HomeMy WebLinkAboutItem No. 17 Variance No. 2020-01 Freestanding Freeway Oriented Pylon Sign Boos Commercial Develop Main Street.Text File
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 19-534
Agenda Date: 3/24/2020 Status: Approval FinalVersion: 1
File Type: Council Public
Hearing
In Control: City Council / Successor Agency / Facilities Financing Authority
Agenda Number: 17)
Page 1 City of Lake Elsinore Printed on 3/19/2020
Page 1 of 5
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: March 24, 2020
Subject: Variance No. 2020-00001 (Sign Application No. 2020-00001): A Freestanding
Freeway Oriented Pylon Sign for the Boos Commercial Development Main
Street) – A double sided illuminated freestanding freeway oriented pylon sign
eighty-five feet (85’) in height in lieu of the maximum 45 feet (45’) height with a
sign face totaling 150 square feet in conjunction with the Boos commercial facility
consisting of gas-dispensing areas, a convenience store and a carwash.
Applicant: Rod Fermin, Boos Development
Recommendation
adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING VARIANCE NO. 2020-00001 AND DEFERRING THE SIGN
DESIGN TO THE CITY COUNCIL EXECUTIVE PROJECT REVIEW SUBCOMMITTEE FOR A
FREESTANDING FREEWAY ORIENTED PYLON SIGN, EIGHTY-FIVE FEET (85’) IN HEIGHT
WITH A SIGN FACE TOTALING 150 SQUARE FEET FOR THE BOOS COMMERCIAL
DEVELOPMENT MAIN STREET PROJECT, APNS: 377-243-002, 003, 004, 005, 006 & 007.
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.
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)
City Council Resolution
VARIANCE 2020-00001 (Sign Application 2020-00001))
March 24, 2020
Page 2 of 5
Project Description
A variance request for a freestanding freeway oriented pylon sign eighty-five feet (85’) in height
in lieu of the maximum forty-five feet (45’) height with a sign face totaling 150 square feet (i.e.
10’ x 15’). The sign would be illuminated, double sided and located on the northerly end of the
subject property near the I-15 Freeway. The City Council approved the project on February 25,
2020 and added a condition of approval that architectural design and signage shall receive final
approval by the City Council Executive Project Review Subcommittee (EPRS) consisting of
Mayor Pro Team Magee and Council Member Manos. On March 3, 2020 the Planning
Commission unanimously (3-0) recommended approval of the variance.
In addition to the Variance a freeway identification sign requires Planning Commission approval
pursuant to Lake Elsinore Municipal Code Section 17.196.190(I). The Planning Commission
unanimously recommended approval of Option 1:D.
Background
The Boos Commercial Development Main Street Project received City Council approval 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 - 37751), which collectively were
processed under Planning Application No. 2019-45. In addition, the City Council added a
condition of approval that architectural design and signage shall be reviewed and approved by
the EPRS.
The City Council approved the following zoning entitlements on February 25, 2020:
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 vacant single-family residence converted to a
commercial use to be demolished.
Conditional Use Permit No. 2019-11 and Commercial Design Review No. 2019-17 would
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 20 ABC – off sale beer and wine), and a 1,125 square foot
automated carwash. Landscaping totals 10,373 square feet, total building area is 9,379 square
feet and maximum height of the building is 25’-6”. The Project will provide 16 total vehicular
parking spaces including one ADA stall with access provided from two driveways adjacent to
Main Street with 36’ wide entrances.
Freestanding Freeway Oriented Pylon Sign
The freeway signage would be installed on a metal pole measuring 48 inches (48”) in diameter
that tapers down to 36” then 30” and the highest part of the sign would not exceed 85 feet in
height. The sign would contain three components including the fuel dispensing company, the
convenience store and carwash tenant, and the City branding logo/verbiage. The freeway sign
is critical for the tenants as freeway traffic provides the majority of their business clientele.
City Council Resolution
VARIANCE 2020-00001 (Sign Application 2020-00001))
March 24, 2020
Page 3 of 5
The applicant was directed to provide a sight distance analysis with view simulations to justify
the requested variance height. The I-15 Freeway is substantially higher in elevation than the
subject property and the sight distance analysis view simulations provide depictions from three
vantage points (i.e. southbound I-15, northbound I-15 and I-15/Main Street southbound exit).
The view simulations depicting the proposed sign do not appear intrusive and are consistent
with the Lake Elsinore Casino, 7-11, and Storm freeway oriented signs. The 7-11 sign across
the street is also 85 feet in height but has a grade differential making that sign 5 to 7 feet higher
than the proposed Boos sign. Staff is requesting the applicant paint the pole a brown or beige
color to blend with the surroundings subject to approval of the EPRS.
The applicant was provided specifications from the City of Lake Elsinore approved branding
guide for signage and encouraged to be creative and propose a sign that is neat, clean,
aesthetically pleasing and the sign must include the City’s branding identification. Four options
are presented (see Page 9 of the plans). All four sign options consistently portray the gas and
convenience store tenants with four variations of the City branding logo and/or verbiage. Sign
Option 1:A depicts “Lake Elsinore and the E” separated from the tenants signage; Sign Option
1:B depicts only the “E” logo centered on the pylon and separated from the tenants signage;
Sign Option 1:C incorporates “Lake Elsinore and the E with swooshes into the tenant signage;
and Sign Option 1:D incorporates the “E” and swooshes into the tenant signage centered on the
pylon.
In accordance with the Project Conditions of Approval, the EPRS considered the branding
options and selected Option 1:B.
Variance Findings
The Lake Elsinore Municipal Code (LEMC) Section 17.415.080(F) sets forth findings the
Planning Commission must make to grant approval of a variance. Below are the findings
followed by staff determinations in bold:
1. That adequate conditions and safeguards pursuant to subsection (E) of this section have
been incorporated into the approval of the variance to ensure development of the property in
accord with the objectives of the General Plan and the purpose of the planning district in which
the site is located. The City’s Development Review Committee (staff from Planning,
Building & Safety, Fire, and Engineering) have reviewed the project and have included
applicable conditions of approval to ensure code compliance and protect the public
health, safety and general welfare. The project and sign are consistent with the General
Plan and Zoning designations of the General Commercial land use designation.
2. That there are special circumstances, pursuant to the purpose of this section, applicable to
the subject property which do not apply generally to other properties in the neighborhood, and
therefore, granting of the variance shall not constitute a grant of special privilege inconsistent
with the limitations upon other properties in the vicinity and district in which the site is located.
The subject property is located in the C-2 (General Commercial) zone district where gas
stations, convenience stores and carwashes are permitted or conditionally permitted
land uses. This business largely relies on clientele from freeway traffic. The subject
property is significantly lower than the I-15 Freeway and a sign observing the maximum
forty-five feet in height would not be visible from fast traveling vehicles on the freeway.
City Council Resolution
VARIANCE 2020-00001 (Sign Application 2020-00001))
March 24, 2020
Page 4 of 5
3. That in approving the variance, any reductions authorized from the strict interpretation of the
zoning ordinance represents the minimum deviation from this code necessary to fulfill the
purpose of this section and enable reasonable development of the property. The sight
distance analysis identifies the proposed eight-five feet (85’) height as the minimum
height that is ideal for an effective freeway advertising sign. The 7-11 sign is also 85 feet
in height but located on a grade differential that is 5 feet to 7 feet higher than the
proposed Boos Development sign.
4. Granting of the variance or minor exception will not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone district in which
such property is situated. Granting the variance would not be a special privilege as the
proposal is consistent with other freestanding freeway oriented signs in the commercial
zone including the 7-11 and Lake Elsinore Casino signs that such businesses also
heavily rely on freeway traffic clientele.
Sign Application Findings
LEMC Section 17.196.190(I)(3) sets forth findings that the Planning Commission must make to
grant approval of a freeway identification sign. Below are the findings followed by staff
determinations in bold:
1. Said business must be a freeway-oriented business, as determined by the Planning
Commission. The Commission determined that the commercial facility will obtain a large
portion of its business clientele from I-15 Freeway drive by traffic and the freeway
oriented sign is critical to the success of the business.
2. Said business must be easily accessible to a freeway ramp, as determined by the Planning
Commission. The subject property is located within 370 feet of the I-15 southbound
onramp and is easily and readily accessible as the two driveways on Main Street would
provide right turn egress to the freeway.
3. Said sign shall not block another freeway-oriented sign. The applicant shall be responsible
for providing the Planning Commission with evidence to assure satisfactory compliance with this
requirement. The proposed sign is located across the street from the 7-11 freestanding
freeway sign and the Boos sign is five feet to seven feet lower in height. The applicant
was required to submit sight distance analysis and view simulations to show what the
sign would look like and ensure it would not interfere with the existing sign. The
Planning Commission determined no interference would result.
4. Said sign shall be located in a planter area not less than 100 feet with one dimension being at
least five feet. The proposed sign would be located within a planter area that runs along
the entire length of Main Street and the side property line adjacent to the freeway. The
planter area well exceeds the 100 feet and five feet minimum dimensions.
General Plan and Zoning Consistency
The subject property has a General Plan Land Use designation of General Commercial that is
consistent with the C-2 (General Commercial) zone district. All proposed uses are either
permitted or conditionally permitted.
City Council Resolution
VARIANCE 2020-00001 (Sign Application 2020-00001))
March 24, 2020
Page 5 of 5
Community Outreach
The applicant conducted extensive community outreach by hosting a community meeting, a
meeting with the Historic Society, a meeting with the Downtown Merchants Association, and
went door to door to all properties within the 300-foot noticing radius. No person from the public
spoke at the March 3, 2020 Planning Commission meeting.
Environmental Determination
Pursuant to CEQA Guidelines Section 15063, an Initial Study Checklist was prepared for the
Project to assess potential environmental impacts that included analysis of the proposed
freeway identification sign. 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”. The project and freeway sign
qualifies for a Categorical Exemption Type 15332 Infill Development. Conditions of Approval
had been previously approved for the project by the City Council with the Planning Commission
recommending additional conditions that are incorporated in one conditions of approval
document for the entire project. A Notice of Exemption was prepared.
Exhibits
A – Variance Resolution
B – Conditions of Approval
C – Vicinity Map
D – Aerial Map
E - Plans
RESOLUTION NO. 2020-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING VARIANCE NO. 2020-00001 (SIGN APPLICATION
NO. 2020-00001) FOR A FREESTANDING FREEWAY ORIENTED PYLON SIGN
EIGHTY-FIVE FEET (85’) IN HEIGHT IN LIEU OF THE MAXIMUM FORTY-FIVE
FEET (45’) MAXIMUM FOR A 150 SQUARE FEET SIGN THAT IS DOUBLE SIDED
AND ILLUMINATIONED AND DEFERRING APPROVAL OF SIGN APPLICATION
OPTION 1:D TO THE CITY COUNCIL EXECUTIVE PROJECT REVIEW
SUBCOMMITTEE IN CONJUCTION WITH THE BOOS MAIN STREET
DEVELOPMENT PROJECT CONSISTING OF FUEL DISPENSING AREAS, A
CONVENIENCE STORE AND DRIVE-THROUGH CARWASH LOCATED AT 512
N. MAIN STREET (APN’S 377-243-002, 003, 004, 005, 006 AND 007)
Whereas, Rod Fermin of Boos Development 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) that received City Council approval on February 25, 2020. 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 with the sign proposed on the northerly parcel; and,
Whereas, Rod Fermin of Boos Developed subsequently filed applications with the City of Lake
Elsinore to include a variance for a freestanding freeway oriented pylon sign eight-five feet (85’)
in height in lieu of the forty-five feet (45’) maximum height and also filed a sign application with
four City of Lake Elsinore branding options; and
Whereas, Variances are subject to review and approval of the Planning Commission subject to
mandatory findings and this Variance goes to the City Council for approval pursuant to Lake
Elsinore Municipal Code (LEMC) Section 17.410.030 that all entitlement applications for a
project shall go to the ultimate decision authority which is the City Council; and
Whereas, freeway identification sign applications are subject to review and approval of the
Planning Commission subject to mandatory findings and this Sign Application was referred to
the City Council Executive Project Review Subcommittee (EPRS) in accordance with the City
Council’s Conditions of Approval for the Project; and
Whereas, the City Council unanimously approved the Boos Main Street Commercial Project
and referred final approval of Architectural Design and Signage to the City Council Executive
Project Review Committee; 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 unanimously recommended approval to the City Council; 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 and unanimously approved the Project adding a condition of approval
that architectural design and signage shall be reviewed and approved by the EPRS; and
City Council Resolution No. 2020-____
Variance No. 2020-00001 (Sign Application No. 2020-00001)
Page 2 of 5
Whereas, on March 3, 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 unanimously recommended approval of the
Variance for exceeding the sign height.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
COUNCIL OF THE CITY OF LAKE ELSINORE 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 March 24, 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 17.415.080(F) of the LEMC, the City makes the
following findings regarding Planning Application No. 2019-45 (Variance No. 2020-00001):
1. That adequate conditions and safeguards pursuant to subsection (E) of this section have
been incorporated into the approval of the variance to ensure development of the property
in accord with the objectives of the General Plan and the purpose of the planning district in
which the site is located.
The City’s Development Review Committee (staff from Planning, Building & Safety, Fire
and Engineering) have reviewed the project and have included applicable conditions of
approval to ensure code compliance and protect the public health, safety and general
welfare. The project and sign are consistent with the General Plan and Zoning
designations of the General Commercial district.
2. That there are special circumstances, pursuant to the purpose of this section, applicable to
the subject property which do not apply generally to other properties in the neighborhood,
and therefore, granting of the variance shall not constitute a grant of special privilege
inconsistent with the limitations upon other properties in the vicinity and district in which
the site is located.
The subject property is located in the C-2 (General Commercial) zone district where gas
stations, convenience stores and carwashes are permitted or conditionally permitted land
uses. This business largely relies on clientele from freeway traffic. The subject property is
significantly lower than the I-15 Freeway and a sign observing the maximum forty-five feet
in height would not be visible from fast traveling vehicles on the freeway.
City Council Resolution No. 2020-____
Variance No. 2020-00001 (Sign Application No. 2020-00001)
Page 3 of 5
3. That in approving the variance, any reductions authorized from the strict interpretation of
the zoning ordinance represents the minimum deviation from this code necessary to fulfill
the purpose of this section and enable reasonable development of the property.
The sight distance analysis view simulations identifies the proposed eighty-five feet (85’)
height as the minimum height that is ideal for an effective freeway advertising sign. The 7-
11 sign is also 85 feet in height but located on a grade differential that is 5 feet to 7 feet
higher than the proposed Boos Development sign.
4. Granting of the variance or minor exception will not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone district in
which such property is situated.
Granting the variance would not be a special privilege as the proposal is consistent with
other freestanding freeway oriented sign in the commercial zone including the 7-11 and
Lake Elsinore Casino signs which such businesses also heavily rely on freeway traffic
clientele.
Section 4: In accordance with Section 17.196.180(I) of the LEMC, the City Council makes the
following findings regarding Planning Application No. 2019-45 (Sign Application No. 2020-
00001):
1. Said business must be a freeway-oriented business, as determined by the Planning
Commission.
The Commission and the City Council determined that the facility will obtain a large
portion of its business clientele from I-15 Freeway drive by traffic and the freeway-
oriented sign is critical to the success of the business.
2. Said business must be easily accessible to a freeway ramp, as determined by the
Planning Commission.
The subject property is located within 370 feet of the I-15 southbound onramp and is
easily and readily accessible as two driveway on Main Street would provide right turn
egress to the freeway.
3. Said sign shall not block another freeway-oriented freestanding sign. The applicant shall
be responsible for providing the Planning Commission with evidence to assure
satisfactory compliance with this requirement.
The proposed sign is located across the street from the 7-11 freestanding freeway sign
and is five feet to seven feet lower in height. The applicant was required to submit sight
distance analysis and view simulations to show what the sign would look like and ensure
it would not interfere with the existing sign. The Planning Commission and the City
Council determined no interference would result.
4. Said sign shall be located in a planter area not less than 100 feet with one dimension at
least five feet.
City Council Resolution No. 2020-____
Variance No. 2020-00001 (Sign Application No. 2020-00001)
Page 4 of 5
The proposed sign would be located within a planter area that runs along the entire
length of Main Street and the side property line adjacent to the freeway. The planter
area well exceeds 100 feet dimension and the five feet.
Section 5: Based upon all of the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the City Council hereby approves Variance No. 2020-00001
and approves Sign Application No. 2020-00001.
Section 6: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 24th day of March, 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 24th day of March, 2020 and that the same was adopted by the
following vote:
City Council Resolution No. 2020-____
Variance No. 2020-00001 (Sign Application No. 2020-00001)
Page 5 of 5
AYES
NOES:
ABSTAIN:
ABSENT:
Candice Alvarez, MMC
City Clerk
Applicant’s Initials: _____ Page 1 of 21
CONDITIONS OF APPROVAL
PROJECT: PA 2019-45, CUP 2019-11, CDR 2019-17 and
TPM 2019-04 (37751) VAR/SA 2020-00001
PROJECT NAME: Boos Main Street Commercial Facility
PROJECT LOCATION: APN’s: 377-243-002, 003, 004, 005, 006 and 007
APPROVAL DATE: March 24, 2020
EFFECTIVE DATE: March 24, 2020
EXPIRATION DATE: March 24, 2022
GENERAL
1. Planning Application No. 2019-45 (Conditional Use Permit No. 2019-11, Commercial Design
Review No. 2019-17, Tentative Parcel Map No. 2019-04 – 37751, and Variance No. 2020-
00001 and Sign Application No. 2020-00001) is a project 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
also includes a Variance authorizing a freestanding freeway oriented pylon sign 85 feet in
height in lieu of the maximum 45 feet height and Option 1:D as the preferred City of Lake
Elsinore branding design on the freeway sign with final architectural design and signage
subject to review and approval of the City Council Executive Project Review Committee.
The Project will provide vehicle access from two driveways off Main Street totaling 36 feet
in width provide 16 parking stalls and install 10,10,373 SF of landscaping. The Project site
totals 0.88 acres (38,432 SF) in area will consolidate six lots into one parcel 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). Amended at 3/3/20 Planning
Commission meeting)
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.
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 2 of 21
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.
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. Variance No. 2020-0001 (Sign Application No. 2020-00001) shall lapse and become void
two years following the date on which 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 commended 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 Variance approval pursuant to subsections (a) and (b) of Lake Elsinore
Municipal Code Section 17.415.080.H.1. Notwithstanding conditions to the contrary, a
variance granted pursuant to LEMC Section 17.415.080 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 has the subject of the design review application.
Amended at 3/3/20 Planning Commission meeting.
8. The Project architectural design and signage shall be reviewed and approved by the City
Council Executive Project Review Subcommittee. No grading or building permits shall be
issued until final approval by the Subcommittee is granted. Amended at 2/25/20 City Council
meeting.
9. The freeway sign pylon structure shall be painted a brown or beige color as to blend with
the surround area subject to approval of the City Council Executive Project Review
Subcommittee. Amended at 3/3/20 Planning Commission meeting.
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 3 of 21
10. 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.
11. 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.
12. 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.
13. The applicant shall provide all project-related on-site improvements as required by these
Conditions of Approval.
14. 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.
15. 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 final approval from
the City Council Executive Project Review Subcommittee.
16. 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.
17. 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.
18. 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.
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19. 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.
20. Graffiti shall be removed within 24 hours.
21. The applicant shall comply with all applicable City Codes and Ordinances, State and Federal
Regulations.
22. 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 City
Council Executive Project Review Subcommittee.
Prior to Issuance of Grading Permits/Building Permits
23. 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.
24. 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.
25. The applicant shall pay School Mitigation Fees to the Lake Elsinore Unified School District
prior to issuance of a building permit.
26. 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.
27. 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.
28. 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.
29. 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.
30. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light
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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.
31. 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.
32. Identify security measures (i.e. guard, cameras, lighting, signage, etc.
33. 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.
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.
34. 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.
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35. 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.
36. 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
37. 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.
38. 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.
39. Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2019 California Green Building Standards.
40. 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.
41. Street Addressing. Applicant must obtain street addressing for all proposed buildings by
requesting street addressing and submitting a site plan for commercial projects.
42. 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.
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43. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
44. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
45. 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.
46. 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
47. 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:
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)
48. 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.
49. 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)
50. 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
51. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
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ENGINEERING DIVISION
General Conditions
52. 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.
53. All open space and slopes outside the public right-of-way shall be owned and maintained
by property owner or property owner’s association.
54. 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.
55. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and or diversion of drainage.
56. All required soils, geology, hydrology and hydraulic, and seismic reports shall be prepared
by a Registered Civil Engineer.
57. Work within the public right-of-way shall require approval and issuance of an encroachment
permit prior to any work commencing. Amended at 3/3/20 Planning Commission meeting.
Fees
58. 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.
59. Mitigation Fees will be assessed at the prevalent rate at time of payment in full.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
60. 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
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61. 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.
62. The final WQMP shall be approved prior to issuance of any encroachment, grading or
building permit.
63. The applicant shall use the Water Quality Management Plan for the Santa Ana Region of
Riverside County guidance document and template for WQMP preparation.
64. 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.
65. 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.
66. Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
67. 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.
68. 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.
69. Trash enclosure shall be bermed and covered.
70. The project shall install state approved full capture trash devices on inlets and catch basins
to which it discharges.
71. 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,
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channels and minimize significant impacts from urban runoff.
72. 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.
73. 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
74. 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.
75. 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.
Post Construction
76. 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.
77. 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.
78. 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 conformance 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.
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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.
79. 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
80. The developer shall submit for plan check review and approval a parcel map.
81. 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.
82. No building permits can be issued until after the map is recorded.
83. Dedicate additional right of way on project adjacent to Main Street to a minimum half width
of 50 feet.
84. Dedicate additional right of way easement in the adjacent alley to provide full width
improvements from the northerly property line to Flint Street.
UTILITIES
85. 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.
86. All overhead utilities shall be undergrounded in accordance with Chapter 12.16 of the Lake
Elsinore Municipal Code (LEMC).
87. 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.
88. 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
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PRIOR TO issuance of grading permit.
89. 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
90. Sight distance into and out of the project location shall comply with CALTRANS Standards.
91. Replacement bench marks shall be installed per City of Lake Elsinore Standards and at
locations to be determined by the City Engineer.
92. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant
locations per Lake Elsinore Standards.
93. 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.
94. 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.
95. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards.
96. 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.
97. 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.
98. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
99. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
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100. 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.
101. 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.
102. 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.
103. 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 Main Street and full width improvements to the alley form the northerly
property line to Flint Street.
104. Signing and striping plans shall be prepared and submitted as a separate submittal for plan
check review and approval.
Permitting/Construction
105. 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.
106. 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
107. The developer shall submit a written request for acceptance to the City Engineer.
108. As-built plans shall be completed and signed by the City Engineer.
GRADING
Design:
109. 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).
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110. Provide final soils, geology and seismic report, including recommendations for parameters
for seismic design of buildings, walls, infiltration, etc.
111. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
112. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
113. 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.
114. 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:
115. 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.
116. 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.
117. Applicant to provide the City a video record of the condition of all proposed public City haul
roads and the condition of Main Street near the freeway sign and along the property
frontage. 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. Amended
at 3/3/20 Planning Commission meeting.
118. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is
required prior to commencement of ANY grading activity.
119. 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.
120. 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.
121. Approval of the project final Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading permit.
122. Developer shall pay all grading permit applicable processing, permit, security and
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Applicant’s Initials: _____ Page 15 of 21
development fees including those fees identified in Conditions 20 and 54 and any applicable
development agreement.
PRIOR TO ISSUANCE OF BUILDING PERMIT
123. 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.
124. 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).
125. The Parcel Map shall be recorded.
126. 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.
127. 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
128. Request for file review shall be submitted in writing to the Engineering Department; review
is typically completed within one week.
129. 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.
130. 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.
131. All final studies and reports, grade certifications, monument certifications (with ti e 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.
132. 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.
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 16 of 21
133. 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 inspection will be
scheduled.
134. 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.
135. 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.
136. All signing and striping and traffic control devices onsite and on Main Street shall be
installed.
137. 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.
138. 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.
139. 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
140. 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
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 17 of 21
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)
141. 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:
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.
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 18 of 21
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.
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.
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 19 of 21
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.
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
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 20 of 21
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 required 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
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.
Conditions of Approval – City Council March 24, 2020
PA 2019-45 (CUP 2019-11, CDR 2019-17, TPM 2019-04 – 37751), VAR 2020-00001
Applicant’s Initials: _____ Page 21 of 21
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
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Planning Application No. 2019-45APNs: 377-243-002, 003, 004, 005, 006 & 007AERIAL MAP
PROJECT SITE
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21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
State Licence 853228
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United Rocket
512 N Main St,
Lake Elsinore, CA 92530
(Address TBD Approx listed)
Owner Information
Apro, LLC cf United Oil
4130 Cover St
Long Beach, CA 90808
310-323-3992
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Project Hi -Rise
Designed by - — KM
Date - 0218.2020
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Owner - Date -
I have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot be reproduced without written consent of owner
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United Pacific I High Rise I Southbound 15 Freeway
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PROMOTION PLUS
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Job Location
Owner Information
United Rocket Apro, LLC cf United Oil
512 N Main St, 4130 Cover St
Lake Elsinore, CA 92530 Long Beach, CA 90808
(Address TBD Approx listed) 310-323-3992
Fax: 310-323-3487
Project Information
Project ---- - Hi -Rise
Designed by KM
Date - 02.18.2020
Approval
Owner - Date -
I have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot be reproduced without written consent of owner
United Pacific I High Rise I Northbound 15 Freeway
PROMOTION PLUS
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"The lnaiging Experts"
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Job Location
Owner Information
United Rocket Apro, LLC cf United Oil
512 N Main St, 4130 Cover St
Lake Elsinore, CA 92530 Long Beach, CA 90808
(Address TBD Approx listed) 310-323-3992
Fax: 310-323-3487
Project Information
Approval
Project - Hi -Rise
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Designed by - KM
Date 02J8.2020
Owner - Date -
I have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot be reproduced without written consent of owner
United Pacific I High Rise I Closeup
65' Crane From Test Survey -
PROMOTION PLUS
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512 N Main St, 4130 Cover St
Lake Elsinore, CA 92530 Long Beach , CA 90808
(Address TBD Approx listed) 310-323-3992
Fax: 310-323-3487
Project Information
Project -- — — Hi -Rise
Designed by KM
Date 02.18.2020
Approval
Owner - Date -
I have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot be reproduced without written consent of owner
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United Pacific I High Rise Option IA
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21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
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Chevron Custom High Rise Cabinets
85' Hi Rise 1 70'-0" Pole Height 1 1:60
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United Rocket
512 N Main St,
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(Address TBD Approx listed)
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Owner Information
Apro, LLC cf United Oil
4130 Cover St
Long Beach, CA 90808
310-323-3992
Fax: 310-323-3487
Project Information
Project I Hi -Rise
Designed by KM
Date — 0238.2020
OEM
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Approval
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Owner - Date -
1 have reviewed all renderings and 1 am satisfied with h
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co.,
and cannot be reproduced without written consent of c
United Pacific I High Rise Option 1:13
Chevron Cabinet
Aluminum and Steel Frame
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Paint Chevron Grey I Panoflex Faces
Chevron Logo Facing Freeway Side (Mirrored Image)
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PROMOTION PLUS
SIGN CO., INC.
"The Imaging Kvperls"
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21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Slate Licence 853228 E
Job Location Owner Information Project Information
United Rocket Apro, LLC cf United Oil Project — Hi -Rise
512 N Main St, 4130 Cover St Designed by . KM
Lake Elsinore, CA 92530 Long Beach, CA 90808 Date 0238.2020
(Address TBD Approx listed) 310-323-3992
Fax: 310-323-3487
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Owner - Date -
1 have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot be reproduced without written consent of owner
United Pacific I High Rise Option 1:C
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Paint Chevron Grey I Panoflex Faces
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"The linaging Experts"
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21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Slate Licence 853228 v
Job Location
United Rocket
512 N Main St,
Lake Elsinore, CA 92530
(Address TBD Approx listed)
Owner Information
Apro, LLC cf United Oil
4130 Cover St
Long Beach, CA 90808
310-323-3992
Fax: 310-323-3487
Project Information
Project Hi -Rise
Designed by KM
Date 02.18.2020
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21'-O"
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Owner - Date -
! have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot be reproduced without written consent of owner
United Pacific I High Rise Option 1:D
Chevron Cabinet
Aluminum and Steel Frame
Panoflex Faces
Internally Illuminated
1 O'-O" —
1' (120")
Chevron Custom High Rise Cabinets
85' Hi Rise 1 70'-0" Pole Height 1 1:60
145 sgft Logo 1 61 sgft City Emblem
Diameter 48" At Base I Final Pole Sizes Determined By Engineer
Paint Chevron Grey I Panoflex Faces
Chevron Logo Facing Freeway Side (Mirrored Image)
***Engineer to determine final pole sizes***
PROMOTION PLUS Job Location Owner Information
SIGN CO., INC.
"The Imaging Experts"
No p—t of fhe PRONTO I'ION Pi't's
SICN CO.. INC pamih
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Stale Licence 853228 v
United Rocket Apro, LLC cf United Oil
512 N Main St, 4130 Cover St
Lake Elsinore, CA 92530 Long Beach, CA 90808
(Address TBD Approx listed) 310-323-3992
Fax: 310-323-3487
M
• G Ill
�
1:180
Vie•.. .-�. -,.... :7111A
21'-0"
21'-0"
i
Project Information Approval
Project --- - Hi -Rise
Designed., KM
Date 02.18.2020 Owner - Date -
I have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot -be reproduced without written consent of owner
United Pacific I High Rise Comparison
LADE j5,LS1N0RE
Option 1:A
PROMOTION PLUS
SIGN CO., INC.
_ "The Imaging Experts"
/n��4/-R Nu�% p:vt of the PR017OIIUN PLUS
(% SIGN CO.. INC Fa.M.1
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
State Licence 853228E
Option 1:B
Job Location
United Rocket
512 N Main St,
Lake Elsinore, CA 92530
(Address TBD Approx listed)
Owner Information
Chevron
_
LADE � LSII`IORE
Option 1:C
Project Information Approval
Apro, LLC cf United Oil Project
4130 Cover St Designed by
Long Beach, CA 90808 Date
310-323-3992
Fax: 310-323-3487
Chevron
%No 0-.,Mm
01,W
Niiioo
Option 1:D
Hi -Rise
KM
- 02.18.2020 Owner - Date -
I have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus'Sign Co., Inc.
and cannot be reproduced without written consent of owner
i
PROMOTION PLUS
SIGN CO., INC.
The /maging Experts
%��rF\mp;rl of fhc VNU\701'1l f\PLUS
Slcl\ CO.. IN( F;H,
21034 Osborne St. Canoga Park, CA 91304
(P) 818.993.5406 (F) 818.993.3174
Stale Licence 853228
Job Location
Owner Information
United Rocket Apro, LLC cf United Oil
512 N Main St, 4130 Cover St
Lake Elsinore, CA 92530 Long Beach, CA 90808
(Address TBD Approx listed) 310-323-3992
Fax: 310-323-3487
' Project Information Approval
Project
Designed by
Date
Hi -Rise
KM
02.18.2020 Owner - Date -
1 have reviewed all renderings and I am satisfied with the
look and the scope of work listed within.
This rendering is property of Promotion Plus Sign Co., Inc.
and cannot be reproduced without written consent of owner