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HomeMy WebLinkAboutItem No. 13 PA No. 2019-45 Boos Commercial Devel. Main St.Text File City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 www.lake-elsinore.org File Number: ID# 19-498 Agenda Date: 2/25/2020 Status: Approval FinalVersion: 1 File Type: Council Public Hearing In Control: City Council / Successor Agency Agenda Number: 13) Page 1 City of Lake Elsinore Printed on 2/20/2020 Page 1 of 6 REPORT TO CITY COUNCIL To: Honorable Mayor and Members of the City Council From: Grant Yates, City Manager Prepared by: Grant Taylor, Community Development Director Date: February 25, 2020 Subject: Planning Application No. 2019-45 (Boos Commercial Development Main Street) – A new commercial facility consisting of gas-dispensing areas, a convenience store and a drive-through carwash on a 0.88-acre property. Applicant: Rod Fermin, Boos Development Recommendation adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2019-45 (CONDITIONAL USE PERMIT NO. 2019-11, COMMERCIAL DESIGN REVIEW NO. 2019-17 and TENTATIVE PARCEL MAP NO. 2019-04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); and, adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019-11 TO ESTABLISH A GAS STATION, CARWASH, AND SELL BEER AND WINE FOR OFF-SITE CONSUMPTION AT APNS: 377-243-002, 003, 004, 05, 006 & 007; and, adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2019-17 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR THE BOOS COMMERCIAL DEVELOPMENT MAIN STREET APNS: 377-243-002, 003, 004, 005, 006 & 007; and adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 2019-04 (37751) TO CONSOLIDATE SIX LOTS INTO ONE PARCEL TOTALING 0.88 ACRES (38,432 SQUARE FEET) IN AREA. Project Location The Project site is located on the east side of Main Street between Flint Street and the I-15 Freeway southbound onramp. The Project site totals 0.88 acres or 38,432 square feet (SF) and includes Assessor Parcel Numbers (APNs) 3778-243-002, 003, 004, 005, 006 & 007. PA 2019-45 (Boos Development Main Street) City Council 2/25/2020 Page 2 of 6 Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant General Commercial General Commercial (C-2) North Vacant then I-15 southbound on-ramp General Commercial General Commercial (C-2) South Single-Family Residence General Commercial General Commercial (C-2) East Alley then Single- Family Residences (4) General Commercial General Commercial (C-2) West Main Street then a gas station, single-family residences and laundry facility General Commercial General Commercial (C-2) Table 1: Environmental Setting Project Description The Boos Commercial Development Main Street Project consists of applications for a Conditional Use Permit (CUP No. 2019-11), Commercial Design Review (CDR No. 2019-17), and Tentative Parcel Map (TPM No. 2019-04), which collectively are being processed under Planning Application No. 2019-45. The subject property totals 0.88 acres or 38,432 square feet. Tentative Parcel Map No. 2019-04 (37751) consolidates six lots into one parcel. Five lots are vacant and one parcel near Flint Street has a single-family residence that will be demolished. Conditional Use Permit No. 2019-11 and Commercial Design Review No. 2019-17 are proposing to establish a new commercial facility consisting of eight gas-dispensing stations covered by a 5,054 square foot canopy, a 3,200 square foot convenience store with concurrent sale of alcoholic beverages (Type 21 ABC), a 1,125 square foot automated carwash, and overall landscaping totaling 10,373 square feet. Total building area is 9,379 square feet and maximum height of the building and canopy is 25’-6”. The Project will provide 16 total vehicular parking spaces including one ADA accessible stall, with access provided from two driveways adjacent to Main Street with 36’ entrances. The project site is relatively flat and earthwork quantities propose 2,682 cubic yards of cut, 102 cubic yards of fill, with a net export of 2,580 cubic yards. Architecture and Treatments The Project will incorporate a Contemporary Architectural Style of exterior cement with stucco finish. The design will include the use of wall offsets and recessed entries, multiple parapet heights, and decorative cornice treatments. Aluminum storefront windows with reflective glazing will be utilized on the building. The elevation includes decorative stone base, brick pilasters and façade, and inset branding posters for vendors. Signage will be a separate application brought back to the Planning Commission. Colors and Materials The convenience store will incorporate beige stucco exterior paint color, bronze canopy, bronze window mullions, bronze metal roof coping, vintage brick pilasters and façade, and the branding posters. The canopies for the gas dispensing areas will also be painted to match the convenience store. The applicant did conduct a Historic Building survey in the downtown area. PA 2019-45 (Boos Development Main Street) City Council 2/25/2020 Page 3 of 6 Landscaping The proposed Project will provide landscaping to complement the architectural style of the proposed structures. The proposed Project includes approximately 5,768 SF of landscaping, which is 15% landscape coverage onsite and 4,605 SF offsite. Landscaping would be installed in the street setback and interior property line setbacks along the perimeter of the Project Site, and will provide effective screening for the Project. Landscaping materials will include: Trees: Willow Acacia, Pink Dawn Chitalpa, Pink Crape Myrtle, and Majestic Beauty Shrubs: Blue Flame Agave, Tufted hair Grass, Brake Lights Yucca and Tuscan Blue Rosemary Ground Cover: Pacific Myoporum The Project will provide split-face CMU retaining walls along interior property lines of the Project Site. Site Access Access to the Project site will be provided by two vehicular driveways from Main Street. The vehicular driveways would be 36 feet wide, would start just north of Flint Street on the south end of the property and a second drive near the central portion of the site that would provide adequate vehicular access and turning radius for delivery trucks and gas trucks serving the underground tanks. The northerly property line is approximately 370 feet from the Caltrans I-15 southbound onramp. Main Street is a General Plan designated Collector Highway designating two lanes and a 68-foot right of way with a bike lane. Frontage improvements will include sidewalk, curb and gutter. Community Outreach The applicant conducted a community meeting where staff, the Historic Society and Downtown Merchant’s Association (DMA) expressed concern with the originally proposed brighter colors. The applicant conducted a historic building review in the downtown area and redesigned the project to include muter earth tone colors that blend with the downtown and surrounding areas. The applicants conducted follow up meetings with the Historic Society and DMA. In addition, the applicants went door to door to all properties within the 300-foot public hearing radius area. Analysis General Plan Consistency The Project has a General Plan Land Use designation of General Commercial (GC) and is located in the Historic District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi- public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The proposed Project, which includes a gas station, convenience store and automated drive-through carwash are all supportive and compatible uses with the other intended uses of the GC Land Use Designation. The proposed Project would have a 0.24 FAR. Therefore, the Project is consistent with the General Plan. PA 2019-45 (Boos Development Main Street) City Council 2/25/2020 Page 4 of 6 Municipal Code Consistency The current zoning for the subject site is General Commercial (GC) just outside the Downtown Elsinore Specific Plan boundaries. The proposed convenience store is a permitted use subject to Section 17.124.020(B) of the C-2 Zone. Sale of alcoholic beverages from a convenience store is a conditionally permitted use subject to Section 17.112.080(O) of the Non-Residential Development Standards. The proposed gasoline dispensing establishment is a conditionally permitted use subject to Section 17.124.030(A) of the C-2 Zone. The proposed car wash is a conditionally permitted use subject to Section 17.124.030.C of the C-2 Zone. Staff has reviewed the proposed Project with respect to the relevant development standards as identified in the C-2 zone and other applicable sections of the Lake Elsinore Municipal Code (LEMC) and has detailed the requirements and the proposed development standards as follows: Development Standard Required Proposed Density 0.40 FAR 0.24 FAR Front yard Setback  Canopy Avg. 20 ft./not less than 15 ft. 28 ft.  Carwash/Convenience Store Avg. 20 ft./not less than 15 ft. 20 ft. Side yard Setback (ROW)  Convenience Store/Carwash 15 ft. 20 ft. Canopy Setback  Canopy 20 ft. 28/51/43 ft. Building Height  Convenience Store 45 ft. 25’-6”  Carwash 45 ft. 22’-5” Landscape improvements  Adjacent to Street 15 ft. 20 ft.  Landscape coverage 15% 13.4% The Project complies with the onsite parking standards listed in the Lake Elsinore Municipal Code (LEMC), Chapter 17.148 (Parking Requirements) as outlined in Table 3 below: Parking Standard Required Proposed Convenience Store  Retail area (3,200 SF) 1 space per 250 SF area 12.8 12  Carwash (1,125 SF) 1 space per 250 SF area 4.5 4 Total 1 space per 250 SF area (4,325 SF) 17.3 16 TOTAL (Parking Study 3 Other Locations) 14.0 16 PA 2019-45 (Boos Development Main Street) City Council 2/25/2020 Page 5 of 6 The Project also complies with the non-residential development standards outlined in Chapter 17.112 of the LEMC. The Project provides a variety of building design features and forms by employing treatments, such as articulated planes along the exterior walls, attractive storefront window system, recessed suite entries and a variety of rooflines, which will create depth and shadow. The Project has also been designed to be compatible with surrounding commercial and industrial buildings located near the Project vicinity. The proposed landscaping improvements will serve to enhance the building designs and soften portions of building elevations, provide shade and break-up expanses of pavement. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed Project, and have conditioned the Project to address any potential impacts. Planning Commission Review and Comments On February 4, 2020 the Planning Commission unanimously recommended approval of the project with no modifications to the conditions of approval. The Commission did discuss traffic impacts and aesthetics and did request that the applicant pursue minor modifications to the architecture for a more historic look. Staff recommended the applicant explore a darker earthtone beige for the convenience store, add trim to the canopy to reduce the solid white, and replace stone with brick. AB 52 Tribal Consultations On August 20, 2019, the City provided written notification of the Project in accordance with AB 52 to all of the Native American tribes that requested to receive such notification from the City. Staff received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day period, requesting to initiate consultation. The City met with Soboba on October 1, 2019 and with Rincon on October 29, 2019. Pechanga has not responded to dates to consult. The City sent a Phase 1 Cultural Resources Assessment to Soboba, Rincon and Pechanga on November 14, 2019. The City sent recommended mitigation measures to Rincon, Pechanga and Soboba on December 17, 2019 and Rincon responded saying the mitigation measures were acceptable and they would sent a letter of the consultation being concluded. Staff has included standard Cultural Resources conditions of approval that have been approved by the City and tribes for other projects. Environmental Determination Pursuant to CEQA Guidelines Section 15063, an Initial Study Checklist was prepared for the Project to assess potential environmental impacts. The Initial Study revealed that the Project would not have any potentially significant environmental impacts. All categories in the Appendix G Checklist were checked either “No Impact” of “Less Than Significant Impact”. Standard City of Lake Elsinore Conditions of Approval have been recommended for the Project. A Notice of Exemption was prepared. MSHCP Consistency The Project has also been reviewed for consistency with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The Project is located within the MSHCP Elsinore Area Plan, the project is not located within a Criteria Cell, the project site does not contain any Riparian/Riverine Areas or Vernal Pools, does not have Narrow Endemic Plant Species, and does not require Additional Surveys. The property is vacant and has no trees, shrubs or plants, only PA 2019-45 (Boos Development Main Street) City Council 2/25/2020 Page 6 of 6 scattered weeds. The project site has been disturbed and previously had low density residential and commercial developments one of which burned down and the others have been demolished. The subject property has a small single-family residence on one parcel that will be demolished. Exhibits A – MSHCP Resolution B – CUP Resolution C – CDR Resolution D – TPM Resolution E – Conditions of Approval F – Vicinity Map G – Aerial Map H – Historic Elevations I – Design Review Package 7 2 3 4 5 8 7 8 9 10 11 12 13 • �.1 0 A LEGEND: LANDSCAPING REA -4'\ ■ 1 CONCRETE AREA J • q'- ... .. 1 ASPHALT CONCRETE AREA ADA PATHWAY 0 e.- SITE MPD MULTI PRODUCT FUEL DISPENSOR 7 B I O PARKING COUNT 0 v I T ..,. 1 ci WO VICINITY MAP NOT TO SACLE lsl�yy twtir — — 1PxnW uu w.rh nHiw rwuR� [Y•ro.Ynto Lwix a uT' RIM wPE' PPLICANT: SURVEYOR: Giiinn.i;, µpyyy A , 7005 RK E NTER Ni 901 CORPORATE INC /// wMe ]01 TA ANA, A DR 9B1 ONA.CA CENTER DR- SUITE 150 N. 0 CONTACT ROD FFE705 ERMIN CONTACT: CRLOS URENA CIJFJYi I� C 3i0'SV CENIBIlLINE OF _ PHONE(T14)g5341001 PHONE:(BBB) 714-9842 EXT PM1 1-15 SOUTC)pUF1D OWRAMP /] ASSES SO" PARCEL NUMBER: � J �• PROP(;R ILEI L 371443-M-SF/+2,t1GQ>I,�77.y{}B TIF443005,3]]-2434M&3]]-243{q] D +hW %rur Z STa LEGAL DESCRIPTION: W EXISTING STREET PROPOSED FL LwHT TO NE LIGHT TO REMAIN DRIVE WAY ENTRANCE SBp THE LAND MrCRBBD TO HEREIN BELOW IS SITUATED IN THE CITY OF LAKE ELSINORE. IN THE 4. URWEWAY EN I COUNTY OF wYERSipE, STATE OF CALIFORNIA. AND IS DTSCRIULD A3 FOLLOWS. O ^ r — EXIST, EXISTING SIDEWALK EXIST, — n ��EXISTINGSIDEWALK�• PARCELI J RNJ w LOT Iq 19 820 iH DLOCK 6170E BMTTp ADDITION TO ELSINDAL R1 n IE [ITY OY IAILE CLSINORE — PA WHIY O DIE OF tOP. E. tW- O COUNTY RECORDER AS PER MAP RFC BD IN BOOK ]. PA17E 135, OF W IV • - — ' - 0010MWS, IN FRIV Fry[S OF TNECOLMfFYR40n� A PER MAP F11COM Hf Y CAI K 1, Phi Q D _ EXIST NO CHAIN) ••-••••••••••--. •.OF LINK FENCE •PRDF. _•' -•'•-••••••• PROPOSED TO REMAIN — .• T2 .— �;g'q(,.''�^r PYLON SIGN PARCEL2 I PAOP0.5ED I ; •w''iO�.j3 ~ • • • • • • • • - - - ! LOI 21 iN BLOIA 50 W (y11TW5 AZOITTp{ TO ELSINORB. 111E CITY OF LAKE ELSINORE. COUNTY OF 1 AIDLAMFHTWO if 1 _ _ TWERSfDE, STATE OFC�L1FgRH AS FER MAPFkCtOftto IN BOOK 2, PAGE 135 OF MAPS, IN THE IN - {SUp,ITIHA ' FRix oaED OHFIC! OF YHE ODLAFFY RECUMER OI SAN DIEMCCUNTY- SETBACK I�L�/�TFWi5J1pRA1BR J/_ • u - - - - . • . • . ' . • ' . - . - . - . • . • . APN 3T/-243-0 41 3]T-243O0}], ---AND 3T/-24 -- GARAGE EXISTING + -�� _—f —� .� * — --' --- __ MIRROR -1 4. + (PTR-2) B I \ I OUTLF PUF REOIGREEN LIGHT THE LAND REFERRED TO HEREIN BELOW L4 SITUATED IN HIE CJIYL6 LAKE ELSINORE, IN THE B COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. AND IS DE$CRIKD AS FOLLOWS: LOT 22IN BLOCK QIl OF $Mnft ADDITION TO ILSIHLIRE- IN THE Q}Y OF LA iQ ELSINORE, !1 1{I lryo0La _1� lik COUNTY STATE OFCAIPDRNW.AS PERMCRDED INHCg1L2, PAGE 130E MAPS, SAN _=. ��..., DIEGOCOUNVmRcoRDB.E RAPN 3]]-243-0OS C D ® OF 4 I IPTR-31 oueeFM \ I o ¢ S I THE LAND HEFi,RIMO TO IS SITUATED INTMEGTHAF`Y OF RIVERSIDE, CITYOFLAKEELSINORE, J ..M P D s 1 STATE OF CAUFd14k AND IS DESCRIBW AS FOLLORrt W OC/ I LGTt3ll BLOCK 513 OFlWTITB MIXFN]HTOCLUMORE, W THE CRY OF LAKE ELSINORE. COUNTY 120.33' CSTORE 11 pP muFc STATE OF CWFOAHIA AS WKWM BY MAP ON FILE IN BOOK 2, PAGE 135 OF MAPS, IN EXISTING RESIDENTIAL 3,20v F 'd { T1IE OFFB:E OF THE LpIIHTY NEFX]R9ER OF >sA1D l;OVIHV I HOME I` . • EXIBTW6Bl11LDIHG x �X1BnlIG 11EWER �Vp p I APN 3T]-243-09]-1 F I [SnWV TO Be g6MpVGD� '-}' II{ A PRAK13GAwmEpTTD RB lI+"I 'I'1 I UTILITY PURVEYORS: I E7LFENCE 1YIly//// ADA+AOMeo C] CI WOOD FENCE CABLE 8 BROADBAND: p({aNEBB-BB2-2253 jjjj PROPOSED 1 IIETAINIATi V/ALLCD T i �2 f '[� I - WARNER RETAINING WALL ; ELECTRIC SOUTHERN CALIFORNIA EDISON F _ PHONE 1-000-655J 55 nl[o'"COMPANY CONSTRUCTION 7M45 GAS PHONE:1-000-42]-2200 DOCUMENTS FOR TELEPHONE & FIGS TVIBROAD ND VERIZON BOOS _ — — '� — — •• — — -' — — — —p O1 D L� _ _ �7DF'.L11CAIh7H_ �• PHONE: 1-B00-18"OP ) G ALL Gr Y TRASH 3 WASTE DISPOSAL CRBR 1 EXISTING POWER PHONE: 14(X-7SS 1112 A POLES TO REMAIN MAIN STREET & WATER 8SEWER SERVICE E1.51NOREVALLEY MUNICIPAL WATER gSTRICT FLINT STREET, j WITH CONCLOSURE PHONE: 95"T4 l,IB II PAA9ON NCRETE LAKE ELSINORE, CA rvDMErnLUcnTEws a *ROOF SUILDING SETBACKS: 1 MINIMUM LOT AREA: 25.= 60URg Fll i STREET FRONTAGE IKKI 1 EN FRONT YARD SWIDTH T ETBACK 2O FEET ID SIDEYARDSETBACK: NONE, 15 FEET IF ADJACENT TO A RESIDENTIAL PROPERTYREAR YARD SETBACK: NONE, I5 FEET IF ADJACENT TO A RESIDENTIAL PROPERTY H MAX BUILDING HEIGHT: 45 FEETZONING: ZONE "G2"-GENERAL COMMERCIAL LAND USE SOURCE: CITY OF LAKE ELSINORE PLANNING DEPARTMENT PHONE: (951)BT43124 CONCEPTUAL PARKING: SITE PLAN REQUIRED PARKING (1:250) = 3200 SF (C-STORE) . 1,125 SF (CAR WASH) = 4 325 BMW = 10 }j yy jjyy -PHI —ALE �� TOTAL PARKING STALLS PROVIDED =1. 115-1 ADA) TO{� M10-NW 1141E W1i 1­17I PRQJECT SUMMARY: EARTHWORK QUANTITIES: .wc I•. R TOTAL SITE . 35,4>u BF <AO ACRES) RAWCUT 2,682 CUBIC YARDS u11 N, •V CSTORE nSTORY) =3,200 SF RAW FILL = 102 CUBICYARDS rcweO FY. NET = 2,SB0 CUBIC YARDS (EXPORT) CAR WASH (15TORV) =1,125 SF BL:FYrq LANDSCAPING = 5,798 W OWSITE 4.BOS OFFSITE THESE QUANTITIES DO NOT CONSIDER ��� TOTAL IMPERVIOUS % = SS S % OVEREXCAVATKIN, SHRINKAGE, AND SUBSIDENCE 3 1 4 67 S 9 10 TT I 12 13 V1EHvL vuwL Pz%K(zK91 mmp H(] , ovVIM A I CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA 1 coMmEacIA� uz r- EX RNJ ¢ EX RM PROP Rm WLY F 7W l F1Y FLY 3Y 50' 1- -�� 51' 17 15- 1 28' 2T I 1 i I ER SIDEWALK AC AC y�]( ppVEMENT PA%%MENF G PA9KVMYY EX CURB MAIN ST & GUTTER NOT TO SCALE EX. CUM & GUTTER R/W TL RM S'LY N'LY eo' -10' 120' .20' - +10' - H I I I IAc PAVEMENT AgYQ14ENT AC PAVEMENT LANDSCAPE FLINT ST NOT TO SCALE OWNER/DEVELOPER: BOOS DEVELOPMENT 701 PARCENTER DR, SUITE #200 SANTA ANA, CA 92705 CONTACT: ROD FERMIN PHONE: (714) 953-0004 ROD FERMIN APPLICANT: SURVEYOR: DATE CORE STATES GROUP PBLA SURVEYING, INC. ^ 4240 E JURUPA ST-, SUITE #402 901 CORPORATE CENTER DR. SUITE #150 ONTARIO, CA 91787 POMONA. CA 91768 CONTACT: TRAVIS VINCENT CONTACT: CARLOS URENA PHONE: (909) 467-8940 PHONE: (888) 714-9642 ZONING: GENERAL PLAN; GENERAL COMMERCIAL (C-2) ZONING GENERAL COMMERCIAL (C-2) 1 I Y °%c'P� scue PROJECT IMPROVEMENTS: PROPOSED IMPROVEMENTS WILL REQUIRE GRADING/DRAINAGE, LANDSCAPING, AND UTILITIES FORTHE PROPOSED COMMERCIAL SITE, WET UTILITY SERVICES ARE AVAILABLE FROM MAIN LINES LOCATED ALONG MAIN STREET. UTILITY PURVEYORS WATER/SEWER ELSINORE VALLEY MUNICIPAL WATER DISTRICT 31315 CHANEY ST LAKE ELSINORE, CALIFORNIA 92530 TEL: (951) 674-3146 ELECTRICITY SOUTHERN CALIFORNIA EDISON 1400 S. BENSON AVE. CHINO, CA 91710 GAS SOUTHERN CALIFORNIA GAS COMPANY 7171 ROMAINE ST LOS ANGELES, CA 90046 TEL: (877) 238-0092 TELEPHONE VERIZON 15505 SAND CANYON AVE IRVINE, CA 92618 TEL: (949)286-7000 TRASH CR&R ENVIRONMENTAL SERVICES 1706 GOETZ RD PERRIS, CA 92570 TEL: (951) 943-1991 TELEVISION DISH ENGLEWOOD. CO TEL: (800) 333-3474 ADJACENT ZONING AND USES: NORTH: GENERAL COMMERCIAL (C-2). USE: VACANT EAST: GENERAL COMMERCIAL(C-2)- USE: RESIDENTIAL SOUTH: GENERAL COMMERCIAL (C-2)- USE: RESIDENTIAL WEST: GENERAL COMMERCIAL (C-2)- USE: LAUNDROMAT, VACANT, RESIDENTIAL ASSESSOR'S PARCEL NUMBER: 377.243-002, 377-243.007, 377-243-0p4, a77.213.00& 377-243-006, & 377-243-007 LEGAL DESCRIPTION: (PTR-1) THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LAKE ELSINORE. IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. AND IS DESCRIBED AS FOLLOWS: PARCELI; LOT TO, t9 & 201N BLOCK 513 OF SMITH'S ADDITION 7O ELSINORE. IN THE CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED N4 BOOK 2. PA13E 135, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA PARCEL2: LOT 21 IN BLOCK 573 OF SMITHiS AMMON TO ELSN40RE, THE CITY OF LAKE ELSINORE. COUNTY OF RIVERSIDE. STATE OF CALIFORDIIA. AS PER MAP RECORDED IN SOOT( 2, PAGE 135 OF MAPS, IN TI-S OFFICE OF THE CDUNri RECORDER 0 SAN DIEGO COUNTY APN: 377-243-002-6. 377-243-003-7. 377-243-004-8 AND 377-243-005-9 (PTR-2) THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LAKE ELSINORE, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. AND IS DESCRIBED AS FOLLOWS: LOT 221N BLOCK 513 OF SMITH'SADDRION TO ELSINORE IN THE CITY OF LAKE ELSINORE_ COUNTY OF R)VERSIOE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 2. PAGE 135 OF MAPS, SAN DIEGO COUNTY RECORDS. APN: 377-243-000 (PTR-3) THE LAND REFERRED TO IS SITL7ATEG M THE COUNTY OF RIVERSIDE, CITY OF LAKE ELSINORE, 8TA7E OF CALIFORNIA_ AND IS DESCRIBED AS FOLLOWS: LOT 23 IN BLOCK 613 OF SMITH-S AM71ON TO ELSINORE. IN THE CITY OF LAKE ELSINORE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA. AS SHOWN BY MAP ON FILE IN BOOK 2. PAGE 135 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN: 377-243-007-1 EXISTING EASEMENTS: EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: SOUTH ELSINORE MUTUAL. WATER COMPANY PURPOSE: SINK WELLS, TO ESTASUSH& MA(NTAIN PUMPING PLANTS, DEVELOPING WATER FOR IRRIGATION & DOMESTIC USE, SURFACE OR UNDERGROUND PIPELINE, TRANSMISSION LINES, AND RIGHTS INCIDENTAL THERETO RECORDING DATE: JULY 161918 RECORDING NO: BOOK 489, PAGE 165, OF DEEDS AFFECTS: AS DESCRIBED THEREIN (THE EXACT LOCATION OF SAID EASEMENT CANNOT BE LOCATED FROM SAID DOCUMENT) (2) EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: THE CITY OF LAKE ELSINORE PURPOSE: FOR SEWER LINE RECORDING DATE: JANUARY 31.1941 RECORDING NO: IN BOOK 489, PAGE 339 OF OFFICIAL RECORDS AFFECTS: AS DESCRIBED THEREIN VICINITY MAP NOT TO SCALE FLOOD ZONE: THE PROPERTY DESCRIBED ON THIS SURVEY LIES WITHIN ZONE "X" OF THE FLOOD INSURANCE RATE MAP IDENTIFIED AS MAP NO 0606SC-7G, BEARING AN EFFECTIVE DATE OF AUGUST 28. 2008. ZONE "X" IS DEHNED AS AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN SURVEYOR'S NOTES: THE BEARING OF NORTH 19"0523" EAST ALONG CENTERUNE OF MAIN STREET, AS SHOWN ON MAP FILED IN BOOK 93. PAGE 2, RECORDS OF SURVEY, RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA WAS USED AS THE BASIS OF BEARINGS FOR THIS MAP. BENCHMARK NATIONAL GEODETIC SURVEY BENCHMARK DESIGNATION" "F 307 RESET' PID: "OX1730" DESCRIPTION:. AT ELSINORE. FOVERSIDE OOUNTY, ON THE ATCHISON. TOPEKA, AND SANTA FE RAILWAY, NEAR THE NORTK AST END OF THE STATION -AT THE GRAHAM AVENUE CROSSING, 54 FEET SOUTH OF THE CENTER OF THE CROSSING, 43,2 FEET SOUTHWEST OF THE CENTERLINE OF GRAHAM AVENUE, AND 32,2 FEET SOUTHEAST OF THE CENTERLINE OF THE MAIN TRACK A STANDARD DISK, STAMPED F 307 RESET 1946 AND SET IN THE TOP OF A CONCRETE POST FLUSH WITH THE STATION PLATFORM ELEVATION = 1276.1 FEET (NAVD Be DATUM) TOPOGRAPHIC SURVEY FIELD WORK COMPLETED BY PS L4 SURVEYING, INC- ON 4110/19L LOT SUMMARY TABLE LOT 18 7,157,86 SF (0 16 AC) LOT 19 7,157.86SF(Q76AC) LOT 20 7.157,86 SF(0.16 AC) LOT 21 7,157-86 SF (0.16 AC) LOT 22 7,157.86 SF (0.16 AC) LOT 23 7,157.8613 -OVERALLLOT 38,432 SF a IS COMPRISED OF LOTS 1& THROUGH 23 WITH THE EXCEPTION OF THE DEDICATED RIGHT-0E-WAY SPACE EARTHWORK QUANTITIES: RAW CUT' 3.&18 CUBIC YAROS RAW FILL = 17 CUBIC YARDS THESE QUANTITIES DO NOT CONSIDER OVEREXCAVATION, SHRINKAGE, AND SUBSIDENCE- ENGI MEEKS STATEMENT. THIS SURVEY WAS PREPARED BY ME OR UNDER MY DIRECTION TRAVIS P. VINCENT DATE REGISTRATION NO C37356 W W Jw° cm TENTATIVE PARCEL MAP (37751) FLINT ST & MAIN ST LAKE ELSINORE, CA 101 I. . A a c D F2 F G H it 2 3 4 6 6 7 8 1 9 1 10 I I. ABBREVIATIONS 1 FL FLOW LINE FG FINISHED GRADE I FS FINISH SURFACE II` INV INVERT ELEVATION TC TOP OF CURB TP TOP OF PAVEMENT TG TOP OF GRATE 1 LIP GUTTER LIP (XX) EXISTING ELEVATION II r N. ff,,4fY ST. • /EXISTING STREET LIGHT TO REMAIN • 1�y4 >M SC PROPOSED OUTLET DRAIN PIPE PROPOSED DRIVEWAY 129i. 66 TC 1-7 INTIN i[ EXlSIWB STREET LIGHT TO REMAIN (n" • 4. -w C.TRAN(S 1 179],76 —ll- PROPOSED DRIVEWAY ENTRANCE 5769.10 1C I11I r EXISTING 7'-�_ �• EXIST' 1 SIDEWALK FIL TERRA 12101 .1}o1�-�gl PROP, ' R/W Oral R/W 36- IxN RIO ,p SFORM - f .'.GRAIN RR,Ei (1297.47)FG ~ •� OF iIONM OWAg1 LNI _ ❑• (130306)FG f PROPOSED LIFT STATION -- - -- - - - ----- - - I�� PROP SCREEN WALL ) L p�T,Wr I I DEAD ENO FF 1303 (130385)FG Ijp4.001W 1 1 0 SUMP - o I"I _ PROP. SCREEN WALL 1]09,fi7TW (129910)FG ,. 1 13O6.DOTW'•i r g. SI p. -• i - �Y • - :f I T (1 wz I D) 1 9. (1300. 16)FG ^1 •_ to I g I MP S �. T' - • - .I I g � . � PROP RETAINING & SCREEN WALL 1311 oaTw .. u07.33TW a — 111 52_� I 1 7 IIw ie (5306,01)10 (1301-30)FG I-„ {`lj I I 1311.67TW ' _ 1 1 iw IS6 PR I) OP. )IE IAINVIG 1 - / 1 de SCREEN WALL g / 1 �. (1306.03FO 1 t EXr61rr0 SCwER ` 1 I EA%OEMI TO I� . - 1 71M ED ` I _ I (1]02 2])FG milt L ]DOHS' r - - 130B67TW .. - ! 1310.BGTw r 'PROP. RETANNC _ , 25,�-001w —,]!,)<,]}fW + 1lSi pDIW -- —(1]OB.69)FG• T301.6 c s scREE+I WAu $3, c 13D3 7.F 4 1 , 4 61 .. (130301)FG I1304,Wyr (130583)FG (130791)FG - - - (1708.9])FG EXISTING POWER PROP RETAINING I 1 I POLES TO REMAIN h SCREEN WALL i 9 � O � SITE .o 0. VICINITY MAP GRADING LEGEND EXISTING PROPERTY BOUNDARY LINE EXISTING ROAD CENTERLINE •- - - - - - - - - PROPOSED DITCH CENTERLINE i0— PROPOSED STORM PIPE -'-' GRADE BREAK PROPOSED CONCRETE PAVEMENT PROPOSED CONCRETE SIDEWALK PROPOSED ASPHALT PAVEMENT PROPOSED LANDSCAPE AREA EXISTING SANITARY STRUCTURES EXISTING WATER STRUCTURES DEVELOPER APPI ANT BOOS DEVELOPMENT 701 PARKCENTER DRIVE SANTA ANA, CA CONTACT: TANYA WOOLDRIGE PHONE: (714) 953-0004 ENGINEER CORE STATES GROUP 4240 E. JURUPA STREET, SUITE 402 ONTARIO CA, 91761 CONTACT: TRAVIS VINCENT PHONE: (909) 467-8940 PSSFSSQR's PAIR M UIBER 377-243-002. 377-243-003, 377-243-004, 377-243-005, 377-243-006, k 377-243-007 EARTHWORK QUANTITIES CUT 2,682 CUBIC YARDS FILL + 102 CUBIC YARDS NET = 2,580 CUBIC YARDS (EXPORT) 13 W0 MCC slit La ul U11111ii II �VJ CONSTRUCTION DOCUMENTS FOR BOOS WE LOCAmm MAIN STREET & FLINT STREET, LAKE ELSINORE, CA 4 w 07356 rrA 1 CONCEPTUAL GRADING PLAN rao rlw MaME +11 elenae IIr T .> CGP FRONT ELEVATION - OPTION #3 J SCALE: 3/16"=1.1. 1 2 1 RIGHT ELEVATION - OPTION #3 aEA� ELEVATION - a_ PnoN #3 T.O. CAR WASH (` w-5 1/2, C-STORE (` 16'_61 T.O. C W DOOR BAND 11':' T.O_FLOOR FINISH 0'A LEFT ELEVATION - OPTION #3 SCALE: 3/16"= 1'-0" EXTERIOR ELEVATION LEGEND GLAZING PANEL REFERENCE T G ING PANEL REF 6I0 TEMPERED GLASS ® FINISH SPECIFICATION, REFERENCE EXTERIOR FINISHES A — EXTERIOR FINISHES BEIGE LIPS PANEL �2 DECORATIVE STORE BASE BRONZE 'SV—H"AND CANOPY STOREFRONTMULLIONS FINISH/COLOR: BRONZE METALCOPING FINISH/COLOR: BRONZE © NI CHINA FIBER CEMENT PANEL FINISH/COLOR: VINTAGEBRICR, WHITE WASH INSET BRANDINGPOSTERS IBV OTHER VENDOR) — U mall u— Q `:i Uw 0 IL w rW CL Q Z� �p LU � Y tit. y 3 hill. CORE STATES mm m� GROUP NOT FOR CONSTRUCTION I ISSUE DATE OCBI.'RlIIIT]EE I DATE 12/05/19 k:nLL! wi flf)IEO EwAWFFer. ryllyAlcA LTfCRFp 6Y: µwe: SHEET TITLE EXTERIOR ELEVATIONS SHEET NUMBER A-200 'QW V-V W1,717r. ORION : N19 -2 W�-,uv.olgm CANOPY_AN] PUMP ELEVATION SCALE: 3/16'= I'-U' _CANOPY AND PUMP ELEVATION SCALE: 3/16" - 1'-0" EXTERIOR ELEVATION LEGEND 0 FINISH SPECIFICATION. REFERENCE EXTERIOR FINISHES EXTERIOR FINISHES O ETTERNMRRIOL STANOARDRUNNINGRDND �.. FXTERIDR RRO! SEANDARD RUNNING WND W/ RECESSED EOURSES 03 E111ERI(R SIT. WUDERCWASE O BITS PANEL OO wvaulrx RmNT.NRE © CASTSTDNE O BIIONEE METAL PANELING O RRONTE-mooSH'ANDFANoPY ® RTORETRONTMUWONS FINW/WLDR:&I M to METQWPNIo FINISH/WLDR, THIorQF 11 SPANDRELPANEL T2 NK MAFIITSMNIEWFANEL FWUN/=A: VINTAE miM WHILE WASH 13 INSET RMNDING POSTERS IBTOTHERVENDOR) cCr n I E I C Y.jtg�,,j Ea- 4 } l QWLd Q2 ifi CL 0 Lu L Zus J J LU W fc$F y�M f ~ W 9 � yyy! R CORE STATES MIEN N GROUP NOTFOR CONSTRUCTION I MI* DATE : MCRIPRON I Lxrt ITnury Tr.AEr. uNEnITi iMAwNRn vIECTEpp PA,RaIu SHEEFTRLE CANOPY AND PUMP ELEVATIONS SHEET NUMBER A-202 Arypl P F T - - - lEd LStlOItl! _ - 1 •cad �] 1 .t- I CASHIER _I.—i ^I LJ 12 5 m 'r f I Il _ C•I l�_ T.fl� — — a w L_ � � � CLOSE lol ,] RE AIL Imm SALES I / l .11 100 I"� UNISEXRR °,Ilk OPBONAL 1 i•.] �� - VESTIBULE I {Q.It 1 r u 17.11 tM• ,� EQUIPMENT PLAN '� SCALE: 3/16'=l'-0" eel n C F'I f�,a�y4 �9 f ? u— U 4 ULa o� CL Q wLu Ygg � � -� Isdi CORE STATES NOTFOR CONSTRUCUON I ISSUE DAZE DESCRIV r DAM SCALE n5601EU ORAWNBY: CHECK BY: MNII[I SLmm TR1£ FLOOR PLAN SHEETNUAIBER A B C D r F G H 31 4 5 J 5 1 B PLANTING LEGEND SYMBOL ROf-'p. IUMEt GoIJ COMMONNAME SIZE SPACING auurnw REMARKS TREES 0 ACACIA SALICINA(ACSA) WILLOWACACIA 15 GAL STND PER PLAN 11 1.-CALl5'b.— T CHITALPA TASR PINK DAWN'(CHTA) PINK DAWN CHITALPA 24"BOXSTND PER PLAN T 2'CAL/6'-10'X4'-5' LAG INDICAXFAURIEI'CHOCTAW'(LAIN) PINK CRAPE MYRTLE 24"S0XSTND PER PLAN 7 2'CAL/7'4 X 3'4' MAGNOLIA GRA 'MAJESTIC BEAUTY' (MAGRI MAJESTIC BEAUTY NIA PER PLAN 7 EXISTING SYMBOL BOTANIC NAME(ABBR) COMMON NAME SIZE SPACING QUANTITY REMARKS SHRUBS AGAVE*BLUE FLAME'1AORMt BLUE FLAME AGAVE SGAL 3FT,OC BO Irma" O �iGY�Re'dM CAEfPrf06A (DEOII] _ TUFTED HAIR GRASS _ _ 1GAL 2FT OC 4S9 6"XB" Q F[GPEMIdEAAAVIFInRAp1EPA) BREVE EXjry[gryP,�J, 5GAL 3FT OC 1B8 Im-w O ROMARINUS OFF 'TUSCAN BLUE' (ROOF) TUSCAN BLUE ROSEMARY 5 GAL UT-0--C- BB 24"X24" °ROUNDCOM MYOPORUM'PACIFICUM' (MYPA) PACIFIC MYOPORUM 1 GAL 1 6FT QC j PER PLAN I }27 lF r LANDSCAPE CALCULATIONS TOTAL SITE AREA 38p32 SF LANDS CAPE AREA REQUIRED 3,S43 SF(10%OF SITE AREA) LANDSCAPE AREA PROVIDED S,76B SF ON-SITE(15%) 4.605 SF RO-W /OFF -SITE TOTAL LANDSCAPE PROVIDED ILL373 SF STREET TREES REG (1 PER 30LF) 3W LF (MAIN ST.) 130 =10 REQ'D STREET TREES STREET TREES PROVIDED (10) - 3 EXTG •7NEW PERIMETER TREES REG(1 PER 30LF) 586 LF(PERIMETER)130=1B REO'D TREES PERIMETER TREES PROVIDED: (10)NEW PAFy"101 TREES REG/(1 PER 10 SPCS) 15PARKIN0 SPACES/10=2 REO'DTREES PMIKOM LOr IIMES PROVIDED 15) NEW C-STORE - LAKE ELSINORE, CA WATER EFFICIENT LANDSCAPE WORKENEET Reklence EvaDotninsolration (LAKE ELSINORE. CAI IETol AOX 4 Hyamxonaa PUM IMaa— IRlaaaen ETAF Lindaupa ETAF a AM Eo—w ioW IPIaMb,a FwWr(PF) AMh,l, Enldaacy (PFRE) + Arw(%IR) W.wu. D.cdph,n• PEl' I (ETWU)• Ropalar Lan daoapa AIH s •1 taco 0,7 _ Bu ,77 0A7 y0p Zp/ i, 1 . Eh N4•i Q Rry Q.76 PA iA76 S,23o •i;629 oust Ton1• 075(Al 314 (W Spacial Landscape Areas (NOT APPLICABLE) ETYAi Total i,:r 6o 177,970 Maaknum Hkwao Water Allowanc! WAWA)' � 4 �1INNFA . ��� �e:unegre'ngr� c'roc-uu";;y+ido-L[iA:Cu�-o,'•YQoC n� ��jj OGD4a F- ���►ff Qp fa�l,Tl ) •Ji'i �� p 8 � F y;•D+� 'iU44 i pxlw•71 ' 71J4'p A� w DOWIVENT CONSTRUCTION � DOCUMENTSFOR BOOS /fl �.L• 7Da'.Yaa'O'a'[]Yli o;.)ooaaaaCo; a2 y R MAIN STREET & FLINT STREET, LAKE r, f� �://37yafFYlYwi.+IM•�Y�'}*ei�=f4i�iy�4 /f ••,/!aT ooa.-Q O.17.O,oO,r pp Oappr�pppp QgOpp ELSINORE, NDSCAPE PLANTING smr& TITLE RESOLUTION NO. 2020- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2019- 45 (CONDITIONAL USE PERMIT NO. 2019-11, COMMERCIAL DESIGN REVIEW NO. 2019-17 AND TENTATIVE PARCEL MAP NO. 2019-04 - 37751) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas, Rod Fermin of Boos Development, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11, Commercial Design Review No. 2019-17 and Tentative Parcel Map No. 2019-04 - 37751). The Project site consists of six lots totaling 0.88 acres (38,432 SF) and is located on the east side of Main Street between Flint Street and the I-15 Freeway southbound onramp and includes Assessor Parcel Numbers (APNs) 377-243-002, 003, 004, 005, 006 and 007; and, Whereas, Conditional Use Permit No. 2019-11 and Commercial Design Review No. 2019-17 are proposing to establish a new commercial facility consisting of eight (8) gasoline dispensing stations with a 5,054 square foot (SF) canopy, a 3,200 SF convenience store with concurrent sale of alcoholic beverages (Type 21 ABC), and a 1,125 SF automated carwash on a 0.88 acre site. The Project will provide 16 total vehicular parking spaces including 1 ADA space, and vehicle access will be provided with two driveway off Main Street 36 feet in width; and, Whereas, the Project site is within the MSHCP Elsinore Area Plan, Subunit 3 (Elsinore). The proposed project site does not lie within any Criteria Cells; and, Whereas, pursuant to Section 17.415.070 (Conditional Use Permit), Section 17.415.050 (Major Design Review) and Section 16.24 (Tentative Map) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits, design reviews and tentative parcel maps; and, Whereas, on February 4, 2020 at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item and unanimously recommended City Council approval; and Whereas, on February 25, 2020 at a duly noticed Public Hearing the City Council has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The City Council has considered the Project and its consistency with the MSHCP prior to adopting Findings of Consistency with the MSHCP. Section 2: That in accordance with the MSHCP, the City Council makes the following findings for MSHCP consistency: 1. The Project is a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. City Council Resolution No. 2020-____ Page 2 of 5 The Property is not located within an MSHCP criteria cell. Pursuant to the City’s MSHCP Resolution, the Project has been reviewed for MSHCP consistency, including consistency with “Other Plan Requirements.” These include the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (MSHCP, § 6.1.2), Protection of Narrow Endemic Plant Species Guidelines (MSHCP, § 6.1.3), Additional Survey Needs and Procedures (MSHCP, § 6.3.2), Urban/Wildlands Interface Guidelines (MSHCP, § 6.1.4), Vegetation Mapping (MSHCP, § 6.3.1) requirements, Fuels Management Guidelines (MSHCP, § 6.4), and payment of the MSHCP Local Development Mitigation Fee (MSHCP Ordinance, § 4). 2. The Project is not subject to the City’s LEAP and the County’s Joint Project Review (JPR) processes. The project site (0.88 acres) is not located within any MSHCP Criteria Cells. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. The property was assessed for the presence of Riparian/Riverine and Vernal Pool habitats through an on-site evaluation. No rivers, streams, or other watercourses (or vegetation associated with these features) were observed on the project site. The closest riparian vegetation is located in a flood-control channel approximately ¼ mile west (Temescal Wash) of the Project site. No drainages, waterbodies, or other water resources under the regulatory authority of the United States Army Corps of Engineers (USACE), the California Department of Fish and Wildlife (CDFW) or the Regional Water Quality Control Board (RWQCB) were observed in the project area. No basins, ponds, or obvious depressional features were observed on the Project site. The site is vacant except for one small single-family residence that will be demolished. There are no trees, plants or shrubs onsite, only scattered weeds. The proposed Project will not directly impact riparian bird species (least Bell’s vireo, southwestern willow flycatcher, and western yellow-billed cuckoo) because the project will not result in the removal of the habitat for these species. These activities are not expected to impact species in Temescal Wash since it is approximately ¼ mile from project activities. The Project is therefore consistent with the Riparian/Riverine Areas and Vernal Pool Guidelines set forth in Section 6.1.2 of the MSHCP. No further action regarding this section of the MSHCP is required. 3. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines. The property is not in a Narrow Endemic Plant Species Survey Area (NEPSSA) for any narrow endemic species, and no NEPSSA surveys are required. The proposed Project is therefore consistent with the Protection of Narrow Endemic Plant Species Guidelines. 4. The Project is consistent with the Additional Survey Needs and Procedures. The MSHCP requires additional surveys for certain species if the project is located in certain locations. There are no additional survey needs and procedures for the project site pursuant to MSHCP Figure 6-2 (Criteria Area Species Survey Area), Figure 6-3 (Amphibian Species Survey Areas with Criteria Area), Figure 6-4 (Burrowing Owl Survey Areas with Criteria Area), Figure 6-5 (Mammal Species Survey Areas With Criteria Area), City Council Resolution No. 2020-____ Page 3 of 5 burrowing owl surveys and surveys for Criteria Area species. Therefore, for MSHCP consistency, additional focused rare plant surveys for these species are required. The property is not within a Criteria Area Species Survey Area (CASSA), and CASSA surveys are not required. It is also not within survey areas for amphibian species (MSHCP Figure 6-3) burrowing owls (Figure 6-4) or mammal species (MSHCP Figure 6-5) and surveys for those species are not required. Therefore, the subject project is consistent with the Additional Survey Needs and Procedures of the MSHCP. 5. The Project is consistent with the Urban/Wildlands Interface Guidelines. Section 6.1.4 of the MSHCP sets forth guidelines that are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area, where applicable. The Project site is not immediately adjacent to a defined MSHCP Conservation Area and thus does not pose a risk of causing direct or indirect effects to any defined MSHCP Conservation Areas. The closest riparian vegetation is located in a flood-control channel approximately ¼ mile to the west of the project site. Indirect impacts, often called “edge effects”, are those that affect the quality of nearby wildlife habitat resulting from disturbance by construction (such as noise, dust, and urban pollutants) and/or the long-term use of the site. There are no criteria cells in the vicinity and the flood control channel is approximately ¼ mile from the project site. The Project will not impact Urban/Wildlands Interface Guidelines in Section 6.1.4 of the MSHCP: 1. The Project will not result in runoff being discharged into any MSHCP conservation area. The Project is designed as to not release toxins, chemicals, petroleum products, exotic plant materials, or other elements that might degrade or harm biological resources or ecosystem processed within a MSHCP Conservation Area. Drainage flows will be captured by ribbon gutters and directed towards proposed storm water BMPs. 2. Land use is not proposed in proximity to the MSHCP Conservation Any use where chemicals generate bio-products such as oil machinery and trucks that are potentially toxic or may adversely affect wildlife species, habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharge to a MSHCP Conservation Area. Measures implemented to address drainage issues would also address chemicals and toxins. Wash water containing any cleaning agent or degreaser and discharge will be collected to the sanitary sewer and not to a storm drain. 3. All exterior lighting will be directed downward and shielded away from the natural lands and adjacent properties. 4. Noise generation activities are anticipated to result from operation of the Project. Any noise producing activities associated with the long-term operation of the businesses will be relegated to indoor space levels and shall not exceed residential noise standards. City Council Resolution No. 2020-____ Page 4 of 5 5. No invasive and/or non-native plant species on the California Invasive Plant Counsel List will be used in the landscaping of the Project site. For these reasons, the subject Project is consistent with the Urban/Wildlife Interface Guidelines. 6. The Project is consistent with the Vegetation Mapping requirements. The project site is vacant except for a small residence to be demolished and other than scattered weeds does not contain any trees, plants or other vegetation. The project site previously had low density commercial and residential uses that have been demolished. The project site is within the historic downtown area and there are no special status plant and wildlife species known to occur within the Project vicinity. 7. The Project is consistent with the Fuels Management Guidelines. The MSHCP acknowledges that brush management to reduce fuel loads and protect urban uses and public health/safety shall occur where development is adjacent to conservation areas. Surrounding land uses include streets, an alley, low density residential and commercial. The Project site is not immediately adjacent to a MSHCP Conservancy Area and thus does not pose a risk of causing direct or indirect effects to MSHCP Conservancy Areas. Therefore, the Project is consistent with the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP. 8. The proposed project will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee. The Project has been conditioned to pay MSHCP Local Development Mitigation fees in effect at the time of payment. 9. The proposed Project is consistent with the MSHCP. Based upon the above discussed MSHP requirements, the proposed project is consistent with the MSHCP. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the City Council hereby finds that the Project is consistent with the MSHCP. Section 4: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 25th day of February, 2020. Brian Tisdale, Mayor Attest: ___________________________________ Candice Alvarez, MMV City Clerk City Council Resolution No. 2020-____ Page 5 of 5 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2020-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on the 25th day of February, 2020 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Candice Alvarez, MMC City Clerk RESOLUTION NO. 2020- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019-11 TO ESTABLISH THE BOOS MAIN STREET DEVELOPMENT CONSISTING OF A FUEL DISPENSING STATION, CONVENIENCE STORE AND AUTOMATED CARWASH LOCATED AT APN’S 377-243-002, 003, 004, 005, 006 AND 007 Whereas, Rod Fermin of Boos Development has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11, Commercial Design Review No. 2019-17 and Tentative Parcel Map No. 2019-04 - 33751). The Project site is a 0.88 (38,342 SF) property located on the east side of Main Street between Flint Street and the I-15 Freeway southbound onramp and includes Assessor Parcel Numbers (APNs) 377-243-002, 003, 004, 005, 006 and 007; and, Whereas, Conditional Use Permit No. 2019-11 and Commercial Design Review No. 2019-17 are proposing to establish a new commercial facility consisting of eight (8) gasoline dispensing stations with a 5,054 square foot (SF) canopy, a 3,200 SF convenience store with concurrent sale of alcoholic beverages (Type 21 ABC), and a 1,125 SF automated carwash on a 0.88 acre site. The Project will provide 16 total vehicular parking spaces including 1 ADA space, and vehicle access will be provided with two driveways off Main Street 36 feet in width; and, Whereas, Section 17.112.090 (Gasoline Dispensing Establishments) of the Lake Elsinore Municipal Code (LEMC) provides that such uses are desirable but may have operational characteristics that disproportionately impacts adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review, standards and approval procedure, including the ability to condition the project in order to mitigate significant impact s; and, Whereas, pursuant to Section 17.415.070 (Conditional Use Permits) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; and, Whereas, on February 4, 2020 at a duly noticed Public Hearing the Planning Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and Whereas, on February 25, 2020 at a duly noticed Public Hearing the City Council has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The City Council has considered the Project prior to making a determination and has found it acceptable. Section 2: On February 25, 2020, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the City City Council Resolution No. 2020-____ Page 2 of 4 adopted a Notice Of Exemption determining the Initial Study prepared for the item did not result in any significant impacts or mitigation measures, is adequate and is prepared in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. Section 3. That in accordance with LEMC Section 17.415.060, Findings, the City Council makes the following findings regarding Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11): 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Project has a General Plan Land Use designation of General Commercial (GC) and is located in the Historic District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The proposed Project, which includes a gas station, convenience store and automated carwash, are all supportive and compatible uses with the other intended uses of the GC Land Use Designation. The proposed Project would also have a 0.24 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site General Commercial (C-2). The proposed convenience store is a permitted use subject to Section 17.124.020(B) of the C-2 Zone, Sale of alcoholic beverages from a convenience store is a conditionally permitted use subject to Section 17.112.080(O) of the Non-Residential Development Standards. The proposed gasoline dispensing establishment is a conditionally permitted use subject to Section 17.124.030(A) of the C-2 Zone. The proposed carwash is a conditionally permitted use subject to Section 17.124.030(C) of the C-2 Zone. Further, the proposed Project will assist in achieving the development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use will not result in either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed use. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will compliment the existing uses, based on the submitted plans and the conditions of approval imposed on the Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. City Council Resolution No. 2020-____ Page 3 of 4 Main Street is a General Plan designated Collector Highway designating two lanes and a 68-foot right of way with a bike lane. Frontage improvements will include sidewalk, curb and gutter. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Sections 17.415.070.B and 17.410.030 of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on February 4, 2020 and subsequently by the City Council at a noticed Public Hearing on February 25, 2020, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the City Council hereby approves Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11). Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 25th day of February, 2020. Brian Tisdale, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk City Council Resolution No. 2020-____ Page 4 of 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2020-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on the 25th day of February, 2020 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Candice Alvarez, MMC City Clerk RESOLUTION NO. 2020-___ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2019-17 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR THE BOOS MAIN STREET DEVELOPMENT CONSISTING OF A FUEL DISPENSING STATION, CONVENIENCE STORE AND AUTOMATED CARWASH LOCATED AT APN’S 377-243-002, 003, 004, 005, 006 AND 007 Whereas, Rod Fermin of Boos Development has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11, Commercial Design Review No. 2019-17 and Tentative Parcel Map No. 2019-04 - 37751). The Project site is a 0.88 acre (38,432 SF) property located on the east side of Main Street between Flint Street and the I-15 Freeway southbound onramp and includes Assessor Parcel Numbers (APN’s) 377-243-002, 003, 004, 005, 006 and 007; and, Whereas, Conditional Use Permit No. 2019-11 and Commercial Design Review No. 2019-17 are proposing to establish a new commercial facility consisting of eight (8) gasoline dispensing stations with a 5,054 square foot (SF) canopy, a 3,200 SF convenience store with concurrent sale of alcoholic beverages (Type 21 ABC), and a 1,125 SF automated carwash on a 0.88 acre site. The project will provide 16 total vehicular parking spaces including 1 ADA space, and vehicle access will be provided with two driveways off Main Street 36 feet in width; and, Whereas, Section 17.112.090 (Gasoline Dispensing Establishments) of the Lake Elsinore Municipal Code (LEMC) provides that such uses are desirable but may have operational characteristics that disproportionately impacts adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review, standards and approval procedure, incldu9ing the ability to conditional the project in order to mitigate significant impacts; and, Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to design reviews; and, Whereas, on February 4, 2020 at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and Whereas, on February 25, 2020 at a duly noticed Public Hearing the City Council has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The City Council has reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP, and the LEMC. City Council Resolution No. 2020-____ Page 2 of 3 Section 2: On February 25, 2020, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the City Council adopted a Notice of Exemption determining the Initial Study prepared for the item did not result in any significant impacts or mitigation measures, is adequate and is prepared in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. Section 3: That in accordance with Section 17.415.050 of the LEMC, the City Council makes the following findings regarding Planning Application No. 2019-45 (Commercial Design Review No. 2019-17): 1. The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan and the Zoning District in which the Project is located. The Project complies with the goals and objectives of the General Plan because it will assist in achieving the development of a well-balanced and functional mix of residential, commercial, industrial, open space, recreational, and institutional land uses. The Project will serve to diversify and expand Lake Elsinore’s economic base. 2. The Project complies with the design directives contained in the General Plan and all other applicable provisions of the LEMC. The Project is appropriate to the site and surrounding developments and will create a visually pleasing, non-detractive relationship between the proposed development and existing projects through the use of a ‘Contemporary’ architectural design that is similar to existing commercial and industrial developments in the vicinity. Sufficient setbacks and onsite landscaping have been provided thereby creating interest and varying vistas. In addition, safe and efficient circulation has been achieved onsite. 3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050. Pursuant to Sections 17.415.050 and 17.410.030 of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing held on February 4, 2020 and subsequently by the City Council at a noticed Public Hearing on February 25, 2020. The Project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the City Council approves Planning Application No. 2019-45 (Commercial Design Review No. 2019-17). Section 5: This Resolution shall take effect immediately upon its adoption. City Council Resolution No. 2020-____ Page 3 of 3 Passed and Adopted on this 25th day of February, 2020. Brian Tisdale, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2020-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on the 25th day of February, 2020 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Candice Alvarez, MMC City Clerk RESOLUTION NO. 2020-___ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 2019-04 (37751) CONSOLIDATING SIX LOTS INTO ONE PARCEL 0.88 ACRES (38,432 SF) LOCATED APN’S 377-243-002, 003, 004, 005, 006 AND 007 Whereas, Rod Fermin of Boos Development, has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11, Commercial Design Review No. 2019-17 and Tentative Parcel Map No. 2019-04 (37751) to consolidate six lot on 0.88 acres into one (1) parcel to develop a new commercial facility consisting of eight (8) gasoline dispensing stations with a 5,054 square foot (SF) canopy, a 3,200 SF convenience store with concurrent sale of alcoholic beverages (Type 21 ABC), and a 1,125 SF automated carwash. The Project will provide 16 total vehicular parking spaces including 1 ADA space, and vehicle access will be provided with two driveways off Main Street 36 feet in width. The Project is located on the east side of Main Street between Flint Street and the I-15 Freeway southbound onramp encompassing Assessor Parcel Numbers (APN’s): 377-243-002, 003, 004, 005, 006 and 007; and, Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code (LEMC), the City Council has been delegated with the responsibility of making determinations pertaining to tentative maps; and, Whereas, on February 4, 2020, at a duly noticed Public Hearing, the Commission considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas, on February 25, 2020 at a duly noticed Public Hearing, the City Council considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: Prior to making a determination the City Council has reviewed and analyzed the proposed Project pursuant to the appropriate Planning and Zoning Laws, and Chapter 16 (Subdivisions) of the LEMC. Section 2: On February 25, 2020, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the notice Public Hearing on the Project, the City Council adopted a Notice of Exemption determining the Initial Study prepared for the item did not result in any significant impacts or mitigation measures, is adequate and is prepared in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the City Council makes the following findings for approval of Tentative Parcel Map (TPM) No. 2019-04 (37751): City Council Resolution No. 2020-____ Page 2 of 3 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). The Project has a General Plan Land Use designation of General Commercial (GC) and is located in the Historic District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed- use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The project is proposing to develop a commercial facility with a gasoline dispensing station, convenience store and automated carwash with 0.24 FAR. Therefore, the Project is consistent with the General Plan 2. The site of the proposed subdivision of land is physically suitable for the proposed density of development in accordance with the General Plan. The overall density and design is consistent and compatible with the adjacent communities. 3. The effects that this project are likely to have upon the housing needs of the region, the public service requirements of its residents and the available fiscal and environment al resources have been considered and balanced. The Project is consistent with the City’s General Plan. The Project has a General Commercial (GC) Land Use Designation and will not have a direct impact on housing needs. During the approval of the General Plan, housing needs, public services and fiscal resources were scrutinized to achieve a balance within the City. 4. The proposed division of land or type of improvements is not likely to result in any significant environmental impacts. The Project has been adequately conditioned by all applicable departments and agencies and will not therefore result in any significant environmental impacts. The Project will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 5. The design of the proposed division of land or type of improvements is not likely to cause serious public health problems. TPM 37751 has been designed in a manner consistent with the General Plan and does not divide previously established communities. 6. The design of the proposed division of land or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed division of land. All known easements or request for access have been incorporated into the design of TPM 37751. The map has been circulated to City departments and outside agencies, and appropriate Conditions of Approval have been applied to the Project. City Council Resolution No. 2020-____ Page 3 of 3 Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the City Council approves Tentative Parcel Map No. 2019-04 (37751). Section 5: This Resolution shall take effect immediately upon its adoption. Passed and Adopted on this 25th day of February, 2020. Brian Tisdale, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2020-__ was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on the 25th day of February, 2020 and that the same was adopted by the following vote: AYES NOES: ABSTAIN: ABSENT: Candice Alvarez, MMC City Clerk Applicant’s Initials: _____ Page 1 of 20 CONDITIONS OF APPROVAL PROJECT: PA 2019-45, CUP 2019-11, CDR 2019-17 and TPM 2019-04 (37751) PROJECT NAME: Boos Main Street Commercial Facility PROJECT LOCATION: APN’s: 377-243-002, 003, 004, 005, 006 and 007 APPROVAL DATE: February 25, 2020 EFFECTIVE DATE: February 25, 2020 EXPIRATION DATE: February 25, 2022 GENERAL 1. Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11 and Commercial Design Review No. 2019-17 and Tentative Parcel Map No. 2019-04 - 37751) is a proposal to establish a new commercial facility consisting of eight (8) gasoline dispensing stations covered by a 5,054 square foot (SF) canopy, a 3,200 SF convenience store, a 1,125 SF automated carwash, 16 parking stalls including one ADA accessible stall, and landscaping totaling 5,768 SF. The Project will provide vehicle access from two driveways off Main Street totaling 36 feet in width. The Project site totals 0.88 acres (38,432 SF) in area and is located on the east side of Main Street between Flint Street and the I-15 Freeway southbound onramp (APN’s: 377-243-002, 003, 004, 005, 006 and 007). 2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11, Commercial Design Review No. 2019-17 and Tentative Parcel Map No. 2019-04 – 37751) or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. 3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. 4. The applicant shall submit a check in the amount of $50.00 made payable to the County of Riverside for the filing of a Notice of Exemption. The check shall be submitted to the Planning Division for processing within 72 hours of the project’s approval. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 2 of 20 PLANNING DIVISION 5. Commercial Design Review No. 2019-17 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two- year period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application. 6. Conditional Use Permit No. 2019-11 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application. 7. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts in violation of any condition of the Conditional Use Permit, at the discretion of the Community Development Director, this Conditional Use Permit may be referred back to the Planning Commission for subsequent review at a public hearing. If necessary, the Commission may modify or add conditions of approval to mitigate such impacts. 8. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 9. Any proposed minor revisions to approved plans shall be reviewed and may be approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. 10. The applicant shall provide all project-related on-site improvements as required by these Conditions of Approval. 11. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not take place on Sundays, or any Legal Holidays. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 3 of 20 12. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site. OR The applicant shall submit a sign program for review and approval of the Planning Commission prior to installation. 13. A six-foot high split-face CMU wall shall be constructed along the project’s interior property lines (along the north, east and south property lines). If a double wall condition would result, the developer shall make a good faith effort work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 14. All materials and colors depicted on the approved plans shall be used. If the applicant wishes to modify any of the approved materials or colors depicted on the plans, the applicant shall submit a proposal setting forth the modifications for review by the Community Development Director or his designee. 15. In accordance with Section 17.112.090.O. of the LEMC, establishments engaged in the concurrent sale of motor vehicle fuel with alcoholic beverages shall abide by the following requirements: a. No beer or wine shall be displayed within five feet of the cash register or the front door. b. No advertisement of alcoholic beverages shall be displayed at motor fuel islands. c. No sale of alcoholic beverages shall be made from a drive-in window. d. No display or sale of beer or wine shall be made from an ice tub. e. No beer or wine advertising shall be located on motor fuel islands and no self-illuminated advertising for beer or wine shall be located on buildings or windows. 16. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours. 17. Graffiti shall be removed within 24 hours. 18. The applicant shall comply with all applicable City Codes and Ordinances, State and Federal Regulations. 19. The applicant shall include City of Lake Elsinore branding on a freestanding sign(s) consistent with the City’s approved branding program subject to the approval of the Community Development Director. Prior to Issuance of Grading Permits/Building Permits 20. The applicant shall pay all applicable City fees, including but not limited to: Development Impact Fees (DIF), Fire Facilities Fees, and Traffic Infrastructure Fees (TIF) per LEMC Section 16.74, Transportation Uniform Mitigation Fees (TUMF) per LEMC Section 16.83, Area Drainage Fees per LEMC Section 16.72, MSHCP Fees per LEMC Section 16.85, Stephens Kangaroo Habitat Fee (K-Rat) per Chapter 19.04 of LEMC, Capital Improvement Impact/Mitigation Fees, and Plan Check and Permit fees, at the rate in effect at the time of payment. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 4 of 20 21. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted equipment shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan. 22. The applicant shall pay School Mitigation Fees to the Lake Elsinore Unified School District prior to issuance of a building permit. 23. The project shall connect to sewer and meet all requirements of the Elsinore Valley Municipal Water District (EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall incorporate all district conditions and standards. 24. The property address (in numerals at least six inches high) shall be displayed near the entrance and be easily visible from the front of the subject property and public right-of-way. 25. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. Enclosures shall consist of solid block or masonry with solid metal or wood gates. 26. Prior to issuance of Building Permit, the Applicant shall submit a photometric study to the Community Development Department for review and approval. The plan shall ensure that all exterior on-site lighting are shielded and directed on-site so as not to create glare onto neighboring properties and streets or allow illumination above the horizontal plane of the fixture. 27. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light fixtures shall be submitted for review and approval by the Director of Community Development, or their designee. Light fixtures shall compliment the architectural style of the buildings onsite. 28. Prior to the issuance of a Building Permit, the color, finish and pattern of all decorative paving onsite shall be submitted for review and approval by the Director of Community Development, or their designee. 29. Identify security measures (i.e. guard, cameras, lighting, signage, etc. 30. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans (one full size set along with a PDF copy) shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. b. All planting areas shall be separated from paved areas with a six inch (6”) high and six inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape areas. c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty- four inches (24”). d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. e. No required tree planting bed shall be less than 5 feet wide. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 5 of 20 f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks. g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. i. All landscape improvements shall be bonded 100% for material and labor for one year from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee. j. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. k. Final landscape plan must be consistent with approved site plan. l. Final landscape plans to include planting and irrigation details. m. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City’s landscape plan check consultant. n. No turf shall be permitted. 31. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Community Development Director. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 32. The proposed location of on-site construction trailers shall be approved by the Community Development Director or designee. A cash bond of $1,000 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to approval of the Community Development Director or designee. Such trailer(s) shall be fully on private property and outside the public right of way. 33. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to set for public hearing provisions to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. BUILDING DIVISION General Conditions 34. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 6 of 20 35. Compliance with Code. All design components shall comply with applicable provisions of the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. 36. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2019 California Green Building Standards. 37. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as clubhouse, trach enclosure tot lots and picnic areas. 38. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial projects. 39. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department evidencing the payment or exemption from School Mitigation Fees pursuant to Condition 23. 40. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 41. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 42. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. 43. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal 44. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 7 of 20 a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2016 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 45. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. 46. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit(s) 47. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division. Prior to Beginning of Construction 48. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DIVISION General Conditions 49. All slopes and landscaping within public right-of-way shall be maintained by the property owner or property owner’s association or another maintenance entity approved by the City Council. All slopes outside the public right-of-way shall be owned and maintained by property owner or property owner’s association. 50. All open space and slopes outside the public right-of-way shall be owned and maintained by property owner or property owner’s association. 51. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the developer shall be required to contract with CR&R Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. 52. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by development of the site and or diversion of drainage. 53. All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 8 of 20 Fees 54. The developer shall pay all Engineering Department assessed, Development Impact Fees, In Lieu Fees (Main Street Improvements), due prior to occupancy, Fair Share Fees (Signal Main @ Flint), due prior to occupancy, Plan Check and Permit fees (LEMC 16.34). Applicable Development Impact Fees include: Stephens Kangaroo Habitat Fee (K-Rat), due at grading permit. Traffic Infrastructure Fee (TIF), due at building permit, Transportation Uniform Mitigation Fee (TUMF), due at either building permit or prior to occupancy, and Town District No. 2 Area Drainage Fee, due at grading permit or prior to map recording. 55. Mitigation Fees will be assessed at the prevalent rate at time of payment in full. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 56. The project is responsible for complying with the Santa Ana Region NPDES Permits as warranted based on the nature of development and/or activity. These Permits include:  General Permit – Construction  Deminimus Discharges  MS4 57. The project shall complete and submit for review and approval to the Engineering Department a final WQMP, incorporating LID Principles and Storm water BMP’s. 58. The final WQMP shall be approved prior to issuance of any encroachment, grading or building permit. 59. The applicant shall use the Water Quality Management Plan for the Santa Ana Region of Riverside County guidance document and template for WQMP preparation. 60. WQMP - The Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMP’s) that will be used onsite to control identified pollutants of concern. The applicant shall utilize the MS4 Permittee Drainage Area Management Plan (DAMP), Model WQMP, and LID Guidance Manual for reference, and the MS4 Permittee’s WQMP template for submittal. The WQMP shall include the following:  Detailed site and project description.  Potential storm water pollutants.  Post-development drainage characteristics.  Low Impact Development (LID) BMP selection and analysis.  Structural and Non-Structural source control BMPs.  Site design and drainage plan (BMP Exhibit).  Vector issues are addressed in the BMP design, operation and maintenance.  GIS coordinates for all LID and Treatment Control BMP locations.  HCOC – demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2 year and 10 year, 24 hour rainfall event will not cause adverse impacts on downstream erosion and receiving waters, or measures are implemented to mitigate significant adverse impacts downstream public facilities and water bodies. Design goal to replicate pre-development hydrologic regime. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 9 of 20 61. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design, where feasible, to treat the pollutants of concern identified for the project. The project discharges to Lake Elsinore; DCV flows shall be treated and discharged. 62. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. 63. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape and permeable surfaces in low traffic roads and parking lots. 64. The project shall implement State Water Quality Control Board and City approved full capture trash devices. This shall include installation of connector pipe screens on all onsite catch basins. 65. Trash enclosure shall be bermed and covered. 66. The project shall install state approved full capture trash devices on inlets and catch basins to which it discharges. 67. Hydromodification / Hydraulic Conditions of Concern – The project shall identify potential Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of natural water bodies and drainage systems; conserve natural areas; protect slopes, channels and minimize significant impacts from urban runoff. 68. CEQA – If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Division. 69. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. Construction 70. A Storm Water Pollution Prevention Plan (SWPPP) is required for this project. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 71. Erosion & Sediment Control - Prior to the issuance of any grading or building permit, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City’s NPDES Program, Building Code, and state water quality regulations for grading and construction activities. The Erosion and Sediment Control Plan shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent transport into local drainages or waters by wind, rain, tracking, or dispersion. The plan shall also describe how the project will ensure that all BMPs will be maintained during construction of any future right of ways. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 10 of 20 Post Construction 72. Recorded Operation and Maintenance (O&M) Plan that (1) describes the long -term operation and maintenance requirements for BMP’s identified in the BMP Exhibit; (2) identifies the entity that will be responsible for long-term operation and maintenance of the referenced BMP’s; (3) describes the mechanism for funding the long-term operation and maintenance of the references BMP’s; and (4) provides for annual certification of water quality facilities as directed by City Staff and/or current MS4 Permit. 73. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker to prevent illegal dumping in the drain system. 74. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include:  Demonstrate that all structural Best Management Practices (BMP’s) described in BMP Exhibit from the project’s approved WQMP have been implemented, constructed and installed in conformance with approved plans and specifications.  Provide signed, notarized certification from the engineer of work that the structural BMP’s identified in the project’s WQMP are installed in conform ance with approved plans and specifications and operational.  Submit a copy of the fully executed, recorded Operations and Maintenance (O&M) Plan for all structural BMPs.  Provide documentation of annexation into a CFD for funding of facilities to be maintained by the City.  Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&R’s attached) are available for each of the initial occupants (commercial/industrial) or Owner’s Association as appropriate.  Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and/or Occupancy for the project to verify compliance with the approved WQMP and O&M Plan. A signed/sealed certification from the engineer of work dated 12 months after Certificate of Occupancy will be considered in lieu of a Special Investigation by the City.  Provide a recorded copy of the City approved Water Quality Maintenance Plan and Operations and Maintenance Plan. 75. Chemical Management – Prior to the issuance of building permits for any tank or pipeline, the uses of said tank or pipeline shall be identified and the applicant shall submit a Chemical Management Plan in addition to a WQMP with all appropriate measures for chemical management (including, but not limited to, storage, emergency response, employee training, spill contingencies and disposal). FINAL TRACT OR PARCEL MAP 76. The developer shall submit for plan check review and approval a parcel map. 77. Prior to City Council approval of the Parcel Map, the developer shall, in accordance with Government Code, or noted on the title sheet of the map the improvements to be constructed or have improvement plans submitted and approved, agreements executed and securities posted. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 11 of 20 78. No building permits can be issued until after the map is recorded. 79. Dedicate additional right of way on project adjacent to Main Street to a minimum half width of 50 feet. 80. Dedicate additional right of way easement in the adjacent alley to a 10-foot half width minimum. UTILITIES 81. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the property owner or his agent. 82. All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake Elsinore Municipal Code (LEMC). 83. Underground water rights shall be dedicated to the City pursuant to the provisions of Section 16.52.030 (LEMC), and consistent with the City’s agreement with the Elsinore Valley Municipal Water District. 84. The developer shall apply for, obtain and submit to the City Engineering Department a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (aka SCE NIL). Proof of non-interference required PRIOR TO issuance of grading permit. 85. The developer shall submit a copy of the "Will Serve" letter to the Engineering Department from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure and volume etc. Copy required PRIOR to issuance of grading permit. IMPROVEMENTS Design 86. Sight distance into and out of the project location shall comply with CALTRANS Standards. 87. Replacement bench marks shall be installed per City of Lake Elsinore Standards and at locations to be determined by the City Engineer. 88. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant locations per Lake Elsinore Standards. 89. The developer shall coordinate with Riverside Transit Authority (RTA) for location and installation of bus transit facilities or provide RTA documentation that it is not required. Documentation required PRIOR to grading or improvement plan approval. 90. Flood Control – 10-year storm runoff shall be contained within the curb and the 100 year storm runoff shall be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities shall be provided. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 12 of 20 91. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 92. A drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off -site and onsite drainage facilities; and include a capacity analysis verifying the adequacy of the facilities. The drainage system shall be designed to ensure that runoff from a 10-yr storm of 6 hours or 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6-hour and 24-hour storm duration shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results. 93. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off-site drainage, if different from historic flow, shall be conveyed to a public facility. 94. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 95. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 96. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works Standard Plans. 97. The owner shall dedicate half width right-of-way on Main Street such that the ultimate half width minimum right-of-way conforms to 50 feet. Design shall conform to the City’s General Plan right of way cross section. 98. Prior to building permit, the project shall pay cash in lieu of construction cost of ½ width street improvements including raised median and cost of street light and/or utility relocation on Main Street as shown on the map and/or per design guidelines in Specific Plan. Developer shall submit Engineer’s Estimate to the City Engineer for approval. 99. The project shall prepare and submit for pan check street improvement plans prepared by a Registered Civil Engineer. The plans shall include curb and gutter, sidewalk, AC pavement, street lighting, median and drainage improvements to applicable City, Caltrans and/or Riverside County Flood Control standards. The plans shall incorporate improvements to both Main Street and the alley. 100. Signing and striping plans shall be prepared and submitted as a separate submittal for plan check review and approval. Permitting/Construction 101. An Encroachment Permit shall be obtained prior to any work on City and/or State right-of- way. Permit issuance will require City approval of plans, permit application (City & Caltrans), executed agreements, security and inspection fees. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 13 of 20 102. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 ½" x 11" Mylar) shall be submitted to the Engineering Department before final inspection of public works improvements will be scheduled and approved. Acceptance of Improvements 103. The developer shall submit a written request for acceptance to the City Engineer. 104. As-built plans shall be completed and signed by the City Engineer. GRADING Design: 105. A grading plan signed and stamped by a California Registered Civil Engineer shall be submitted for City review and approval for all addition and/or movement of soil (grading) on the site. The plan shall include separate sheets for erosion control, haul route and traffic control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual (available at www.lake-elsinore.org). 106. Provide final soils, geology and seismic report, including recommendations for parameters for seismic design of buildings, walls, infiltration, etc. 107. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 108. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 109. If the grading plan identifies alterations in the existing drainage patterns as they exit the site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required prior to issuance of grading permits. All grading that modifies the existing flow patterns and/or topography shall be approved by the City Engineer. 110. The developer shall obtain all necessary off-site easements and/or permits for off-site grading and the applicant shall accept drainage from the adjacent property owners. Permit/Construction: 111. A Grading Permit shall be obtained prior to any onsite work. Permit issuance will require clearance of environmental mitigation by City Planning, submittal and City approval of Haul Route for any import or export, City approval of plans, permit application (City & Caltrans), executed agreements, security and inspection fees. 112. All import or export hauling requires City approval of proposed route. Haul route shall be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall be approved by City Council. (LEMC 15.72.065). Export or import sites within the City limits must have an active grading permit. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 14 of 20 113. Applicant to provide the City a video record of the condition of all proposed public City haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring public roads to the baseline condition. A bond may be required to ensure payment of damages to the public right-of-way, subject to the approval of the City Engineer. 114. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of ANY grading activity. 115. Developer shall provide the City with a copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program. 116. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City. 117. Approval of the project final Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 118. Developer shall pay all grading permit applicable processing, permit, security and development fees including those fees identified in Conditions 20 and 54 and any applicable development agreement. PRIOR TO ISSUANCE OF BUILDING PERMIT 119. All required public right-of-way dedications and easements shall be prepared by the developer or his agent and shall be submitted to the Engineering Division for review and approval prior to issuance of building permit. 120. Prior to issuance of certificates of use and occupancy or building permits for individual tenant improvements or construction permits for a tank or pipeline, uses shall be identified and, for specified uses (where the proposed improvements will store, generate or handle hazardous materials in quantities that will require permitting and inspection once operational), the developer shall propose plans and measures for chemical management (including, but not limited to, storage, emergency response, employee training, spill contingencies and disposal) to the satisfaction of the County/City Building Official(s). 121. The Parcel Map shall be recorded. 122. All street improvement plans, traffic signal plans, signing and striping plans shall be completed and approved by the City Engineer per the Traffic Impact Analysis dated December 23, 2019. 123. The developer shall pay all Capital Improvement, In Lieu, TIF and TUMF and outstanding plan check and/or permit fees (LEMC 16.34). PRIOR TO OCCUPANCY 124. Request for file review shall be submitted in writing to the Engineering Department; review is typically completed within one week. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 15 of 20 125. All public improvements shall be installed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer. 126. In the event of damage to City roads from hauling or other construction related activity, applicant shall pay full cost of restoring public roads to the baseline condition. 127. All final studies and reports, grade certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on a CD/DVD. Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc. 128. All plan sets and recorded maps shall be digitized and provided on CD/DVD as follows:  Parcel Map - GIS Shape files* and .tif of recorded map.  Improvement Plans – GIS Shape files* and/or auto cad and .tif of approved as built mylar.  Grading Plans - .tif of approved as built mylar. *GIS Shape files must be in projected Coordinate System: NAD 83 State Plane California Zone VI U.S. Fleet. 129. Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certifications (with tie notes delineated on 8 ½ x 11” mylar) shall be submitted in .tif format on CD to the Engineering Division before final ins pection will be scheduled. 130. All required public right-of-way dedications, easements, dedications and vacations and easement agreement(s) not processed on the parcel map for ingress and egress through adjacent property(ies) shall be recorded with a recorded copy provided to the City prior to occupancy. 131. Documentation of responsibility for slope maintenance along right-of-ways and open spaces to be maintained by the property owner or other entity shall be provided in a recordable format and recorded prior to occupancy/final. 132. All signing and striping and traffic control devices onsite and on Main Street shall be installed. 133. Prior to grading or building permit close-out and/or the issuance of a certificate of use or a certificate of occupancy, developer shall: a. Provide Water Quality Facility Certification prepared and executed by a registered civil engineer using City provided form. b. Demonstrate that they are prepared to implement all non-structural BMP’s included in the conditions of approval or building/grading permit conditions. c. Demonstrate that an adequate number of copies of the approved project specific WQMP are available for the future owners/occupants. d. The developer shall provide all education guidelines for Water Quality Management Practices to the tenants, operators and owners of the businesses of the development, regarding the environmental awareness on good housekeeping practices that contribute to protection of storm water quality and meet the goals of the approved WQMP in Riverside County NPDES Drainage Area Management Plan. Contact the City NPDES Coordinator for handout/guideline information. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 16 of 20 134. Chemical management plans shall be approved by the County/City and other appropriate agencies such as County/City Fire Department, the Health Services Agency’s Department of Environmental Health, and sewer and/or water agencies to ensure implementation of each agency’s respective requirements. Approval by the appropriate agencies shall be furnished to the Engineering Division, prior to the issuance of any certificates of use and/or occupancy. 135. Developer shall pay all outstanding applicable processing and development fees including but not all-inclusive: TUMF, MSHCP, TIF, Stephens Kangaroo Rat Habitat and area drainage prior to occupancy/final approval. CITY OF LAKE ELSINORE FIRE MARSHAL 136. The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 137. Prior to approval of the Final Map, Parcel Map, Design Review, Conditional Use Permit or building permit (as applicable), the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right-of-way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of-way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. CULTURAL RESOURCES 138. Unanticipated Resources. The developer/permit holder or any successor in interest shall comply with the following for the life of this permit. If during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed: Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 17 of 20 1. All ground disturbance activities within 100 feet of the discovered cultural resource shall be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. 2. The developer shall call the Community Development Director or their designee immediately upon discovery of the cultural resource to convene the meeting. 3. At the meeting with the aforementioned parties, the significance of the discoveries shall be discussed and a decision is to be made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resource. 4. Further ground disturbance shall not resume within the area of the discovery until a meeting has been convened with the aforementioned parties and a decision is made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation measures. 139. Archaeologist/CRMP. Prior to issuance of grading permits, the applicant/developer shall provide evidence to the Community Development Director that a Secretary of the Interior Standards qualified and certified Registered Professional Archaeologist (RPA) has been contracted to implement a Cultural Resource Monitoring Program (CRMP) that addresses the details of all activities that must be completed and procedures that must be followed regarding cultural resources associated with this project. The CRMP document shall be provided to the Community Development Director or their designee for review and approval prior to issuance of the grading permit. The CRMP provides procedures to be followed and are to ensure that impacts on cultural resources will not occur without procedures that would reduce the impacts to less than significant. These measures shall include, but shall not be limited to, the following: Archaeological Monitor – An adequate number of qualified monitors shall be present to ensure that all earth-moving activities are observed and shall be on-site during all grading activities for areas to be monitored including off-site improvements. Inspections will vary based on the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The frequency and location of inspections will be determined by the Project Archaeologist, in consultation with the Tribal monitor. Cultural Sensitivity Training – The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre-grading meeting with the contractors to provide Cultural Sensitivity Training for all Construction Personnel. Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be property evaluated; and any other appropriate protocols. This is a mandatory training and all construction personnel must attend prior to beginning work on the project site. A sign-in sheet for attendees of this training shall be included in the Phase IV Monitoring Report. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 18 of 20 Unanticipated Resources – In the event that previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in consultation with the Tribal monitor(s) shall determine the significance of the discovered resources. The Community Development Director or their designee must concur with the evaluation before construction activities will be allowed to resume in the affected area. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered and features recorded using professional archaeological methods. Phase IV Report – A final archaeological report shall be prepared by the Project archaeologist and submitted to the Community Development Director or their designee prior to grading final. The report shall follow County of Riverside requirements and shall include at a minimum: a discussion of the monitoring methods and techniques used; the results of the monitoring program including any artifacts recovered; an inventory of any resources recovered; updated DPR forms for all sites affected by the development; final disposition of the resources including GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted to the City, Project Applicant, the Eastern Information Center (EIC) and the Tribe. 140. Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries; One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the Community Development Department; 1. Preservation-In-Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in place where they were found with no development affecting the integrity of the resources. 2. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following; Measures and provisions to protect the future reburial area from any future impacts by means of a deed restriction or other form of protection (e.g., conservation easement) in order to demonstrate avoidance in perpetuity. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods and Native American human remains are excluded. Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request. 3. If relocation is not agreed upon by the Consulting Tribes then the resources shall be curated at a culturally appropriate manner at a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 19 of 20 Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. 141. Tribal Monitoring. Prior to the issuance of a grading permit, the applicant shall contact the consulting Native American Tribes(s) that have requested monitoring through consultation with the City. The applicant shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Community Development Department, Planning Division prior to the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the project’s approved mitigation measures and conditions of approval; the designation, responsibilities, and participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate are of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. 142. Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department’s requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scope of Work posted on the County website. The report shall include results of any feature relocation or residue analysis required as well as evidence of the req uired cultural sensitivity training for the construction staff held during the required pre-grade meeting. 143. Discovery of Human Remains. In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project applicant shall then inform the Riverside County Coroner and the City of Lake Elsinore Community Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains and that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. If human remains are determined to be Native American, the applicant shall comply with state law relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC within 24 hours and the NAHC will make the determination of most likely descendant. The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resource Code Section 5097.98. In the event that the applicant and the MLD are in disagreement regarding the disposition of the remains. State law will apply Conditions of Approval PC: February 4, 2020 PA 2019-45 (CUP 2019-11, CDR 2019-17 & TPM 2019-04 - 37751) CC: February 25, 2020 Applicant’s Initials: _____ Page 20 of 20 and the mediation process will occur with the NAHC, if requested (see PRC Section 5097.98(e) and 5097.94(k)). According to the California Health and Safety Code, six or more human burial at one location constitutes a cemetery (Section 81 00), and disturbance of Native American cemeteries is a felony (Section 7052). 144. Non-Disclosure of Reburial Location. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r). I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the Planning Commission of the City of Lake Elsinore on _February 4, 2020 . I also acknowledge that all Conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: MAIN STFLINT ST I-15 ELLIS STSPRING STI-15 SBON LOOKOUT STI-1 5 S B O F F I-15 NBOFF MINTHORN ST I-15 MAIN STFLINT ST I-15 ELLIS STSPRING STI-15 SBON LOOKOUT STI-1 5 S B O F F I-15 NBOFF MINTHORN ST I-15 Planning Application No. 2019-45APNs: 377-243-002, 003, 004, 005, 006 & 007VICINITY MAP PROJECT SITE ´ I-15 MAIN STFLINT ST I-15 SBON ELLIS STI-1 5 S B O F F MINTHORN ST LOOKOUT STI-15 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity I-15 MAIN STFLINT ST I-15 SBON ELLIS STI-1 5 S B O F F MINTHORN ST LOOKOUT STI-15 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Planning Application No. 2019-45APNs: 377-243-002, 003, 004, 005, 006 & 007AERIAL MAP PROJECT SITE ´ P A C I F I C LAKE ELSINORE (N MAIN ST. & HWY 71) • EXTERIOR ELEVATIONS- CONCEPT 11.06. 19 o!3 BOOS CORE STATES DEVELOPMENT =�s IWAMM omwmMIN GROUP TABLE OF CONTENT 1 . 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