical
investigations conducted by a
California-licensed geotechnical
engineer, including subsurface fault
studies, shall be completed prior to
the approval of each implementing
development proposal. All
recommendations of the
geotechnical study and of the
geotechnical engineer shall be
incorporated into the design and
construction specifications, and
shall be implemented by the
construction contractors, to reduce
seismic hazards and hazards related
to unstable soils.
Project-specific
CEQA environmental
analysis including
review and approval
of project-specific
geotechnical
investigation with
incorporation of any
mitigation measures
into individual
project’s conditions
of approval.
Review and approval
of project-specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
G-2 Soil, seismic, and foundation
investigations shall be performed
for each tract structural site.
Structural foundations shall be
designed to resist the effects of
compressible/collapsible soils and
expansive soils. The investigation
shall also include engineering
design for slope stabilization on
northwest and southwest facing
slopes that are cut into the Silverado
Foundation. Recommendations may
Project-specific
CEQA environmental
analysis including
review and approval
of project-specific
geotechnical
investigation with
incorporation of any
mitigation measures
into individual
project’s conditions
of approval.
Review and approval
of project-specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
4
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
include over excavating and
capping cut lots within granitic
bedrock, Santiago Peak Volcanic
and the Bedford Canyon Formation
located on site with at least three
feet of compacted fill to create
easily excavatible pads for
foundation, utility, and landscaping
purposes. Similar grading plans for
interior streets located in hard
bedrock cut areas may also be
recommended in the investigations,
in addition to measures on the
handling and selective replacement
and/or removal off-site of oversized
rock. These structures and grading
characteristics shall be indicated in
the construction design plans and
subject to approval by the City
Engineering Division prior to
issuance of grading permits.
G-3 Prior to issuance of building
permits, all compressible/collapsible
soils as identified by the soil and
foundation investigations shall be
removed to underlying competent
soils or bedrock. Unsuitable soil
materials include stockpiles,
uncompacted fill, alluvium, older
alluvium and landslides. Varying
Project-specific
CEQA environmental
analysis including
review and approval
of project-specific
geotechnical
investigation with
incorporation of any
mitigation measures
Review and approval
of project-specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Prior to issuance of
building permits.
5
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
depths of removal, depending on the
type of soil material, shall be
required, as recommended, in the
investigations. The grading
characteristics shall be indicated in
the construction design plans and
are subject to review and approval
by the City Engineering Division.
into individual
project’s conditions
of approval.
G-4 Following completion of rough
grading, a lot-by-lot classification
shall be conducted to determine
specific foundation recommend-
ations of soils at exposed finished
grade. The recommendations shall
be indicated on construction design
plans and are subject to review and
approval by the City Engineering
Division.
Inclusion of specific
foundation
recommendations in
construction plans.
Review of
construction plans.
Public Works
Department –
Engineering Division
Community
Development
Department –
Building Division
Prior to issuance of
building permits
G-5 All structures shall be designed in
accordance with the latest edition of
the California Building Code for
Seismic Zone 4 for a "Maximum
Considered Earthquake," as adopted
by the City of Lake Elsinore and
with the appropriate site
coefficients. This design resistance
shall be demonstrated to the
satisfaction of the City’s Senior
Building Division Inspector on the
construction design plans prior to
Preparation of
construction plans
which comply with
applicable California
Building Code
seismic requirements.
Review of
construction plans.
Community
Development
Department –
Building Division
Prior to issuance of
building permits.
6
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
issuance of building permits.
G-6 To reduce liquefaction and
subsidence potential identified in
the soil/seismic study, study
recommendations to include over-
excavation and recompaction and
removal of sandy alluvial soils and
other soft soils and replacement
with fill shall be implemented.
Compliance with this measure shall
be demonstrated on construction
design plans for review and
approval by the City Engineering
Division, prior to issuance of
grading permits. Also, the use of
systems such as sub-drains for
dewatering purposes could
potentially be used to reduce the
potential for subsidence and
liquefaction.
Project-specific
CEQA environmental
analysis including
review and approval
of project-specific
geotechnical
investigation with
incorporation of any
mitigation measures
into individual
project’s conditions
of approval.
Review and approval
of project-specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
G-7 Locally sheared or gouged bedrock
materials that are exposed in areas
of mapped, inactive faults shall
either both be removed and capped,
or fill stabilized in accordance with
recommendations in the required
soils investigation report.
Project-specific
CEQA environmental
analysis including
review and approval
of project-specific
geotechnical
investigation with
incorporation of any
mitigation measures
into individual
Review and approval
of project-specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
7
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
project’s conditions
of approval.
G-8 Fault setbacks shall be documented
and observed from active faults and
fissures identified in the seismic
study. Compliance with this
measure shall be demonstrated on
maps and construction design plans
for review and approval by the City
Engineering Division prior to
issuance of grading permits.
Identification of
faults and fault
setbacks on tentative
tract maps, design
review exhibits and
construction plans.
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Community
Development
Department –
Planning Division &
Public Works
Department –
Engineering Division
Public Works
Department –
Engineering Division
Prior to
implementing
development project
approval.
Prior to issuance of
grading permits.
G-9 Cut and fill slopes, underground
utility trenches, buttresses and
stabilization fills shall be designed
to accommodate the addition of
rain/irrigation water, while not
adversely impacting structures and
infrastructure. Engineering design
of these areas is subject to review
and approval by the City.
Compliance with this measure shall
be demonstrated on the grading
plans prior to issuance of grading
permits, to the satisfaction of the
Cut and fill slopes,
underground utility
trenches, buttresses
and stabilization into
grading plans and
construction plans.
Review of grading
plans and
construction plans.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
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MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
City Engineering Division.
G-10 To reduce the potential of the rise in
the groundwater, due to the slow-
down in mining dewatering activity,
the recommendations contained in
Mitigation Measures G-5 through
G-9 shall be demonstrated on
construction design plans for review
and approval by the City
Engineering Division, prior to
issuance of grading permits.
Demonstrate
compliance with
Mitigation Measures
G-5 through G-9 on
grading plans and
construction plans.
Review of grading
plans and
construction plans.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
G-11 Prior to the approval of any Phased
Development Plan or Subdivision
Map as determined by the City
Engineer, the applicant shall comply
with the Landslide and Potential
Slope Instability Recommendation
contained in the Geologic
Constraints Study for an
Environmental Impact Report (EIR)
Submittal, Alberhill Villages
Specific Plan, 1,374± Acres, West of
Lake Street and South of Temescal
Canyon Road, City of Lake
Elsinore, Riverside County,
California, by Petra Geotechnical
Inc. dated March 16, 2010.
Project-specific
CEQA environmental
analysis including
review and approval
of project-specific
geotechnical
investigation with
incorporation of any
mitigation measures
into individual
project’s conditions
of approval.
Review and approval
of project-specific
geotechnical
investigation.
Public Works
Department –
Engineering Division
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
4.2 Hazards and Hazardous Materials
HAZ-1 As part of the approval process Review of Phased Determination of Community Prior to approval of
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MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
for a Phased Development Plan,
Subdivision Map, or Design
Review application, projects
shall be required to demonstrate
their avoidance of significant
impacts associated with the use
and storage of hazardous
materials and disposal of
hazardous materials through
implementation of Policies 3.3
and 3.5 of the Hazards and
Hazardous materials section of
the Public Safety and Welfare
chapter of the General Plan.
(Ref. General Plan EIR
Mitigation Measure MM
Hazards 1).
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
project’s avoidance
of significant impacts
associated with the
use and storage of
hazardous materials
and disposal of
hazardous materials
through
implementation of
Policies 3.3 and 3.5
of the Hazards and
Hazardous materials
section of the Public
Safety and Welfare
chapter of the
General Plan.
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
HAZ-2 As part of the approval process for a
Phased Development Plan,
Subdivision, Map, or Design
Review application, projects shall
be required to demonstrate their
avoidance of significant impacts
associated with exposure to
hazardous materials through
implementation of the following:
Encourage the safe disposal
of hazardous materials with
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
Determination of
project’s avoidance
of significant impacts
associated with the
use and storage of
hazardous materials.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
10
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
County agencies to protect
the City against a hazardous
materials incident.
Evaluate new development
on or adjacent to the Inland
Empire Brine Line requiring
extensive subsurface
components or containing
sensitive land uses such as
schools on a project-by-
project basis to determine
impacts if an accident
occurs.
Proposed development on or
adjacent to the Inland Empire Brine
Line shall be required to avoid
impacting the Brine Line, identify
and implement implementing
development project-specific
measures that will mitigate any
identified risk related to proximity
to the Brine Line.
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
HAZ-3 As part of the approval process for
implementing development projects
including Phased Development
Plan, Subdivision, Map, or Design
Review application, each
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
Determination of
project’s avoidance
of significant impacts
associated with
wildfire hazards.
Community
Development
Department –
Planning Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
11
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
implementing development projects
shall be required to demonstrate
their avoidance of significant
impacts associated with wildfire
hazards through the following
requirements which will be
implemented through the conditions
of approval for each project:
On-going brush clearance and
establish low fuel
landscaping policies to
reduce combustible
vegetation along the
urban/wildland interface
boundary shall be required.
Fuel modification zones
around development shall
be established within high
hazard areas by thinning or
clearing combustible
vegetation within a
minimum of 100 feet of
buildings and structures.
The fuel modification zone
size may be altered with the
addition of fuel resistant
building techniques. The
fuel modification zone may
be replanted with fire-
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
Community
Development
Department – Fire
Marshal
12
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
resistant material for
aesthetics and erosion
control.
4.3 Hydrology and Water Quality
HY-1 Prior to issuance of grading permits,
the Project's applicant shall obtain
coverage under the General
Construction Permit. The Project
applicant/owner is required to
electronically file and submit all
Permit Registration Documents
(PRD's) into the State Water
Board's Stormwater Multi-
Application and Report Tracking
System (SMARTS) web-site prior
to the commencement of
construction. PRD's consist of: 1)
Notice of Intent (NOI); 2) Risk
Assessment; 3) Site Map; 4) Storm
Water Pollution Prevention Plan
(SWPPP); 5) Annual Fee - must be
mailed; and, 6) the Signed
Certification Letter.
Preparation of all
NPDES- required
documentation
Submittal of Permit
Documents to
City of Lake Elsinore
Engineering Division
Public Works
Department –
Engineering Division
Regional Water
Quality Control
Board
Prior to issuance of
grading permits.
Prior to October 1 of
each year following
issuance of
occupancy permit.
HY-2 All drainage facilities constructed in
this Project shall conform to the
requirements and standards of the
Riverside County Flood Control and
Water Conservation District and the
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
Review and approval
of tentative tract
maps, design review
applications and
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
13
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
City of Lake Elsinore Engineering
Division of the Public Works
Department.
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval
construction plans.
Review applications.
HY-3 Site specific drainage systems shall
be designed, as each planning area
or phase come on line. Each
implementing development
application shall be required to
provide all drainage improvements
necessary to serve the implementing
development project. All drainage
systems shall conform to the
adopted Master Drainage Plan that
covers the Alberhill Villages
Specific Plan Project area. In the
absence of an applicable adopted
Master Drainage Plan, all drainage
facilities shall comply with City of
Lake Elsinore and Riverside County
Flood Control District requirements.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
14
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
HY-4 Temescal Canyon Wash (Creek)
shall be preserved in or restored to its
natural condition retaining its current
flood capacity and flow rate in order
to maintain the drainage’s function
as a wildlife corridor. In order to
protect the existing streambed of the
Temescal Canyon Wash (Creek), an
energy dissipating structure shall be
provided at the storm drain system
discharge point, if necessary.
Erosion control devices shall also be
provided, if necessary. Consistent
with Mitigation Measures BIO-4 and
BIO-5, implementing development
projects in the vicinity of Temescal
Canyon Wash (Creek) shall be
designed to locate development away
from the Temescal Canyon Wash
(Creek) riparian/wildlife corridor to
allow sufficient wildlife movement
and access and to preserve its other
biological resources and habitat.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
HY-5 Prior to the issuance of grading
permits, the applicant shall develop
a Storm Water Pollution Prevention
Plan (SWPPP) and Water Quality
Preparation of all
NPDES- required
documentation
Review and approval
of tentative tract
maps, design review
applications and
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
15
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
Management Plan (WQMP) that
emphasizes structural and non-
structural Best Management
Practices (BMPs), in compliance
with the Environmental Protection
Agency's (EPAs) National Pollutant
Discharge Elimination System
(NPDES) program requirements.
The SWPPP indicates how
stormwater pollution will be
controlled only during, and plus one
year after construction. Stormwater
pollutants that may be present at the
Project include the following:
Sediment;
Nutrients (fertilizers);
Bacteria and Viruses;
Organics;
Oil and Grease;
Heavy Metals;
Toxic Chemicals; and,
Floating Solids.
construction plans.
Review applications.
HY-6 The Best Management Practices
(BMPs) shall be specified in the
Project Storm Water Pollution
Prevention Plan (SWPPP) and
Water Quality Management Plan
(WQMP) to reduce the level of
pollutants entering the Temescal
Preparation of all
NPDES- required
documentation
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
16
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
Canyon Wash (Creek) and any other
receiving waters to the maximum
extent feasible. In addition to the list
of BMPs referenced within the
required SWPPP prepared for each
implementing development project,
the BMP’s may include (but shall
not be limited to) the following:
Site Stabilization to Limit
Sedimentation;
Preservation of Existing
Vegetation;
Seeding, Planting and Mulching
of Disturbed Areas;
Dust Control;
Construction Road
Stabilization;
Stabilized Construction
Entrance;
Outlet Protection;
Temporary Debris Basins; and,
Sandbagging, Slit Fence, Straw
Waddles.
The Final WQMP for each implementing
development project shall specifically identify
pollution prevention, site-design, source-
control, and treatment-control BMPs that shall
be used on site to control predictable pollutant
17
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
runoff in order to reduce impacts to water
quality to the maximum extent practicable
HY-7 The site's SWPPP and WQMP shall
also specify BMPs for post
construction. Post construction
BMPs may be divided into two
categories, structural and non-
structural. In addition to the addition
to the list referenced within the
required SWPPP and required
WQMP prepared for each
implementing development project,
the non-structural BMP’s may
include (but shall not be limited to)
the following:
Public
Education/Involvement;
Housekeeping Practices;
Catch Basin Stenciling;
Street Cleaning; and,
Storm Drain System
Cleaning.
Preparation of all
NPDES- required
documentation
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
HY-8 Structural BMPs shall be
incorporated into the design of each
Phased Development Plan so that
the community will improve water
quality and potentially enhance
Incorporation of
structural BMPs into
the design of each
Phased Development
Review and approval
of Phased
Development Plans.
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans applications.
18
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
wetland mitigation opportunities. In
addition to the list of BMP’s
referenced within the AVSP WQMP
(Appendix C of the DEIR) the
BMP’s may include (but shall not
be limited to) the following:
Retention Basins;
Grass-Lined Channels and
Swales;
Detention Basins;
Infiltration Trenches;
Water Quality Inlets; and,
Water Quality Basins.
Plan.
HY-9 On-site drainage shall be placed in
grass-lined channels and swales
wherever possible, taking advantage
of greenbelts within the Project’s
limits.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
19
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
project’s conditions
of approval
HY‐10 Prior to final approval of street
improvement plans or any required
slope revetment plans, the Project
Proponent shall provide evidence to
the City of Lake Elsinore that a
Conditional Letter of Map Revision
(CLOMR) has been issued by
FEMA for the Project. The grading
plan shall substantially conform to
the CLOMR.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Public Works
Department –
Engineering Division
Prior to final
approval of street
improvement plans
or any required slope
revetment plans
HY‐11 Prior to the first building permit
final inspection in area(s) subject to
the FEMA floodplain designation,
the Project Proponent shall provide
evidence to the City of Lake
Elsinore that a Final Letter of Map
Revision (LOMR) has been issued
by FEMA verifying that flood
control measures have been
completed and the residential
Submittal of
evidence that a Final
Letter Map Revision
has been issued by
FEMA.
Review and approval
of submitted
documentation.
Public Works
Department –
Engineering Division
Prior to issuance of
building permits.
20
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
development areas are permanently
removed from the FEMA floodplain
designation (1 percent annual
chance of flooding).
4.4 Land Use and Planning
No mitigation measures required.
4.5 Aesthetics / Light & Glare
AES-1 During construction of
implementing development
projects, the construction Project
Manager shall ensure that the
appropriate screening and visual
buffers are provided (such as
temporary fencing with opaque
material), to screen on-going
construction activities from
residential land uses developed
within previous phases.
Incorporation of any
appropriate
mitigation measures
into implementing
individual
implementing
development
project’s conditions
of approval
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning Division
During project
construction.
AES-2 Construction plans shall delineate
the required setback for residential
development from all mining
operations according to
Reclamation Plan 112 and the
City’s Municipal Code.
Incorporation of
setbacks into
construction plans
prepared for
implementing
development project
applications.
Review of
construction plans.
Public Works
Department –
Engineering Division
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
21
MITIGATION MEASURES IMPLEMENTATION
ACTION
MONITORING
METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
AES-3 Prior to issuance of building permits
for each implementing development
Project, the applicant/developer of
the implementing development
Project shall submit a detailed
Landscape Plan, for review
approval by the City’s Planning
Division. The Landscape Plan shall,
at a minimum, address special edge
treatments for adjacent off-site
areas, and the use of native
vegetation.
Add condition of
approval to each
subdivision and
design review
application requiring
the preparation and
submittal of
landscaping and
irrigation plans.
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
AES-4 All landscaping shall be installed, in
accordance with Landscape and
Irrigation standards that are part of
the Specific Plan at the time of
approval of each implementing
project’s Landscape Plan, and prior
to issuance of occupancy permits
for a particular phase or area.
Add condition of
approval to each
subdivision and
design review
application requiring
the preparation and
submittal of
landscaping and
irrigation plans.
Review of landscape
and irrigation plans.
Site inspection
verifying installation
of approved
landscaping and
irrigation.
Community
Development
Department –
Planning Division
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
Prior to final
inspection or
issuance of
occupancy permit.
AES-5 Landscaping shall be consistent
with the AVSP and any
supplemental Phased Development
Plan (PDP) and Design Review
(DR) in order to strengthen the
visual cohesiveness of the
Add condition of
approval to each
subdivision and
design review
application requiring
the preparation and
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
22
MITIGATION MEASURES IMPLEMENTATION
ACTION
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METHOD
RESPONSIBLE
MONITORING
PARTY
IMPLEMENTATION
TIMING
community and provide a
harmonious transition between
man-made features and the natural
features of the site.
submittal of
landscaping and
irrigation plans.
AES-6 Concurrent with the submittal of any
detailed Landscape Plan required
pursuant to Mitigation Measure
AES-3, above, the
applicant/developer of the
implementing development project
shall submit a survey of the native
vegetation community(ies) and
associated plant species located
within the region adjacent to the
implementing development project
and the AVSP that has been
prepared by a State-licensed
landscape architect, qualified
biologist or other qualified specialist
approved by the Community
Development Director or designee.
The survey shall include a list of
native plant species that are
compatible with the identified native
vegetation community(ies). The
required detailed Landscape Plan
shall incorporate said identified
native plant species in order that
disturbed and un-landscaped areas
Add condition of
approval to each
subdivision and
design review
application requiring
the preparation and
submittal of
landscaping and
irrigation plans.
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
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shall be replanted with native plant
materials that are compatible with
the existing native vegetation of the
region.
AES-7 Removal of existing native trees
and vegetation along Temescal
Canyon Wash (Creek) shall be
prohibited during implementing
project construction and grading
except when necessary to construct
required hydrology or road
improvements. This shall be
accomplished by staking sensitive
habitat at the limits of grading to
avoid incidental disruption. The
implementing project’s grading plan
shall clearly indicate permit limits
and areas to remain and to be
avoided. Tree removals shall be
mitigated with a ratio of 3 to 1
replacement.
The implementing
project’s grading
plan shall clearly
indicate permit limits
and areas to remain
and to be avoided.
Review of grading
plans and site
inspection prior to
commencement of
vegetation
removal/ground
disturbance.
Community
Development –
Planning Division
Prior to issuance of
grading permits.
AES-8 Prior to approval of the Final Map,
Parcel Map, Design Review, or
Conditional Use Permit or building
permit (as applicable), the
implementing development
project’s applicant/developer shall
annex the implementing
development project into
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including the
Review and approval
of tentative tract
maps, design review
applications and
construction plans.
Community
Development
Department –
Planning Division &
Administrative
Services Department
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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Community Facilities District No.
2015-2 (Maintenance Services) or
such other Community Facilities
District for Maintenance Services
established at the time of such
approval to fund the on-going
operation and maintenance of the
public right-of-way landscaped
areas and parks to be maintained by
the City and for street lights in the
public right-of-way for which the
City will pay for electricity and a
maintenance fee to Southern
California Edison, including
parkways, open space and public
storm drains constructed within the
development and federal NPDES
requirements to offset the annual
negative fiscal impacts of the
project.. Alternatively, the
applicant/developer may propose
alternative financing mechanisms to
fund the Maintenance Services.
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval
Administrative
Services Department
Prior to issuance of
building permit.
AES-9 Prior to the approval of each
implementing commercial, multi-
family and recreational
development project, the
applicant/developer shall submit
photometric lighting plans that
demonstrate that any lights used to
Review of each
implementing
commercial, multi-
family and
recreational
development project
and the incorporation
Review and approval
each implementing
commercial, multi-
family and
recreational
development project.
Community
Development
Department –
Planning Division
Prior to approval of
each implementing
commercial, multi-
family and
recreational
development project
application.
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illuminate the parking areas,
driveways, and other exterior or
interior areas, shall be designed and
located so that direct lighting is
directed and confined to the subject
property. All outdoor light fixtures,
including but not limited to street
lights and operational, signage, and
landscape lighting sources shall be
shielded and situated so as to not
cause glare or light spillage into
adjacent areas. Directional lighting
shall be a maximum intensity of one
foot-candle (1 lumen per square
foot), or as otherwise necessary for
public safety.
of any appropriate
mitigation measures
into individual
project’s conditions
of approval
AES-10 Project design shall incorporate
additional techniques to reduce
light and glare, such as opaque
glass instead of reflective glass,
and earth tone building materials in
high visibility areas.
Review of each
implementing
development project
and the incorporation
of any appropriate
mitigation measures
into individual
project’s conditions
of approval
Review and approval
each implementing
development project.
Community
Development
Department –
Planning Division
Prior to approval of
each implementing
development project
application.
4.6 Population, Housing and Employment
No mitigation measures required.
4.7 Traffic and Circulation
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TC-0.5 Prior to approval of the first Phased
Development Plan (PDP), a TIA
evaluating cumulative impacts of the
AVSP on regional transportation
facilities within the City’s sphere of
influence, including without
limitation, Temescal Canyon Road
to Indian Truck Trail, Lake Street,
and Nichols Road shall be
completed in consultation with the
County of Riverside and WRCOG.
To ensure that impacts of the AVSP
on the regional road network are
mitigated, a Phased Road
Improvement Plan shall be prepared
in conjunction with the first Phased
Development Plan and, to the
maximum extent allowable in
accordance with the TUMF
program, regional road
improvements shall be constructed
by the developer in exchange for
TUMF fee credits.
Project-specific
CEQA environmental
analysis including
review and approval
of project-specific
Traffic Impact
Analysis (TIA) with
incorporation of any
mitigation measures
into individual
project’s conditions
of approval.
Review and approval
of project-specific
Traffic Impact
Analysis (TIA).
Public Works
Department –
Engineering Division
Community
Development
Department –
Planning Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
TC-1 Prior to the issuance of a grading
and/or building permits for
development proposed by a Phased
Development Plan, Subdivision
Map, or Design Review
Application, start of construction of
each phase of the Alberhill Villages
Submittal of a
Construction
Management Plan
addressing traffic
control during project
construction.
Review and approval
of Construction
Management Plan
Public Works
Department –
Engineering Division
Prior to the issuance
of grading permits
and/or building
permits.
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Specific Plan Project, the Applicant
shall implement the following
measures documented in a
construction management plan to be
approved by the City Engineer:
Control for any street closure,
detour, or other disruption to
traffic circulation;
Routes that construction vehicles
will utilize to access the site;
Hours of construction traffic (not
to occur during AM or PM peak
hour);
Off-site vehicles staging and
parking areas;
Proposed construction staging
plan for the Project;
Posted information for contact in
case of emergency or complaint;
and,
Hours of construction and traffic
control during construction shall
not interfere with ingress/egress
to and from the residential,
commercial and other land uses
from each phase built and to be
built-out.
TC-2 The Project shall participate in the
phased construction of the on- and
off-site intersection improvements
Payment of City of
Lake Elsinore fees,
Documentation of
payment of fees.
Community
Development
Prior to issuance of
building permits
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through payment of City of Lake
Elsinore fees, and participation in
the Western Riverside County
Transportation Uniform Mitigation
Fees (TUMF) program.
Where required, improvements are
not covered by these programs;
mitigation shall be implemented
through a fair-share contribution or
as otherwise determined by the City
Engineer. The improvements listed
below shall be in place prior to
issuance of the first building permit
for each phase.
Horsethief Canyon Road at
Temescal Canyon Road
Install a traffic signal and
design for three-phase operation
with protective left-turn phasing
for westbound left-turn
movements on Horsethief
Canyon Road. Widen and
restripe Horsethief Canyon
Road to provide an exclusive
northbound free right-turn lane.
Widen and re-stripe Temescal
Canyon Road to provide a 2nd
and 3rd eastbound through
lanes, 2nd westbound through
and participation in
the Western
Riverside County
Transportation
Uniform Mitigation
Fees (TUMF)
program.
Department –
Building Division
Administrative
Services Department
and/or prior to final
inspection or
issuance of
occupancy permits
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lane and dual westbound left-
turn lanes.
Lake Street at Temescal Canyon
Road
Widen and re-stripe Lake Street
to provide a 2nd northbound
left-turn lane, 3rd northbound
through lane and a 3rd
southbound through lane.
Modify existing planned traffic
signal.
Lake Street at Nichols Road
Widen and re-stripe Lake Street
to provide an exclusive
northbound free right-turn lane.
Install a westbound right-turn
overlap phase on Nichols Road.
Modify existing traffic signal.
Terra Cotta Road at Lakeshore
Drive
Install a traffic signal and
design for eight-phase operation
with protective left-turn phasing
for all left-turn movements on
Terra Cotta Road and
Lakeshore Drive. Widen and re-
stripe Terra Cotta Road to
provide an exclusive
northbound left-turn lane and an
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exclusive southbound left-turn
lane. Widen and re-stripe
Lakeshore Drive to provide a
2nd eastbound through lane, a
2nd westbound through lane
and an exclusive westbound
right-turn lane.
I-15 Southbound Ramps/Collier
Avenue at Nichols Road
Widen and re-stripe I-15
Southbound Ramps to provide
two (2) southbound left-turns,
one (1) southbound through
lane and one (1) southbound
free right-turn lane. Widen and
re-stripe Collier Avenue to
provide one (1) northbound free
right-turn lane Widen and
restripe Nichols Road to
provide a 2nd and 3rd
eastbound through lanes, an
exclusive eastbound right turn
lane, dual westbound left-turn
lanes, and a 2nd westbound
through lane. Modify General
Plan Buildout planned traffic
signal. It should be noted that
this improvement is part of the
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proposed I-15/Nichols Road
Interchange Improvement
Project.
I-15 Northbound Ramps at
Nichols Road:
Widen and re-stripe I-15
Northbound Ramps to provide
two (2) northbound left-turns
and one (1) northbound right-
turn lane. Widen and re-stripe
Nichols Road to provide a 2nd
and 3rd eastbound through
lanes, and a 2nd and 3rd
westbound through lanes.
Modify General Plan Buildout
planned traffic signal. It should
be noted that this improvement
is part of the proposed I-
15/Nichols Road Interchange
Improvement Project.
Lincoln Street at A Street/E
Street
Widen and re-stripe Lincoln
Street to provide an exclusive
southbound right-turn lane.
Widen and re-stripe E Street to
provide a 2nd eastbound left-
turn lane. Modify General Plan
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Buildout planned traffic signal.
Lake Street at A Street
Widen and re-stripe Lake Street
to provide a 3rd northbound
through lane, 3rd southbound
through lane and an exclusive
southbound right-turn lane.
Widen and restripe A Street to
provide a 2nd eastbound left-
turn lane, an exclusive
eastbound right-turn lane, and
an exclusive westbound right-
turn lane. Install a southbound
right-turn overlap phase on
Lake Street. Modify General
Plan Buildout planned traffic
signal and convert from five-
phase operation to eight-phase
operation. It should be noted
that this intersection is not
impacted but has been improved
due to other recommended
improvements which affect the
lane geometry of this
intersection.
4.8 Air Quality & Greenhouse Gas Analysis
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AQ-1 Construction activities may cause
NOx, ROG, PM-10 and PM-2.5
emissions to substantially exceed
SCAQMD CEQA thresholds if
multiple activities/phases overlap or
are compressed into shorter time-
frames. Reasonable and feasible
mitigation cannot likely reduce
impacts to a less-than-significant
level. Mitigation during
construction is required to achieve a
reduced level of impact includes;
the contractor shall implement the
following measures:
Dust Control:
Apply soil stabilizers according
to manufacturers’ specifications
to inactive areas (previously
graded areas inactive for ten days
or more).
Prepare a high wind dust control
plan and implement plan
elements and terminate soil
disturbance when winds (as
instantaneous gusts) exceed 25
mph.
Stabilize previously disturbed
areas if subsequent construction
is delayed.
Submittal of a
Construction
Management Plan
which incorporate all
of the appropriate air
quality mitigation
measures
Verify inclusion in
project
specifications, site
inspection
Construction
Manager During project
construction
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Water actively graded surfaces 3
times per day.
Cover all stock piles with tarps if
left undisturbed for more than 72
hours.
Replace ground cover in
disturbed areas as soon as
feasible.
Provide water spray during
loading and unloading of earthen
materials.
Install wheel washers, shaker
plates and gravel where vehicles
enter and exit the construction
site onto paved roads or wash off
trucks and any equipment leaving
the site each trip.
All streets shall be swept at least
once a day using SCAQMD Rule
1186 1186.1 certified street
sweepers or roadway washing
trucks if visible soil materials are
carried to adjacent streets
(recommend water sweepers with
reclaimed water).
All trucks hauling dirt, sand, soil
or other loose materials are to be
covered.
Appoint a construction relations
officer to act as a community
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liaison concerning on-site
construction activity including
resolution of issues related to
PM10 generation.
Diesel exhaust particulates and
NOx emissions may have a
significant impact during
construction because of the size
scope of the project. Measures to
reduce exhaust emissions include:
Exhaust Emissions:
Require 90-day low-NOx tune-
ups for off-road equipment.
Limit allowable idling to 5
minutes for trucks and heavy
equipment.
Utilize equipment whose engines
are equipped with diesel
oxidation catalysts or equivalent
technology.
Utilize diesel particulate filters or
equivalent technology on heavy
equipment.
All off-road diesel-powered
construction equipment greater
than 50 hp shall meet the United
States Environmental Protection
Agency (US EPA)-Certified Tier
3 emissions standards for off-road
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diesel-powered construction
equipment greater than 50
horsepower; until equipment that
meets Tier 4 emission standards
are available.
All off-road diesel-powered
construction equipment greater
than 50 hp shall meet the Tier 4
emission standards, where
available.
All construction equipment shall
be outfitted with BACT devices
certified by CARB. Any emission
control device used by the
contractor shall achieve emission
reductions that are no less than
what could be achieved by a
Level 3 diesel emissions control
strategy for similarly sized engine
as defined by CARB regulations.
Use 2010 and newer diesel haul
trucks (e.g., material delivery
trucks and soil import/export) and
if 2010 model year or newer
diesel trucks cannot be obtained,
the developer shall use trucks that
meet EPA 2007 model year NOx
emission requirements.
A copy of each unit’s
certification shall be provided at
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the time of mobilization and a
placard or other identification
shall be affixed to approved
equipment and haul trucks,
Contractors using equipment
rated at less than Tier 4 shall be
provided with information on the
SCAQMD “SOON” program of
financial assistance for
accelerated equipment clean-up.
Configure construction parking to
minimize traffic interference.
Use electricity from power poles
rather than temporary diesel or
gasoline power generators over
49HP. If generators are over
49HP, they will have to comply
with the Air Quality Management
District rules.
Provide temporary traffic controls
such as a flag person, during all
phases of construction to
maintain smooth traffic flow.
Schedule construction activities
that affect traffic flow on the
arterial system to off-peak hours.
Reroute construction trucks away
from congested streets or
sensitive receptor areas.
Provide dedicated turn lanes for
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movement of construction trucks
and equipment on-site and off-
site.
AQ-2 Prior to the approval of each
implementing development
application, the applicant shall
provide an exhibit demonstrating
that the following measures have
been incorporated into the overall
AVSP design to reduce reliance on
the single occupancy vehicle. These
provisions shall be made ‘Condition
of Approval’ on implementing
development applications.
Provide for increased utilization
of public transit by providing a
park-and-ride facility and
opportunities on-site for the
future shuttle link to the
planned Metrolink station in
Perris or downtown Lake
Elsinore. If the Metrolink
station in Perris or downtown
Lake Elsinore is not
implemented, the Project would
not be required to provide the
shuttle link on the Project site.
Provide one or more secure,
convenient bus stop locations,
including, where feasible,
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
Determination of
project’s
incorporation of
measures that reduce
the reliance on
single-occupancy
vehicles, as set forth
in Mitigation
Measure AQ-2.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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seating, signage, shelters, and
trash receptacles.
Provide safe, appropriately
lighted, and attractively
landscaped physical linkages
between land uses that
encourage bicycling and
walking as alternatives to
driving through the provision of
bike lanes and/or walking paths.
Off-street bicycle parking shall
be distributed throughout the
commercial areas of the
Alberhill Villages Specific Plan
and placed conveniently near
building entrances without
obstructing pedestrian
movement.
AQ-3 Prior to issuance of building
permit(s), the applicant shall
demonstrate that the following
measures to conserve energy have
been incorporated into building
design
Submit plans demonstrating
that new buildings, including
but not limited to residential,
commercial, and educational
buildings, shall exceed those
California Title 24 energy
Incorporation of
energy conservation
measures into
building plans.
Review of building
plans
Community
Development
Department –
Planning Division
Community
Development
Department –
Building Division
Prior to issuance of
building permits
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efficiency requirements in
effect at the time of building
permit issuance as required
by the Climate Action Plan
in effect at the time.
Submit plans demonstrating
that the new commercial
buildings shall include the
following green building
design features:
- Utilize Low-E and
ENERGY STAR
windows where feasible;
- Install high-efficiency
lighting systems and
incorporate advanced
lighting controls, such as
auto shut-offs, timers,
and motion sensors;
- Install high R-value wall
and ceiling insulation;
and,
- Incorporate use of LED
and/or fluorescent
lighting.
- Install electric car
charging stations as
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preferred parking
spaces.
- Use light colored “cool”
roofs and cool
pavements.
Require the use of only
ENERGY STAR qualified
heating, cooling, and lighting
devices and appliances and
equipment.
Implement passive solar
design strategies in new
construction. Examples of
passive solar strategies
include orienting building
to enhance sun access,
designing narrow structures,
and incorporating skylights
and atria.
Structures shall be designed
to support the added loads
of rooftop solar systems and
be provided with
appropriate utility
connections for solar
panels, even if installation of
panels is not planned during
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initial construction.
All residential projects shall
incorporate the following
features:
- A minimum of one (1)
model home within each
phase of project
development shall be
include an electric car
charging station. Electric
car charging stations shall
be offered as an available
option to the initial
purchaser(s) of each
single-family dwelling
unit.
- All multiple-family
residential projects shall
incorporate the
installation of electric car
charging stations for the
use of their residents.
AQ-4 Prior to issuance of a building
permit(s), the applicant shall
demonstrate that the following
water and energy conservation
measures consistent with the City of
Add condition of
approval to each
subdivision and
design review
Review of landscape
and irrigation plans.
Community
Development
Department –
Planning Division
Prior to issuance of
building permits
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Lake Elsinore Municipal Code have
been incorporated into the
landscape plan:
Participate in green waste
collection and recycling
programs for landscape
maintenance.
Each implementing
development project shall
comply with the water-efficient
landscaping and irrigation
requirements set forth in the
Lake Elsinore Municipal Code
that are in effect at the time of
the issuance of building permits
for that implementing
development project.
Plant trees or vegetation to
shade buildings and thus
reduce heating/cooling
demand.
application requiring
the preparation and
submittal of
landscaping and
irrigation plans
which incorporate
water and energy
conservation
measures consistent
with the City of Lake
Elsinore Municipal
Code..
Site inspection
verifying installation
of approved
landscaping and
irrigation.
Community
Development
Department –
Planning Division
Prior to final
inspection or
issuance of
occupancy permit.
AQ-5 Prior to the future approval of a
Phased Development Plan,
Subdivision Map, or Design Review
application by the City’s decision-
making authority, applicants for any
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
Requiring review and
approval of all Health
Risk Assessments
(HRAs) and
Localized
Community
Development
Department –
Planning Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
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proposed new development which
will result in sensitive receptors
being located within 1,000 feet of
mining operations, Interstate 215, or
any other potential Toxic Air
Contaminant (TAC) source shall
conduct an evaluation of human
health risks (Health Risk
Assessment) and Localized
Significance Threshold (LST)
analysis to identify and reduce any
potential health risks from
construction and operation impacts
to sensitive receptors. The HRA and
LST analysis shall be prepared in
accordance with policies and
procedures of the state Office of
Environmental Health Hazard
Assessment (OEHHA) and the
South Coast Air Quality
Management District (SCAQMD).
Sensitive receptors include
residential, schools, day care
facilities, congregate care facilities,
hospitals, or other places of long-
term residency. The thresholds to
determine exposure to substantial
pollution concentrations are: A
Maximum Individual Cancer Risk
(MICR) of greater than ten (10) in
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
Significance
Threshold (LST)
analyses.
Public Works
Department –
Engineering Division
Review applications.
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one million. For non-cancer risks,
the threshold is a hazard index value
greater than one (1). LST
thresholds shall be those
recommended by SCAQMD. If the
Health Risk Assessment or LST
analysis shows that the incremental
cancer risk exceeds these standards,
the HRA and/or LST analysis shall
be required to identify and
demonstrate that mitigation
measures are capable of reducing
potential cancer and non-cancer
risks to an acceptable level.
Measures to reduce risk may
include but are not limited to:
All off-road diesel-powered
construction equipment greater
than 50 hp shall meet the United
States Environmental Protection
Agency (US EPA)-Certified
Tier 3 emissions standards for
off-road diesel-powered
construction equipment greater
than 50 horsepower; until
equipment that meets Tier 4
emission standards are
available.
All off-road diesel-powered
construction equipment greater
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than 50 hp shall meet the Tier 4
emission standards, where
available.
All construction equipment
shall be outfitted with BACT
devices certified by CARB.
Any emission control device
used by the contractor shall
achieve emission reductions
that are no less than what could
be achieved by a Level 3 diesel
emissions control strategy for
similarly sized engine as
defined by CARB regulations.
Use 2010 and newer diesel haul
trucks (e.g., material delivery
trucks and soil import/export)
and if 2010 model year or
newer diesel trucks cannot be
obtained, the developer shall
use trucks that meet EPA 2007
model year NOx emission
requirements.
Air intakes located away from
high volume roadways and/or
truck loading zones.
Heating, ventilation, and air
conditioning systems of the
buildings provided with
appropriately sized Maximum
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Efficiency Rating Value
(MERV) filters.
Mitigation measures identified in the
HRA and LST analysis shall be
identified as mitigation measures in
the implementing development
project’s environmental document
and/or incorporated into the site
development plan as a component of
the proposed future project. The air
intake design and MERV filter
requirements shall be noted and/or
reflected on all building plans
submitted to the City and shall be
verified by the City of Lake Elsinore
Community Development
Department.
GHG-1: The following CAP measures as
binding and enforceable upon
implementing projects as required
by the CAP and shall be verified by
the City prior to approval of
implementing project plans or prior
to occupancy as appropriate:
T-1.2: Pedestrian Infrastructure
Implementing projects shall be
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
Determination of
project’s
incorporation of the
CAP measures
described in
Mitigation Measure
GHG-1.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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required to provide sidewalks
along new and reconstructed
streets.
Implementing projects shall
provide sidewalks or paths to
internally link all uses in a
project where applicable.
Implementing projects shall
provide connections to
neighborhood activity centers,
major destinations, and transit
contiguous to site.
T-1.4: Bicycle Infrastructure
Where applicable,
implementing projects shall
implement a network of Class
I, II and II bikeways, trails and
safety features identified in the
General Plan, Bike Lane
Master Plan, Trails Master
Plan and Western Riverside
County Non-Motorized
Transportation plan. Where
applicable, the implementing
project shall provide
connections to the network
identified in these plans.
T-1.5: Bicycle Parking
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
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New, non-residential
development that is
anticipated to generate visitor
traffic shall provide
permanently anchored bicycle
racks within 200 feet of the
visitor entrance, readily
visible to passers-by, for 5%
of visitor motorized vehicle
parking capacity, with a
minimum of one two-bike
capacity rack.
For an implementing project
proposing a building with
over 10 tenant spaces, secure
bicycle parking for 5% of
tenant-occupied motorized
vehicle parking capacity, with
a minimum of one space shall
be provided.
T-2.1: Designated Parking for Fuel-
Efficient Vehicles
A non-residential
implementing project shall
designate 10% of its total
parking spaces for “Clean Air
Vehicles.”
E-1.1: Tree Planting
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Implementing projects shall
provide a 15- gal non-
deciduous, umbrella-form tree
per 30 linear feet of boundary
length, near buildings, or to
shade pavement in parking
lots and streets.
E-1.2: Cool Roof Requirements
A non-residential
implementing project shall
use roofing materials having
solar reflectance, thermal
emittance or Solar
Reflectance Index 3 per
CalGreen Tier 1 values.
E-1.3: Energy Efficient Building
Standards
Implementing projects shall
achieve CalGreen Tier 1
energy efficiency standards.
E-3.2: Energy Efficient Street and
Traffic Signal Lights
If an implementing project
involves the installation of
street or traffic signal lights,
such lighting shall consist of
Low Emitting Diode (LED)
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lights.
E-4.1: Landscaping
An implementing project
shall comply with the City’s
AB 1881 Landscaping
Ordinance.
E-4.2: Indoor Water Conservation
Requirements
Implementing projects shall
reduce indoor water
consumption by 30%,
consistent with CalGreen Tier
1, Section A5.303.2.3.1.
S-1.4: Construction and Demolition
Waste
Diversion
An implementing project
accompanied by a waste
management plan shall
demonstrate how 65% of the
nonhazardous construction
and demolition debris
generated at the site will be
recycled or salvaged.
GHG-2: Prior to the issuance of any
discretionary developments for
the AVSP (including grading,
Review of Phased
Development Plans,
Subdivision Maps or
Review of CAP
Compliance
Document for
Community
Development
Department –
Prior to approval of
Phased Development
Plans, Subdivision
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and/or similar) the Project
applicant shall submit a CAP
compliance document to the
Director of Community
Development. The Climate
Action Plan Compliance Report
has been prepared and is located
within Chapter 7 of the Alberhill
Villages Specific Plan.
The auditing mechanism for
the CAP is discussed further
within Chapter 6.0,
subsection 6.2.2 - Measure
Implementation and
Performance. The City staff
shall evaluate measures every
five years, identifying
achievement of the
performance indicators,
participation rates,
implementation costs, and
community benefits realized,
remaining barriers to
implementation, and
recommendations for changes
to the CAP.
- This evaluation may be
submitted to the City
Council in conjunction
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
compliance with City
of Lake Elsinore
Climate Action Plan
and with Mitigation
Measure GHG-2.
Planning Division
Public Works
Department –
Engineering Division
Maps or Design
Review applications.
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with the General Plan
status report for that year
as required by State
Government Code
Section 65400.
- In addition, measure
review will include an
assessment of the
implementation of
applicable Scoping Plan
measures to determine if
adjustments to the CAP
must be made to account
for any shortfalls in
Scoping Plan
implementation.
4.9 Noise
NSE-0.5 Prior to the future approval of a
Phased Development Plan,
Subdivision Map, or Design
Review application by the City’s
decision-making authority,
applicants for any proposed new
development shall submit a
project-specific noise impact
analysis which evaluates potential
construction-related noise impacts
upon existing surrounding land
uses and potential noise impacts
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
Review and approval
of project-specific
noise impact
analysis.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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from existing and projected
surrounding land uses upon the
proposed project.
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
NSE-1 To reduce construction-related
noise, site preparation, grading and
construction activities shall be
limited to those hours as set forth in
noise control provisions of the Lake
Elsinore Municipal Code.
Review of
construction plans
which shall include
applicable
construction noise
standards in
contractor
specifications.
On-site verification Construction
Manager
Community
Development
Department -
Building Division
During project
construction.
NSE-2 All construction equipment, fixed
and mobile, shall be equipped with
properly operating and maintained
mufflers.
Review of
construction plans
which shall include
applicable
construction noise
standards in
contractor
specifications.
On-site verification Construction
Manager
Community
Development
Department -
Building Division
During project
construction.
NSE-3 All stationary noise generating
construction equipment and any
construction staging areas shall be
located as far as practical from
existing residences. If impulsive
noise generation, such as pile
driving or jack-hammers, is
Review of
construction plans
which shall include
applicable
construction noise
standards in
On-site verification Construction
Manager
Community
Development
Department -
During project
construction.
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necessary close to noise-sensitive
users, activity scheduling to
minimize off-site impacts, or
erection of temporary barriers shall
be necessary as determined by the
Project specific noise study that
verifies compliance with City noise
standards.
contractor
specifications.
Building Division
NSE-4 As part of an application for a
Phased Development Plan,
Subdivision Map, or Design Review
application, a noise study shall be
submitted that evaluates existing
and projected noise levels affecting
the implementing development
proposal. Design features that may
be incorporated within an
implementing project may include
setbacks from the roadway or noise
attenuation that will reduce noise
levels to acceptable standards. An
exterior level of 60 dB CNEL in
usable outdoor space shall be the
noise exposure goal for such
maximally noise-sensitive uses. If
such a level is not attainable with
reasonably available noise control
measures, the General Plan finds
levels up to 65 dB CNEL are
acceptable.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
Review and approval
of project-specific
noise impact
analysis.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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In the event that patios and
balconies are determined to occur
within the 65 dBA noise contour,
noise attenuation shall be required
to reduce noise levels to 65 dBA
CNEL or lower. This may include
the use of architectural treatments,
barriers, or other noise attenuating
measures. Project specific
mitigation measures shall provide
sound level reductions so that future
uses within the AVSP area are
consistent with the CNEL levels
identified in the Lake Elsinore
General Plan and Lake Elsinore
Municipal Code.
NSE-5 Prior to the issuance of building
permits, the applicant shall submit a
detailed acoustical study
demonstrating that all the structures
will meet applicable City interior
noise levels and exterior living area
noise levels, in accordance with
applicable noise standards and
zoning regulations.
a. The study shall be prepared by a
City-approved acoustical expert,
to the satisfaction of the
Community Development
Submittal of detailed
acoustical study
demonstrative that all
structures will meet
City’s noise
standards
Review and approval
of project-specific
noise impact
analysis.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to issuance of
building permits.
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Director; and,
b. The study shall document
projected ultimate noise
exposure for interior office, retail
and residential space and shall
demonstrate that the AVSP
design plans have incorporated
adequate sound attenuation
measures to achieve the
applicable noise standards.
NSE-6 Prior to the issuance of any building
permits for residential uses, the
applicant shall incorporate
appropriate buffering and/or sound
attenuation in the building siting
and designs to limit potential
incompatibilities with the nearby
land uses. Noise levels for the
residential units shall be reduced to
65 dBA for exterior noise levels and
45 dBA for interior noise levels.
Incorporation of any
appropriate
mitigation measures
into implementing
individual
implementing
development
project’s conditions
of approval
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning Division
Prior to issuance of
building permits.
NSE-7 Prior to the issuance of building
permits for commercial uses, the
Project shall incorporate measures
to minimize hours of operation and
reduce exterior noise levels
resulting from potential noise
source locations, such as loading
docks, speakerphones, music/live
entertainment, to 65 dBA CNEL
Incorporation of any
appropriate
mitigation measures
into implementing
individual
implementing
development
project’s conditions
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning Division
Prior to issuance of
building permits.
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from 7 a.m. to 10 p.m. and 60 dBA
from 10 p.m. to 7 a.m. These
measures shall be implemented to
the satisfaction of the Community
Development Director or modified
for special events.
of approval
NSE-8 AVSP residential development
planned for within 4,800 feet of
nocturnal Pacific Aggregates rock
crushing operations shall be
approved only if it can be
demonstrated that the nocturnal City
of Lake Elsinore Zoning Ordinance
standard of 40 dB (L50) will not be
exceeded at any single family
residence. If future crushing
activities are restricted to 7 a.m. to
10 p.m., this condition shall apply
to proposed residential uses within
2,400 feet of crusher locations.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
Review of project-
specific noise impact
analysis.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
NSE-9 Projects that have a potential to
generate construction-related
groundborne vibration (e.g., use of
pile drivers, rock drills, and
pavement breakers), the City shall
require the project applicant to
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
Review of
construction-related
vibration mitigation
plan.
Community
Development
Department –
Planning Division
Public Works
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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submit a construction-related
vibration mitigation plan to the City
prior for review and approval. The
mitigation plan shall depict the
location of the construction
equipment and activities and how
the vibration from this equipment
and activity would be mitigated
during construction of the project.
The City shall require binding
mitigation measures implementing
the approved mitigation plan.
review process,
including project-
specific CEQA
groundbourne
vibration analysis
and the incorporation
of any appropriate
mitigation measures
into individual
project’s conditions
of approval.
Department –
Engineering Division
NSE-10 For projects proposing new
sensitive receptor uses in the
vicinity of mining activities, the
City shall require the project
applicant to demonstrate the new
use’s compliance with City noise
standards. Where project-specific
analysis determines there is a
potential for significant vibration-
related impacts, the City shall
require binding mitigation measures
that will reduce the vibration
received to acceptable levels.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
groundbourne
vibration analysis
and the incorporation
of any appropriate
mitigation measures
into individual
project’s conditions
of approval.
Review of
construction-related
vibration mitigation
plan.
Community
Development
Department –
Planning Division
Public Works
Department –
Engineering Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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4.10 Public Services and Utilities
PU-1 Prior to approval of a Phased
Development Plan (PDP) and prior
to approval of implementing
development projects for
residential, commercial, mixed-use,
or institutional development, the
City shall require verification from
the Elsinore Valley Municipal
Water District that adequate
wastewater treatment facilities and
treatment capacity exists to serve
the proposed development.
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific
determination that
adequate wastewater
treatment facilities
and treatment
capacity exists to
serve the proposed
development.
Require verification
from the Elsinore
Valley Municipal
Water District that
adequate wastewater
treatment facilities
and treatment
capacity exists to
serve the proposed
development.
Community
Development
Department –
Planning Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
4.11 Biological Resources/Jurisdictional Waters
BIO-1: A pre-construction survey for
resident burrowing owls will be
conducted by a qualified biologist
within 30 days prior to
commencement of grading and
construction activities within those
portions of the Project site
containing suitable burrowing owl
habitat. If ground disturbing
activities in these areas are delayed
Submittal of a pre-
construction
burrowing owl
survey conducted in
accordance with the
2012 CDFW Staff
Report on Burrowing
Owl Mitigation.
Review and approval
of pre-construction
burrowing owl
survey.
Community
Development
Department –
Planning Division
Within 30 days prior
to any ground-
disturbing activities.
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or suspended for more than 30 days
after the preconstruction survey, the
area shall be resurveyed for owls
during the 30 days preceding the
revised ground-disturbance date.
The pre-construction survey will be
conducted in accordance with the
2012 CDFW Staff Report on
Burrowing Owl Mitigation.
If occupied burrowing owl tunnels
are identified on-site during the pre-
construction survey, construction
may proceed if a 50-foot avoidance
buffer can be established around the
affected owl tunnel entrances (no
ground disturbance, equipment
laydown or storage, or parking
inside the buffer). The owls and
worker compliance with the buffer
shall be monitored daily by a
qualified biologist until construction
and all other ground-disturbance
activities in the vicinity have
ceased.
If the Project cannot avoid an
occupied burrow (resulting in the
possibility of taking owls through
If occupied
burrowing owl
tunnels are identified
on-site during the
pre-construction
survey, the developer
shall comply with all
requirements set
forth in Mitigation
Measure BIO-1.
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning Division
Prior to any ground-
disturbance activities
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entombing or crushing them in their
burrows, or evicting them to be
eaten by raptors or other predatory
birds), relocation will be necessary
to avoid unauthorized take of this
declining species. The Project shall
notify the Wildlife Agencies
(CFWS and USFWS) within 3
business days of detecting the
occupied burrow, and shall prepare
a Burrowing Owl Relocation Plan
for approval by the Wildlife
Agencies.
BIO-2: No new clearing, grubbing, grading
or other ground-disturbance
activities shall occur on each
implementing development Project
site until the following requirements
have been met for the California
gnatcatcher (Polioptila califorrnica
californica):
a. If suitable habitat is present,
Presence/absence surveys shall
be conducted in accordance
with United States Fish and
Wildlife Service (USFWS)/
California Department of Fish
and Wildlife (CDFW)-protocol
Submittal of a
presence/absence
survey for the
California
gnatcatcher
(Polioptila
califorrnica
californica) in
accordance with the
requirements of
Mitigation Measure
Bio-2.
Review and approval
of presence/absence
survey for the
California
gnatcatcher.
Community
Development
Department –
Planning Division
Within 30 days prior
to any ground-
disturbing activities.
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within the footprint where new
clearing grubbing, grading or
other ground-disturbance
activities is proposed. Said
surveys shall also include all
land within 500 feet of the
ground-disturbance footprint.
If surveys document absence of
California gnatcatcher (CAGN),
no additional avoidance or
minimization measures are
required. Surveys in which the
species is not detected are
considered valid for one year.
New surveys shall be conducted
on any previously surveyed
areas where clearing, grubbing,
grading or other ground-
disturbance activities have not
commenced within one year
and whenever new areas that
contain suitable habitat are
proposed for ground-
disturbance activities.
b. If surveys document the
presence of CAGN, impacts to
CAGN would be mitigated
below the level of significance
when occupied coastal sage
If surveys document
the presence of
California
gnatcatcher (CAGN),
the developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-2.
Direct observation of
verification.
Construction
Manager
Community
Development
Department –
Planning Division
Prior to any ground-
disturbance activities
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scrub is fenced and direct
impacts are avoided and
construction within 500 feet of
occupied habitat occurs only
between September 1 and
February 15 to avoid indirect
impacts to nesting CAGN. If
avoidance is not feasible, a
temporary noise barrier shall be
used during construction, at the
appropriate location(s), in
coordination with CDFW and
the USFWS. The noise barrier
shall attenuate noise levels to
60 dBA or less at the edge of
breeding habitat. Additional or
alternative measures to avoid or
minimize adverse project
effects to CAGN, as identified
by the USFWS and CDFW,
shall be implemented.
c. If all avoidance measures
cannot be implemented such
that “take” of CAGN is
avoided, a Section 7
Consultation or Section 10
Incidental Take Permit shall be
initiated by the Project
applicant with the USFWS and
Take Authorization from
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USFWS through Final
Biological Opinion and
Incidental Take Statement and
from CDFW through issuance
of a California Endangered
Species Act Incidental Take
Permit or compliance with Fish
and Game Code Section 2080.1
will be obtained.
Mitigation measures to avoid or
minimize adverse Project
effects to CAGN, as identified
by the USFWS and the CDFW
shall be implemented. Potential
impacts will be reduced to
below the level of significance
through implementation of one
or more of the following
measures, which individually or
in combination will reduce
potential impacts to below the
level of significance: 1)
avoidance; 2) minimization of
impacts; 3) acquisition and set
aside of similar CAGN habitat
either on-site or off-site at a 1 to
1 ratio or such other ratio as
negotiated between the
applicant, the USFWS and the
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CDFW.
BIO-3 Should construction of implementing
development projects occur during the
breeding season for the least Bell’s
vireo (LBV), southwestern willow
flycatcher (SWWF) or other riparian-
obligate birds (March 15 through
September 15), protocol-level surveys
shall be conducted prior to
construction; or presence can be
assumed. If surveys document the
presence of LBV, SWWF or other
riparian-obligate birds, impacts to
LBV, SWWF or other riparian-
obligate birds would be mitigated
below the level of significance when
occupied riparian forest/woodland/
scrub is fenced and direct impacts are
avoided and construction within 500
feet of occupied habitat occurs only
between September 15th and March
15th to avoid indirect impacts to
nesting riparian-obligate birds. If
avoidance is not feasible, a temporary
noise barrier shall be used during
construction, at the appropriate
location(s), in coordination with
CDFW and the USFWS. The noise
barrier shall attenuate noise levels to
60 dBA or less, at the edge of
Submittal of
protocol-level
surveys for least
Bell’s vireo (LBV),
southwestern willow
flycatcher (SWWF)
or other riparian-
obligate birds (March
15 through
September 15), in
accordance with the
requirements of
Mitigation Measure
Bio-3.
If surveys document
the presence of LBV,
SWWF or other
riparian-obligate
birds, impacts to
LBV, SWWF or
other riparian-
obligate birds, the
developer shall
comply with all
requirements set
forth in Mitigation
Review and approval
of protocol-level
surveys for least
Bell’s vireo (LBV),
southwestern willow
flycatcher (SWWF)
or other riparian-
obligate birds.
Direct observation of
verification.
Community
Development
Department –
Planning Division
Construction
Manager
Community
Development
Department –
Planning Division
During the breeding
season for the least
Bell’s vireo (LBV),
southwestern willow
flycatcher (SWWF)
or other riparian-
obligate birds (March
15 through
September 15),
Prior to any ground-
disturbance activities
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breeding habitat. If surveys indicate
that these species are not present, this
measure will not be required.
Additional or alternative measures to
avoid or minimize adverse project
effects to LBV, SWWF or other
riparian-obligate birds, as identified
by the USFWS in Section 7 or Section
10 Consultation and CDFW, shall be
implemented. However, if all
avoidance measures cannot be
implemented such that “take” of LBV
and SWWF is avoided, Take
Authorization from USFWS through
Final Biological Opinion and
Incidental Take Statement and from
CDFW through issuance of a
California Endangered Species Act
Incidental Take Permit or compliance
with Fish and Game Code Section
2080.1 will be obtained.
Measure BIO-3.
BIO-4 Individual environmental review
conducted for future AVSP
implementing development projects
will be required to identify any
impacts on riparian areas and
wetlands and, in consultation with
the appropriate resource agencies and
applicable regional plans, must
Project-specific
CEQA environmental
analysis including
review and approval
of a project-specific
analysis that
identifies any
impacts on riparian
Compliance with
project-specific
conditions of
approval.
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
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ensure incorporation of adequate
mitigation to preserve the viability of
these important biological resources.
Prior to issuance of a grading
permit(s) for areas within the AVSP
that contain riparian/riverine habitat,
the applicant shall implement one or
more of the following measures to
mitigate for impact to
riparian/riverine that individually or
in combination will reduce potential
impacts to below the level of
significance, subject to regulatory
agency (U.S. Army Corps of
Engineers (ACOE), California
Regional Water Control Board
(CRWQCB) and California
Department of Fish and Wildlife
(CDFW)) approval:
Avoidance of on-site
riparian/riverine habitat;
Enhancement of other AVSP
on-site riparian/riverine habitat;
Restoration of on-site
riparian/riverine habitat
following ground-disturbance
activities; or,
areas and wetlands
impacts, and, in
consultation with the
appropriate resource
agencies and
applicable regional
plans, incorporation
of any mitigation
measures into
individual project’s
conditions of
approval.
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On-site or off-site mitigation of
residual impacts to
riparian/riverine habitat at no
less than 1:1 replacement to
impact ratio, or such other ratio
as required by the regulatory
agency, whichever is greater.
Off-site replacement shall
include the purchase of
mitigation credits at an agency-
approved off-site mitigation
bank or payment into an in-lieu
fee agreement, such as the San
Jacinto River invasive removal
project through Santa Ana
Watershed Authority.
BIO-5 Prior to issuance of a grading permit
for any implementing development
proposal that contains potential
“waters of the U.S.” and/or “waters
of the State”, a formal jurisdictional
delineation of the subject property
documenting all drainages including
ephemeral drainages shall be
completed. Potential impacts to any
“waters of the U.S.” and “waters of
the State” will be reduced to below
the level of significance through
Project-specific
CEQA environmental
analysis including
review and approval
of a project-specific
analysis that
identifies any
impacts on riparian
areas and wetlands
impacts, and, in
consultation with the
appropriate resource
Compliance with
project-specific
conditions of
approval.
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
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implementation of one or more of
the following measures, that
individually or in combination will
reduce potential impacts to below
the level of significance, subject to
U.S. Army Corps of Engineers
(ACOE) and California Department
of Fish and Wildlife (CDFW)
approval through the Section 404
and Section 1600 Streambed
Alteration Agreement permitting
process:
Avoidance of on-site
jurisdictional features;
Enhancement of avoided on-site
drainages;
Restoration of on-site riparian
habitat following ground-
disturbance activities; or,
On-site or off-site mitigation of
residual impacts to
jurisdictional areas at a 1:1
ratio, or such other ratio as
negotiated between the
applicant, the U.S. Army Corps
of Engineers (ACOE),
California Regional Water
Quality Control Board
agencies and
applicable regional
plans, incorporation
of any mitigation
measures into
individual project’s
conditions of
approval.
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(CRWQCB) and the California
Department of Fish and
Wildlife (CDFW) during the
Section 404/401/1602
permitting process.
BIO-6 In order to avoid violation of the
Migratory Bird Treaty Act (MBTA)
and the California Fish and Game
Code ground-disturbance activities
including the removal of trees and
vegetation shall be avoided, to the
greatest extent possible, during the
nesting season (generally February
1 to August 31) of potentially
occurring native and migratory bird
species.
If site-preparation activities are
proposed during the
nesting/breeding season (February 1
to August 31), a pre-activity field
survey shall be conducted by a
qualified biologist prior to the
issuance of grading permits, to
determine if active nests of species
protected by the MBTA or the
California Fish and Game Code are
present in the construction zone.
If active nests are not located within
Construction of
individual
development projects
to avoid nesting
season or qualified
biologist to prepare
surveys for nesting
birds and ensure that
nesting birds are
avoided during
construction.
Verify inclusion in
project
specifications, site
inspection prior to
commencement of
vegetation
removal/ground
disturbance.
Community
Development
Department –
Planning Division
Prior to construction
and during
construction. During
the nesting bird
season (February 1
through August 31).
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the Project area and appropriate
buffer (500 feet) of an active listed
species or raptor nest, 300 feet of
other sensitive or protected bird
nests (non-listed), or within 100 feet
of sensitive or protected songbird
nests), earth-moving activities may
be conducted during the
nesting/breeding season. However,
if active nests are located during the
pre-activity field survey, no grading
or heavy equipment activity shall
take place within at least 500 feet of
an active listed species or raptor
nest, 300 feet of other sensitive or
protected (under MBTA or
California Fish and Game Code)
bird nests (non-listed), or within
100 feet of sensitive or protected
songbird nests until the nest is no
longer active.
BIO-7 Though the Stephens’ kangaroo
rat was not found on-site, suitable
habitat, however, exists on-site
within the ruderal/non-native
grassland and disturbed sage scrub
habitats located on-site. The Project
Site is located in the Stephens’
Kangaroo Rat Fee Assessment Area
(Riverside County Ordinance
Payment of
Stephens’ kangaroo
rat Habitat
Conservation Plan
(SKR HCP)
development impact
fee.
Verification of
payment of the SKR
HCP development
mitigation fee.
Public Works
Department –
Engineering Division
Prior to issuance of
grading permits.
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663.10). To reduce potential
impacts to the Stephen’s kangaroo
rat, and in accordance with
Riverside County Ordinance
663.10, a Stephens’ Kangaroo Rat
Mitigation Fee payment of $500.00
per gross developed acre is required
– paid to the Riverside County SKR
Habitat Conservation Plan Fees.
The mitigation fee shall be required
prior to the issuance of a grading
permit. If a deferral agreement
instrument is recorded by the
Applicant, the fee may be deferred
to the issuance of the first building
permit within the development. Fee
amounts are determined by
Riverside County Transportation
and Land Management Agency
(TLMA) Building & Safety and
Planning Land Use staff and can be
paid at any TLMA Permit
Assistance Center.
The rosy boa, designated as a
CDFW California Species of
Concern, were not found onsite
during the 14 days of general and
focused biological surveys and site
reconnaissance, even though
Submittal of a
presence/absence
survey for the rosy
boa by a qualified
biologist in
accordance with
Review and approval
of presence/absence
survey for the rosy
boa.
Community
Development
Department –
Planning Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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suitable habitat was present. The
rosy boa is generally sparsely
distributed in rocky chaparral and
coastal sage scrub habitats, and has
a high potential to occur within
these habitats. Additional surveys
are to be conducted before grading
is permitted, and if found, the rosy
boa will be relocated to habitat
suitable areas outside the
development area.
In addition, the fairy shrimp, also
not found during the 14 days of
general and focused biological
surveys and site reconnaissance,
may have a potential for existence
due to the presence of numerous
seasonal pools observed on-site. A
presence/absence survey shall be
conducted prior to any on-site
grading.
established survey
protocol.
Submittal of a
presence/absence
survey for the fairy
shrimp prepared by a
qualified biologist in
accordance with
established survey
protocol.
Review and approval
of presence/absence
survey for the fairy
shrimp.
Community
Development
Department –
Planning Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications
BIO-8 The Applicant shall be responsible
for implementing mitigation to
reduce potential impacts to two
species of native trees that were
located on-site: the southern coast
live oak riparian forest located in the
northwest corner of the Site that
includes coast live oak (Quercus
Identification of
coast live oak
(Quercus agrifolia)
and the arroyo
willow (Salix
lasiolepis) on
tentative tract map
exhibits, design
Review and approval
of tentative tract
maps, design review
applications and
construction plans
Community
Development –
Planning Division
Prior to
implementing
development project
approval.
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agrifolia) and the arroyo willow
(Salix lasiolepis). The oak trees and
willows are large, mature, and in
good health. If oak trees will be
impacted, the developer shall
mitigate the loss at a 12:1
replacement with 1-gallon trees, or
shall relocate the native oak trees.
review exhibits and
construction plans.
The implementing
project’s grading
plan shall clearly
indicate existing oak
trees and areas to
remain and to be
avoided.
Review of grading
plans and site
inspection prior to
commencement of
vegetation
removal/ground
disturbance.
Community
Development –
Planning Division
Prior to issuance of
grading permits.
BIO-9 Prior to the future approval of a
Phased Development Plan,
Subdivision Map, or Design Review
application by the City’s decision-
making authority, applicants for any
proposed new implementing
development shall submit a current
site-specific biological survey
prepared by a qualified biologist
which evaluates the potential
construction-related noise impacts
upon wildlife. If biological survey
determines that construction-related
noise mitigation is necessary; prior to
the commencement of construction
activity, a temporary sound wall shall
be erected adjacent to construction
between the implementing
Review of Phased
Development Plans,
Subdivision Maps or
Design Review
applications during
City’s development
review process,
including project-
specific CEQA
environmental
analysis and the
incorporation of any
appropriate
mitigation measures
into individual
project’s conditions
of approval.
Review of site-
specific biological
surveys and
implementation of
mitigation in
accordance with
Mitigation Measure
Bio-9 through the
implementing
development
project’s conditions
of approval.
Community
Development
Department –
Planning Division
Prior to approval of
Phased Development
Plans, Subdivision
Maps or Design
Review applications.
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development’s footprint and any
impacted wildlife resources to ensure
that wildlife are not subject to noise
that would exceed residential noise
standards (65 dBA) or ambient noise
levels at 65 dBA (whichever is
higher). Once construction is
completed, the temporary sound wall
shall be removed.
BIO-10 Any loading docks proposed for
construction located adjacent to the
Critical Habitat Areas shall be
designed and operated to maintain
noise levels at 65 dBA or ambient
noise levels (whichever is higher).
Review of each
implementing
commercial, multi-
family and
recreational
development project
and the incorporation
of any appropriate
mitigation measures
into individual
project’s conditions
of approval
Review and approval
each implementing
commercial, multi-
family and
recreational
development project.
Community
Development
Department –
Planning Division
Prior to approval of
each implementing
commercial, multi-
family and
recreational
development project
application.
BIO-11 Prior to grading each phase of the
development, a qualified biologist
will conduct a USFWS protocol-
level habitat assessment for Quino
Checkerspot Butterfly (QCB) in
accordance with the latest USFWS
protocol. If it is determined that
Submittal of a
presence/absence
survey for the Quino
Checkerspot
Butterfly (QCB)
habitat assessment,
followed by
Review and approval
of presence/absence
survey for the Quino
Checkerspot
Butterfly (QCB)
Community
Development
Department –
Planning Division
A minimum of 1 year
prior to any ground-
disturbing activities.
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suitable habitat exists on site, then
focused USFWS-protocol QCB
surveys will be conducted within
identified suitable habitat as
follows:
a. If surveys document absence of
QCB no additional avoidance or
minimization measures are
required. Surveys in which the
species is not detected are
considered valid for one year.
New surveys shall be conducted
on any previously surveyed
areas where clearing, grubbing,
grading or other ground-
disturbance activities are not
commenced within one year
and whenever new areas are
proposed for ground-
disturbance activities.
b. If QCB occupies suitable
habitat within the development
footprint, the direct permanent
impacts to the federally
endangered Quino checkerspot
butterfly will require
consultation under Section 7 or
10 of the Endangered Species
Act, and will be mitigated
presence/absence
surveys in
accordance with
USFWS survey
protocol, if habitat is
present, as
determined by a
qualified biologist.
If surveys document
the presence of
Quino Checkerspot
Butterfly (QCB), the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-11.
Verification through
documentation of
avoidance procedures
or of receipt of
Section 7
Consultation or
Section 10 Incidental
Take Permit.
Community
Development
Department –
Planning Division
Prior to any ground-
disturbance activities
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according to negotiations with
the USFWS. If all avoidance
measures cannot be
implemented such that “take” of
QCB is avoided, an Incidental
Take Permit shall be initiated
by the Project applicant with
the USFWS and Take
Authorization from USFWS
through Final Biological
Opinion and Incidental Take
Statement will be obtained.
Mitigation measures to avoid or
minimize adverse Project
effects to QCB, as identified by
the USFWS shall be
implemented. Potential impacts
will be reduced to below the
level of significance through
implementation of one or more
measures, including, but not
limited to, habitat preservation,
enhancement, reintroduction,
and/or creation.
c. If temporary impacts to the
federally endangered Quino
checkerspot butterfly habitat are
unavoidable, mitigation will
occur through on-site
revegetation of the habitat in
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which the species occurs (i.e.,
coastal sage scrub) by including
the seeds of known host and
nectar plant species in the
revegetation seed mixture at a
1:1 ratio or such other ratio as
negotiated between the
applicant and the USFWS.
BIO-12: A pre-construction coast horned
lizard survey shall be conducted
within 30 days prior to the start of
construction/ground disturbing
activities or vegetation removal, a
coast horned lizard (CHL) shall be
conducted by a qualified biologist
to determine if the Coast Horned
Lizard is present. If surveys
document the presence of CHL,
impacts shall be mitigated to below
a level of significance through
onsite avoidance or through
mitigation
Implementation of one or more of
the following measures that
individually or in combination will
reduce potential impacts to below
the level of significance, subject to
U.S. Fish and Wildlife Service
(USFWS) and California
Submittal of a
presence/absence
survey for the coast
horned lizard (CHL)
habitat assessment,
USFWS survey
protocol, by a
qualified biologist.
If surveys document
the presence of coast
horned lizard (CHL),
the developer shall
comply with all
requirements set
forth in Mitigation
Review and approval
of presence/absence
survey for the coast
horned lizard (CHL)
Verification through
documentation of
avoidance procedures
or of receipt of U.S.
Fish and Wildlife
Service (USFWS)
and California
Community
Development
Department –
Planning Division
Community
Development
Department –
Planning Division
Within 30 days prior
to any ground-
disturbing activities.
Prior to any ground-
disturbance activities
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Department of Fish and Wildlife
(CDFW) approval:
Avoidance of on-site CHL
habitat;
Preservation of other AVSP
on-site CHL habitat and the
relocation of CHL
individuals from the
impacted habitat to the
preserved on-site habitat;
The placement of an
equivalent number of habitat
acres occupied by CHL into
permanent conservation.
If CHL are not detected, no
additional avoidance or
minimization is required.
Measure BIO-12. Department of Fish
and Wildlife
(CDFW) approval.
BIO-13 During the biological surveys
required by Mitigation Measure
BIO-14, a qualified biologist shall
survey the implementing
development project site for
Coulter’s Matilija poppy. If
Coulter’s Matilija poppy is found
on site, all native plant nurseries
in southern California (Riverside,
Los Angeles, Orange and San
Submittal of a
presence/absence
survey for the
Coulter’s Matilija
poppy, by a qualified
biologist/botanist.
If surveys document
the presence of
Review and approval
of presence/absence
survey for the
Coulter’s Matilija
poppy.
Verification through
provision of copies of
Community
Development
Department –
Planning Division
Community
Development
Prior to any ground-
disturbing activities.
Prior to any ground-
disturbance activities
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Diego Counties) will be notified
by certified mail of the pending
elimination of these plants by the
Project and shall be given the
opportunity to salvage the plants
or seeds (on a first-come, first-
served basis) prior to the
commencement of vegetation
clearing or other ground-
disturbing activities.
Coulter’s Matilija
poppy, the developer
shall comply with all
requirements set
forth in Mitigation
Measure BIO-13.
certified mail to all
native plant nurseries
in southern
California (Riverside,
Los Angeles, Orange
and San Diego
Counties) and any
responses thereto.
Department –
Planning Division
BIO-14: Prior to the grading of each phase,
an updated vegetation map will be
prepared to determine the extent
of the willow riparian, coast live
oak riparian, coastal sage scrub
and alluvial fan scrub within the
subject phase; and the amount of
these special-status habitats that
will be removed as a result of
implementing development
projects. The extent and quality
of coastal sage scrub and alluvial
fan scrub will be determined by a
qualified biologist. If the presence
of said habitat is identified and
will be removed as a result of
implementing development
projects, mitigation of the willow
riparian, coast live oak riparian
Submittal of an
updated vegetation
map will be prepared
to determine the
extent of the willow
riparian, coast live
oak riparian, coastal
sage scrub and
alluvial fan scrub
within the subject
phase; and the
amount of these
special-status habitats
that will be removed
as a result of
implementing
development
projects.
Review and approval
of presence/absence
survey for the Quino
Checkerspot
Butterfly (QCB)
Community
Development
Department –
Planning Division
Prior to any ground-
disturbing activities.
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coastal sage scrub and/or alluvial
fan scrub will be determined
through a Section 7 Consultation
or Section 10 Permit.
Implementation of one or more of
the following measures that
individually or in combination
will reduce potential impacts to
below the level of significance,
subject to U.S. Fish and Wildlife
Service (USFWS) and California
Department of Fish and Wildlife
(CDFW) approval:
Avoidance of on-site willow
riparian, coast live oak
riparian coastal sage scrub
and alluvial fan scrub habitat;
Preservation of other AVSP
on-site willow riparian, coast
live oak riparian, coastal sage
scrub and alluvial fan scrub
habitat at no less than a 1:1
ratio, or such other ratio as
required by the USFWS and
CDFW, whichever is greater;
The permanent preservation
of off-site willow riparian,
coast live oak riparian, coastal
If the presence of
said habitat is
identified and will be
removed as a result
of implementing
development
projects,, the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-14.
Verification through
documentation of
avoidance procedures
or of receipt of
Section 7
Consultation or
Section 10 Incidental
Take Permit.
Community
Development
Department –
Planning Division
Prior to any ground-
disturbance activities
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sage scrub and alluvial fan
habitat at no less than a 1:1
ratio, or such other ratio as
required by the USFWS and
CDFW, whichever is greater.
BIO-15 During the biological surveys
required by Mitigation Measure
BIO-14, a qualified biologist shall
survey the implementing
development project site for
Special Status Plants, including but
not limited to, Parry’s spineflower,
paniculate tarplant, and graceful
tarplant. If Special-Status Plants
are identified as being impacted by
implementing development
projects, those impacts shall be
mitigated in accordance with the
requirements and procedures set
forth in Mitigation Measure BIO-
14.
Submittal of
biological survey for
Special Status Plants
including but not
limited to, Parry’s
spineflower,
paniculate tarplant,
and graceful tarplant.
If the presence of one
or more of these
special-species is
identified and will be
removed as a result
of implementing
development
projects, the
developer shall
comply with all
requirements set
forth in Mitigation
Measure BIO-14.
Review and approval
of presence/absence
survey for the Special
Status Plants/
Verification through
documentation of
avoidance procedures
or of receipt of
Section 7
Consultation or
Section 10 Incidental
Take Permit.
Community
Development
Department –
Planning Division
Community
Development
Department –
Planning Division
Prior to any ground-
disturbing activities.
Prior to any ground-
disturbance activities
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4.12 Cultural Resources
CR-1 Prior to the issuance of grading
permit(s) and any earthmoving
activities for the Project, or off site
project improvement areas, the
implementing development Project
applicant shall retain a qualified
professional archaeologist and
qualified Luiseño Native American
monitors from the Pechanga Band
and the Soboba Band to monitor, on
a rotating basis, all ground
disturbing activities in an effort to
identify any unknown
archaeological resources. Any
newly discovered cultural resource
deposits shall be subject to a
cultural resources evaluation.
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires that an
applicant-retained
qualified
archaeologist monitor
all ground disturbing
activities and to
submit summary
report.
Compliance with
project-specific
conditions of
approval..
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
Prior to issuance of
grading permit
CR-2 At least 30 days prior to seeking a
grading permit, the Project applicant
shall contact the both the Pechanga
Band of Luiseño Indians and the
Soboba Band of Luiseño Indians to
notify those Tribes of grading,
excavation and the monitoring
program, and to coordinate both
Tribes to develop a Cultural
Resources Treatment and
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires the submittal
of an executed
Review and approval
of Cultural Resources
Treatment and
Monitoring
Agreement.
Community
Development
Department –
Planning Division.
At least 30 days prior
to seeking a grading
permit.
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Monitoring Agreement. The
Agreement shall address: the
treatment of known cultural
resources, the designation,
responsibilities, and participation of
Native American Tribal monitors
during grading, excavation and
ground disturbing activities; Project
grading and development
scheduling; terms of compensation;
and, treatment and final disposition
of any cultural resources, sacred
sites, and human remains
discovered on the site.
Cultural Resources
Treatment and
Monitoring
Agreement at least 30
days prior to seeking
a grading permit.
CR-3 Prior to issuance of any grading
permit, the Project archaeologist
shall file a pre-grading report with
the City to document the proposed
methodology for grading activity
observation. Said methodology
shall include the requirement for a
qualified archaeological monitor to
be present and to have the authority
to stop and redirect grading
activities. In accordance with the
agreement required in CR-1, the
archaeological monitor’s authority
to stop and redirect grading will be
exercised in consultation with the
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires the submittal
of a pre-grading
report documenting
the proposed
methodology for
grading activity
observation.
Compliance with
project-specific
conditions of
approval.
Review and approval
of pre-grading report.
Community
Development
Department –
Planning Division.
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
Prior to the issuance
of grading permits.
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retained Luiseño Native American
monitor(s) in order to evaluate the
significance of any archaeological
resources discovered on the
property. Tribal monitors shall be
allowed to monitor all grading,
excavation and ground breaking
activities, and shall also have the
authority to stop and redirect
grading activities in consultation
with the Project archaeologist.
CR-4 All artifacts discovered at the
development site shall be
inventoried and analyzed by the
professional archaeologist. If any
artifacts of Native American origin
are discovered, all activities in the
immediate vicinity of the find
(within a 50-foot radius) shall stop
and the Project proponent and
Project archaeologist shall notify
the Pechanga Band of Luiseño
Indians and the Soboba Band of
Luiseño Indians. A designated
Native American observer from
both the Pechanga Band of Luiseño
Indians and the Soboba Band of
Luiseño Indians shall be retained to
help analyze the Native American
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires that if
inadvertent
discoveries of
subsurface
archaeological/cultur
al resources are
discovered during
grading, the
Developer, the
Compliance with
project-specific
conditions of
approval.
Review and approval
of a mitigation plan
agreed upon by
applicant-retained
qualified
archaeologist and
Tribal Monitor.
Community
Development
Department –
Planning Division.
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
Ongoing during
project construction.
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artifacts for identification as
everyday life and/or religious or
sacred items, cultural affiliation,
temporal placement, and function,
as deemed possible. The
significance of Native American
resources shall be evaluated in
accordance with the provisions of
CEQA and shall consider the
religious beliefs, customs, and
practices of the Luiseño tribes. All
items found in association with
Native American human remains
shall be considered grave goods or
sacred in origin and subject to
special handling.
The landowner shall relinquish
ownership of all cultural resources
Native American artifacts that
cannot be avoided or relocated at
the Project site shall be prepared in
a manner for curation and the
archaeological consultant shall
deliver the materials to a federally-
accredited curation facility such as
University of California, Riverside
Archaeological Research Unit
(UCR-ARU), or the Western
Science Center (formerly Western
project
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Center for Archaeology and
Paleontology), within a reasonable
amount of time. If more than one
Native American Group is involved
with the project and cannot come to
an agreement as to the disposition
of cultural materials, they shall be
curated at the Western Science
Center by default.
CR-5 All sacred sites, should they be
encountered within the Project area,
shall be avoided and preserved as
the mitigation, if feasible.
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
requires that all
sacred sites, should
they be encountered,
shall be avoided and
preserved, if feasible.
Compliance with
project-specific
conditions of
approval
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications and
ongoing during
project construction.
CR-6 If inadvertent discoveries of
subsurface archaeological/ cultural
resources are discovered during
grading, the Developer, the Project
archaeologist, and the appropriate
Tribe shall assess the significance
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
Compliance with
project-specific
conditions of
approval.
Community
Development
Department –
Planning Division.
Prior to approval of
discretionary land
use applications.
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of such resources and shall meet
and confer regarding the mitigation
for such resources. If the Developer
and the Tribe cannot agree on the
significance or the mitigation for
such resources, these issues will be
presented to the Community
Development Director (CDD) for
decision. The CDD shall make the
determination based on the
provisions of the California
Environmental Quality Act with
respect to archaeological resources
and shall take into account the
religious beliefs, customs and
practices of the appropriate Tribe.
Notwithstanding any other rights
available under the law, the
decision of the CDD shall be final.
projects’ conditions
of approval which
requires that if
inadvertent
discoveries of
subsurface
archaeological/
cultural resources are
discovered during
grading, the
Developer, the
project archaeologist,
and the appropriate
tribe shall assess the
significance of such
resources and shall
meet and confer
regarding the
mitigation for such
resources.
Review and approval
of a mitigation plan
agreed upon by
applicant-retained
qualified
archaeologist and
Tribal Monitor.
Community
Development
Department –
Planning Division
Ongoing during
project construction.
CR-6a If human remains are encountered,
California Health and Safety Code
Section 7050.5 states that no further
disturbance shall occur until the
Riverside County Coroner has made
the necessary findings as to origin.
Further, pursuant to California
Public Resources Code Section
5097.98(b) remains shall be left in
place and free from disturbance
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval which
addresses the
accidental discovery
Compliance with
project-specific
conditions of
approval.
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
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until a final decision as to the
treatment and disposition has been
made. If the Riverside County
Coroner determines the remains to
be Native American, the coroner
shall contact the Native American
Heritage Commission within 24
hours. Subsequently, the Native
American Heritage Commission
shall identify the person or persons
it believes to be the “most likely
descendant.” The most likely
descendant may then make
recommendations, and engage in
consultations concerning the
treatment of the remains as provided
in Public Resources Code 5097.98.
of human remains
during project
construction.
Applicant-retained
qualified
archaeologist to stop
construction if
human remains are
encountered and to
contact Riverside
County Coroner.
Notification of
discovery to
Riverside County
Coroner/Native
American Heritage
Commission
Qualified
Archaeologist/Tribal
Monitor
Ongoing during
project construction.
CR-7 Prior to the approval of any
implementing development Project
or the issuance of any grading
permit, that includes the Alberhill
School site, the applicant shall
provide to the City of Lake Elsinore
an evaluation of the School House
structure completed by a qualified
architectural historian and a
structural engineer to determine its
historical significance and structural
integrity. The report shall require
Project-specific
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval for any
implementing
development Project
that includes the
Alberhill School site,
Compliance with
project-specific
conditions of
approval.
Review and approval
of evaluation of the
School House
structure.
Community
Development
Department –
Planning Division.
Community
Development
Department –
Planning Division
Prior to approval of
discretionary land
use applications.
Prior to the issuance
grading permit.
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the review and approval by the
Community Development
Department – Planning Division.
If the structure cannot be reasonably
relocated because of it structural
integrity, the structure will be
closely replicated elsewhere on the
project site to be used as a Home
Owners Association/Community
meeting facility. The replicated
structure shall be constructed with
as many materials from the original
structure that can be reused.
Prior to demolition of the original
structure, the structure shall be fully
documented following the
HABS/HAER format. Site
documentation includes archival
quality large format, black and
white photography, measured
architectural drawings, and a
detailed written historical and
photographic log. These documents
shall be housed at a suitable
repository, determined by the City
of Lake Elsinore.
of the requirement
that the applicant
shall provide to the
City of Lake Elsinore
an evaluation of the
School House
structure completed
by a qualified
architectural historian
and a structural
engineer to determine
its historical
significance and
structural integrity
and the requirements
set forth in
Mitigation Measure
CR-7.
CR-7a Prior to obtaining the first certificate Project-specific Compliance with Community Prior to approval of
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of occupancy, the Developer shall
present informational materials (i.e.
pamphlets, flyers, booklets, etc.) to
educate prospective home buyers of
the Historic Alberhill District to the
Community Development Director
or designee for review and approval.
The materials shall include details
of the past history and uses of the
area including those other than
mining, interesting photographs,
and other information pertaining to
the area. The Developer shall hire a
qualified historian to professionally
prepare the materials and shall
consult with the local historic
societies. Consultation with the
Pechanga Tribe shall also occur
prior to finalization of the materials
to include available prehistoric
information. Historic information
shall also be included in trail
signage and at least one of the
following other sources: CC&R’s,
HOA notices, community flyers,
park signage, and/or street names.
CEQA environmental
analysis with
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval requiring
that the Developer
shall present
informational
materials (i.e.
pamphlets, flyers,
booklets, etc.) to
educate prospective
home buyers of the
Historic Alberhill
District to the
Community
Development
Director or designee
for review and
approval
project-specific
conditions of
approval.
Review and approval
of informational
materials (i.e.
pamphlets, flyers,
booklets, etc.) to
educate prospective
home buyers of the
Historic Alberhill
District
Development
Department –
Planning Division.
Community
Development
Department –
Planning Division
discretionary land
use applications.
Prior to the issuance
first certificate of
occupancy.
CR-8 Prior to the issuance of grading
permits for each implementing
development project, a qualified
Project-specific
CEQA environmental
analysis with
Compliance with
project-specific
conditions of
Community
Development
Department –
Prior to approval of
discretionary land
use applications.
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paleontologist shall be retained to
prepare a Paleontological
Resources Survey of the Project
site to determine the site specific
potential of finding paleon-
tological resources within the
Project site. If the approved
Paleontological Resources Survey
determines that it is unlikely that
paleontological resources will be
uncovered by earth-moving
activities, grading and
construction activities may
proceed, subject to compliance
with mitigation measures CR-1
through CR-7. However, if the
approved Paleontological
Resources Survey determines that
it is likely that paleontological
resources will be uncovered
during earth-moving activities, a
qualified paleontologist shall be
retained to develop a
Paleontological Resources
Monitoring and Treatment Plan
(PRMTP) for approval by the
Community Development
Director. Following Community
Development Director approval
of the PRMTP, grading and
incorporation of a
mitigation measure
into individual
projects’ conditions
of approval requiring
the preparation of a
Paleontological
Resources Survey
and Paleontological
Resources
Monitoring and
Treatment Plan
(PRMTP) for the
project site.
approval.
Review and approval
of a Paleontological
Resources Survey
and Paleontological
Resources
Monitoring and
Treatment Plan
(PRMTP).
Planning Division.
Community
Development
Department –
Planning Division
Prior to the issuance
of grading permits.
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construction activities may
proceed in compliance with the
provisions of the approved
PRMTP.
The PRMTP shall include the
following measures:
a. Identification of those
locations within the Project
site where paleontological
resources are likely to be
uncovered during grading.
b. A monitoring program
specifying the procedures for
the monitoring of grading
activities by a qualified
paleontologist.
c. If fossil remains large enough
to be seen are uncovered by
earth-moving activities, a
qualified paleontologist or
qualified designee shall
temporarily divert earth-
moving activities around the
fossil site until the remains
have been evaluated for
significance and, if
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appropriate, have been
recovered; and, the
paleontologist or qualified
designee allows earth-moving
activities to proceed through
the site. If potentially
significant resources are
encountered, a letter of
notification shall be provided
in a timely manner to the
Community Development
Director, in addition to the
report (described below) that
is filed at completion of
grading.
d. If a qualified paleontologist
or qualified designee is not
present when fossil remains
are uncovered by earth-
moving activities, these
activities shall be stopped and
a qualified paleontologist or
qualified designee shall be
called to the site immediately
to evaluate the significance of
the fossil remains.
e. At a qualified paleontologist’s
or qualified designee’s
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discretion and to reduce any
construction delay, a
construction worker shall
assist in removing
fossiliferous rock samples to
an adjacent location for
temporary stockpiling
pending eventual transport to
a laboratory facility for
processing.
f. A qualified paleontologist or
qualified designee shall
collect all significant
identifiable fossil remains.
All fossil sites shall be plotted
on a topographic map of the
Project site.
g. If the qualified paleontologist
or qualified designee
determines that insufficient
fossil remains have been
found after fifty percent of
earthmoving activities have
been completed, monitoring
can be reduced or
discontinued.
h. Any significant fossil remains
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recovered in the field as a
result of monitoring or by
processing rock samples shall
be prepared, identified,
catalogued, curated, and
accessioned into the fossil
collections of the San
Bernardino County Museum,
or another museum repository
complying with the Society of
Vertebrate Paleontology
standard guidelines.
Accompanying specimen and
site data, notes, maps, and
photographs also shall be
archived at the repository.
i. Within 6 months following
completion of the above tasks
or prior to the issuance of
occupancy permits,
whichever comes first, a
qualified paleontologist or
qualified designee shall
prepare a final report
summarizing the results of the
mitigation program and
presenting an inventory and
describing the scientific
significance of any fossil
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remains accessioned into the
museum repository. The
report shall be submitted to
the Community Development
Department – Planning
Division and the museum
repository. The report shall
comply with the Society of
Vertebrate Paleontology
standard guidelines for
assessing and mitigating
impacts on paleontological
resources
4.13 Retail and Fiscal Impact Analysis
No mitigation measures required.