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HomeMy WebLinkAboutItem No. 06 PC PA No. 2019-42 Chevron Gas StationCity of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 www.lake - elsinore.org °"` In - City Council Agenda Report File Number: TMP 19 -979 Agenda Date: 11/10/2020 Version: 1 Status: Approval Final In Control: City Council / Successor Agency File Type: Council Consent Calendar Agenda Number: 6) Plannina Commission Approval of Plannina Application No. 2019 -42 for a Chevron Gas Station Remodel located at 16830 Lakeshore Drive Receive and File the Notice of Decision for Planning Application No. 2019 -42 acted on by the Planning Commission on October 20, 2020. The Planning Commission by a 3 -0 vote: 1. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019 -10 TO ESTABLISH A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019); and 2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2019 -15 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019). City of Lake Elsinore Page 1 Printed on 111512020 CITY OF ^ LADE LSI110KE -M DREAM EXTREME,,. REPORT TO CITY COUNCIL To: Honorable Mayor and Members of the City Council From: Grant Yates, City Manager Prepared by: Damaris Abraham, Senior Planner Date: November 10, 2020 Subject: Planning Commission Approval of Planning Application No. 2019 -42 for Chevron Gas Station Remodel located at 16830 Lakeshore Drive Applicant: Steve Love, Amore Enterprises Inc. Recommendation Receive and File the Notice of Decision for Planning Application No. 2019 -42 acted on by the Planning Commission on October 20, 2020. The Planning Commission by a 3 -0 vote: 1. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019 -10 TO ESTABLISH A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019); and 2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2019 -15 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019). Background Planning Application No. 2019 -42 (Conditional Use Permit No. 2019 -10 and Commercial Design Review No. 2019 -15) proposes to demolish an existing 1,132 sq. ft. convenience store and a 4,561 sq. ft. canopy with eight (8) fueling stations to construct a new 3,800 sq. ft. convenience store, a 3,910 sq. ft. canopy with 12 fueling stations (Project). The Project also proposes to construct a 640 sq. ft. trash enclosure and 12 parking spaces on an approximately 0.69 -acre site. The Project is located at the northwest corner of Riverside Drive and Lakeshore Drive, more specifically 16830 Lakeshore Drive (APN: 379 - 290 -019). At the October 20, 2020, Planning Commission meeting, the Planning Commission added Condition of Approval No. 17 to ensure that architectural enhancements and treatments were added on the northeast elevation of the proposed building. The Planning Commission then PA 2019 -42 (Chevron Gas Station Remodel) City Council Receive & File Report: 11/10/2020 Page 2 unanimously approved the project with a 3 -0 vote. No one spoke in opposition to the project and only the applicant attended the hearing. City Council Action The Planning Commission's decision is final and no action by the City Council is required unless the City Council by majority vote elects to review and reconsider the Planning Commission's decision by ordering the matter set for a future noticed public hearing pursuant to LEMC Section 17.410.110.F, or the applicant or an interested person files a complete appeal application within 15 days of this notice appearing on the City Council's agenda. Fiscal Impact The time and costs related to processing this Project have been covered by fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. The approval of the Project does not fiscally impact the City's General Fund. Mitigation Measures to protect the City fiscally have already been included in the Conditions of Approval. Exhibits A — Planning Commission Staff Report CITY OF .. LAKE -,C7LStf10RE 1W I) R f.A M REPORT TO PLANNING COMMISSION To: Honorable Chairman and Members of the Planning Commission From: Justin Kirk, Assistant Community Development Director Prepared by: Damaris Abraham, Senior Planner Date: October 20, 2020 Subject: Planning Application No. 2019 -42 (Chevron Gas Station Remodel) — Proposal to demolish an existing gas station and convenience store and construct a new a 3,800 sq. ft. convenience store and a 3,910 sq. ft. canopy with 12 fueling stations. Applicant: Steve Love, Amore Enterprises Inc. Recommendation 1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019 -10 TO ESTABLISH A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019); and 2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2019 -15 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019). Project Location The proposed Project is located at the northwest corner of Riverside Drive and Lakeshore Drive, more specifically 16830 Lakeshore Drive (APN: 379 - 290 -019). Environmental Setting Table 1: Environmental Setting Page 1 of 4 EXISTING LAND USE GENERAL PLAN ZONING Project Site Gas Station General Commercial (GC) Neighborhood Commercial (C -1) North Grocery Store General Commercial (GC) Neighborhood Commercial (C -1 South Commercial General Commercial (GC) General Commercial (C -2) East AutoZone General Commercial (GC) Neighborhood Commercial (C -1) West Del Taco General Commercial (GC) Neighborhood Commercial (C -1) Table 1: Environmental Setting Page 1 of 4 PA 2019 -42 (CUP 2019 -10 /CDR 2019 -15) 10/20/2020 Protect Description Planning Application No. 2019 -42 (Conditional Use Permit No. 2019 -10 and Commercial Design Review No. 2019 -15) proposes to demolish an existing 1,132 sq. ft. convenience store and a 4,561 sq. ft. canopy with eight (8) fueling stations to construct a new 3,800 sq. ft. convenience store, a 3,910 sq. ft. canopy with 12 fueling stations (Project). The Project also proposes to construct a 640 sq. ft. trash enclosure and 12 parking spaces on an approximately 0.69 -acre site. The Project will incorporate a Contemporary Architectural Style with exterior stucco finish. The convenience store will incorporate earth tone exterior paint colors such as beige, light brown, and dark brown accent colors. The canopy for the gas dispensing area will also be designed and painted to match the convenience store. The Project would include approximately 4,921 sq. ft. of landscaping, which is 16% landscape coverage. Landscaping would be in the street setback and interior property line setbacks along the perimeter of the Project Site and will provide effective screening for the Project. Access to the Project site will be provided by a driveway (full ingress /egress access) located at both Lakeshore Drive and Riverside Drive (SR -74). Analysis General Plan Consistency The Project has a General Plan Land Use designation of General Commercial (GC) and is located within the Business District. The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed -use projects, public and quasi - public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a gas station and a convenience store with 0.25 FAR. Therefore, the Project is consistent with the General Plan. Municipal Code Consistency The current zoning for the subject site is Neighborhood Commercial (C -1). Per Section 17.120.030.F of the C -1 zone, gasoline- dispensing establishments are permitted uses subject to approval of a Conditional Use Permit. Convenience stores are permitted uses in the C -1 zone per Sections 17.120.020.E and G. Staff has reviewed the proposed Project with respect to the relevant development standards as identified in the C -1 zone and Section 17.112.090 (Gasoline dispensing establishments) of the Lake Elsinore Municipal Code (LEMC) and has detailed the requirements and the proposed development standards as follows: Development Standard Required Proposed Front Setback Side Yard (ROW) 20' -0" 46' -4" 15' -0" 15' -0" Canopy 20' -0" 39' -0" Building Height 35 ft. 24' -8" Landscape improvement: Adjacent to Street Landscape Coverage 15 ft. 15' -0" 15% 16% Table 2: Development Standards Page 2 of 4 PA 2019 -42 (CUP 2019 -10 /CDR 2019 -15) 10/20/2020 Parking Analysis Section 17.148.030.A of the LEMC requires one (1) space for each 250 sq. ft. of gross floor area. The proposed project would require 16 parking spaces. The Project is proposing to provide 12 parking spaces based on the parking analysis completed for the proposed project. The following findings are in accordance with Section 17.148.030.D of the LEMC for the parking reduction: A Parking Analysis dated January 2, 2019 prepared by Darnell & Associates was submitted for this project (See Exhibit G). 2. The Parking Analysis supports the finding that the number of parking spaces actually needed for proposed use is less than that required by the code. 3. The Parking Analysis further showed that the proposed 12 parking spaces to serve the 3,800 sq. ft. convenience store and 12 fueling stations is adequate and can accommodate the proposed use. 4. Traffic safety and pedestrian safety will not be affected by the modification of the parking requirements. 5. Reduced parking will not affect the health, safety and welfare of the public. The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the Project site. The proposed landscaping improvements serve to enhance the building designs and soften portions of building elevations, provide shade and break -up expanses of pavement. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed Project, and have conditioned the Project so as to mitigate any potential concerns. Environmental Determination The proposed Project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code § §21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In -Fill Development Projects: a) The Project has a General Plan Land Use designation of General Commercial (GC) and has a Neighborhood Commercial (C -1) zoning designation. The proposed Project, a gas station and convenience store, is a permitted use subject to a Conditional Use Permit. The Project also complies with all applicable development standards of the C -2 zone. Therefore, the Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed Project occurs within city limits, is located on a Project site of no more than five acres (approximately on a 0.69 -acre site), and is substantially surrounded by urban uses. Page 3 of 4 PA 2019 -42 (CUP 2019 -10 /CDR 2019 -15) 10/20/2020 c) The Project site has no value, as habitat for endangered, rare or threatened species. The Project site has been previously disturbed and is developed with a gas station and convenience store. The Project is proposing to demolish this existing gas station and convenience store and replace it with a new one. In addition, the Project site is not located within a Criteria Cell of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) and was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes. The Project complies with the MSHCP and is consistent with all applicable requirements of the MSHCP. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. i. A Traffic Impact Analysis (TIA) dated August 31, 2020 prepared by Urban Crossroads was submitted for the proposed Project. The TIA found that no significant direct impacts are projected in the study area as a result of the proposed Project. The Project will be required to install a stop control on the westbound approach at the Driveway on Lakeshore Drive and on the southbound approach at the Driveway on Riverside Drive (SR -74). The Project is also required modify the curb, gutter, sidewalk, and landscape improvements as proposed on the site plan in order to accommodate the proposed site access. The proposed Project will participate in the cost of off -site improvements through payment of Transportation Uniform Mitigation Fee (TUMF) and Traffic Impact Fee (TIF) fees. The Project's contribution to these transportation impact fee programs should be sufficient to address the Project's fair share towards mitigation measures designed to alleviate cumulative project impacts. ii. A Preliminary Water Quality Management Plan (PWQMP 2019 -07) that addresses water quality impacts has been submitted and approved for the proposed Project. iii. The project is required to comply with Section 17.176 (Noise Ordinance) of the LEMC at all times. (e) The site can be adequately served by all required utilities and public services. Exhibits A — CUP Resolution B — CDR Resolution C — Conditions of Approval D — Vicinity Map E — Aerial Map F — Design Review Package G — Parking Analysis H — Traffic Impact Analysis Page 4 of 4 RESOLUTION NO. 2020- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019-10 TO ESTABLISH A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019) Whereas, Steve Love, Amore Enterprises Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019 -42 (Conditional Use Permit No. 2019 -10 and Commercial Design Review No. 2019 -15) proposes to demolish an existing 1,132 sq. ft. convenience store and a 4,561 sq. ft. canopy with eight (8) fueling stations to construct a new 3,800 sq. ft. convenience store, a 3,910 sq. ft. canopy with 12 fueling stations (Project). The Project also proposes to construct a 640 sq. ft. trash enclosure and 12 parking spaces on an approximately 0.69 -acre site. The proposed Project is located at the northwest corner of Riverside Drive and Lakeshore Drive, more specifically 16830 Lakeshore Drive (APN: 379 - 290 -019); and, Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, Section 17.415.070.A of the Lake Elsinore Municipal Code (LEMC) provides that certain uses have operational characteristics that, depending on the location and design of the use, may have the potential to negatively impact adjoining properties, businesses or residents and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the City to comprehensively review and approve the use; and, Whereas, pursuant to Section 17.415.070.13 of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying Conditional Use Permits; and, Whereas, on October 20, 2020, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Commission has considered the Project prior to making a recommendation to the Council and has found it acceptable. Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: PC Reso. No. 2020 - Page 2 of 4 1. The Project is not subject to the City's LEAP and the Western Riverside County Regional Conservation Authority's (RCA) JPR processes as it is not located within a Criteria Cell 2. The Project is consistent with the Riparian /Riverine Areas, Vernal Pools Guidelines, and the Fuel Management Guidelines as the Project is wholly located within an existing building and does not include any earth disturbing activities therefore Sections 6.1.2 or 6.3.1 of the MSHCP are not applicable. 3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas. 4. The Project is consistent with the Fuels Management Guidelines because the Project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. 5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees. Section 3: The Commission finds that the proposed Project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code § §21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In -Fill Development Projects. The Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City's boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the Project will not result in any significant effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services. Section 4: That in accordance with LEMC Section 17.415.070.C. Findings, the Commission makes the following findings regarding Conditional Use Permit No. 2019 -10: That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The Project site has a General Plan Land Use designation of General Commercial (GC) that provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed -use projects, public and quasi - public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a gas station and a convenience store with 0.25 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site Neighborhood Commercial (C -1). The proposed use is identified as a permitted use subject to the approval of a Conditional Use Permit within the C -1 zone. Further, the proposed commercial Project will assist in achieving the development of a well- balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. PC Reso. No. 2020 - Page 3 of 4 The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the proposed Project. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and the conditions of approval imposed on the Project. 4. The Site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The proposed use is located within an existing built environment, inclusive of streets. The existing streets are of adequate size to facilitate safe and convenient transportation to and from the site. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.8, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.8 of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on October 20, 2020, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 5: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby finds that the Project is consistent with the MSHCP. Section 6: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby approves Conditional Use Permit No. 2019 -10. Section 7: This Resolution shall take effect immediately upon its adoption. PC Reso. No. 2020 - Page 4 of 4 Passed and Adopted on this 20th day of October, 2020. Rendell Klaarenbeek, Chairman Attest: Justin Kirk, Assistant Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Justin Kirk, Principal Planner of the City of Lake Elsinore, California, hereby certify that Resolution No. 2020 -_ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on the 20th day of October, 2020 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Justin Kirk, Assistant Community Development Director RESOLUTION NO. 2020- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2019 -15 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR A 3,800 SQUARE FOOT CONVENIENCE STORE AND A 3,910 SQUARE FOOT CANOPY WITH 12 FUELING STATIONS LOCATED AT 16830 LAKESHORE DRIVE (APN: 379 - 290 -019) Whereas, Steve Love, Amore Enterprises Inc. has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019 -42 (Conditional Use Permit No. 2019 -10 and Commercial Design Review No. 2019 -15) proposes to demolish an existing 1,132 sq. ft. convenience store and a 4,561 sq. ft. canopy with eight (8) fueling stations to construct a new 3,800 sq. ft. convenience store, a 3,910 sq. ft. canopy with 12 fueling stations (Project). The Project also proposes to construct a 640 sq. ft. trash enclosure and 12 parking spaces on an approximately 0.69 -acre site. The proposed Project is located at the northwest corner of Riverside Drive and Lakeshore Drive, more specifically 16830 Lakeshore Drive (APN: 379 - 290 -019); and, Whereas, the proposed Project is exempt from the California Environmental Quality Act (Cal. Publ. Res. Code § §21000 et seq.: "CEQA ") and CEQA Guidelines (14. Cal. Code Regs § §15000 et seq.), specifically pursuant to Section 15332 (Class 32 — In -Fill Development Projects); and, Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan ( MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) process to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of reviewing and approving, conditionally approving, or denying design review applications; and, Whereas, on October 20, 2020 at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Commission has reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. PC Reso. No. 2020 - Page 2 of 4 Section 2: That in accordance with the MSHCP, the Commission makes the following findings for MSHCP consistency: 1. The Project is not subject to the City's LEAP and the Western Riverside County Regional Conservation Authority's (RCA) JPR processes as it is not located within a Criteria Cell 2. The Project is consistent with the Riparian /Riverine Areas, Vernal Pools Guidelines, and the Fuel Management Guidelines as the Project is wholly located within an existing building and does not include any earth disturbing activities therefore Sections 6.1.2 or 6.3.1 of the MSHCP are not applicable. 3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas. 4. The Project is consistent with the Fuels Management Guidelines because the Project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. 5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees. Section 3: The Commission finds that the proposed Project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code § §21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In -Fill Development Projects. The Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, and is within the City's boundaries on a site less than five acres surrounded by urban uses. The subject property has no value as habitat for endangered, rare or threatened species. Approval of the Project will not result in any significant effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services. Section 4: That in accordance with Section 17.415.050.G of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2019 -15: The Project, as approved, will comply with the goals and objectives of the General Plan and the zoning district in which the project is located. The Project site has a General Plan Land Use designation of General Commercial (GC) that provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed -use projects, public and quasi - public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a gas station and a convenience store with 0.25 FAR. Therefore, the Project is consistent with the General Plan. The current zoning for the subject site Neighborhood Commercial (C -1). The proposed use is identified as a permitted use subject to the approval of a Conditional Use Permit within the C -1 zone. Further, the proposed commercial Project will assist in achieving the development of a well- balanced and functional mix of residential, commercial, industrial, open space, recreational and institutional land uses. 2. The Project complies with the design directives contained in the LEMC and all applicable provisions of the LEMC. PC Reso. No. 2020 - Page 3 of 4 The Project is appropriate to the site and surrounding developments. The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture has been designed to achieve harmony and compatibility with the surrounding area. The colors and materials proposed will assist in blending the architecture into the existing landscape and are compatible with other colors and materials used on other properties near the Project site. In addition, safe and efficient circulation has been achieved onsite. 3. Conditions and safeguards pursuant to Section 17.415.050.6.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050. Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing held on October 20, 2020. The Project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment. Section 5: That in accordance with Section 17.148.030.A of the LEMC, the Commission makes the following findings regarding Commercial Design Review No. 2019 -15 for the parking reduction: A Parking Analysis dated January 2, 2019 prepared by Darnell & Associates was submitted for this project (See Exhibit G to agendized Staff Report). 2. The Parking Analysis supports the finding that the number of parking spaces actually needed for proposed use is less than that required by the code. 3. The Parking Analysis further showed that the proposed 12 parking spaces to serve the 3,800 sq. ft. convenience store and 12 fueling stations is adequate and can accommodate the proposed use. 4. Traffic safety and pedestrian safety will not be affected by the modification of the parking requirements. 5. Reduced parking will not affect the health, safety and welfare of the public. Section 6: Based upon the evidence presented, both written and testimonial, and the above findings, the Commission hereby finds that the Project is consistent with the MSHCP. Section 7: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Commission hereby approves Commercial Design Review No. 2019 -15. Section 8: This Resolution shall take effect immediately upon its adoption. PC Reso. No. 2020 - Page 4 of 4 Passed and Adopted on this 20th day of October, 2020. Rendell Klaarenbeek, Chairman Attest: Justin Kirk, Assistant Community Development Director STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Justin Kirk, Principal Planner of the City of Lake Elsinore, California, hereby certify that Resolution No. 2020 -_ was adopted by the Planning Commission of the City of Lake Elsinore, California, at a regular meeting held on the 20th day of October, 2020 and that the same was adopted by the following vote: AYES: NOES: ABSTAIN: ABSENT: Justin Kirk, Assistant Community Development Director CONDITIONS OF APPROVAL PROJECT: PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 PROJECT NAME: Chevron Gas Station Remodel PROJECT LOCATION: APN: 379 - 290 -019 (16830 Lakeshore Dr.) APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL Planning Application No. 2019 -42 (Conditional Use Permit No. 2019 -10 and Commercial Design Review No. 2019 -15) proposes to demolish an existing 1,132 sq. ft. convenience store and a 4,561 sq. ft. canopy with eight (8) fueling stations to construct a new 3,800 sq. ft. convenience store, a 3,910 sq. ft. canopy with 12 fueling stations (Project). The Project also proposes to construct a 640 sq. ft. trash enclosure and 12 parking spaces on an approximately 0.69 -acre site. 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 CUP 2019 -10 and CDR 2019 -15, which action is bought within the time period provided for in California Government Code Sections 65009 and /or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of CUP 2019 -10 and CDR 2019- 15 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. PLANNING DIVISION 4. Conditional Use Permit No. 2019 -10 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 17.415.070.1, 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 Applicant's Initials: Page 1 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) of the site or structure, which was the subject of the Conditional Use Permit application. 5. Commercial Design Review No. 2019 -15 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 17.415.050.1.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.1.2 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. An application for modification, expansion or other change in a Conditional Use Permit shall be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar manner as a new application 7. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts, 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, or may revoke said Conditional Use Permit. 8. All Conditions of Approval shall be reproduced on page one of building plans prior to their acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and release of utilities. 9. All future development proposals shall be reviewed by the City on a project -by- project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. 10. Any proposed minor revisions to approved plans shall be reviewed and 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. Grading plan revisions shall be reviewed by the City Engineer. 11. The applicant shall provide all project - related on -site and off -site improvements as required by these Conditions of Approval. 12. 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 Sunday, or any Legal Holidays. 13. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site. OR The Applicant's Initials: Page 2 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 PC: October 20, 2020 Conditions of Approval CC: November 10, 2020 (Rec & File) applicant shall submit a sign program for review and approval of the Planning Commission prior to installation. 14. In accordance with Section 17.112.090.0. 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. f. Employees on duty between the hours of 10:00 p.m. and 2:00 a.m. shall be at least 21 years of age to sell beer and wine. 15. Graffiti shall be removed within 24 hours. 16. 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. 17. Prior to issuance of a building permit, the applicant shall provide revised elevation plans showing architectural enhancements and treatments on the northeast elevation of the building that is visible from public view for review and approval by the Community Development Director or his designee. (Added per 10/20/2020 PC). 18. 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. 19. 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 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. Prior to Issuance of Grading Permits /Building Permits 20. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment. 21. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan. Applicant's Initials: Page 3 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) 22. The project shall 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. 23. 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. 24. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 25. A uniform hardscape and street furniture design including seating benches, trash receptacles, free - standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Division review and approval prior to the issuance of building permits. 26. Prior to issuance of a building permit, one (1) set of the Final Landscaping / Irrigation Detail Plans along with a digital copy (i.e. PDF format) shall be submitted to the Community Development Department 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 landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. j. Final landscape plan must be consistent with approved site plan. k. Final landscape plans to include planting and irrigation details. I. 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. m. No turf shall be permitted. 27. 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. Applicant's Initials: Page 4 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) 28. 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. BUILDING DIVISION General Conditions 29. 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. 30. 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. 31. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2019 California Green Building Standards. 32. 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 club house, trach enclosure tot lots and picnic areas. 33. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi - family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies. Please contact Sonia Salazar at ssalazar @lake - elsinore.org or 951 - 674 -3124 X 286. 34. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 35. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 36. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Applicant's Initials: Page 5 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 PC: October 20, 2020 Conditions of Approval CC: November 10, 2020 (Rec & File) 37. 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. 38. 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 39. 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 5.507, of the 2019 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) 40. 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. 41. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Asbestos report and lead base paint reports are required before demo permit will be issued. Prior to Issuance of Buildinq Permit(s) 42. 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 43. Pre - Construction Meeting. A pre- construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DIVISION General 44. All required soils, geotechnical, hydrology and hydraulic and seismic reports shall be prepared by a Registered Civil Engineer or other qualified state license holder. Applicant's Initials: Page 6 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) 45. All new submittals for plan check or permit shall be made using the City's online Client Self - Service Portal (CSSP). 46. For commercial, industrial, office or multi - family projects, all refuse enclosures are required to provide adequate space for recycling bins... Check with CR & R Environmental Services to determine the adequate size of enclosure based on the number and size of containers to be stored in the enclosure. 47. Sight distance into and out of this project location shall comply with City of Lake Elsinore (or CALTRANS) Standards. 48. All open space, landscaping, and slopes except for public parks and schools and flood control district facilities, outside the public right -of -way shall be owned and maintained by property owner or property owner's association. Documentation of maintenance responsibility (ex. CR &Rs) shall be recorded prior to occupancy. 49. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of ANY grading activity. 50. 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. 51. All on -site and off -site public improvements shall be installed prior to occupancy. 52. All plans (Street, Storm Drain, Improvement, Grading) shall prepared by a Registered Civil Engineer using the City's standard title block, Design Manual guidance, Lake Elsinore Municipal Code, California Building Code, Riverside County Flood Control Standards for drainage, and City Standards unless otherwise noted or approved by City staff. 53. Drainage across property lines shall not exceed that which existed prior to grading. Excess or concentrated drainage shall be contained on site or directed to an approved drainage facility. Erosion of the ground in the area of discharge shall be prevented by installation of nonerosive down drains or other devices. 54. Prior to the issuance of a grading permit, it shall be the sole responsibility of the owner /applicant to obtain any and all proposed or required easements and /or permissions necessary to perform the grading herein proposed. 55. The developer shall coordinate all grading and improvements with adjacent property owners to the satisfaction of the City. Any grading or drainage onto adjacent properties shall require written approval of those property owners affected, with said approval provided to the City Engineer prior to grading permit. 56. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 57. No grading shall be performed without first having obtained a permit from the City Engineer. A grading permit does not include the construction of retaining walls or other structures for which a building permit is required. Applicant's Initials: Page 7 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 PC: October 20, 2020 Conditions of Approval CC: November 10, 2020 (Rec & File) 58. A Soil /Geotechnical Report is required for any land disturbance 59. Minimum good housekeeping and erosion and sediment control BMP's as identified by the City shall be implemented by all projects. 60. AutoCad: To facilitate the transfer to ARC GIS, the following guidelines are provided: a. The applicant shall submit a digital AutoCAD file (.DWG format) of all Storm Drain system sheets including all features and attributes. b. The DWG file shall be properly projected, preferably in NAD 1983 State Plane, California Zone 406. c. All of the parts and elements of the designed system shall be represented discretely. d. If possible, include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes also include material (PVC /RCP, etc.) and slope. Fees 61. The developer shall pay all Engineering Department assessed Development Impact Fees (DIF), Plan Check and Permit fees and In Lieu /Fair Share fees (LEMC 16.34). Project applicable DIF fees are assessed at the prevalent rate at time of payment in full and include: Traffic Infrastructure Fee (TIF) primary use. Due at building permit: • Commercial - $3.84 per square foot of buildings • Industrial - $0.81 per square foot of buildings. • Office - $1.45 per square foot of buildings. Transportation Uniform Mitigation Fee (TUMF) primary use. Due at occupancy: • Industrial - $ 1.77 per square foot of buildings • Retail - $ 7.50 per square foot of buildings • Service- $4.56 per square foot of buildings • Class A & B Office - $ 2.19 per square foot Fair Share /In Lieu fees calculated on a project basis. *Following are contingent upon approved Traffic Study: The developer shall pay fair share fee as determined by the approved Traffic Impact Analysis /Study for Chevron Extra Mile Gas Station approved on September 20, 2020. The developer shall pay fee in -lieu of construction of future City road cross - section median improvements on Lakeshore Drive. The fee shall be equal to current cost estimate for improvements (including contingency) plus an additional 15% of the total construction cost estimate to cover design and administrative costs. The City's median engineer's estimate form shall be used and approved by City staff. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Desiqn 62. 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 Applicant's Initials: Page 8 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 PC: October 20, 2020 Conditions of Approval CC: November 10, 2020 (Rec & File) • Deminimus Discharges • MS4 63. The Final WQMP shall be approved by the City prior to issuance of ANY permit to include demolition, building, rough or precise grading. 64. The Final WQMP shall document the following: a. Detailed site and project description. b. Potential stormwater pollutants. c. Post - development drainage characteristics. d. Low Impact Development (LID) BMP selection and analysis. e. Structural and Non - Structural source control BMPs. f. Treatment Control BMPs g. Site design and drainage plan (BMP Exhibit). h. Documentation of how vector issues are addressed in the BMP design, operation and maintenance. GIS Decimal Minute Longitude and Latitude 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 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. Evaluation documentation shall include pre -and post - development hydrograph volumes, time of concentration and peak discharge velocities, construction of sediment budgets, and a sediment transport analysis. The Operation and Maintenance (O &M) Plan and Agreement shall (1) describe the long -term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long -term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long -term operation and maintenance of the referenced BMPS; and (4) provide for annual certification of water quality facilities by a registered civil engineer. The City format shall be used. 65. The project discharges to Lake Elsinore warranting the 2010 SAR MS4 Permit highest and best use exemption to LID infiltration and retention. • The Project shall bio -treat and release to the MS4 the Design Capture Volume (DCV). • The Project shall consider a properly engineered and maintained treatment control BMP system only if infiltration, harvesting and use and evapotranspiration cannot be feasibly implemented at the project site. 66. BMPs in the right of way will be maintained by the City; long term funding source (ex. CFD) for the maintenance shall be provided by the project. 67. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 68. Project trash enclosure shall be covered and bermed to prevent discharge. 69. 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. Applicant's Initials: Page 9 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) 70. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm Drain" using the City authorized marker. 71. The project shall use either volume -based and /or flow -based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. 72. The project shall implement State Water Quality Control Board approved full capture trash devices. This shall include installation of connector pipe screens on all onsite catch basins and all offsite catch basins to which the project discharges. Construction 73. A Storm Water Pollution Prevention Plan ( SWPPP) (as required by the NPDES General Construction Permit) and compliance with the Green Building Code for sediment and erosion control are required for this project. 74. Prior to grading or building permit for construction or demolition and /or weed abatement activity projects subject to coverage under the NPDES General Construction Permit shall demonstrate that compliance with the permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at the project site, updated, and be available for review upon request. 75. Erosion & Sediment Control —Prior to the issuance of any grading or building permit for construction or demolition, 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 and state water quality regulations for grading and construction activities. The Erosion and Sediment Control Plan shall provide for implementation of minimum good housekeeping and erosion and sediment control BMP's as identified by the City. It shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property 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. A copy of the plan shall be incorporated into the SWPPP as applicable, kept updated as needed to address changing circumstances of the project site, be kept at the project site and available for review upon request. Post - Construction 76. 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 the project has complied with all non - structural BMPs described in the project's WQMP. • 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, City approved Operations and Applicant's Initials: Page 10 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) Maintenance (O &M) Plan and Agreement for all structural BMPs • Provide documentation of annexation into a CFD for funding of facilities to be maintained by the City. • Demonstrate that copies of the project's approved WQMP (with recorded O &M Plan) is available onsite. • 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 C of O will be considered in lieu of a Special Investigation by the City. • Provide the City with a digital .pdf copy of the Final WQMP. 77. 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) in a manner meeting the satisfaction of the Manager, Permit Intake, in consultation with the Riverside County Fire Department and wastewater agencies, as appropriate, to ensure implementation of each agency's respective requirements. A copy of the approved "Chemical Management Plans" shall be furnished to the Fire Marshall, prior to the issuance of any Certificates of Use and Occupancy. LAND DIVISION - DEDICATION 78. The developer shall submit for plan check review and approval a 10' street Right of Way dedication on Lakeshore Drive resulting in a 60' street half section. (Lakeshore Drive classified as an Urban Arterial with a 120' right of way.) 79. Legal agreements and financial commitments (LLMD, CFD, etc.) for operation and maintenance be recorded prior to or concurrent with recordation of a final tract or parcel map or Certificate of Occupancy if a map is not required. 80. All required public right -of -way dedications, vacations 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. 81. Monumentation shall be in accordance with LEMC 16.32 and Subdivision Map Act. 82. Security and inspection fee for monumentation shall be paid and two contiguous monuments shall be inspected prior to scheduling map for City Council. 83. Ownership of slopes along right -of -ways and open spaces shall be identified on the map as held by the developer. 84. Covenants, Conditions and Restrictions (CC &Rs) and /or Operations and Maintenance (O &M) Plan shall be submitted to the Engineering Department for review and approval. Recordation shall be with Final Map or if no map, prior to Certificate of Occupancy. 85. 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. Applicant's Initials: Page 11 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 PC: October 20, 2020 Conditions of Approval CC: November 10, 2020 (Rec & File) IMPROVEMENTS AND DRAINAGE 86. Install a root barrier for the dripline of trees installed within 10 feet of any on or off -site hardscape (sidewalk, driveway, pavement, etc.). 87. An encroachment permit is required for all work to be done in the public right -of -way. Upon approval of engineered plans, the requirements outlined in these COA's and the permit issue letter shall be met prior to Encroachment Permit issuance. 88. All existing and new storm drain inlet facilities to which the project discharges shall be fitted with full trash capture devices. The device selected shall be approved by the State of California and City of Lake Elsinore. 89. Improvements shall be designed and constructed to City of Lake Elsinore Standards and City Codes (LEMC 12.04 and 16.34), or as directed or approved by the City Engineer. 90. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 91. If the grading plan identifies alterations in the existing drainage patterns as they exit the site, 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 on -site 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 year 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. 92. All storm drain inlet facilities shall be appropriately marked "Only Rain Down the Storm Drain" using the City authorized marker to prevent illegal dumping in the drain system. 93. Any damage or damage incurred during construction to the curb, gutter and /or sidewalk shall be repaired and /or replaced to the approval of the City Engineer. 94. All off -site street improvements (curb, gutter, street light, signage, striping, pavement, etc.) shall be completed in accordance with approved plans to the satisfaction of the City Engineer. GRADING PERMIT 95. 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). 96. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. Applicant's Initials: Page 12 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) 97. 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 in compliance with federal, state and local law and be approved by the City Engineer. 98. 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. 99. The soil study shall include a seismic investigation of the site to identify any hidden earthquake faults, liquefaction and /or subsidence zones present on -site and include recommendations for parameters for seismic design of buildings, and walls. A certified letter from a registered geologist or geotechnical engineer shall be submitted confirming the absence of this hazard prior to grading permit. 100. An Alquist - Priolo seismic study /investigation shall be performed. The study shall be submitted to the Engineering Department for plan check. The cost of plan check shall be paid by the developer. 101. The developer shall obtain all necessary off -site easements and /or permits for off -site grading and /or drainage acceptance from the adjacent property owners prior to grading permit issuance. 102. The requirements outlined in these COA's and the permit issue letter shall be met prior to grading permit issuance. 103. Haul — Import or Export: Prior to issuance of a Grading Permit, developer shall provide the City for review and approval a plan of all proposed haul routes to be used for movement of import or export material. Export or Import sites located within the Lake Elsinore City limits must have an active grading permit. Public Noticing and City Council approval is required for haul routes of over 5,000 cubic yards. The cost of noticing shall be paid by the developer. 104. Obtain and submit an environmental clearance from City Planning Division to the Engineering Department. This approval shall specify that the project is in compliance with any and all required environmental mitigation triggered by the proposed grading activity. (ex. burrowing owl) 105. Erosion & Sediment Control — Prior to the issuance of any grading or building permit for construction or demolition, the developer 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 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 property 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. A copy of the plan shall be incorporated into the SWPPP as applicable, kept updated as needed to address changing circumstances of the project site, be kept at the project site and available for review upon request. Applicant's Initials: Page 13 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 PC: October 20, 2020 Conditions of Approval CC: November 10, 2020 (Rec & File) CERTIFICATE OF OCCUPANCY /FINAL CLOSEOUT 106. Compaction reports, grade certifications, monument certifications (with tie notes delineated on 8'/2 x 11" mylar) shall be submitted to the Engineering Department before final inspection will be scheduled. 107. Paper copy of plan with any redlines (record drawing) shall be submitted to the Engineering Department before final inspection will be scheduled. 108. All required public right -of -way dedications, easements, dedications and vacations and easement agreement(s) for ingress and egress through adjacent property(ies)shall be recorded with a recorded copy provided to the City prior to final project approval. 109. 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. PROJECT CLOSEOUT /SECURITY RELEASE 110. Developer shall As -built all Engineering Department approved project plan sets. After City approval of paper copy, developer /developer /owner is responsible for revising the original mylar plans. Once the original mylars have been approved, the developer shall provide the City with a CD of the "as built" plans in .tif format. 111. Prior to acceptance of improvements by the City, the developer shall perform roadway surface improvements, such as slurry seal or overlay as required by the City Engineer, and shall install any additional traffic signs, striping and pavement markings determined necessary by the City's Traffic Engineer, after inspection of the final physical improvement, to insure safe operation of all intersections and segments of streets before any building can be occupied. 112. Developer shall submit documentation pursuant to City's Security Release handout. 113. All final studies and reports shall be submitted in .tif format on a CD /DVD. Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, WQMP, etc. 114. Provide on compact disc auto cad and GIS Shape files of all final maps and street and storm drain plans. *ALL DATA MUST BE IN projected Coordinate System: NAD 83 State Plane California Zone VI U.S. Fleet. CITY OF LAKE ELSINORE FIRE MARSHAL 115. The applicant /operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671 -3124 Ext. 225. Applicant's Initials: Page 14 of 15 PA 2019 -42 /CUP 2019 -10 /CDR 2019 -15 Conditions of Approval PC: October 20, 2020 CC: November 10, 2020 (Rec & File) 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 October 20, 2020. 1 also acknowledge that all Conditions shall be met as indicated. Date: Applicant's Signature: Print Name: Address: Phone Number: Applicant's Initials: Page 15 of 15 Planning Application No. 2019 -42 AP N : 378 - 290 -019 VICINITY MAP CITY OF A-111 PROJECT SITE IN �e LAKE LSINORE j Planning Application No. 2019 -42 AP N : 378 - 290 -019 AERIAL MAP CITY OF A-111 �e LAKE 2,LSINORE j I71tEAwt FXT'REM1 ARCHITECTURAL CONCEPTUAL SITE PLAN SCALE: 1 "= 20' -0" / VEL TO SITE DATA ADDRESS: 16830 LAKESHORE DRIVE LAKE ELSINORE, CA 92530 APN: 378 - 290 -019 LOT SIZE: .69 ACRES (30,056.4 SF) COUNTY: RIVERSIDE EXISTING ZONING: NEIGHBORHOOD COMMERCIAL (Cl) BUILDING AREA: C -STORE 3,800 SF C -STORE ROOF PLAN TRASH ENCLOSURE 640 SF A 2.1 CANOPY 3,910 SF CANOPY FLOOR PLAN TOTAL 8,350 SF CA 2.1 SITE AREA: BUILDING AREA 8,350 SF (28 %) HARDSCAPE AREA 16,785.4 SF (56 %) LANDSCAPE AREA 4,921 SF (16 %) PARKING REQUIREMENT: C- STORE: 1 SPACE / 250 SF = 16 TOTAL REQUIRED: 16 SPACES TOTAL PROVIDED: 12 SPACES (INCLUDING 1 H.C.) OWNER / APPLICANT STEVE LOVE AMORE ENTERPRISES, INC. P.O.BOX 10 TEMECULA, CA 92592 PHONE: 909 - 764 -1500 EMAIL: steve@penfoldscafe.com ARCHITECT / APPLICANTS' REP. EMPIRE DESIGN GROUP, INC. PO BOX 944 MURRIETA, CA 92564 PHONE: (951) 696 -1490 FAX: (951) 696 -1443 CELL PHONE: (951) 809 -7601 E -MAIL: ghann @empiregr.biz CONTACT: GREGORY HANN, ARCHITECT SCOPE OF WORK PHYSICAL ADDRESS: 24861 WASHINGTON AVE. MURRIETA, CA 92562 1. RAZE AND REBUILD EXISTING C- STORE, CANOPY, AND TRASH ENCLOSURE. 2. CONSTRUCTION OF A NEW PROPOSED 3,800 SF C- STORE. 3. CONSTRUCTION OF A NEW PROPOSED 3,910 SF CANOPY. 4. CONSTRUCTION OF NEW PROPOSED 640 SF TRASH ENCLOSURE. 5. NEW UNDERGROUND TANKS 6. REDEVELOPMENT OF EXISTING INCLUDING HARDSCAPE & LANDSCAPE SHEET INDEX ARCHITECTURAL AS 1 TITLE SHEET & SITE PLAN AS 2 EXISTING & DEMO SITE PLAN CIVIL ENGINEERING SHT 1 OF 1 CONCEPTUAL GRADING AND DRAINAGE PLAN LANDSCAPE Ll LANDSCAPE CONCEPT PLAN ARCHITECTURAL A 1.0 C -STORE FLOOR PLAN A 1.1 C -STORE ROOF PLAN A 2.0 C -STORE EXTERIOR ELEVATIONS A 2.1 C -STORE EXTERIOR ELEVATIONS CA 1.0 CANOPY FLOOR PLAN CA 2.0 CANOPY EXTERIOR ELEVATIONS CA 2.1 CANOPY EXTERIOR ELEVATIONS TE 1.0 TRASH ENCLOSURE FLOOR / ROOF PLAN & INC. EXTERIOR ELEVATIONS VICINITY MAP SITE NOT TO SCALE L` 1% /I< D T D T` A- . -A- AL AL AL 1%, in-. DE SIGN GROUPinc. M7/22/7�0,MAJ 24861 Washington Ave. Murrieta, Calif. 92562 Tel 951- 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENT, AMORE ENTERPRISES, INC. L1J LL O N w LO Q LC ix N cYpp� W V O V O W vJ O V—J 1 L J Z Zj.�H p co W > ac O W W S 00 06 � Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E —MAIL: ghannOempiregr.biz SEAL: OF Cq� � F O GRE RY CO ? H C 663 U Q REN. 9/30/19 F`,LSFD ARCS\ Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION DESIGNED BY: RM CHECKED BY: GH DRAWN BY: RM DRAWING TITLE: PROPOSED SITE PLAN / TITLE SHEET SHEET NO: AS 1 EXISTING SITE AND DEMO PLAN SCALE: 1 "= 20' -0" DEMO NOTES REMOVE THE FOLLOWING EXISTING STRUCTURES: 1. (1) EXISTING C-STORE 2. (4) MPD MULTI - PRODUCT DISPENSER CANOPY 3. (3) UNDERGROUND STORAGE TANKS 4. REMOVE EXISTING DRIVEWAY OFF OF LAKESHORE DRIVE 5. REMOVE EXISTING TRASH ENCLOSURE 6. REMOVE EXISTING STORAGE ROOM 7. REMOVE AND RELOCATE EXISTING DRIVEWAY OFF OF RIVERSIDE DRIVE 8. REMOVE HEALY TANK AND VENT RISERS 9. REMOVE EXISTING HARDSCAPE AND ON -SITE CURBS EMPIRE DE SIGN CROUPinc. M7/22/7�0,MAJ 24861 Washington Ave. Murrieta, Calif. 92562 Tel 951- 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENT, AMORE ENTERPRISES, INC. w w O N w > Lo Q i N cY p p w Qo�O V _J w Z Z��H co -' � w > ix 0 LIJ w060 T � Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E —MAIL: ghannOempiregr.biz SEAL: OF Cq� � F O GRE RY CO ? H C 663 U Q REN. 9/30/19 F`,LSFD ARCS\ Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION DESIGNED BY: RM CHECKED BY: GH DRAWN BY: RM DRAWING TITLE: DEMO SITE PLAN SHEET NO: AS 2 SECTIONS * DETAI L5: SOUTH RNV 100, 12' I 3 8' 3 8' AK. 5' 1 4 6' SIDEWAL i (N) 3" A.C. PAVEMENT (N)SIDEWALK EX. A.C. PAVEMENT SAWCUT /COLDPLANE MATCH EX. A.C. 2% 1 I I I I I I I I I I I N) 8" CMG 12" COMPACTED SUBGRADE (N) G" CL II TYPICAL STREET SEC110N LAKE5110RE DRIVE �l \7716 1 i 7' 1 4 7' 6.5' (N) SIDEWALK 4 7' W 2/o /EX (2%) 8 " CURB EX A. C. PAVEMENT W 0 / DRIVEWAY TYPICAL STREET SEC110N RIVER51DE DRIVE G" CURB 3" R. 8 d50 =0.5 RIVERROCK RIP -RAP BASIN INLET B10- RETENTION BA51N INLET N.T.S DROUGHT TOLERANT GRgss LANDSCAPE W /MULCH G 155 w LULU 6 INGINEERED=L MEDIA W/ CD 5 5 PAC :5 PLACE SAN DIEGO MIX (DY VOLUME) G5% MEDIUM SAND RETENTION /INFILTRATION BA51 N 1 507,WOODEDAO5IED COMP05TOAM N.T.S ABBREVIATIONS: CONCEPTUAL GRADING &DRAINAGE PLAN CHEVRON - 16830 LAKESHORE DRIVE I3�WR 5.5' 2.5 IDEWALK CENTER LINE CL FINISHED SURFACE FS + I 1 30.72' 1 1 1.17' MB 1 ICJ I li 1/ 15 i I 1 I I I I PAD ELEVATION PE INVERT INV FINISHED FLOOR FF HIGH POINT HP V, I I Ld ' ",SIDE SETBACK-------------- - - - -- - - - -- -_- - - - - - -- - -- -SIDE SETBACK `, � I I I TOG I - -�I T TOP OF FOOTING TF , BR TOP OF WALL I 1 I I w I FH FIRE HYDRANT 5.00 TREE ELOCATE TRANSFORMER / / \ I\ , {af I J J 1 I I ii I 1 I b1 I MAJOR CONTOUR 5 FT. INTERVAL y I / 1 o S52_ 5�`�_----- -f - - -- -,,f t I b 'I ( i Y I I w I ~ I I I I V) I 1 I I w I I 1 I I I I I I DRIVEWAY COURSE I; II -- _ -= 1 I I I 1 3 ,i N 11 ; I I J Jw r l SED -�?� - _` J - -,, _ _= - =; '' i 1 i I 1 I3�WR 5.5' 2.5 IDEWALK CENTER LINE CL FINISHED SURFACE FS PARCEL MAP PM FINISH GRADE FG MAP BOOK MB TOP OF PAVEMENT TP FLOW LINE FL PAD ELEVATION PE INVERT INV FINISHED FLOOR FF HIGH POINT HP EDGE OF PAVEMENT EP TOP OF CURB TC PROPERTY LINE P/L TOP OF BERM TB RIGHT -OF -WAY R/W ASPHALTIC CONCRETE AC TOP OF GRATE TOG TOP OF RAMP T TOP OF FOOTING TF BOTTOM OF RAMP BR TOP OF WALL TW PARCEL PAR ASSESSORS PARCEL NO. APN PROP05ED LEGEND: BOUNDARY LINE 4 CONCRETE 51DEWALK - - RIGHT OF WAY SANITARY SEWER LINE HYDROLOGY LANDSCAPING (MAX 85% COMPACTION) - CENTERLINE WATER LINE - - - -- FLOW LINE EX. BUILDING REMOVAL - BLOCK WALL CONC. PAVEMENT CURD = BIO- RETENTION BASIN �X� PROP. CONTOUR EX15TING LEGEND: 640 _J PROPOSED io'` -- y y I� Q I I I I N i I i l +' I �� � l y TRASH ENC 3,800 SF1 o I I ICI ' I v 34'x ' / C -STORE (/ , 'I �i'1 � I' I 1 I 1 / I w ; II , SANDS -CAF/E I I I I I / I / III I = // �7' n , ` i I11m I, I I I I I I 1 I I I/ � I� ��2 d., '3A x 11,1 -2 �' m )-i'l I W i N 11 I - El -- w NEW AIR PUMP i I \ / �FF= 1 282.57 LNG I I V (� - -TEL- -y i - TEL - -- -i4L �� I 'W LOCATION I L tc�iv -- LO I I 1 I 1 NEW ADA ATH OF TRAVE TO I y I 0 T d9 Pe eha{ Pe �� , ` - / - - -- ° I r i - -- I �i- I PUBLIC R. W. W 1`I 82.00 �/ • • I ti oe ti Paoe I _ - - - - -- I I Iii I CC\\ ; � '72 o I-T - I ``+ I I I ill"I I I .09 TC f 1 8 C TC 81.99 y y 81 .59 IF 1 ^ - L I FL 81 .49 I,I I / I o TC 81.84 yi _NEV MONUMENT SIGN I I w I\ I I I I y1 1 I I I I ?I i 11_ IJ. I FL 81.34 12 1 T 10 / 5 - N12 1 y y III' I I LLJ 81.24 .5 1) T TC 8 .071 I 18 .24 L (8 .43) FL1 \ m 1 3 I 1 / 1, i t I o II / ► 9 1 I I I 1 1 r FL 80.5, I a l III i t �I II II I . >- I I r-- G- �G ----- G-I JI / I TYP. I m I > I c� cNn / I I III I �I I III i t I I i '� I I 1 w 01- --iQ0 II - - -- - -- 0 I �m I I O I w O (� I i cn I I I II I o f �1 I I I z I N Lrs I c 7 I I I I I IJ r- t I I �- -- PARCEL o � m w I 3 NI I o 7R I LU 1 1 I I I I 'III if IY I I o 1811.34 I APN# 3 80"9 � �CO -01i 9 1 Z� I I jJ Z �] - -µ- III I o Chi I `�' / I 0.89 C b' I I 101 w- I;I1, I I I�oo° Ilii y 1 �� " y 1 1 I I I 11 °w I I a 1 1 1 _J I I l i I II �y 1 °a - -- -- -- - °• ., I I ¢ I I I w W 1 I 1 / -I�� I '� - °- -- - - _ VI 2 TC 81 . 1 _ , I I I ~ j EXISTING NORM can I III, I 1 I '`�` -�- - - - -- �I + - -- -- - FL 80. %8 I I CATCH I IORM I 1 I' L.U. I; ' ly 8.�i9 F . I I - , z / I I I ��I I;I Ili'I 5 ` 1 2.72 / a❑ I III 39.00' J m 1 1 1 REMAIN I I.� ❑ I N 1 SIDE SE BACK;_ y I I I I�' SO,' SETBACK I I I `� / I v`ni I I L;, 1 e a I I I rn ° 24.00' 15.00 y l •1 m l I I 1 I // 1 I I I I i t / III I il I o PRWOSED `3- ,9+0 -�F -I Q C�41��I` P �0 v I I :�? I w / N 01 o __ � � �,- - -- -- -J r IV I I- � w I W , j I � 6 x(85 _v I z o I 33.40 �`� ! / 1 I - - -,� > ' 1 �' ; `i I I r 39.53 q ° � I M 'O I 1 \p I I I I I I w 0 / v) I II I w I W O I\ TC 80.77 I- �y Q I 1 I Y w a I ?� IIII o e ¢ 1 .59 TC , 1 .16 TC % / 0.73 TC FL 80.2 l y I / / I I)r'I I 1 II 1 N I Lui / iII I Ir, j' e o E85 -' - - - - -- � --- - - - - -- U N ii � �y I I I I I J I °� I I I I I Qe eee 8e I i' pap y - ,1 Y�/ I I I CO I �• w I w 10000 GAL : f,5'�`'� `� W O� ,� �l�y CURB CUt° i; y r I 1 I LC�J I I i I I % I I I I I 11 y - 1 N O M _;TYPICAL, - -v l I I 1' I I N I I ' (7 TC 80.47 I I a'2 FL 80,1' w can --I - -� O �'� -CAVi - - - -� - �► - -- - -- O TC 80.77 / �% - I--- QATV -- -- CATV - -- I f " u- 2 FL 8 0/ ��O �% I F I 1 I(�I y ��y/ y y I i.v� - y y I -. ___ v _ / �/ /ab / "a -i• y • -�^�/� ��J `::1., I W \��j, ------ - - - - -- 1 I y V !. \ _ 33.1 1 I =y I , V yLA 'DS�'�PE y y Lf� y y N ' w LAND C, APE 1274 "15v_ 7 EXISTING DRIVEWAY I J I -1.0% y y y y i, o~ I yLL ` y�� y y �`��� �- I /N i / '811.90 T 81 .56 I I -- -- -- 79.9 CAHD A� �N T\ Tc - -- - 13 6.84 Tc 811.90 FL FL 81 56 - -�_- - - - - - -- - 1 I ---------- - - - - -- ; � I (� SIDEWALK - cn I r I EXISTING STORM CATCH BASIN TO I I N REMAIN I I I I/ N ----=' ,--- - - - -7' _ - ; - - - -- - - `i - - - - -- - Al _ 6 23.26' _� - W----- W---== V11 - - -- ---- W- - - - -W- - - - -W -- - W--- ��I�V - -- - -- _ - -TELL- - = = = -IU= = =- =TEL - -- -TEL= _ -_ - -- - -- - - - -- -- �- - - -- - - -- - - - -- - ___ _� �--� - - - -- - - -- -- I I - -- E E - E� - -- E Er - - -- - - - -- -- E- -E- - E---- -E - - -- _ - -E - -- =fit+ == - -E - -- 1'E- - - -- cn �n ____--G- EXISTING MONUMENT - rflG - - - - -G - - G---- -G - - -- - - - -- - -- (/ - - -G - -- I - - - - -G- �O -G- - - -G- - �- -G - - -N G - - -N G - -� �C'-- �9 I I SIGN �' N (/ LTD 28 I 2 r G I 28 EXISTING DRIV7 WAY TO BE - - - -- S� ABANDONED AND REhhQVEDI I I I \� -_ �� CONSTRUCT NEW CURB AND-. I /� t I I --- G----- G----- G - - - - -G G -L�' I SD -- - ;D ��- SD - - -- SD- - - - -SD -- I I N - EXISTIN6STORM �� UTTER- SD----- SD1- 'y=-- SD---- -SD - -- SD \ CATCF'ij�ASINTO p5 \ m LAKESHORE,DRIVE REMAIN I \ I UJ 552° 0 58 'E - - 1 - - I \\ - __I- / N ' / S-----SS-----SS- �, 299.79 I i j' 1 -V -SS- T__SSA - - -- ' J_ SS----- SS----- 15'-� -- \ I N N I I SS - - - -- I I Y 1 N L< S----- SS----- SS----- SS----- SS----- SS-- 1-- SS----- SSL---- SSri---- SS----- SS- 1 - - -SS - -T= S----- SS---- -SS - -- I w I I Y can I I cn -- I I I N I I I M 1w 1 a 1 I N `n ' I w cn I - -- rn w f --------------------------------- I I I I r I j,- - � - - - - 1 I 1 cl j 1 cn V) )� . - - - - - -- --- - - - - -- ;1--- - - - - -- -- - - - - -- - -- - - - -- I I I I cn N U _ /3 - - -- 3-- - - -� -� FS "3 = - -- -3 - - -- �C� -_ JI__ I +✓� j� I I �•� ' C�--- 3----- 3- -I - -3= L - - °�7 f _3 ie ----- - - - - -- K, J I LfA ,, f 1. V) D WATER METER -- -SS - -- SANITARY SEWER LINE HYDROLOGY VALVE - -W -- WATER LINE -------------- - STREET LIGHT -- -SD - -- STORM DRAIN LINE _ - STREET LIGHT BEACON /CONTROL o- - - -; STREET LIGHT - -- TEL - -- TELEPHONE LINE - - -E - -- ELECTRIC LINE 51TE LIGHT /A EDGE OF ASPHALT PAVEMENT STREET 51GN HANDICAP STRIPING SEWER MANHOLE 1�/ LJ SEWER CLEANOUT ��� BUILDING FH FIRE HYDRANT C3 TREE ❑ PULL BOX -E MINOR CONTOUR I FT. INTERVAL a \ l PALM TREE - - MAJOR CONTOUR 5 FT. INTERVAL y - - BLOCK WALL INDICATES FOUND MONUMENT, I " IRON PIPE, NO TAG X FENCE GRAPHIC SCALE o�, e 20 0 10 20 40 60 Y ( IN FEET) 1 inch =20 ft. LEGAL DESCRIF ON: The land referred to herein is situated in the State of California, County of Riverside, City of Lake Elsinore and described as follows: The southwesterly 206.00 feet of the southeasterly 181 .00 feet of Lot 3 in Block'B' of Rancho La Laguna, in the City of Elsinore, County of Riverside, State of California, as shown by map on file in Book 8 Page(s) 377, of Maps, Records of San Diego County, California; Excepting therefrom that portion conveyed to the City of Lake Elsinore by Grant Deed recorded June 27, 1986 as Instrument No. 149714 of Official Records of Riverside County, California. APN: 378 - 290 -019 EASEMENTS: An easement for either or both pole lines, conduits or underground facilities, and rights incidental thereto in favor of Southern California Telephone Company, as set forth in a document recorded May 12, 1938 in Book 373 page 212 of Official Records, affects a portion of said land. Said Easement is not specifically delineated and is un- locateable. 2 An easement for either or both pole lines, conduits or underground facilities, and rights incidental thereto in favor of Southern California Telephone Company, as set forth in a document recorded August 10, 1938 in Book 383, Page(s) 529 of Official Records, affects a portion of said land. Said Easement is not specifically delineated and is un- locateable. 3 An easement for storm drain inlets, and rights incidental thereto in favor of Riverside County Flood Control and Water Conservation, as set forth in a document recorded May 13, 1981 as Instrument No. 87081 of Official Records, affects a portion of said land., within the RIW and does not affect subject property. AAn easement for underground electrical supply and communication systems, and rights incidental thereto in favor of Southern California Edison Company, a Corporation, as set forth in a document recorded July 25, 2012 as Instrument No. 12- 347393 of Official Records, affects as shown therein. VICINITY MAP NOT TO SCALE 51TE ADDRE55: 16830 LAKESHORE DR, LAKE ELSINORE, CA 92530 OWNER. STEVE LOVE AMORE ENTERPRISES, INC. P.O. BOX 10 TEM ECULA, CA 9 2 5 9 2 A55E550R15 PARCEL NO.: 378 - 290 -019 -5 BA515 OF BEARI NG5: THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CENTERUNE OF LAKESHORE DRIVE, AS SHOWN ON PARCEL MAP NO. 22613 ON FILE IN PARCEL MAP BOOK 154, PAGES 57 THROUGH 58, INCLUSIVE, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA SHOWN HEREON AS NORTH 53 °02'58" WEST, A MEASURED DISTANCE BETWEEN TWO FOUND MONUMENTS OF 299.79 (300.08) FEET. BENCh MARK: RIVERSIDE COUNTY EL- 30 -80: FROM THE INTERSECTION OF RIVERSIDE DR AND JOY ST, SE ALONG JOY ST. 0.15 MI.; 18' +/- SE OFPP#43321 GWT, 1' +/- S OF SURVEY MARKER POST; A 1 -1 /2" ALUMINUM CAP IN 6" CONCRETE COLLAR; ELEVATION= 1,264.89 FEET. LAND 5 U RVEYO R: KOLIBRIEN CORP. (JOHN H. JOHNSON, PLS) 27919 JEFFERSON AVE, STE 201 TEMECULA CA 92590 PHONE (951) 252 -1034 FLOOD ZONE DE51GNATION: THIS PROPERTY IS IN FLOODWAY AREA ZONE X, AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN, AS IS SHOWN ON FLOOD INSURANCE RATE MAPS FOR THE COUNTY OF RIVERSIDE, CALIFORNIA, SHOWN ON COMMUNITY PANEL NUMBER 06065C2036G. ZONE INFORMATION: ZONE C1 NEIGHBORHOOD COMMERCIAL LAND USE GENERAL COMMERCIAL (FAR< 0.4) PLANNING DISTRICT: LAKE VIEW LAKESHORE DRIVE & RIVERSIDE DRIVE URBAN ARTERIAL (6 -LANES / 120' R.O.W.) PRELI M I NARY EARTHWORK: APPROXI MATE RAW CUT = 6 2 0 C. Y. APPROXIMATE RAW FILL= 620 C.Y. HYDROLOGY 5UMMARY: EXISTING 100 YEAR RATIONAL FLOWRATE Q= 2.5 3 CFS PROPOSED 100 YEAR RATIONAL FLOWRATE Q= 2.52 CFS PROPOSED CONDITION NOTES (85% IMPERVIOUS): DECREASED IMPERVIOUS AREA BY0.02 ACRES. INCREASED FLOWPATH LENGTH. THIS CALCULATION DOES NOT ACCOUNT FOR INFILTRATION WITHIN THE BIO- RETENTION AREAS WHICH FURTHER DECREASES SITE RUNNOFF. CONSTRUCTION NOTE5: Di CONSTRUCT TYPE A 6" CURB 2 CONSTRUCT TYPE B 6" CURB W/ 18" GUTTER 3 CONSTRUCT COMMERCIAL DRIVEWAY 4 CONSTRUCT 3" THICK A.C. PAVEMENT OVER COMPACTED SUBGRADE 0 CONSTRUCT SIDEWALK 8CONSTRUCT TYPE B 8" CURB & GUTTER CONSTRUCT TRASH ENCLOSURE PER ARCHITECTURAL PLANS O CONSTRUCT HANDICAP RAMP QROFESS /ON N . 0 el c� Z m No. 83934 C I v 1\- \�`P TF OF CAV�F�� 05 /IO /I� JOHN H. JO SON R. C. E. 83934 DA TE MY REGISTRATION EXPIRES ON 0913012019 K LAND 5URVEYING - CIVIL ENGINEERING - 5TRUCTURAL ENGINEERING DESERT MUSEUM PALO VERDE RED BIRD OF PARADISE PINK MUHLY GRASS v\ \c \ sy \ 0 BLUE CHALK FINGERS k1 5 r 5S r r I r I r I � �' � •'cif fi Vii' Id , r It ' ,I' a � �f :l i��Lr� r�F � �• #+• . } r x oj i t L 'L GREY RUSH EXISTIN, REMAIP CATC)bS) REMAIN k, S \ \ \ "? MARINA ARBUTUS t \ /,—as NEW AIR & WATER PUMP LOCATION/ VERBENA PLANT PALETTE SYMBOL BOTANICAL NAME /COMMON NAME SIZE QTY. WUCOLS EXISTING TREES TO REMAIN: EXISTING TREE ON ADJACENT PROPERTY N.A. VERIFY IN N.A. TO REMAIN - PROTECT IN PLACE THE FIELD PROPOSED TREES: ARBUTUS 'MARINA' /MARINA ARBUTUS 24" BOX 6 L 4�llllll# Y 5 G UARA � _ PARKINSONIA'DESERT MUSEUM'/ DESERT MUSEUM PALO VERDE 24" BOX 5 L LS PROPOSED UST AND O - w * NOTE: PROVIDE A PRE - APPROVED ROOT BARRIER FOR ALL TREES PLANTED HEALY EQUIPMENT ' �LrFj 9" %' ~'•� r w '� 5'= �' �' ? ' 5.�,''� WITHIN 8' -0" OF HARDSCAPE OR WALLS AND PROVIDE A MINIMUM OF T -0" LOCATION ; \\ �9C k` ' r+K ' ., - "~� r '' CLEARANCE BETWEEN TREE TRUNK AND ADJACENT STRUCTURE OR WALLS MEXICA BUSH SAGE PROPOSED SHRUBS: r 3 \ 3 \ \ O AGAVE 'BLUE GLOW'/ BLUE GLOW AGAVE 5 GAL. 31 L 1 Rd \\ 640 \� O ALOE STRIATA / CORAL ALOE 5 GAL. 49 L t 3� � T , WENC. 34 CAESALPINIA PULCHERRIMA /RED BIRD OF PARADISE 5 GAL. 26 L FURCRAEA'MEDIO PICTA' / MAURITIUS HEMP 15 GAL. 4 L ' � O / v �s 7 GAURA LINDHEIMERI /GAURA 5 GAL. 43 L L PR / 7 r�� /// G © HESPERALOE PARVIFLORA /RED YUCCA 5 GAL. 26 L �. , , �\ SALVIA LEUCANTHA / MEXICAN BUSH SAGE 5 GAL. 38 L c Y O \ ] 0 ` \ D 8 MUHLENBERGIA C. 'REGAL MIST'/ PINK MUHLY GRASS 5 GAL. 18 L 'C � Jj O 000 9 PROPOSED VINE: 8 7 / i// // / MACFYDENA UNGIS -CATI / CAT'S CLAW VINE 5 GAL. 3 L 3 i // ��"v /� PROPOSED GROUNDCOVER: 0 3 / /O" 1 ; T O 7 SENECIO MANDRALISCAE / BLUE CHALK FINGERS 1 GAL. 3,582 S.F. L X�l @ 2' O.C. 896 VERBENA PERUVIANA / VERBENA 1 GAL. 882 S.F. L AZ y� ,`1 3 ;F�' / / @ 18" O.0 388 / N ADA PATH OF TRAVE O 2 �� / c� UBLIC R.O.W. O A 0 " /i z" / // NO SYMBOL MEDIUM WOOD MULCH THROUGHOUT ALL PLANTER AREAS 3" LAYER 4,921 S.F. N.A. 6 �� ik" / 46 CU. YDS. i NEW PAVING,TYP. NEW MONUMENT5CN PROPOSED INFILTRATION BASIN BOTTOM PLANTING: /11>,v // i�v\' JUNCUS PATENS / GREY RUSH 1 GAL. @ 4557 S.F. M 4' O.C. h� O NOTES: 1. ALL PROPOSED TREES, SHRUBS, VINE, AND GROUND COVER ARE TO BE IRRIGATED WITH AN AUTOMATIC ET BASED CONTROLLER AND DRIP IRRIGATION SYSTEM. �b 0 Lrj 39 G / // ��� /� - 2. EXISTING PLANT MATERIAL AND IRRIGATION TO BE REMOVED AND REPLACED WITH SHRUBS, GROUND COVER, AND DRIP IRRIGATION. 3. TOTAL LANDSCAPE AREA: 4,921 S.F. fb�5� 1► �� 7 / EXISTING STORM 8 CATCH BASIN TO 8 7 7 / / / REMAIN / 8 EXISTING DRIVEWAY TO BE ABANDONED AND REMOVED ♦ J' GQ // / :, LANDSCAPE NOTES X�l `v O � S \ \\ \c/ \ \ \\ r7 moo', MAURITIUS HEMP BLUE AGAVE RED YUCCA NORTH 0' 8' 16' 24' 32' SCALE: V=20' CORAL ALOE 1. ALL LANDSCAPING AND IRRIGATION TO BE INSTALLED BY OWNER OR OWNERS AGENT, IN ACCORDANCE WITH ALL LOCAL CODES AND REGULATIONS. 2. ALL LANDSCAPING SHALL BE MAINTAINED BY OWNER OR OWNERS AGENT. 3. ALL PLANTING SHALL BE CONTAINED WITHIN PROPERTY LINES OF THE LOT. 4. IRRIGATION AND PLANTING SHALL BE INSTALLED TO PROMOTE EFFICIENT USE OF WATER. 5. ALL STREET TREES AND ANY TREE WITHIN 8' FT. OF WALLS, HARDSCAPE, OR BUILDINGS SHALL BE INSTALLED WITH CITY APPROVED LINEAR BIO BARRIER ROOT CONTROL BARRIERS OR EQUAL. 6. ALL PLANTING LOCATIONS ARE APPROXIMATE. CONTRACTOR SHALL VERIFY ALL PLANT LOCATIONS WITH THE OWNER OR THE OWNERS REPRESENTATIVE PRIOR TO PLANTING. 7. ALL TREES SHALL BE DOUBLE STAKED PER LOCAL CODES. 8. REFER TO LANDSCAPE CONSTRUCTION DRAWING SET FOR PLANTING DETAILS AND SPECIFICATIONS. 9. TREE PLACEMENT MINIMUMS SHALL BE: 10' FROM LIGHT STANDARDS, POWER POLES, AND DRIVE APPROACHES AND 5' FROM FIRE HYDRANTS, UTILITIES AND PROPERTY LINES. NO TREES ALLOWED IN SWALES. 10. ALL 2:1 SLOPES SHALL BE PLANTED AND IRRIGATED PER THE CITY OF LAKE ELSINORE CODES AND REGULATIONS. 11. ALL IRRIGATION SYSTEMS SHALL BE INSTALLED PER ALL STATE AND CITY OF LAKE ELSINORE CODES AND REGULATIONS. 12. ALL LANDSCAPED AREAS SHALL BE PROVIDED WITH AN AUTOMATIC ET BASED CONTROLLER AND DRIP IRRIGATION SYSTEM WHERE WATER IS CONSERVED, THERE IS NO RUN -OFF, AND WHERE HYDROZONE AREAS ARE VALVED SEPARATELY. REFER TO LANDSCAPE CONSTRUCTION DRAWING SET FOR IRRIGATION DETAILS AND SPECIFICATIONS. 13. NO OVERHEAD IRRIGATION ALLOWED WITHIN 24" OF A NON - PERMEABLE SURFACE. IRRIGATION TO BE DRIP WHEREVER POSSIBLE. 14. ALL SHRUB PLANTER AREAS SHALL RECEIVE A 3" LAYER MIN. OF MEDIUM WOOD MULCH THROUGHOUT. 16. ALL LANDSCAPED AREAS SHALL BE KEPT FREE FROM WEEDS AND DEBRIS AND MAINTAINED IN A HEALTHY, GROWING CONDITION AND SHALL RECEIVE REGULAR PRUNING, FERTILIZING, AND TRIMMING. ANY DAMAGED, DEAD, DISEASED, OR DECAYING PLANT MATERIAL SHALL BE REPLACED WITHIN 30 DAYS FROM THE DATE OF DAMAGE. 17. ALL LANDSCAPING SHALL BE WITHIN PLANTERS BOUNDED BY A CURB AT LEAST SIX INCHES HIGH. A SIX -INCH HIGH CURB WITH AN EIGHTEEN (18) INCH WIDE CONCRETE WALKWAY SHALL BE CONSTRUCTED ALONG PLANTERS ON END STALLS ADJACENT TO VEHICLE PARKING SPACES. 18. EXISTING TREES, SHRUBS, TURF AREAS, AND IRRIGATION TO REMAIN. DAMAGED PLANTS OR IRRIGATION ARE TO BE REPLACED TO MATCH EXISTING. 19. A MINIMUM OF TWO INSPECTIONS WILL BE REQUIRED PER CONSTRUCTION PHASING. THE FIRST IS AN IRRIGATION INSPECTION TO VERIFY PIPE DEPTHS AND IRRIGATION MATERIAL CONFORMANCE. THE SECOND IS A LANDSCAPE INSPECTION TO VERIFY IRRIGATION COVERAGE AND OPERATION, AND TO VERIFY THAT ALL PLANTINGS HAVE BEEN INSTALLED CONSISTENT WITH THE APPROVED CONSTRUCTION PLANS. CONTRACTOR RESPONSIBLE FOR CALLING PLANNING DEPARTMENT TO SCHEDULE LANDSCAPE INSPECTION. WATER CALCULATIONS MAXIMUM APPLIED WATER ALLOWANCE MAWA = Maximum Applied Water Allowance (GALLONS) MAWA = (ETo) x (0.62) x [(0.45 x LA) + (0.3 x SLA)] ETo = Reference Evapotranspiration (inches per year) 55.1 0.62 = Conversion Factor (to gallons per square foot) 0.62 0.55 = ET Adjustment Factor (45% of Reference ET) 0.45 LA = Total Landscaped Area (square feet) 4,921 SLA = Special Landscape Area 0 TOTAL MAWA 75,650.1 6<4®rho> ROBERT TAFT & ASSOCIATES Landscape Architecture Temecula Office: 36275 Avenida De Acacias Temecula, California 92592 Ph.: 951.676.5688 Yorba Linda Office: 5331 Stonehedge Court Yorba Linda, California 92886 Ph.: 949.385.1254 Ca. Lic. No. 3669 Email: RobertETaftLA @gmail.com Web: www. RobertETaftLandscapeArchitect .com Client AMORE ENTERPRISES, INC. P.O. Box 10 Temecula, CA Project CHEVRON CANOPY RAZE & REBUILD, C -S TORE 16830 Lakeshore Drive Lake Elsinore, California 92530 Plans LANDSCAPE PLANS @ ROBERT TAFT + ASSOCIATES LANDSCAPE ARCHITECTURE 2019 THESE DRAWINGS AND THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF ROBERT TAFT + ASSOCIATES LANDSCAPE ARCHITECTURE, AND MAY NOT BE REPRODUCED IN ANY FORM WITHOUT WRITTEN PERMISSION FROM THE LANDSCAPE ARCHITECT. Seal gyp, DSCAPF p �� Taft 9QC,ti J --I Signature 03 -31 -2018 Expiration Date Y Date T �qTF OF CAS \F No. Revision Date Sheet Title LANDSCAPE CONCEPT PLAN Drawn Sheet R.E.T. Date May 28, 2019 L 1 Scale See Plan Job No. of B 11A PROPOSED C -STORE FLOOR PLAN SCALE: 1/41= V -0" TOWARD GASOLINE A CANOPY A 2.0 v WALL LEGEND: 2X NEW INTERIOR WALLS 2X NEW EXTERIOR WALLS GENERAL NOTES: 1. CONTRACTOR TO MAKE SURE THAT ALL WINDOWS ARE TO HAVE A 4" MINIMUM RECESS. 2. CONTRACTOR TO VERIFY THE MANUFACTURER & COLOR OF THE EXISTING C -STORE S -TILE. 3. CONTRACTOR TO USE SAME OR EQUAL SPECIFICATION FOR ROOFING MATERIAL AS ON THE EXISTING C- STORE. 4. CONTRACTOR TO PROVIDE ADEQUATE VENTILATION @ ROOF. CONTRACTOR TO USE OHAGINS VENTS, UNDERSIDE OF CLAY TILE EQUALLY SPACED. 5. DIMENSION LINES ARE FROM FACE OF FRAMING STUDS OR FOUNDATION, UNLESS NOTED OTHERWISE. 6. FACE OF FRAMING ON EXTERIOR WALL IS SAME AS OUTSIDE FACE OF FOUNDATION WALL. 7. REFER TO CAR WASH EQUIPMENT INSTALLATION MANUAL AND SUBSEQUENT SHOP DRAWINGS FOR FURTHER INFORMATION. 8. DOOR THRESHOLD TO BE NO MORE THAN 1/2" ABOVE FINISH FLOOR LEVEL OR LANDINGS PER CBC SEC. 11 B- 404.2.4.4 9. GENERAL CONTRACTOR TO CONFIRM EQUIPMENT REQUIREMENTS W/ MANUF. PRIOR TO INSTALLATION OF UTILITIES, WALLS, AND CABINETS. 10. ALL MAN DOORS TO BE 36" MIN. WIDTH. 11. CONTRACTOR SHALL ASSIST THE PM WITH EQUIPMENT DELIVERY TO AVOID DELIVERY AND STAGING AREA. COORDINATE WITH OWNER FOR THE DELIVERY SCHEDULE AND SHIPPING DAMAGES. ALL DOORS MUST HAVE A SWEEP PERIOD OF 3 SECONDS TO CLOSE FROM 700 OPEN TO 3" FROM THE LATCH, OPENING FORCE SHALL NOT BE MORE THAN 5 LBS FOR INTERIOR & EXTERIOR DOORS PER SEC. 1 1 B- 404.2.8.1 12. ALL EXTERIOR DOORS MUST HAVE NO MORE THAN 5 LBS OPENING FORCE. ALL INTERIOR DOORS MUST HAVE NO MORE THAN 5 LBS OPENING FORCE. 13. THE UNLATCHING OF ANY DOOR OR LEAF SHALL NOT REQUIRE MORE THAN ONE OPERATION. 14. AUTOMATIC SHUT -OFF OF WATER AND ELECTRICAL SYSTEMS, EXCEPT FOR SECURITY AND FIRE PROTECTION,SHALL BE PROVIDED DURING NON - BUSINESS HOURS OF CARWASH. 15. CLEAR FLOOR SPACE: COMPLYING WITH TABLE 1 1 B- 404.2.4.2 THAT ALLOWS A FORWARD OR PARALLEL APPROACH BY A PERSON USING A WHEELCHAIR SHALL BE PROVIDED AT CONTROLS, DISPENSERS, RECEPTACLES AND OTHER OPERABLE EQUIPMENT. HEIGHT: THE HIGHEST OPERABLE PART OF ALL CONTROLS, DISPENSERS RECEPTACLES AND OTHER OPERABLE EQUIPMENT SHALL BE PLACED WITHIN AT LEAST ONE OF THE REACH RANGES SPECIFIED IN SECTIONS 1 1 B- 308.2.1 AND 1 1 B- 308.2.2 ELECTRICAL AND COMMUNICATION SYSTEMS RECEPTACLES ON WALLS SHALL BE MOUNTED NO LESS THAN 15 INCHES (381 MM) ABOVE THE FLOOR. MEASURED TO THE BOTTOM OF THE RECEPTACLE SEC 1 1 B- 308.1.1 AND 11 B- 308.1.2. OPERATION: CONTROLS AND OPERATION MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS (22.2 N) OF FORCE. � 1117 1" _" T_" DESIGN GROUPInc- 24861 Washington Ave. Murrieta, Calif. 92562 Tel 951 - 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENTi AMORE ENTERPRISES, INC. w w O N w > LO Q � � N ON L.L O Q >- UJ O O w Z QoV) O v Jw Z Z � Z -+ L'r) co �w _J >aow w060� I � Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E —MAIL: ghann@empiregr.biz SEAL: CF CA L 1 ',C�O� GRE RY CO ? H v C 663{ Q REN. 9/30/19 <<v0 F`,LSFD ARG�� Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION DESIGNED BY: RM CHECKED BY: GH DRAWN BY: RM DRAWING TITLE: C -STORE FLOOR PLAN SHEET N0: CS ■ C -STORE ROOF PLAN SCALE: 1/4'�= 1' -0" i DESIGN GROUPInc. 24861 Washington Ave. Murrieta, Calif. 92562 Tel 951 - 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENTi AMORE ENTERPRISES, INC. w w O N w > LO Q � � N ON > w �vOw Qo�O w Z L'r) co -J � _J w >aow w060� I � Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E —MAIL: ghann@empiregr.biz SEAL: GRE RY CO H v C 663{ Q REN. 9/30/19 `�/0 F`,LSFD ARG�� Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION DESIGNED BY: RM CHECKED BY: GH DRAWN BY: RM DRAWING TITLE: C -STORE ROOF PLAN SHEET N0: C S i SOUTH - WEST ELEVATION i SCALE: 1/4'�-- 1' -0" 24' -8" T.O. ROOF 16' -4" _ T.O. PARAPET 3' -0'' IAF ACCENT LINE 0' -0'' T.O. CURB 0' -6" _ _ --/ FINISH GRADE NORTH - WEST ELEVATION SCALE: 1/4'�= 1' -0" _ _ _24' -8" T.O. ROOF NV _ _l 6' " -4 T.O. PARAPET _ _ 12' -11" B.O. SOFFIT NV T.O. STOREFRONT 3' -0" ACCENT LINE _ 0' -0" Jh T.O. CURB IV - - - - - -0' -6" FINISH GRADE � 1 V � AL' . DESIGN CROUPrnc. 24861 Washington Ave. Murrieta, Calif. 92562 Tel 951 - 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENT, AMORE ENTERPRISES, INC. LU LU O N LU > Lo Q ICy— ty— N got Q > LU N V LLO Or ` Z � Q o V O V J 1J Z Z� Z C) CO gy— LU J > ICY O LU W S � 00 \/ NO Q J Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E -MAIL: ghann ©empiregr.biz SEAL: OF CAL / O GRE RY CO ? HA v { C 663{ i U REN. 9/30/19 <<v tiS�D ARG�� Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION DESIGNED BY: RM CHECKED BY: GH DRAWN BY: RM DRAWING TITLE: C -STORE ELEVATIONS SHEET NO: ■ 24-8" _ T.O. ROOF 16' -4'' T.O. PARAPET OIL 12' -11" _ B.O. SOFFIT T.O. STOREFRONT ot 3-0'' ACCENT LINE 0' -0" _ _ T.O. CURB 0'- 6 '__ - -- FINISH GRADE NORTH - EAST ELEVATION i SCALE: 1/4'�-- 1' -0" SOUTH - EAST ELEVATION SCALE: 1/4'�= 1' -0" _ _24' -8" T.O. ROOF 16'-4" T.O. PARAPET _ _ 9' -6" T.O. STOREFRONT __3' -0" ACCENT LINE 0' -0" T.O. CURB — — — — -0' -6" FINISH GRADE � 1 V � AL' . DESIGN CROUPrnc. 24861 Washington Ave. Murrieta, Calif. 92562 Tel 951 - 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENT, AMORE ENTERPRISES, INC. LU LU O N LU > LO Q ly ty N I� I� Q ON > LU N V LLO Or ` Z � Q o V O V J 1 � �f Z��H C) CO gy— LU J > ICY O LU W S � 00 \/ NO Q J Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E —MAIL: ghann ©empiregr.biz SEAL: CF CAL 1 O GRE RY CO ? HA v { C 663 i U Q REN. 9/30/19 <<v V ARG�\ Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION DESIGNED BY: RM CHECKED BY: GH DRAWN BY: RM DRAWING TITLE: C -STORE ELEVATIONS SHEET NO: A 2ol KEYED NOTES: � EMPIRE 0 DASHED LINE OF CANOPY ROOF OVERHANG ABOVE D E S I G N O CANOPY COLUMNS, TYP. OF 6 C R O U P c O3 LINE OF CONCRETE SLAB 50' -0" CA2 O4 MULTI PRODUCT DISPENSER (TYP. OF 6) 2' -0" 46' -0" 2' -0" 46' -0" O DASHED LINE OF CANOPY ROOF DRAINAGE THROUGH COLUMNS TO 5 CONNECT TO THE UNDERGROUND STORM WATER SYSTEM. SEE CIVIL 24861 Was h i n t o n Ave. Murrieta, Cali f. 92562 TYP. TYP. O 48" X 48" CANOPY ROOF HATCH Tel 951 - 696 -1490 Fax 951 - 696 -1443 o N a All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended ------------- - - - - -- ---- - - - - -- 3" 0 DOWNSPOUT IN COLUMN 2" 0 PIPE FOR SECURITY SYSTEM 2" 0 PIPE FOR CANOPY LIGHTING I 2" 0 PIPE FOR FUTURE USE, HOME RUN TO BUILDING to be used in connection with this specific project only and shall not I I I I I I ° O BUMPER POSTS (TYP. OF 12) otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used I DASHED LINE OF ISLAND I I BELOW I I I I I 10" 4' -1" 3' -0" 2' -8" 10' -8" 2' -8" L 3-0" L 4' -1" 10" without the written permission of empire All rights design servedp CLIENTi I I I I I I �I II I ❑ ❑ I O O O I ❑ ❑ I AMORE I I 0 ® I I ENTERPRISES I I II II II II II II II II I 8 I I I I I INC. 0 w � M II II II II II II II II II II II I I I I I I II I I N LJJ Lo B N �'— UJ Q II II I I 1 V II II I 3 I V C) LU Z it li i I '_ ix J0 V) 0 2 I v —J UJ Z DASHED LINE OF ROOF ACCESS I 4 H `, Z I I I — I C) m Q I I I 00 O O O e I w (Y 0 �= I I I I O O O w M u,J PROPOSED COLUMN I I Cn 2. OF 6) — I I I 3' -0" TYP. + o /'1 (TYP. I I I I . Q I I II TY I OFP6 a I II II II I Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E —MAIL: ghann@empiregr.biz I I I I I I C4 SEAL: oIF CAS i �0 II II I I GRE RY CO H I I I I c 663{ I I I I REN. 9/30/19 <<vO �SFo II I ARCS\ II Date: MARCH 01, 2019 Project Number: EDG# 04493 0 0 0 ® I NO. DATE REVISION DESCRIPTION II ❑ ❑ II I ❑ I o M II II II I O O O II I I II 10' -0" 5-0" 16-0" 5-0" 10' -0" II I I I I 4'- 1 1' -6" 3 -0" 13-0" 3' -0" 1' -6" 4' -1 8' -0" 0° 1 II II I IL J II — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — J I I 3 , II L — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — J C) N a DESIGNED BY: RM CHECKED BY: GH 5 � ca z. DRAWN BY: RM DRAWING TITLE: CANOPY CANOPY ROOF PLAN CANOPY FLOOR PLAN FLOOR PLAN B A SCALE: 3/16' V -0" SCALE: 3/16' V -0" SHEET N0: CA loO KEYED NOTES: � EMPIRE 0 PROPOSED 22" FLAT 3 -D DECAL WITH BLUE L.E.D. LASERLINE DE S I G N O2 PROPOSED ILLUMINATED 22" CHERVRON CHANNEL G R O U P c „c - O3 36" x 36" METAL FRAMED STUCCO COLUMNS (TYP. OF 6) OPROPOSED DISPENSERS WITH ILLUMINATED SIDE SKIRTS AND PUMP TOPPERS (TYP. OF 6). PUMP IDENTIFICATION NUMBERS LOCATED ON PUMP TOPPER. O 5 PROTECTIVE BOLLARDS (TYP. OF 4) SEE SHEET CA 1 . 0 24861 Washington Ave. M u r r i e t a , C a l i f . 9 2 5 6 2 Tel 951 - 696 -1490 Fax 951 - 696 -1443 O 4" CANOPY CLEARANCE SIGNAGE (TYP. OF 2) All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended EXTERIOR FINISHES: s used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. STUCCO SMOOTH MACHINE TOWELED FINISH and may not reproduced or used written without the written permission of 1 ACM ACM PANEL empire design group. All rights reserved CLIENTi EXTERIOR PAINTS: AMORE CLEARANCE 16' 0" C -02 COLOR: CAFE AU LAIT ENTERPRISES, ACM 6 BY: VALSPAR NUMBER: 30 -1A INC. C -06 ACM C -05 ACM FASCIA - BLUE C -05 C -O6 ACM FASCIA - WHITE 4 STUCCO C -02 ® o ® GENERAL NOTES: 0 �0 A. FUEL DISPENSERS SHALL COMPLY WITH 2013 CBC. O B. SEPARATE PERMIT IS REQUIRED FOR SIGNAGE. w (n N UJ QL. V C)VOw Z , = cY Q n V) PROPOSED SOUTH - EAST ELEVATION V -J w Z A Z" %F -+ O SCALE: 1/4"= V -0" C ix W w >a0 ACM C -06 2 T� 00 00 S V � Q CHEVAON 0 r� CLEARANCE 16'0" Architect of Record: b GREGORY S. HANN, AIA ACM 24861 WASHINGTON AVE. MURRIETA, CA 92562 C -05 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 3 E —MAIL: ghann@empiregr.biz STUCCO SEAL: C -02 0 OF CAL /',C�O � �2 o GRE RY CO F-1 N H v 663 * 5 0 CO) REN. 9/30/19 �v SFD ARG�\ Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION PROPOSED SOUTH - WEST ELEVATION B SCALE: 1/4 "= V -0" DESIGNED BY: RM CHECKED BY: GH DRAWN BY- RM DRAWING TITLE: PROPOSED CANOPY ELEVATIONS SHEET N0: CA 2nO KEYED NOTES: � EMPIRE 0 PROPOSED 22" FLAT 3 -D DECAL WITH BLUE L.E.D. LASERLINE DE S I G N O2 PROPOSED ILLUMINATED 22" CHERVRON CHANNEL G R O U P c „c - O3 36' x 36" METAL FRAMED STUCCO COLUMNS (TYP. OF 6) OPROPOSED DISPENSERS WITH ILLUMINATED SIDE SKIRTS AND PUMP TOPPERS (TYP. OF 6). PUMP IDENTIFICATION NUMBERS LOCATED ON PUMP TOPPER. O 5 PROTECTIVE BOLLARDS (TYP. OF 4) SEE SHEET CA 1 . 0 24861 Washington Ave. M u r r i e t a , C a l i f . 9 2 5 6 2 Tel 951 - 696 -1490 Fax 951 - 696 -1443 O 4" CANOPY CLEARANCE SIGNAGE (TYP. OF 2) All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended EXTERIOR FINISHES: s used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. 1 STUCCO SMOOTH MACHINE TOWELED FINISH and may not reproduced or used written without the written permission of ACM ACM PANEL empire design group. All rights reserved CLIENTi o c� CLEARANCE 16'0" EXTERIOR PAINTS: AMORE ACM C 6 C -02 COLOR: CAFE AU LAIT ENTERPRISES, BY: VALSPAR NUMBER: 30 -1A INC. ACM C -05 C -05 ACM FASCIA - BLUE STUCCO o C -O6 ACM FASCIA - WHITE C -02 GENERAL NOTES: 4 3 A. FUEL DISPENSERS SHALL COMPLY WITH 2013 CBC. O B. SEPARATE PERMIT IS REQUIRED FOR SIGNAGE. w W M w H ® 5 Q N Oo F� � W V �vOw PROPOSED NORTH - WEST ELEVATION Q o O C v -' w`, Z SCALE: 1/4 "= 1' -0" Z % P-- -, L'r) co >aOw m 06 00 ACM C -06 2 CHEVRON 0 �'') Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 ACM CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 C -05 E —MAIL: ghann@empiregr.biz 3 SEAL: OF CAS /� STUCCO /\�' O C -02 a GRE RY CO ? H v q C 663{ 4 ❑ ❑ Q REN. 9/30/19 <<v0 E� 5 ARG�\ Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION PROPOSED NORTH - EAST ELEVATION D SCALE: 1/4 "= 1' -0" DESIGNED BY: RM CHECKED BY: GH DRAWN BY- RM DRAWING TITLE: PROPOSED CANOPY ELEVATIONS SHEET N0: CA 2ol M; " LW-,A LL C C Q' i C qn, - i n- RnnF A TRASH ENCLOSURE FLOOR PLAN SCALE: 3/8 "= V -0" E1 al h-11k XLWM� NORTH -EAST ELEVATION SCALE: 3/8 "= V -0" 0 0 i0 Z_ O o_ o o w = _ U� 0 SIDE ELEVATION SCALE: 3/8 "= V -0" / \" W, SOUTH -WEST ELEVATION SCALE: 3 /8"= V -0" 4 0 c'> ROOF WOOD BLOCK SIDE ELEVATION SCALE: 3/8 "= V -0" 0 GR0UPInc. r z Murrieta, Calif. 92562 Td 951 - 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents O r otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of CL CLIENT: AMORE o INC. W LL O CL b w > W Q CL U O v O L� Z _ o O w Z _ c? m LU C� W S 000 \/ _ Architect of Record: GREGORY S. HANN, AIA 2 MURRIETA, CA 92562 TEL: 951 - 696 -1490 �o FAX: 951 - 696 -1443 0 SEAL: of CAL //C�° �o H 7 C 663 ROOF WOOD BLOCK SIDE ELEVATION SCALE: 3/8 "= V -0" 0 GR0UPInc. c'M Murrieta, Calif. 92562 Td 951 - 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended r otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of z_ CLIENT: AMORE O INC. W LL O CL Q � N ov) > W Q CL U O v O L� Z o O w Z _ O Q m LU C� W S 000 \/ _ Architect of Record: GREGORY S. HANN, AIA 0 MURRIETA, CA 92562 TEL: 951 - 696 -1490 �o FAX: 951 - 696 -1443 E —MAIL: ghann @empiregr.biz ILI 1V /I< D T 7? T DE SIGN GR0UPInc. 24861 Washington Ave. Murrieta, Calif. 92562 Td 951 - 696 -1490 Fax 951 - 696 -1443 All ideas, designs and layouts shown on these drawings, including all documents on electronic media are the property of empire design group, and are intended to be used in connection with this specific project only and shall not otherwise be used for any purpose whatsoever without the written consent. and may not be reproduced or used without the written permission of empire design group. All rights reserved CLIENT: AMORE ENTERPRISES, INC. W LL O N w > Lo 1-4 Q � N CY C) t > W Q CL U O v O L� Z o O w Z Z H O Q m LU > 12(- O W W S 000 \/ '.o Architect of Record: GREGORY S. HANN, AIA 24861 WASHINGTON AVE. MURRIETA, CA 92562 TEL: 951 - 696 -1490 CEL: 951 - 809 -7601 FAX: 951 - 696 -1443 E —MAIL: ghann @empiregr.biz SEAL: of CAL //C�° GRE RY CO H 7 C 663 C> Q REN. 9/30/19 <<v F`,LSeD ARG�� Date: MARCH 01, 2019 Project Number: EDG# 04493 NO. DATE REVISION DESCRIPTION DESIGNED BY: RM CHECKED BY: GH DRAWN BY: RM DRAWING TITLE: PROPOSED TRASH ENCLOSURE /TRELLIS SHEET NO: TE 1n0 f � L .1 SOUTH -WEST ELEVATION s� 1 '~L NORTH - WEST ELEVATION scoj = ,re -,'-` EXMRIOR FINISHES-. ES-. 1 � fir: lr1 &VX>11ME I0wR(D + Ni3a A&A P4 F U= HR: W DCrM}rEk I) R EQ-jA= SERE: _'6 C=R: hI WE0 . ISENJIk', N M ORE FJ. I227 IA SKI CLASS ?U ! 1PJF + W KMNQ FEU PAPER I,R' u t*% +Y mb%: i TER IOR PAINTS: TS. 1 'DKSICA N C [A0k CHLLED Wt4E 246ti 1 44 Ft it j•,i�r I rt sy, clu D M -d %I W 10 "0 K1- WiQ MIM bE R: PPG 104 5.7 Ci �+++-�••� =- Ticr.7 stir �.F Fr�i�+'F� � Pew. C OLIN CA F f JW L.*1 r atmgm�m br Uafd I D- Dry qzp � i tiT�fryr mr bk A Ti y 1 i 1 Yh CMiWi 4. C� Rid T7p! bf rTFT id N bwd M i ram Fiviit{ C4r rF� rfr-st AMORE IIC_ &r QE h1 J A Iul.l'; ILL N Lo mmmR.. 122e L J� CL Sr GHDEIEf4 mmw: 60YR MDYJL 1 r 9AL -r ri In ri r •. _ TA i a 1 VL E� 'DKSICA N CIRO Li P1.1 246ti 1 44 Ft it j•,i�r I rt Yarr1n 13. Lt Ili. §J SEi -d %I W 10 "0 K1- WiQ Ihi iiFjy iYi�fi i1d Y�rti<i � tlti.� N L4wt CFClif�T. �'IS'FsyTa � Cki FT!!1#� Ci �+++-�••� =- Ticr.7 stir �.F Fr�i�+'F� � Pew. I G� wd ;1 Dwvm Um * Lk LYi 4f+ 6. F VA 1 r} " W A* atmgm�m br Uafd I D- Dry qzp � i tiT�fryr mr bk A Ti y 1 i 1 Yh CMiWi 4. C� Rid T7p! bf rTFT id N bwd M i ram Fiviit{ C4r rF� rfr-st AMORE IIC_ 1 0 N Lo CC cm L J� CL L Lu D Lu ry (D uJ LuDo LLI 160 qqc CRECO' S. HANN, Ouk 2 4E 1 WAS H NCTON MIF- klUgRIZk C. 92562 'TEL 9}1 -ESE -1 M CEU 9,1- E09 -76}1 FAX: 951 -V35 -1 {{3 E -NAL: pnanrfflar ir4"?_ QA. CAL ell �} R1:Rti' � f � 1 f outs M. MID �ir1mm p1 dw 1 1,1++1 k L�•:� 4 Hl:� C-%TE rrt*E3 PE *W" ft m T! � 4'k O{ QrAw 4!i - OA MAW ■%p GUL(IREP "TORE LEVATKM 100 NORTH -EAST ELEVATION 1 w i F• I J%e- 1'-W SOUTH -EAST ELEVATION SME L FBI 51ui) L EXTERIOR FINISHES: 5 W EIS: I r &*17 HAN 11! A L 1.07,C ETA H D r+C, SEAM 511E: _'6 C=R: NUDVE -r . EEF•IJA,4 N M ORE FJ. I227 LL SW CLASS ?V ! EUF . + 20 FCMFaQ DELI PAPER kffl4 '•tA%A'e 1L k I EXTERIOR RAI NTs 1 C DLOR. C H LLE a Wta E sy, CUD DEN MJMMR: PPG 104 5.7 _",4Ni 07 9AL T Tlh •. _ T L i ■ 1 WL E� COLS CAFE AW LAr p l m1 246ti 1 ■{ Ft in .�ti + el. Iii-orris 1 3. Li Ii'. 7J 5ti Y O der• 1 X94 !0 K I• sir `il] iww Mr r5.4 b M%5..% N L�!!F Kb A 4T: KW" alL dnm.. -4� Cf rrrc:%5A Tr,Ai am d-& Fr&pmmte SO W-CdM %%::' •] 9 lk � . Wb 4'T - Fr'�Tl :br PtNJAKUN� F+Ov`" atm—" u *ad Cr aY gypF i %=Ad4ri i m MrA 74i %rM M COAWWW i. P%� r : i s TP •3FTSrh.S ld P. io-id m4mk; L227 QW, A M ORE Er 4M DU E N L mF;jmn: 6ou "i _",4Ni 07 9AL T Tlh •. _ T L i ■ 1 WL E� DES 1 C N p l m1 246ti 1 ■{ Ft in .�ti + el. Iii-orris 1 3. Li Ii'. 7J 5ti Y O der• 1 X94 !0 K I• sir `il] iww Mr r5.4 b M%5..% N L�!!F Kb A 4T: KW" alL dnm.. -4� Cf rrrc:%5A Tr,Ai am d-& Fr&pmmte SO W-CdM %%::' •] 9 lk � . Wb 4'T - Fr'�Tl 17 bi r ww i7 Dwv E Gm * UI Lii *+.d r6 I- E)A i *-I OW M+ kY I atm—" u *ad Cr aY gypF i %=Ad4ri i m MrA 74i %rM M COAWWW i. P%� r : i s TP •3FTSrh.S ld P. io-id 6" rwwwc QW, A M ORE I IBC_ L L Lo C I— LLJ r.L a C z cz L3 1 u 7. LU re C) i L, ' ` 1..1..E LLI Do 5 Do �kz C R ECORr 5% HAN W. Ouk 2 *ff 1 WkSM NGTON MF_ NUgRIZA, C. 92562 TEL 9:51 -ESE -1#90 CUL 951 - 519 -M} FAX: 951 -05 -1 d'3 E -I%WL Mnannikw *rigr.h;z Q,L CAL �,L, fr R 9r � f � � +�* A OLIs irmi M. MID Pi k � 444 3 k* *-%TE ' PE*WTO oemm ft FM GFEM 4k 11H mm ar � — D4rki 7%D STORE LEVATKM sm me ■ D PROPOSED SOUTH - WEST ELEVATION SC&M 1 w - 1'-V PROPOSED EOLITH i EAST ELEVATION A - - - G4 EXTERIOR FINISHES: WOOM X5 &CHM F "ELED FIMSH �rCFrL Acm FAl 4 EXTERIOR PAINTS: 03UCW: CAR NU UM W- 'eAk&PAPP Humm: X-1 0% r aT FASCIA • Ml E ¢ ACm FA$Cuti • 411Fi'E ['E TVI P I R E, DE S I C, -I C R 0 U r Ill. I Em 24451 111wlFll)p A Ficr1 f1 q , [a1 1 32-= 5 ? V N—&*•4H Fa N M uALI A.bftMW.#*-impFmo4.y..m"rQ. Itrai arr :r�rff� A 4}.zf*in {rti I i �a.t w i ai. L%b &R Nr4 .I 1� 1� 1� ■ 1 Ii7 �JJ .� 1 RI I Y � 7Rmp:�rk P jw4 vmr l:w4 9NA rKd. C{7f muc prrp}FF rRiFl riP.5.4 li Qt&.d. .yak 1 L" Ci ' LGFd I �• K MT. AMORE EN TE R PRI S E5., INC Lu L �-u > Lo ix CIQ Lu lU �T Q iy +„ '' j IX � 1..1..E + , L� Lu x auCroRV S. mm F{ Xu 24881 WASHi+FUM AW. L* J RFd ET., CA OZS 2 TEL 051- EDE -14'0 DEL 951 -809 -7601 FAX! 961 -69E- F443 E- AM gbmn4ftmp rMr.ai Sri GA�f� r Vr A-RC y' Fy -sue n,� EDGf 94493 NA PJh 1L oahvilm h9+ KXP* G OT Rri aCEKa, rf R r- R y G FAVFkV Ti U COLORED CAMPY ELEVATIONS jpl;rr ti C! lm2 PROPOSED N RTH i WEST ELEVATION PROPOSED NORTH - EAST ELEVATION I SCALE: I.W - 1%(r EXTERIOR FINISKEE: �! �L WDOM W�C- HE TOWELED : ' E TMRICIR PAINTS: •. -T L J ■ 1 VL E. C R 0 U r lm, coLoF�- coL FE Au Liu r 9L 1 �s 1 04 p Ilij4q 171. YjiIin13. tcIll. 91sl$t 4ii %I -W-1 0 rib UAW�143 4&34� iFii}4} 4r-d� iiti.�1 Y LLbw fir. trr.�Ta � f f-� �.ti� T a�. kkr ps#rrF� s� 4r*P+9 �� ql■T :i Ta NUM3ER:311A djVH710fr b•r UNA I Qurps. &%Pm Ci44ir t Lrm ri N owbEhw. . A�Oti+. FAMA • kUf �4*Vw oh 4m ` *,*YT +A 'FFft rw rYD4 &CFj rA;00% • wiiil[ •. -T L J ■ 1 VL E. C R 0 U r lm, 9L 1 �s 1 04 p Ilij4q 171. YjiIin13. tcIll. 91sl$t 4ii %I -W-1 0 rib UAW�143 4&34� iFii}4} 4r-d� iiti.�1 Y LLbw fir. trr.�Ta � f f-� �.ti� T a�. kkr ps#rrF� s� 4r*P+9 �� ql■T :i Ta 17 Im c *wwxA K.rtr, +wp *.r NNW F* djVH710fr b•r UNA I Qurps. &%Pm Ci44ir t Lrm ri N owbEhw. . QM R� ''4A top TV .S Ed F hwid }J7 tN WMW pwmLibi C•r �4*Vw oh 4m ` *,*YT +A 'FFft rw rYD4 AMORE I IBC_ L T ' L a lU r r ■ z 0, z C) �LU 1..1.E C:) f6U w le NO CREft 5, FWQ. ilik 24ff 1 WAS W HBTGH Xyc-r NURRL7k A 924562 TEL 9:51 -4W -1 W GE-L! 9, 1 - 4!•)R -7}I FAX: 951- 05 -1460-3 E -W%L Mnann9omF;rigr.44z Qom. YAL r c, {F r `J OWLE irvmm M. MID R*w a 4* 51 4. UTE Gem ut OH {k+ ar: 4w OR r.4 Y WL.QAED CANOPY sm1r,m la3 NO RTH -E.AST E LEVAT 10 N �mr-F " SOUTH-WEST ELEVATION T "WF .1w SIDE ELEVATION i{�IIJL• 31+ = i •� 0 SIDE ELEVATION iaui 3r T i%a- 0 1� I I EXTERIOR FIN IE H EE F:k.r] SPLIT FACE 0_OW LA PAZ BY: RCP ELOCK I MCK PRE55M WEATED LUMUR FtC F C; COL R GCF I HG 60 MJ- I PO Sl N ULE PUI' R COf 8 Y A R EM MH E �cc -W -31 r-d EXTERIOR PAINTS GOLD CAy t o%U CA r DESIGN 6Y: wAISPA A 1MR: W- I^ I� COLOR: I' nmLGL Iii m&34 dw4% aM bWaLlm *.1.A Y L4l. S4�r. gyp*! � SISrC!*}RJJ 6Y: bft4jAly 1 MOORt h L7 Im L7�d F217f im ou Iii ipmei i pro* 1 m* W m%mb r4L • MA: r22a E L p1lRE DESIGN Ek i 1 4 SF 1i 3 3+ p1I yi J11 1i 1 3. L{ I1 oxsat Ed r fro ro m im -4FF] Iii m&34 dw4% aM bWaLlm *.1.A Y L4l. S4�r. gyp*! � SISrC!*}RJJ M FiiC'i'iYeC �'ii�i7 �i b7i pmpbrte -3d TYy+T 0= 1pff. 'low *%F *'T b&Nm% h L7 Im L7�d F217f im ou Iii ipmei i pro* 1 m* W m%mb r4L ,A7R 4* UW4 1 v 3JFVK� bw Dwm w I. Kwo ■r4v rK7 4* r L*FJ MUKtJi *m vmm PWT"akt ar + a0a" 9'e-op s� AMORE ENTERPRISES, INC. Lo UJ 1-A jy ty U Ili � ` r..f� L 0 LU u ) LU LU ty C) UJ he &jdtL*cl .31 CRE WRY S. HANH, AA 2 *9 51 WAS Hh+fmN Ayr- WJ.9 CA 92554 TEL' 954 -W -1 ++0 CEti 9,1 -V29 -M1 Fti',?L: g51- 5415 -1;{3 E- WAL; Una n rr4kion Pi rtq r W 2 SCJf. of CAL 1,L, RE cl q�6 i 1 tr ler,� Grsis U6Yt 1 M. M 19 OI+M+ W, %W- 4 1# ATE W Tom+ . I � I olmut IN *;P.m ". W IILD -WORED TRASH ENCLOSURE •TREL.L.6S E LEYATI GN $ 9+SC - m C lv4 Darrell & Ass RATES THANSFI`RTATION 3LAN.YING 6 TRA - •v ENGIKERING January 120 t 8 Gregory Hann Empire De-3i�,n Group P,G. Boa 944 Murrieru CA, 925 -64 D &A Ref. No: 1$1102 Subject= Rek iced Affking A nalys i5 for the redeveaopmeot of the existing Chevron Station wish 8 fueling pusitions project to provide 12 furling positions and a 3200 Square root C -Store at the northw%w corner of Riverside Drive�Lakcshare, Lake Zisinore CA. Dear Mr. Hi un, En acGOrdanr a with VOLK auth0riMi0dii, patnelJ &- Associates has Analyzed tike on -site parking needs For the proposed redevelognri."t of the project site to determine the adegu-Ky of the proposed 12 parking spaces to servo the 3,E00 sgwue tool C -Stone and 12 fuel ing pusitioms_ E iizure l pr -events the proposed site layout, fueling positions aMd auc:ess bz &= tht pr -njtet site. The report 1kas Lien revised to respond to the City of Lake EIsinorc City Engineer comments dated Dt%.cmbrr 19, 2018. To determine the adgimc ' of the propose -d site to aummmfldate gagoLine cimorners and the C-Store �ust01T1aTS we have prev iously condu,etod vehicle demands surveys at three locations in '1Rn Diego on March L 5, 2017 and March t 6, 2017. The survey I ocalions imIuded a self- mrviee d rive t1knl =Wash_ The Activity al the carry ash did not indir-atr an impact an PIrkin$ needs of each site_ The perking d -omand surveys col to .ted vehiicls der and event cer< (10 ) minutes from 7:.10 AM to 930 AM, 1 1.30 AM to 1! 3 G PMI arld 4:3 0 PM to 6:J 0 PM. Evrry ten 41 D j m inutes- We counted the number arrvehicles mppcd at the gasoline fueling position a u� the Ilium het of veh is Ies parkt�d on -site. The data was then ua&J w wess the adequacy of Lhe prapuscd parkin. SURREY SITE LOCATION AND DESCRIPTION The three (3) sites selected are as fellows: Site 3: ARCG A MIF1�4 104=tW at 1ht: s+wthwest comer of Ranrho 1 �crnardo Road at Bernar& Center Drive, San Di egg. Site 2= She I I Faril ity lomted at the nnrthvre�I -corner C�f Miramar Road at Carni a KIU i?- 5a n Diev. Site 3: A RCO ArVUPM Jocaked at flee soutlkwest uumer of Magnal is Avcn ue at 13ndley Avenue, 1E I Cajon_ Table L provides s suns inary pf eacb *tudw site The thret (3) sWdy sites ,"ere surytevcd fflr 1-0 (2) days in Mamh 2017 tram the hours of 6-30 AM to 8; 30 AA, I L:3 0 AM to 1:3 D PM and 430 PM to 6:30 7374, Observations and record i ng of veh ic.le demand every 10 min utes was ca I Ivctod as fol luw5: - Vehicles stopped at fueling positions geiti ng gas; Vehictes parked on -site; and 'rota i veh is Ie dernand, ad =1 NcarvuiCy 5creat. 124 *A 25-pn Diego, CAS. 42111 [6Y51�3,3 -3x3 � o[fte���aCne11- a�soc_com q a Z = :y WOO � — .ip; it ;� �{ ����i � UrC f�i.G V.1'3=41913 � 3ZVi! AdONV2 NOM3H7 g s! , 3 x 'pr e f LIO ro a N U A w R a a i Gregoy Hann Empire Design Group January 2, 2419 Page 3 Aerial photographs for each site are presented on Figures 2, 3 and 4 respectively. The characteristics of each site are presented in Table 1. Table I provides a summary of the C -Store square footage, fueling positions, marked parking stalls on -site. Table I Summary of Survey Sites Facilities on -site C -Store Fueling Marked Total Vehicle Square Positions Parking Parking and Survey Site Location Foota a Stalls Fueling Positions Site 1: ARCO AM/PM Bernardo Road at Bernardo Center Drive, San Diego 2,400 12 8 20 Site 2: Shell Miramar Road at Camino Ruiz, San Diego 3,444 12 17 29 Site 3: ARCO AM/PM Magnolia Avenue at Bradley Avenue, 2,805 12 10 El Cajon/ San Diego County:, 22 • i �� II i I e i i F f. I *. 1. UrMIR Table 2 presents the survey data for Rancho Bernardo Road at Bernardo Center Drive. Table 2 presents the on -site parking demands for each ten (10) minute time period. Review of Table 2 identifies the maximum use of on -site parking to be four (4) spaces for bath days surveyed. Table 2 also provides a summary of parked vehicles and vehicles at the fueling positions getting gas. The maximum total demand was for fifteen (15) vehicles on Wednesday March 15, 2017 and Thursday March 16, 2017. Also presented on Table 2 is the C -Store occupied parking demand; the total vehicle parking and fueling position parking demand per thousand square feet (KSF) of the C- Store. 11 w ".I ' 3 Table 3 summarize the parking data collected for the Miramar Road at Camino Ruiz, San Diego site. Review of Table 3 shows the maximum vehicles parked on -site was nine (9) vehicles at 7:30 AM on Thursday March 16, 2017 and the maximum total demand for parked vehicles and vehicles stepped at the fueling positions was eighteen (18) vehicles for that same time period. It is noted that no vehicles were observed to park off -site and enter the C -Store during the survey time. Table 3 also shows the C-- Store occupied parking demand, the total vehicle parking and fueling position parking demand per thousand square feet (KSF) of the C- Store. I � 11 �. It. II � �. ► • r i • I I �. Table 4 presents the survey data collected for the Magnolia Avenue at Bradley Avenue, El Cajon site. Table 4 summarizes the on -site parking demands during the survey time periods. Review of Table 4 shows the maximum on- site parking demand was ten (10) vehicles on Thursday March 16, 2017 at12:30 PM. Also Presented on Table 4 is the total ors -site vehicle demand for vehicles parking and stopping at the fueling positions. The peak demand was eighteens (18) vehicles at 6:20 PM on March 16, 2017. Table 4 summarizes the C-Store occupied parking demand, the total vehicle parking and fueling position parking demand per thousand square feet (KSF) of the C- Store. •T "-I • ■ �.AAM®R ... � 1 + F F� T �t - -MEL - yy i 1 ■ � t t Lo ; I S 3 � A .1 • � E M c . I ' 3nN3AV V110NDVIN Fill .s x I _ � � f r� 1 f r- rw S !• - ' i w E R 0. YGi A � N 117 the u7 5R Lmn t!1 ]G ]C �L SC ]d 5C Sc En ]G Jf ]C 47 uu77 ][ d4 LG N ]G li. N dC U. V1 ]C U. N ]G ti. U2 SC L.G. 43. N N ]C ]C i:_ N 7L G.. 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Ca Ca it R 6 m - p per, .-1 14 t/1 «-1 y1iAS .-i VwY In qi m ito11 tl ' C V ao In 4M � m M m .-e M N N .-i C r� Kf ry m .-1 .K M? .ti ry M ,-e m r� M .f .� Vm � fNY1 .ti m M m .-f a .-t M .-1 r•s m .i m .-e C a l m N ry m V7 n w In C rd I vt M w rM .i wvt E e�r^S s sM n S.ia 1 n n n swn d w w w w w W ws w rY w W v4 r4 I d W 4 rk M tlC H M w 4 w:n 4 R qm vl W m W ✓• w n co co n C i3 � Q i a' E w W etl n V' C 1T1 r� Op n w m C1 m f� W 'n a Im d m a a» n. C a n, a A ax, C7 G pp 0 pp p ss, p�x, n. R., fA. !a, a, fA. u,. 0. 8 0. a, A. d c» a 6 m N d@ C pp D .�-1 H a p M 4 FBI Q M N �R K Ill T 0 N pp f11 a p p C Q N p 9 g p a pp C7 k N� EE n 1r ri ap ea oa cn w 00 al a% C c N ti M .i r. i V Ai Y"1 Ili Wi v! W% a C b to .�� rrvt K Gregory Hann Empire Design Group Page 10 PARKING ANALYSIS Table 5 was then prepared for each site to calculate the peak site parking per square foot of C -Store divided by the maximum vehicle demand at the three (3) survey sites presented on Table 2, 3 and 4. The results will be used to calculate the peak parking demand based on the KSF of the C -Store at each site. Table 5 --- Summary of Surveyed Sites Maximum Service Station Site Parking Based on Square Footage divided by Maximum Demand C -stare Peak Parking Spaces per Survey Site Location Square Parking Square Feet of C- Foota e Demand Store Site 1: ARCO AM/PM Rancho Bernardo 2,400 4 600 s . ft./space m Site 2: Shell Miramar Road 3,444 9 383 s . ft./space Site 3: ARCO AM/PM Bradley Avenue 2,805 9 312 s . ft./space We then calculated the peak parking space demand for the project based on the proposed 3,800 square foot C -Store with 12 fueling positions project, based on Table 5 Peak parking spaces per KSF at the three (3) sites surveyed. Table 6 presents the results. Table 6 --- Summary of the Projects C -Store Parking Demand based on the three (3) survey sites Table Speak Parking Spaces Total C -Store Survey Site Location per 1,000 Square Feet (KSF) Parking (a) Site 1: ARCO AM/PM Rancho Bernardo 1 space per 600 s . ft. ................. 7 spaces : -Site 2: Shell Miramar Road I space per 383 s . ft. 10 spaces Site 3: ARCO AM/PM Bradley Avenue 1 space per 312 s . ft. 12 spaces (a) Based on 3,800 S. F. C- -Store divided by space per square foot. Review of Table 6 shows a maximum of 12 parking spaces are required for the project based on the Site 3 data which represents the worst -case condition. Based on this analysis the proposed € 2 parking spaces shown on Figure I Project Site Plan can be accommodated. In summary the analysis of parking requirements for the Cake Elsinore Chevron Service Station Project presented on Figure 1 concludes that the proposed 12 parking spaces shown on the proposed site plan can accommodate the proposed project based on the surveys at the three (3) survey sites. , If you have any questions, please feel tree to contact this office. Q RpFE55!(34 �( Sincerely, w 4, v: 2W9 n a �£ a1= CA�1FQ SiII E. Darnell, P.E. R Firm Principal D C!1 1� BED /jam Date Signed: T t G Cf�URBAM CROSSROADS Chevron Extra M ile Gas Station TRAFFIC ANALYSIS CITY OF LAKE ELSINORE PREPARED BY: Aric Evatt, PTP aevatt @urbanxroads.com Charlene So, PE cso @urbanxroads.com Connor Paquin, PE cpaquin @urbanxroads.com AUGUST 31, 2020 (REVISED) 13202 -04 TA Report APPROVED 9/8/2020 Nicholas Lowe Q�pf ESSIph ENE H No. TR 2414 OF CAlft'p ' Chevron ExtraMile Gas Station TABLE OF CONTENTS TABLEOF CONTENTS .............................................................................................. ............................... APPENDICES......................................................................................................... ............................... III LISTOF EXHIBITS .................................................................................................... ..............................V LISTOF TABLES ....................................................................... ............................... ............................VII THIS PAGE INTENTIONALLY LEFT BLANK .................................. ............................... ...........................VIII LIST OF ABBREVIATED TERMS .............................................................................. ............................... IX 1 INTRODUCTION ........................................................................................... ............................... 1 1.1 Summary of Findings ...................................................................................... ............................... 1 1.2 Project Overview ............................................................................................ ............................... 4 1.3 Analysis Scenarios .......................................................................................... ............................... 4 1.4 Study Area ...................................................................................................... ............................... 5 1.5 Analysis Findings ............................................................................................ ............................... 7 1.6 Recommendations ....................................................................................... ............................... 10 2 METHODOLOGIES ..................................................................................... ............................... 13 2.1 Level of Service ............................................................................................ ............................... 13 2.2 Intersection Capacity Analysis ..................................................................... ............................... 13 2.3 Traffic Signal Warrant Analysis Methodology .............................................. ............................... 15 2.4 Minimum Acceptable LOS ............................................................................ ............................... 15 2.5 Deficiency Criteria ........................................................................................ ............................... 16 3 AREA CONDITIONS .................................................................................... ............................... 17 3.1 Existing Circulation Network ........................................................................ ............................... 17 3.2 City of Lake Elsinore General Plan Circulation Element ............................... ............................... 17 3.3 Bicycle and Pedestrian Facilities .................................................................. ............................... 17 3.4 Transit Service .............................................................................................. ............................... 24 3.5 Existing (2020) Traffic Counts ...................................................................... ............................... 24 3.6 Intersection Operations Analysis ................................................................. ............................... 27 3.7 Recommended Improvements .................................................................... ............................... 27 4 PROJECTED FUTURE TRAFFIC ..................................................................... ............................... 31 4.1 Project Trip Generation ................................................................................ ............................... 31 4.2 Project Trip Distribution ............................................................................... ............................... 33 4.3 Modal Split ................................................................................................... ............................... 33 4.4 Project Trip Assignment ............................................................................... ............................... 33 4.5 Background Traffic ....................................................................................... ............................... 33 4.6 Cumulative Development Traffic ................................................................... .............................37 5 E +P TRAFFIC CONDITIONS ......................................................................... ............................... 43 5.1 Roadway Improvements ................................................................................ .............................43 5.2 Existing plus Project Traffic Volume Forecasts ............................................ ............................... 43 5.3 Intersection Operations Analysis ................................................................. ............................... 43 5.4 Recommended Improvements .................................................................... ............................... 43 6 EAP (2021) TRAFFIC CONDITIONS .............................................................. ............................... 47 6.1 Roadway Improvements ................................................................................ .............................47 6.2 EAP (2021) Traffic Volume Forecasts ........................................................... ............................... 47 6.3 Intersection Operations Analysis ................................................................. ............................... 47 6.4 Recommended Improvements .................................................................... ............................... 47 13202 -04 TA Report I} URBAN cROSSaos�os Chevron ExtraMile Gas Station Traffic Analysis 7 EAPC (2021) TRAFFIC CONDITIONS ............................................................ ............................... 51 7.1 Roadway Improvements .............................................................................. ............................... 51 7.2 EAPC (2021) Traffic Volume Forecasts ......................................................... ............................... 51 7.3 Intersection Operations Analysis ................................................................. ............................... 51 7.4 Recommended Improvements .................................................................... ............................... 55 8 LOCAL AND REGIONAL FUNDING MECHANISMS ........................................ ............................... 57 8.1 City of Lake Elsinore Transportation Impact Fee (TIF) Program .................. ............................... 57 8.2 Transportation Uniform Mitigation Fee (TUMF) Program ........................... ............................... 57 8.3 Fair Share Contribution ................................................................................ ............................... 58 9 REFERENCES ................................................................................................ .............................59 13202 -04 TA Report } URBAN cROSSaos�os Chevron ExtraMile Gas Station APPENDICES APPENDIX 1.1: APPROVED TRAFFIC STUDY SCOPING AGREEMENT APPENDIX 3.1: EXISTING TRAFFIC COUNTS — FEBRUARY 2020 APPENDIX 3.2: EXISTING (2020) CONDITIONS INTERSECTION OPERATIONS ANALYSIS WORKSHEETS APPENDIX 4.1: CUMULATIVE DEVELOPMENT TRIP GENERATION APPENDIX 5.1: E +P CONDITIONS INTERSECTION OPERATIONS ANALYSIS WORKSHEETS APPENDIX 6.1: EAP (2021) CONDITIONS INTERSECTION OPERATIONS ANALYSIS WORKSHEETS APPENDIX 7.1: EAPC (2021) CONDITIONS INTERSECTION OPERATIONS ANALYSIS WORKSHEETS APPENDIX 7.2: EAPC (2021) CONDITIONS INTERSECTION OPERATIONS ANALYSIS WORKSHEETS WITH IMPROVEMENTS 13202 -04 TA Report I} URBAN cROSSaos�os Chevron ExtraMile Gas Station Traffic Analysis This Page Intentionally Left Blank 13202 -04 TA Report } URBAN cROSSaos�os IV Chevron ExtraMile Gas Station LIST OF EXHIBITS EXHIBIT 1 -1: EXISTING SITE PLAN .......................................................................... ............................... 2 EXHIBIT 1 -2: PRELIMINARY PROPOSED SITE PLAN ................................................. ............................... 3 EXHIBIT 1 -3: LOCATION MAP ................................................................................. ............................... 6 EXHIBIT 1 -4: SUMMARY OF DEFICIENT INTERSECTIONS BY ANALYSIS SCENARIO ... ............................... 8 EXHIBIT 1 -5: SITE ADJACENT ROADWAY AND SITE ACCESS RECOMMENDATIONS .. ............................... 9 EXHIBIT 3 -1: EXISTING NUMBER OF THROUGH LANES AND INTERSECTION CONTROLS ....................... 18 EXHIBIT 3 -2: CITY OF LAKE ELSINORE GENERAL PLAN CIRCULATION ELEMENT ..... ............................... 19 EXHIBIT 3 -3: CITY OF LAKE ELSINORE GENERAL PLAN ROADWAY CROSS- SECTIONS ............................ 20 EXHIBIT 3 -4: CITY OF LAKE ELSINORE AREA TRAILS SYSTEM ................................. ............................... 21 EXHIBIT 3 -5: CITY OF LAKE ELSINORE BIKEWAY PLAN .......................................... ............................... 22 EXHIBIT 3 -6: EXISTING PEDESTRIAN AND BICYCLE FACILITIES .............................. ............................... 23 EXHIBIT 3 -7: EXISTING TRANSIT ROUTES ............................................................. ............................... 25 EXHIBIT 3 -8: EXISTING (2020) TRAFFIC VOLUMES (IN PCE) ................................... ............................... 26 EXHIBIT 3 -9: EXISTING (2020) SUMMARY OF LOS ................................................ ............................... 29 EXHIBIT 4 -1: PROJECT TRIP DISTRIBUTION ........................................................... ............................... 34 EXHIBIT 4 -2: PASS -BY TRIP REDUCTIONS ............................................................. ............................... 35 EXHIBIT 4 -3: PROJECT ONLY TRAFFIC VOLUMES .................................................. ............................... 36 EXHIBIT 4 -4: CUMULATIVE DEVELOPMENT LOCATION MAP ................................ ............................... 38 EXHIBIT 4 -5: CUMULATIVE ONLY TRAFFIC VOLUMES ........................................... ............................... 39 EXHIBIT 5 -1: E +P TRAFFIC VOLUMES (IN PCE) ...................................................... ............................... 44 EXHIBIT 5 -2: E +P SUMMARY OF LOS .................................................................... ............................... 45 EXHIBIT 6 -1: EAP (2021) TRAFFIC VOLUMES ........................................................ ............................... 48 EXHIBIT 6 -2: EAP (2021) SUMMARY OF LOS ......................................................... ............................... 49 EXHIBIT 7 -1: EAPC (2021) TRAFFIC VOLUMES ...................................................... ............................... 52 EXHIBIT 7 -2: EAPC (2021) SUMMARY OF LOS ....................................................... ............................... 53 13202 -04 TA Report} URBAN cROSSaos�os V Chevron ExtraMile Gas Station Traffic Analysis This Page Intentionally Left Blank 13202 -04 TA Report } URBAN cROSSaos�os Chevron ExtraMile Gas Station LIST OF TABLES TABLE 1 -1: INTERSECTION ANALYSIS LOCATIONS .................................................. ............................... 5 TABLE 1 -2: SUMMARY OF IMPROVEMENTS BY ANALYSIS SCENARIO ................... ............................... 11 TABLE 1 -3: PROJECT FAIR SHARE CALCULATIONS FOR INTERSECTIONS ................ ............................... 12 TABLE 2 -1: SIGNALIZED INTERSECTION LOS THRESHOLDS .................................... ............................... 14 TABLE 2 -2: UNSIGNALIZED INTERSECTION LOS THRESHOLDS ............................... ............................... 15 TABLE 3 -1: INTERSECTION ANALYSIS FOR EXISTING (2020) CONDITIONS ............. ............................... 28 TABLE 4 -1: PROJECT TRIP GENERATION SUMMARY ............................................. ............................... 32 TABLE 4 -2: CUMULATIVE DEVELOPMENT LAND USE SUMMARY .......................... ............................... 40 TABLE 5 -1: INTERSECTION ANALYSIS FOR E +P CONDITIONS ................................. ............................... 46 TABLE 6 -1: INTERSECTION ANALYSIS FOR EAP (2021) CONDITIONS ..................... ............................... 50 TABLE 7 -1: INTERSECTION ANALYSIS FOR EAPC (2021) CONDITIONS .................... ............................... 54 TABLE 7 -2: INTERSECTION OPERATIONS ANALYSIS FOR EAPC (2021) CONDITIONS WITH IMPROVEMENTS................................................................................................. ............................... 56 13202 -04 TA Report} URBAN cROSSaos�os VII Chevron ExtraMile Gas Station Traffic Analysis This Page Intentionally Left Blank 13202 -04 TA Report } URBAN cROSSaos�os VIII (1) ADT CA MUTCD Caltrans CEQA CMP E +P EAP EAPC HCM ITE LOS PHF Project RCTC RTA SR TA TIF TUMF v/c WRCOG Chevron ExtraMile Gas Station LIST OF ABBREVIATED TERMS Reference Average Daily Traffic California Manual on Uniform Traffic Control Devices California Department of Transportation California Environmental Quality Act Congestion Management Program Existing Plus Project Existing Plus Ambient Growth Plus Project Existing Plus Ambient Growth Plus Project Plus Cumulative Highway Capacity Manual Institute of Transportation Engineers Level of Service Peak Hour Factor Chevron ExtraMile Gas Station Riverside County Transportation Commission Riverside Transport Authority State Route Traffic Impact Analysis Transportation Impact Fee Transportation Uniform Mitigation Fee Volume to Capacity Western Riverside Council of Governments 13202 -04 TA Report } URBAN cROSSaos�os IX Chevron ExtraMile Gas Station Traffic Analysis This Page Intentionally Left Blank 13202 -04 TA Report } URBAN cROSSaos�os Chevron ExtraMile Gas Station Traffic Analysis 1 INTRODUCTION This report presents the results of the traffic analysis (TA) for the proposed Chevron ExtraMile Gas Station development ( "Project "), which is located at 16830 Lakeshore Drive in the City of Lake Elsinore, as shown on Exhibit 1 -1. The purpose of this TA is to evaluate the potential circulation system deficiencies that may result from the development of the proposed Project, and to recommend improvements to achieve acceptable circulation system operational conditions. The TA will be utilized to support General Plan consistency and will not be utilized in the environmental document per California Environmental Quality Act (CEQA). As of July 1St, vehicle miles traveled (VMT) is be utilized to discern traffic - related impacts and potential mitigation measures (prepared under separate cover). As directed by City of Lake Elsinore staff, this traffic study has been prepared in accordance with the County of Riverside Traffic Impact Analysis Preparation Guide, the California Department of Transportation (Caltrans) Guide for the Preparation of Traffic Impact Studies, and consultation with City staff during the scoping process. (1) (2) The approved Project Traffic Study Scoping agreement is provided in Appendix 1.1 of this TA. 1.1 SUMMARY OF FINDINGS The Project should modify the curb, gutter, sidewalk, and landscape improvements as proposed on the site plan (see Exhibit 1 -2) in order to accommodate the proposed site access. Both Lakeshore Drive and Riverside Drive (SR -74) are not currently built to their ultimate General Plan roadway cross - sections. As such, these roadways would need to be improved in the future. The Project is anticipated to contribute to the anticipated deficiency at the intersection of Lakeshore Drive and Riverside Drive (SR -74) under Existing plus Ambient Growth plus Project plus Cumulative (EAPC) (2021) traffic conditions. As such, the Project will pay its transportation impact fees and contribute its fair share towards the future improvement needs. Additional details are provided in Section 1.6 Recommendations of this report. 13202 -04 TA Report 1 tk URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 1 -1: EXISTING SITE PLAN r 1 w 1 It r �jj' � ♦♦ i i I I - �� �` ♦R�XISTING 1,1322 Ks / s` G3�; r ♦; -STORE ♦ 40' \ \) O WS NGAC PANNG P. O { /I� ♦♦ I �/ �� ° L - GAC.PANNG. _ ING 4,561 SF ° m' 7 ♦♦ PD CANOPY jV M1 // `� ♦ ♦ ♦� / �3'' 4 i 4q_1 Qby NE: 3T � ,o 4N 40' - 13202 - ex- siteplan.dwg 2 URBAN CROSSROADS Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 1 -2: PRELIMINARY SITE PLAN r r i r wy r K 34 W # 4L t dr ' \ y ~p° z »oo sr t d iD3CAPf A9ViCON ®AND REMOVED - IFS' •- - - - r• ��O 610 �O IOL r 13202 - siteplan.dwg 3 URBAN CROSSROADS Chevron ExtraMile Gas Station Traffic Analysis 1.2 PROJECT OVERVIEW The existing gas station is shown on Exhibit 1 -1. Exhibit 1 -2 illustrates the preliminary Project site plan. The Project proposes to demolish an existing 8- vehicle fueling position gas station with a 1,132 square foot convenience market (see Exhibit 1 -1) to construct a new 12- vehicle fueling position gas station with a 3,800 square foot convenience market (see Exhibit 1 -2). It is anticipated that the Project would be developed in a single phase with an anticipated Opening Year of 2021. For the purpose of this analysis, the following driveways will provide access to the Project site: • Driveway 1 via Lakeshore Drive — Full Access • Driveway 2 via Riverside Drive (SR -74) — Full Access Regional access to the Project site is available from Riverside Drive (SR -74) /Ortega Highway (SR- 74) and the 1 -15 Freeway. Trips generated by the Project's proposed land uses have been estimated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition, 2017) for Super Convenience Market /Gas Station (ITE Land Use Code 960). (3) The proposed Project is anticipated to generate a total of 664 trip -ends per day with 80 AM peak hour trips and 66 PM peak hour trips. The assumptions and methods used to estimate the Project's trip generation characteristics are discussed in greater detail in Section 4.1 Project Trip Generation of this report. 1.3 ANALYSIS SCENARIOS For the purposes of this traffic study, potential deficiencies to traffic and circulation have been assessed for each of the following conditions: • Existing (2020) Conditions • Existing Plus Project (E +P) Conditions • Existing Plus Ambient Growth Plus Project (EAP) (2021) • Existing Plus Ambient Growth Plus Project Plus Cumulative Projects (EAPC) (2021) 1.3.1 EXISTING (2020) CONDITIONS Information for Existing (2020) conditions is disclosed to represent the baseline traffic conditions as they existed at the time this report was prepared. 1.3.2 EXISTING PLUS PROJECT CONDITIONS The Existing Plus Project (E +P) analysis determines circulation system deficiencies that would occur on the existing roadway system in the scenario of the Project being placed upon Existing conditions. The E +P analysis is intended to identify the project- specific traffic deficiencies associated solely with the development of the proposed Project based on a comparison of the E +P traffic conditions to Existing (2020) conditions. 13202 -04 TA Report 4 Lk URBAN Chevron ExtraMile Gas Station Traffic Analysis 1.3.3 EXISTING PLUS AMBIENT GROWTH PLUS PROJECT (2021) CONDITIONS The EAP (2021) conditions analysis determines the traffic deficiencies based on a comparison of the EAP (2021) traffic conditions to Existing (2020) traffic conditions. To account for background traffic growth, an ambient growth factor from Existing (2020) conditions of 2.0% is included for EAP (2021) traffic conditions. The EAP analysis is intended to identify "Opening Year" deficiencies associated with the development of the proposed Project based on the expected background growth within the study area. 1.3.4 EXISTING PLUS AMBIENT GROWTH PLUS PROJECT PLUS CUMULATIVE (2021) CONDITIONS The EAPC (2021) traffic conditions analysis determines the potential near -term cumulative circulation system deficiencies. To account for background traffic growth, traffic associated with other known cumulative development projects in conjunction with an ambient growth factor of 2.0% from Existing conditions are included for EAPC (2021) traffic conditions. 1.4 STUDY AREA To ensure that this TA satisfies the City of Lake Elsinore's traffic study requirements, Urban Crossroads, Inc. prepared a traffic study scoping package for review by City staff prior to the preparation of this report. The Agreement provides an outline of the Project study area, trip generation, trip distribution, and analysis methodology and is included in Appendix 1.1. The following 3 study area intersections shown on Exhibit 1 -3 and listed in Table 1 -1 were selected for this TA based on consultation with City of Lake Elsinore staff and have generally been selected based on the "50 peak hour trip" criterion. The "50 peak hour trip" criterion is consistent with the methodology employed by the City of Lake Elsinore and County of Riverside, and generally represents a minimum number of trips at which a typical intersection would have the potential to be affected by a given development proposal. Although each intersection may have unique operating characteristics, this traffic engineering rule of thumb is a widely utilized tool for estimating a potential study area. TABLE 1 -1: INTERSECTION ANALYSIS LOCATIONS ID Intersection Location Jurisdiction CMP? 1 Lakeshore Dr. & Driveway 1 Lake Elsinore No 2 Lakeshore Dr. & Riverside Dr. (SR -74) Lake Elsinore, Caltrans No 3 Driveway 2 & Riverside Dr. (SR -74) Lake Elsinore, Caltrans No 13202 -04 TA Report 5 Lk URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 1 -3: LOCATION MAP OP r iz c Boa rR• � �. a— — r lo ♦ \ p ti W Y • R p f � } � CF �• O • - J�' .- LEGEND: O - EXISTING INTERSECTION ANALYSIS LOCATION 13202 - locmap.dwg OUCRC�SSRC),-.nS RBAN 6 Chevron ExtraMile Gas Station Traffic Analysis The intent of a Congestion Management Program (CMP) is to more directly link land use, transportation, and air quality, thereby prompting reasonable growth management programs that will effectively utilize new transportation funds, alleviate traffic congestion and related deficiencies, and improve air quality. The County of Riverside CMP became effective with the passage of Proposition 111 in 1990 and updated most recently updated in 2011. The Riverside County Transportation Commission (RCTC) adopted the 2011 CMP for the County of Riverside in December 2011. (4) None of the study area intersections are identified as CMP facilities in the Riverside County CMP. 1.5 ANALYSIS FINDINGS This section provides a summary of analysis results for E +P, EAP (2021), and EAPC (2021) traffic conditions. A summary of level of service (LOS) results for all analysis scenarios is presented on Exhibit 1 -4. 1.5.1 EXISTING (2020) CONDITIONS All study area intersections are currently operating at an acceptable LOS during the peak hours under Existing (2020) traffic conditions. 1.5.2 E +P CONDITIONS All study area intersections are anticipated to continue to operate at an acceptable LOS during the peak hours with the addition of Project traffic for E +P traffic conditions. 1.5.3 EAP (2021) CONDITIONS All study area intersections are anticipated to continue to operate at an acceptable LOS during the peak hours under EAP (2021) traffic conditions. 1.5.4 EAPC (2021) CONDITIONS All study area intersections are anticipated to continue to operate at an acceptable LOS during the peak hours under EAPC (2021) traffic conditions, with the exception of the following: • Lakeshore Dr. & Riverside Dr. ( #2) — LOS E PM peak hour only 13202 -04 TA Report 7 Lk URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 1 -4: SUMMARY OF DEFICIENT INTERSECTIONS BY ANALYSIS SCENARIO LEGEND: =AM PEAK HOUR = PM PEAK HOUR = LOS A•D = LOSE = LOS F 13202 - sdias.dwg W URBAN CROSSROADS O N D N ;-I r1 N O � O N # Intersection N ,� d LU a_ w d w 1 Lakeshore Dr. & Dwy. 1 m m m m 2 Lakeshore Dr. & Riverside Dr. (SR -74) m m m m 3 Dwy. 2& Riverside Dr. (SR -74) m m m m LEGEND: =AM PEAK HOUR = PM PEAK HOUR = LOS A•D = LOSE = LOS F 13202 - sdias.dwg W URBAN CROSSROADS Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 1 -5: SITE ADJACENT ROADWAY AND SITE ACCESS RECOMMENDATIONS ON -SITE TRAFFIC SIGNING AND STRIPING SHOULD BE IMPLEMENTED IN CONJUNCTION WITH DETAILED CONSTRUCTION PLANS FOR THE PROJECT SITE. I• 3 S V. I 44( 4Fs }; y0 LEGEND: FULL = FULL ACCESS �r = STOP SIGN 13202 - recs.dwg !J BOTH LAKESHORE DRIVE AND RIVERSIDE DRIVE (SR -74) ARE NOT CURRENTLY BUILT TO THEIR ULTIMATE GENERAL PLAN ROADWAY CROSS- SECTIONS. AS SUCH, THESE ROADWAYS WOULD NEED TO BE IMPROVED IN THE FUTURE. ' • F � *555yyy . h� p URBAN CROSSROADS Chevron ExtraMile Gas Station Traffic Analysis 1.6 RECOMMENDATIONS The following recommendations are based on the improvements needed to accommodate site access and peak hour queues. Exhibit 1 -4 shows the site adjacent recommendations. • Both Lakeshore Drive and Riverside Drive (SR -74) are not currently built to their ultimate General Plan roadway cross- sections. As such, these roadways would need to be improved in the future. • Project to install a stop control on the westbound approach at Driveway 1 on Lakeshore Drive and on the southbound approach at Driveway 2 on Riverside Drive (SR -74). • The Project should modify the curb, gutter, sidewalk, and landscape improvements as proposed on the site plan (see Exhibit 1 -2) in order to accommodate the proposed site access. Wherever necessary, roadways adjacent to the Project, site access points and site - adjacent intersections will be constructed to be consistent with the identified roadway classifications and respective cross - sections in the City of Lake Elsinore General Plan Circulation Element. On -site traffic signing and striping should be implemented in conjunction with detailed construction plans for the Project site. Table 1 -2 lists the recommended improvements necessary to reduce the identified LOS deficiencies at the intersection of Lakeshore Drive and Riverside Drive (SR -74) under EAPC (2021) traffic conditions. For improvements that are not included in the County's Transportation Uniform Mitigation Fee (TUMF) or City's Transportation Impact Fee (TIF), fair share contribution based on the Project's percent contribution has been provided in Table 1 -3. These fees are collected as part of a funding mechanism aimed at ensuring that regional highways and arterial expansions keep pace with the projected vehicle trip increases. 13202 -04 TA Report 10 Lk URBAN N f6 O (6 C d H T C Q T IA c E O 7 O Q. C O T L C� CC C a o s LL uD M M N' Y N u a m O O Ll w � w z � 15 0 LL LL E H o O P H ) N Q a?+ E u v r Y o O 0 txo VI N r c L Q N Q v 'to N � N O L b > E Y O N +O+ O O m �i £ t v O `° a W N o CL Co .a N O N a W N o 0 Z a W Ul c 0 Z C O N p O C •3 w v Y m J V a n s Ln 0 m c o m > s o J 06 O Ol V H O � W H N Y Y c � J 7t N r O U 6 u u v O L d v m LL � �O u m w N C v � N � o � m 11 Table 1 -3 Project Fair Share Calculations for Intersections BOLD = Denotes highest peak hour 12 L� URBAN EAPC (2021) Total New Project % of # Intersection Existing Project Total Volume Traffic New Traffic 2 Lakeshore Dr. & Riverside Dr. (SR -74) AM: 2,743 32 3,694 951 3.365% PM: 3,296 1 16 4,529 1 1,233 1 1.298% BOLD = Denotes highest peak hour 12 L� URBAN Chevron ExtraMile Gas Station Traffic Analysis 2 METHODOLOGIES This section of the report presents the methodologies used to perform the traffic analyses summarized in this report. The methodologies described are consistent with City of Lake Elsinore traffic study guidelines. 2.1 LEVEL OF SERVICE Traffic operations of roadway facilities are described using the term "Level of Service" (LOS). LOS is a qualitative description of traffic flow based on several factors such as speed, travel time, delay, and freedom to maneuver. Six levels are typically defined ranging from LOS A, representing completely free -flow conditions, to LOS F, representing breakdown in flow resulting in stop- and -go conditions. LOS E represents operations at or near capacity, an unstable level where vehicles are operating with the minimum spacing for maintaining uniform flow. 2.2 INTERSECTION CAPACITY ANALYSIS The definitions of LOS for interrupted traffic flow (flow restrained by the existence of traffic signals and other traffic control devices) differ slightly depending on the type of traffic control. The LOS is typically dependent on the quality of traffic flow at the intersections along a roadway. The Highway Capacity Manual (HCM), 6t" Edition, methodology expresses the LOS at an intersection in terms of delay time for the various intersection approaches. (5) The HCM uses different procedures depending on the type of intersection control. 2.2.1 SIGNALIZED INTERSECTIONS The City of Lake Elsinore requires signalized intersection operations analysis based on the methodology described in the HCM. (5) Intersection LOS operations are based on an intersection's average control delay. Control delay includes initial deceleration delay, queue move -up time, stopped delay, and final acceleration delay. For signalized intersections LOS is directly related to the average control delay per vehicle and is correlated to a LOS designation as described in Table 2 -1. Study area intersections have been evaluated using the Synchro (Version 10) analysis software package. Synchro is a macroscopic traffic software program that is based on the signalized intersection capacity analysis as specified in the HCM. Macroscopic level models represent traffic in terms of aggregate measures for each movement at the study intersections. Equations are used to determine measures of effectiveness such as delay and queue length. The level of service and capacity analysis performed by Synchro takes into consideration optimization and coordination of signalized intersections within a network. 13202 -04 TA Report 13 Lk URBAN Chevron ExtraMile Gas Station Traffic Analysis TABLE 2 -1: SIGNALIZED INTERSECTION LOS THRESHOLDS Source: HCM (6`" Edition) The peak hour traffic volumes have been adjusted using a peak hour factor (PHF) to reflect peak 15- minute volumes. Common practice for LOS analysis is to use a peak 15- minute rate of flow. However, flow rates are typically expressed in vehicles per hour. The PHF is the relationship between the peak 15- minute flow rate and the full hourly volume (e.g. PHF = [Hourly Volume] / [4 x Peak 15- minute Flow Rate]). The use of a 15- minute PHF produces a more detailed analysis as compared to analyzing vehicles per hour. Existing PHFs have been used for all near -term analysis scenarios. Per the HCM, PHF values over 0.95 often are indicative of high traffic volumes with capacity constraints on peak hour flows while lower PHF values are indicative of greater variability of flow during the peak hour. (5) California Department of Transportation (Caltrans) Per the Caltrans Guide for the Preparation of Traffic Impact Studies, the traffic modeling and signal timing optimization software package Synchro (Version 10) has also been utilized to analyze signalized intersections under Caltrans' jurisdiction, which include intersections along Riverside Drive (SR -74). (2) 13202 -04 TA Report 14 Lk URBAN Average Control Level of Level of Description Delay (Seconds), Service, V/C <_ Service, V/C > V/C <_ 1.0 1.0 1.0 Operations with very low delay occurring with favorable progression and /or short cycle length. 0 to 10.00 A F Operations with low delay occurring with good 10.01 to 20.00 B F progression and /or short cycle lengths. Operations with average delays resulting from fair progression and /or longer cycle lengths. Individual cycle 20.01 to 35.00 C F failures begin to appear. Operations with longer delays due to a combination of unfavorable progression, long cycle lengths, or high V/C ratios. Many vehicles stop and individual cycle failures 35.01 to 55.00 D F are noticeable. Operations with high delay values indicating poor progression, long cycle lengths, and high V/C ratios. Individual cycle failures are frequent occurrences. This 55.01 to 80.00 E F is considered to be the limit of acceptable delay. Operation with delays unacceptable to most drivers occurring due to over saturation, poor progression, or 80.01 and up F F very long cycle lengths. Source: HCM (6`" Edition) The peak hour traffic volumes have been adjusted using a peak hour factor (PHF) to reflect peak 15- minute volumes. Common practice for LOS analysis is to use a peak 15- minute rate of flow. However, flow rates are typically expressed in vehicles per hour. The PHF is the relationship between the peak 15- minute flow rate and the full hourly volume (e.g. PHF = [Hourly Volume] / [4 x Peak 15- minute Flow Rate]). The use of a 15- minute PHF produces a more detailed analysis as compared to analyzing vehicles per hour. Existing PHFs have been used for all near -term analysis scenarios. Per the HCM, PHF values over 0.95 often are indicative of high traffic volumes with capacity constraints on peak hour flows while lower PHF values are indicative of greater variability of flow during the peak hour. (5) California Department of Transportation (Caltrans) Per the Caltrans Guide for the Preparation of Traffic Impact Studies, the traffic modeling and signal timing optimization software package Synchro (Version 10) has also been utilized to analyze signalized intersections under Caltrans' jurisdiction, which include intersections along Riverside Drive (SR -74). (2) 13202 -04 TA Report 14 Lk URBAN Chevron ExtraMile Gas Station 2.2.2 UNSIGNALIZED INTERSECTIONS The City of Lake Elsinore requires the operations of unsignalized intersections be evaluated using the methodology described in the HCM. (5) The LOS rating is based on the weighted average control delay expressed in seconds per vehicle (see Table 2 -2). TABLE 2 -2: UNSIGNALIZED INTERSECTION LOS THRESHOLDS Description Average Control Delay Per Vehicle (Seconds) Level of Service, V/C <_ 1.0 Level of Service, V/C > 1.0 Little or no delays. 0 to 10.00 A F Short traffic delays. 10.01 to 15.00 B F Average traffic delays. 15.01 to 25.00 C F Long traffic delays. 25.01 to 35.00 D F Very long traffic delays. 35.01 to 50.00 E F Extreme traffic delays with intersection capacity exceeded. > 50.00 F F Source: HCM (6`h Edition) At two -way or side - street stop - controlled intersections, LOS is calculated for each controlled movement and for the left turn movement from the major street, as well as for the intersection as a whole. For approaches composed of a single lane, the delay is computed as the average of all movements in that lane. Per the HCM, the highest delay for any individual movement on the minor street is reported for side - street stop - controlled intersections. For all -way stop controlled intersections, LOS is computed for the intersection as a whole and the average intersection delay is reported (similar to signalized intersections). 2.3 TRAFFIC SIGNAL WARRANT ANALYSIS METHODOLOGY Although the study area includes two unsignalized study area intersections (Driveway 1 on Lakeshore Drive and Driveway 2 on Riverside Drive (SR -74)), these intersections are not suitable locations for the installation of a traffic signal due to their proximity to the existing signalized intersection of Lakeshore Drive and Riverside Drive (SR -74). As such, traffic signal warrant analyses have not been performed for the unsignalized study area intersections for the purposes of this TA. 2.4 MINIMUM ACCEPTABLE LOS The City, pursuant to its 2011 General Plan, requires that peak hour intersection operations be at LOS D or better to be considered acceptable. Therefore, City intersections operating at LOS E or F would be considered deficient. 13202 -04 TA Report 15 Lk URBAN Chevron ExtraMile Gas Station Traffic Analysis 2.5 DEFICIENCY CRITERIA The following types of traffic deficiencies are considered for the purposes of this TA: • When existing traffic conditions exceed the General Plan target LOS (e.g., LOS D or better). • When project traffic, when added to existing traffic, will deteriorate the LOS to below the target LOS, and deficiencies cannot be mitigated through project conditions of approval. When cumulative traffic exceeds the target LOS, and deficiencies cannot be mitigated through the Transportation Uniform Mitigation Fee (TUMF) network (or other funding mechanism), project conditions of approval, or other implementation mechanism. 13202 -04 TA Report 16 Lk URBAN Chevron ExtroMile Gas Station Traffic Analysis 3 AREA CONDITIONS This section provides a summary of the existing circulation network, the City of Lake Elsinore General Plan Circulation Network, and a review of existing peak hour intersection operations analysis. 3.1 EXISTING CIRCULATION NETWORK Pursuant to the agreement with City of Lake Elsinore staff (Appendix 1.1), the study area includes a total of 3 intersections as shown previously on Exhibit 1 -3. Exhibit 3 -1 illustrates the study area intersections located near the proposed Project and identifies the number of through traffic lanes for existing roadways and intersection traffic controls. 3.2 CITY OF LAKE ELSINORE GENERAL PLAN CIRCULATION ELEMENT As noted previously, the Project site is located within the City of Lake Elsinore. The roadway classifications and planned (ultimate) roadway cross - sections of the major roadways within the study area, as identified in the City of Lake Elsinore General Plan Circulation Element, are described subsequently. Exhibit 3 -2 shows the City of Lake Elsinore General Plan Circulation Element, and Exhibit 3 -3 illustrates the City of Lake Elsinore General Plan roadway cross - sections. Study area roadways that are classified as an Urban Arterial are identified as having six lanes of travel. The following study area roadways within the City of Lake Elsinore are classified as an Urban Arterial: • Lakeshore Drive • Riverside Drive (SR -74) Both Lakeshore Drive and Riverside Drive (SR -74) are not currently built to their ultimate General Plan roadway cross - sections. As such, these roadways would need to be improved in the future. 3.3 BICYCLE AND PEDESTRIAN FACILITIES The City of Lake Elsinore Area Trails System is shown on Exhibit 3 -4 while the City of Lake Elsinore Bikeway Plan is shown on Exhibit 3 -5. There is currently a Lake Loop Trail on Riverside Drive (SR- 74) west of Lakeshore Drive and Lakeshore Drive south of Riverside Drive (SR -74). Lakeshore Drive and Riverside Drive (SR -74) are designated as Class II bike facilities per the City of Lake Elsinore General Plan. Existing pedestrian facilities within the study area are shown on Exhibit 3- 6. Field observations conducted in February 2020 indicate nominal pedestrian and bicycle activity within the study area. 13202 -04 TA Report 17 URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 3 -1: EXISTING NUMBER OF THROUGH LANES AND INTERSECTION CONTROLS } 3 P .x 5 L ' } } '. < Ff '4 _ \ 4,94_ \_ © O . 'J j Lakeshore Dr. & 2 Lakeshore Dr. & 3 Dwy. 2 & Dwy. 1 Riverside Dr. (SR -74) Riverside Dr. (SR -74) D L U = UNDIVIDED DEF = DEFACTO RIGHT TURN 25 = SPEED LIMIT (MPH) o � 13202 - icon. dwg 18 a I$ yQv�((yyO 3 I �L ■ r ® } F ' }T i LEGEND: URBAN CROSSROADS = TRAFFIC SIGNAL —r = STOP SIGN 4 = NUMBER OF LANES D = DIVIDED U = UNDIVIDED DEF = DEFACTO RIGHT TURN 25 = SPEED LIMIT (MPH) URBAN CROSSROADS 19 zo as m� ova mv 3 ci U Ol N L O O N N N N M ti Chevron Extra Mile Gas Station Remodel Focused EXHIBIT 3 -3: CITY OF LAKE ELSINORE GENERAL PLAN ROADWAY CROSS - SECTIONS 010 Y.- (S -LANE) 729' URBAN ARTERIAL. HIGHWAY. (6 -LANEe 76a• W ao• sw nl1c� e11cx ew E LAIfP R[EOIA7V MBA .J..OR HIGHWAY (4-LANE) ea• 5.45' 7 i sw 611S s 74' t t E � 8i1CP RNP MEn[AN LRHf SECONDARY HIGHWA.....Y. (43ANp 78' 56' WN. i u z 12• 2 o c sw 1s�n a ` aw pRIHTEO j DIVIDED COLLECTOR. MIKES USE SHA:rR:,ER (24.ANE} 58' 68' 1 w 2' 12 ��12•T %2 5'� w gyw IS N! .. gw I 2 IH7E 2 5 II I I LANE LANE COLLECTOR HIGHWAY COLLECTOR HIGHWAY (4-LANE; (2-LANE) !4' 6' 72' 72' 6• 4• gw 5w NEW SPECIAL ROADWAY SHQU10990tWtLANE (T -LANE} (PROPOSED FOR LAX£Sfto RE ORI YE IN 1 H COUNTRY CLS1B HEIGHT 1316 fRICT) " BIKE LANES ARE NOT MANDATORY UNLESS SHOWN ON THE BIKEWAY CIRCULATION ELEMENT PLAN PRECISE SIDEWALK LOCATION SUBJECT TO CITY ENGINEER APPROVAL NOTE: CHECK THE DISTRICT PLAN OF YOUR AREA FOR ANY REQUIRED SPECIAL ROADWAY CROSS- SECTION, ESPECIALLY THE LAKE EDGE AND COUNTRY CLUB HEIGHTS DISTRICT PLAINS. STRIPPING OF COLLECTOR HIGHWAY AS DIRECTED BY CITY ENGIiNEER. 13202 - elsinore- xs.dwg SOURCE: CITY OF LAKE ELSINORE GENERAL PLAN (ADOPTED 12 -13 -2011) 20 OURBAN CROSSROAE)S A.►{ W1EIIi7' E1 ..{►►B�gN.�L►'t'E►t1A..- ...Ti47 • . • • ■ ■ . - �� .. . ■ • , �■ :i♦ i . ■ ■• 1� ; - 19001' mV • �? �•M tl a. • 1 1 I ♦• CL LU I 1� \ 1 • N 1 1 . � d •tip T♦ � Ip, ♦ I • J • 1 Y •, Lu W lb Lij Lae • tz P •t U *d W 0 , • • • •, *4 = •. } V 3 � a . � Y � It .. o 21 Z a J a a 3 W Y_ m W w 0 Z N J W W Y Q J LL 0 i H U M H m_ 2 X W 22 rJ W. v Z 7 O . O vd� vdyi F' U U U 00zz z _. zo ao ml oc0 nv 3 v a 0 O M H Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 3 -6: EXISTING PEDESTRIAN FACILITIES 4bc� + 7 _ * "+ + F+ ap 7 / \ • B 40 IRM Bj TIM Bj C d IL LEGEND: � = SIDEWALK B = Bus STOP Oi = NO CROSSWALK • = CROSSWALK ON FOUR APPROACHES 13202 - peds.dwg URBAN CROSSROADS 23 Chevron ExtraMile Gas Station Traffic Analysis 3.4 TRANSIT SERVICE The Riverside Transit Authority (RTA) currently serves the City of Lake Elsinore. Transit service is reviewed and updated by RTA periodically to address ridership, budget, and community demand needs. RTA Route 8 runs along Lakeshore Drive and Riverside Drive (SR -74). RTA Route 8 could likely serve the Project in the future. Existing transit routes in the vicinity of the study area are illustrated on Exhibit 3 -7. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate. As such, it is recommended that the applicant work in conjunction with RTA to potentially provide additional bus service to the site. 3.5 EXISTING (2020) TRAFFIC COUNTS The intersection LOS analysis is based on the traffic volumes observed during the peak hour conditions using traffic count data collected on Thursday, February 27, 2020. The following peak hours were selected for analysis: • Weekday AM Peak Hour (peak hour between 7:00 AM and 9:00 AM) • Weekday PM Peak Hour (peak hour between 4:00 PM and 6:00 PM) The weekday AM and weekday PM peak hour count data are representative of typical weekday peak hour traffic conditions in the study area. There were no observations made in the field that would indicate atypical traffic conditions on the count dates, such as construction activity or detour routes and near -by schools were in session and operating on normal schedules. The raw manual peak hour turning movement traffic count data sheets are included in Appendix 3.1. Existing weekday Average Daily Traffic (ADT) volumes are shown on Exhibit 3 -8. Where actual 24 -hour tube count data was not available, Existing ADT volumes were based upon factored intersection peak hour counts collected by Urban Crossroads, Inc. using the following formula for each intersection leg: Weekday PM Peak Hour (Approach Volume + Exit Volume) x 13.72 = Leg Volume A comparison of the PM peak hour and daily traffic volumes of various roadway segments within the study area indicated that the peak -to -daily relationship is approximately 7.29 percent. As such, the above equation utilizing a factor of 13.72 estimates the ADT volumes on the study area roadway segments assuming a peak -to -daily relationship of approximately 7.29 percent (i.e., 1/0.0729 = 13.72) and was assumed to sufficiently estimate ADT volumes for planning -level analyses. Existing weekday AM and weekday PM peak hour intersection volumes are also shown on Exhibit 3 -8. 13202 -04 TA Report 24 Lk URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 3 -7: EXISTING TRANSIT ROUTES } 0,0t sl O 1,9,E Fs19 O • �FO,Q El ' , 4% O U �T +f LEGEND: - = RTA ROUTE 8 13202 - transit.dwg 25 URBAN CROSSROADS { 111111111111WA 0 Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 3 -8: EXISTING (2020) TRAFFIC VOLUMES (IN PCE) /Q41 SITE \ / I Y so �y j Lakeshore Dr. & 2 Lakeshore Dr. & 3 Dwy. 2 & Dwy. 1 Riverside Dr. (SR74) Riverside Dr. (SR74) N a X25(39) O 00 W I� W 1!1 N N X148(322) a m ° —0(0) m N 474(526) ° a X11(25) X3(5) �, X19(34) j 630(875) 2(0)--* f �- 149(142) - f (- 0(0)--* 0(0)— v N 549(621)— "m m 842(902) 2(7)---t 303(292)---t N m N a N LEGEND: 10.0 =ACTUAL (COUNT - BASED) VEHICLES PER DAY (1000'S) I 10.0 =ESTIMATED VEHICLES PER DAY (1000'S) 10(10) = AM(PM) PEAK HOUR INTERSECTION VOLUMES 13202 - vols.dwg 26 fry F kF 4 OURBAM CROSSROADS Chevron ExtraMile Gas Station Traffic Analysis 3.6 INTERSECTION OPERATIONS ANALYSIS Existing peak hour traffic operations have been evaluated for the study area intersections based on the analysis methodologies presented in Section 2.2 Intersection Capacity Analysis of this report. The intersection operations analysis results are summarized in Table 3 -1, which indicates that all the study area intersections are currently operating at an acceptable LOS during the peak hours under Existing (2020) traffic conditions. Consistent with Table 3 -1, a summary of the peak hour intersection LOS for Existing (2020) traffic conditions is shown on Exhibit 3 -9. The intersection operations analysis worksheets are included in Appendix 3.2 of this TA. 3.7 RECOMMENDED IMPROVEMENTS As shown in Table 3 -1, the study area intersections are currently operating at an acceptable LOS during the peak hours under Existing (2020) traffic conditions. As such, no improvements have been recommended. 13202 -04 TA Report 27 Lk URBAN Table 3 -1 Intersection Analysis for Existing (2020) Conditions When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; d= Defacto Right Turn Lane 2 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. 3 CSS = Cross - street Stop; TS = Traffic Signal W] 11► URBAN Intersection Approach Lanes Delay Level of Northbound Southbound Eastbound Westbound Traffic (secs.) Service # Intersection Contro13 L T R L T R L T R L T R AM PM AM PM 1 Lakeshore Dr. & Driveway 1 CSS 0 2 d 0 3 0 0 1 0 0 1 0 16.8 12.6 C B 2 Lakeshore Dr. & Riverside Dr. (SR -74) TS 1 2 0 1 2 1 1 2 1 1 1 1 31.1 32.1 C C 3 Driveway 2& Riverside Dr. (SR -74) CSS 1 0 0 0 1 0 1 0 1 0 2 0 1 0 2 0 1 10.5 11.6 1 B B When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; d= Defacto Right Turn Lane 2 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. 3 CSS = Cross - street Stop; TS = Traffic Signal W] 11► URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 3 -9: EXISTING (2020) SUMMARY OF LOS � k { lb 0( � a � t M ' RIM SITE, 4( \ ') �lFS ti O�FO Vf JAr 13202 - los.dwg LEGEND: a 29 URBAN CROSSROADS =AM PEAK HOUR D =PM PEAK HOUR = LOS A -D = LOS E • = LOS F 29 URBAN CROSSROADS 13202 -04 TA Report Chevron ExtraMile Gas Station Traffic Analysis This Page Intentionally Left Blank 30 Lk URBAN Chevron ExtroMile Gas Station Traffic Analysis 4 PROJECTED FUTURE TRAFFIC This section presents the traffic volumes estimated to be generated by the Project's trip assignment onto the study area roadway network. The Project proposes to demolish an existing 8- vehicle fueling position gas station with a 1,132 square foot convenience market and construct a new 12- vehicle fueling position gas station with a 3,800 square foot convenience market. It is anticipated that the Project would be developed in a single phase with an anticipated Opening Year of 2021. For the purpose of this analysis, the following driveways will provide access to the Project site: • Driveway 1 via Lakeshore Drive — Full Access • Driveway 2 via Riverside Drive (SR -74) — Full Access Regional access to the Project site is available from Riverside Drive (SR -74) /Ortega Highway and the 1 -15 Freeway. 4.1 PROJECT TRIP GENERATION Trip generation represents the amount of traffic which is both attracted to and produced by a development. Determining traffic generation for a specific project is therefore based upon forecasting the amount of traffic that is expected to be both attracted to and produced by the specific land uses being proposed for a given development. Trip generation rates used to estimate Project traffic are shown in Table 4 -1. The trip generation rates used for this analysis are based upon information collected by the Institute of Transportation Engineers (ITE) as provided in their Trip Generation Manual, 10th Edition, 2017. (3) The trip generation rates for the existing gas station is based on the traffic counts collected at the driveways (see Appendix 3.1). The trip generation rate for the proposed gas station are based upon data collected by ITE for Super Convenience Market /Gas Station (ITE Land Use Code 960), which has been utilized as the proposed gas station has a convenience store in excess of 3,000 square feet and is proposing more than 10 vehicle fueling positions. (3) As the project is proposed to include the development of a gas station, pass -by percentages have been obtained from the ITE Trip Generation Handbook (3rd Edition, 2017). (6) Pass -by trips are defined as intermediate stops on the way from an origin to a primary trip destination without a route diversion. Pass -by trips are attracted from traffic passing the site on an adjacent street or roadway that offers direct access to the generator. These types of trips are many times associated with retail uses. The existing site is currently generating 442 trip -ends per day, with 29 AM peak hour trips and 42 PM peak hour trips. The proposed Project is estimated to generate 664 trip -ends per day, with 80 AM peak hour trips and 66 PM peak hour trips. As shown in Table 4 -1, the proposed Project is anticipated to generate 222 net new trip -ends per day, 51 net new AM peak hour trips and 24 net new PM peak hour trips. The net new trips have been evaluated for the purposes of this TA. 13202 -04 TA Report 31 URBAN Table 4 -1 Project Trip Generation Summary 1 ITE LU AM Peak Hour PM Peak Hour Daily Land Use Units Code In Out Total In I Out Total Trip Generation RatesZ Super Convenience Mkt. /Gas Station VFP 1 960 1 14.04 1 14.04 28.08 11.48 1 11.48 22.96 230.52 vrr = veruue ruenng ru5,wuw, z Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017). Land Uses Quantity Units' AM Peak Hour PM Peak Hour Daily I In I Out I Total In I Out I Total Project Trip Generation Summary Existing Use Existing Gas Station (Based on Counts) 8 VFP ........... ........................................................................................................... Pass -by Reduction (AM: 62 %; PM /Daily: 56 %) z : 24 -15 34 -15 58 -30 35 -20 47 -20 82 ............................... -40 1,006 -564 Total Existing Trips: 9 19 29 1 15 27 1 42 442 Proposed Use Super Convenience Mkt. /Gas Station 12 VFP ... ................. ................. ...............................................................................................z........................................................................... Pass -by Reduction (AM /PM /Daily: 76 %) : 168 -128 168 -128 336 -256 138 -105 138 ....... ......................... -105 276 ........ -210 2,766 ............ ........... -2,102 Total Proposed Project: 40 40 80 33 33 66 664 Net New Trips: 31 21 51 18 6 24 222 1 VFP = Vehicle Fueling Positions Z Source: ITE Trip Generation Handbook, 3rd Edition, 2017. 32 Chevron ExtroMile Gas Station Traffic Analysis 4.2 PROJECT TRIP DISTRIBUTION The Project trip distribution and assignment process represents the directional orientation of traffic to and from the Project site. The trip distribution pattern is heavily influenced by the geographical location of the site, the location of surrounding uses, and the proximity to the regional freeway system. The Project trip distribution pattern is graphically depicted on Exhibit 4- 1. The Project trip distribution pattern was reviewed by the City of Lake Elsinore as part of the traffic study scoping process (see Appendix 1.1). 4.3 MODAL SPLIT The potential for Project trips to be reduced by the use of public transit, walking or bicycling have not been included as part of the Project's estimated trip generation. Essentially, the Project's traffic projections are "conservative" in that these alternative travel modes would reduce the forecasted traffic volumes. 4.4 PROJECT TRIP ASSIGNMENT The assignment of traffic from the Project area to the adjoining roadway system is based upon the Project trip generation, trip distribution, and the arterial highway and local street system improvements that would be in place by the time of initial occupancy of the Project. Pass -by trip reductions at the Project driveways are shown on Exhibit 4 -2. Based on the identified Project traffic generation and trip distribution patterns, Project only ADT and peak hour intersection turning movement volumes are shown on Exhibit 4 -3 (inclusive of the pass -by trips shown on Exhibit 4 -2). 4.5 BACKGROUND TRAFFIC Future year traffic forecasts have been based upon background (ambient) growth of 2.0% for 2021 traffic conditions. This ambient growth rate is added to existing traffic volumes to account for area -wide growth not reflected by cumulative development projects. Ambient growth has been added to daily and peak hour traffic volumes on surrounding roadways, in addition to traffic generated by the development of future projects that have been approved but not yet built and /or for which development applications have been filed and are under consideration by governing agencies. EAP (2021) and EAPC (2021) traffic volumes are provided in Section 6 and Section 7 of this report, respectively. 13202 -04 TA Report 33 URBAN 13202 - trip.dwg Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 4 -1: PROJECT TRIP DISTRIBUTION ti 7 � lo B � \ q h by LEGEND: t f 10 =PERCENT TO /FROM PROJECT 34 URBAN CROSSROADS Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 4 -2: PASS -BY REDUCTIONS ,z t. f \\ W .F 3' �l, 33 LEGEND: 10 = AM TRIPS 10 = PM TRIPS 10 = DAILY TRIPS 4 13202 - pass- by.dwg 35 URBAN CROSSROADS Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 4 -3: PROJECT ONLY TRAFFIC VOLUMES (IN PCE) Pol- NIS •� { f• •� F• r c�'DIP i r , A. , dr, p, T j Lakeshore Dr. & 2 Lakeshore Dr. & 3 Dwy. 2 & Dwy. 1 Riverside Dr. (SR -74) Riverside Dr. (SR -74) to .. n 4--27(18) 3(1) ^�+� o N N f0(0) N N M r3(1) n ry *--50(38) .� �► t- 28(19) r i ► X3(1) ► ~-42(-33) 0(0)--# t - 3(2)--* 34(23) O(0)— PP 5(3)— O N M -22(-17)— 0(0)--* N a N M 0(0)---* O M A LEGEND: 10(10) = AM(PM) PEAK HOUR INTERSECTION VOLUMES 10.0 =VEHICLES PER DAY (1000'S) Note: Pass -by trips shown on Exhibit 4 -2 have _ been added to the driveway locations. 13202 - vols.dwg 36 URBAN CROSSROADS Chevron ExtroMile Gas Station Traffic Analysis 4.6 CUMULATIVE DEVELOPMENT TRAFFIC A cumulative project list was developed for the purposes of this analysis through consultation with planning and engineering staff from the City of Lake Elsinore. Exhibit 4 -4 illustrates the cumulative development location map. A summary of cumulative development projects and their proposed land uses are shown in Table 4 -2. If applicable, the traffic generated by individual cumulative projects was manually added to the EAP (2021) forecasts to ensure that traffic generated by the listed cumulative development projects in Table 4 -3 are reflected as part of the background traffic to calculate EAPC (2021) traffic forecasts. For the purposes of this TA, an absorption percentage has been applied to the cumulative development traffic. It is unlikely that each cumulative development project shown on Exhibit 4- 2 will be fully constructed and occupied by the year 2021. As such, 15% of the cumulative development traffic (larger projects /specific plans) has been added to the EAP (2021) traffic volumes. However, smaller cumulative projects in closer proximity to the study area have included 100% of future traffic for those projects. Cumulative ADT and peak hour intersection turning movement volumes are shown on Exhibit 4 -5. Cumulative Project Trip Generation is available in Appendix 4.1 of this TA. 13202 -04 TA Report 37 URBAN Lake Elsinore Diamond Sports Center Traffic Impact Analysis EXHIBIT 4-4: CUMULATIVE DEVELOPMENT PROJECTS LOCATION MAP 40 �%f !I vr-. LE21 LE25 LE14 WA: 1; S VAL L Er CE2 9 LE3 LE26 RC2 CE22 RC1 LE9 LE32 LE12 LE15 LE28 LE4 CE27 LE5 LE10 LE31 er Po r.re r o J , 0 A(f JJA A4 . . t" r; e 7 j fw C� LE2 LEI 4 LE7 — LE6 LE8 LE13 LE37 CE 1`8 LE16 LE19 LES3 Lt.34 CE17 VY5 W7 — W6 W2-W1 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS,.NRCAN, GeoBase, IGN, Kadaster NL, G)rdnance-Sur.veyr-E-sri-Japan,-ME-T-I,-Esri-C-hina-(Hong-K-ong),-(c-)— r OpenStreetMap contributors, and the GIS User Community rr 11933- cd-.mxd 0] L*URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 4 -5: CUMULATIVE ONLY TRAFFIC VOLUMES (IN PCE) Owl- EL f f3 • ++ \ _ .., > \ \ r ,� .a 0 do �' .0 N 13202 - vols.dwg j Lakeshore Dr. & 2 Lakeshore Dr. & 3 Dwy. 2 & Dwy. 1 Riverside Dr. (SR -74) Riverside Dr. (SR -74) i c c X0(0) O O N 72(99) o o o 0 —0(0) v m o n x186(247) 0 0 0(0) f --0(0) X79(119) _ �_ —337(465) 0(0)--# (' 32(28) 0(0)--4 0(0)— ^0 196(242)— N a 347(464) - 0(0)- Ch o 54(57) n LEGEND: 10(10) = AM(PM) PEAK HOUR INTERSECTION VOLUMES 10.0 =VEHICLES PER DAY (1000'S) 39 URBAN CROSSROADS Table 4 -2 Page 1 of 2 Summary of Cumulative Development Projects No. I Project Name Location I Land Use I Quantityl City of Lake Elsinore LE1 Greenwald2 Lake Elsinore Shopping Center 104.450 TSF LE2 Ramsgate Lake Elsinore Single Family Residential 1,306 DU Condo /Townhomes 120 DU LE3 Trieste Residential (Tract 36624) Lake Elsinore Single Family Residential 75 DU LE4 Fairway Business Park Lake Elsinore Warehouse 216.600 TSF LE5 Ness Industrial Garage Lake Elsinore Warehouse 12.000 TSF LE6 Spyglass Ranch Lake Elsinore Single Family Residential 523 DU Condo /Townhomes 171 DU Shopping Center 145.00 TSF LE7 South Shore I (Tract 31593) Lake Elsinore Single Family Residential 521 DU South Shore 11 (Tract 36567) Lake Elsinore Single Family Residential 400 DU LE8 La Strada (Tract 32077) Lake Elsinore Single Family Residential 134 DU LE9 Kassab Travel Center Lake Elsinore Fast Food w/ Drive Thru 2.540 TSF Super Gas Station 18 VFP LE10 Marina Village Condos (Tract 3382 0)6 Lake Elsinore Condo /Townhomes 94 DU LE11 Lake Street Storage Lake Elsinore Indoor RV & Boat Storage 90.000 TSF Gas Station, Mini -Mart 3.000 TSF LE12 Honda Lake Elsinore Automobile Sales 53.400 TSF LE13 TAG Property4 Lake Elsinore New Car Sales 50.000 TSF LE14 Nichols South Lake Elsinore Single Family Residential 141 DU Park 8.3 AC Hotel 130 RM Shopping Center 29.500 TSF LE15 Central & Collier Lake Elsinore Shopping Center 75.000 TSF LE16 Diamond Specific Plans Lake Elsinore Condo /Townhomes 600 DU Hotel 150 RM General Office 425.000 TSF Shopping Center 472.000 TSF The Colony4 Lake Elsinore Apartments 211 DU Back Basin Specific Plan & East Lake Specific Plan Lake Elsinore Single Family Residential 2,407 DU Condo /Townhomes 324 DU LE17 John Laing Homes (Phase 2) Lake Elsinore Single Family Residential 506 DU Condo /Townhomes 1,141 DU Apartments 308 DU Shopping Center 117.000 TSF Canyon Hills Estates (Tract 34249) Lake Elsinore Single Family Residential 302 DU LE18 Canyon Hills (Multiple Tracts) Lake Elsinore Single Family Residential 3,703 DU Apartments 1,575 DU LE19 Artisan Alley Lake Elsinore Shopping Center 95.100 TSF LE20 Bamiyan Marketplace Lake Elsinore Multifamily Residential 80 DU C- Store, Restaurant 6.300 TSF Fast Food w/ Drive Thru 7.200 TSF Gas Station, Car Wash 6.000 TSF Shopping Center 19.500 TSF OURBAN 40 Table 4 -2 Page 2 of 2 Summary of Cumulative Development Projects No. Project Name Location Land Use Quantityl LE21 Alberhill Ridge (Tract 35001) Lake Elsinore Single Family Residential 1,056 DU Apartments 345 DU Shopping Center 679.000 TSF General Office 679.000 TSF LE22 Alberhill Ranch Lake Elsinore Single Family Residential 1,986 DU LE23 Lake Elsinore Walmart Lake Elsinore Free - Standing Discount Superstore 151.397 TSF Specialty Retail 5.300 TSF Fast Food w/o Drive Thru 12.100 TSF LE24 Circle K Lake Elsinore Gas Station 4.500 TSF LE25 Alberhill Villages Lake Elsinore Single Family Residential 8,244 DU Non- Residential 4,007.000 TSF University 6,000 STU LE26 Terracina Lake Elsinore Single Family Residential 365 DU LE27 Pennington Industrial Park Lake Elsinore Warehouse 91.140 TSF LE28 North Peak Plaza Lake Elsinore Hotel 97 RM Shopping Center 37.500 TSF LE29 Running Deer (TR 31957) Lake Elsinore Single Family Residential 101 DU LE30 Lakeview Plaza Lake Elsinore Shopping Center 43.000 TSF LE31 Lakeshore Town Center Lake Elsinore Town Center 237.400 TSF LE32 Tige Watersports Lake Elsinore Shopping Center 34.500 TSF LE33 Summerly Lake Elsinore Single Family Residential 142 DU LE34 Beazer, KB Homes, McMillin Homes, Richmond American Lake Elsinore Single Family Residential 395 DU LE35 Village at Lakeshore (TR 33267) Lake Elsinore Condo /Townhomes 163 DU LE36 Lakeview Manor Lake Elsinore Condo /Townhomes 104 DU LE37 Lake Elsinore Sports Complex Lake Elsinore Sports Center 525.000 TSF LE38 Ortega Plaza Lake Elsinore Fast Food w/ Drive Thru 1.400 TSF Super Gas Station 16 VFP County of Riverside RC1 CUP190006 County of Riverside Discount Tire 8.192 TSF RC2 TPM37545 County of Riverside Single Family Residential 4 DU RC3 TR32539 County of Riverside Single Family Residential 291 DU 1 TSF = Thousand Square Feet; DU = Dwelling Unit; AC = Acres; VFP = Vehicle Fueling Positions; RM = Rooms Z Source: Greenwald Avenue Commercial Center TIA, Urban Crossroads, Inc., May 2008. 3 Source: Spyglass Ranch TIA (Revised), Kunzman Associates, February 2007. ° Source: Lake Elsinore TAG Property TIA (Revised), Urban Crossroads, Inc., August 2008. s Source: The Diamond Specific Plan TIA, Urban Crossroads, Inc., April 2009. OURBAN 41 13202 -04 TA Report Chevron ExtroMile Gas Station Traffic Analysis This Page Intentionally Left Blank 42 URBAN Chevron ExtroMile Gas Station Traffic Analysis 5 E +P TRAFFIC CONDITIONS This section discusses the traffic forecasts for Existing plus Project (E +P) conditions and the resulting intersection operations analysis. 5.1 ROADWAY IMPROVEMENTS The lane configurations and traffic controls assumed to be in place for E +P conditions are consistent with those shown previously on Exhibit 3 -1, with the exception of the following: • Project driveways and those facilities assumed to be constructed by the Project to provide site access are also assumed to be in place for E +P conditions only (e.g., intersection and roadway improvements at the Project's frontage and driveways). 5.2 EXISTING PLUS PROJECT TRAFFIC VOLUME FORECASTS This scenario includes Existing traffic volumes plus Project traffic. The ADT volumes and weekday AM and PM peak hour intersection turning movement volumes which can be expected for E +P traffic conditions are shown on Exhibit 5 -1. 5.3 INTERSECTION OPERATIONS ANALYSIS E +P peak hour traffic operations have been evaluated for the study area intersections based on the analysis methodologies presented in Section 2 Methodologies of this TA. The intersection analysis results are summarized in Table 5 -1, which indicates that consistent with Existing traffic conditions, there are no study area intersections anticipated to operate at an unacceptable LOS with the addition of Project traffic. Consistent with Table 5 -1, a summary of the peak hour intersection LOS for E +P traffic conditions is shown on Exhibit 5 -2. The intersection operations analysis worksheets for E +P traffic conditions are included in Appendix 5.1 of this TA. 5.4 RECOMMENDED IMPROVEMENTS As shown in Table 5 -1, the study area intersections are anticipated to operate at an acceptable LOS during the peak hours under E +P traffic conditions. As such, no improvements have been recommended. 13202 -04 TA Report 43 URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 5 -1: E +P TRAFFIC VOLUMES (IN PCE) EL .,#` ' J 13202 - vols.dwg Qom' 4t x -4;k N 2L + j Lakeshore Dr. & 2 Lakeshore Dr. & 3 Dwy. 2 & Dwy. 1 Riverside Dr. (SR -74) Riverside Dr. (SR -74) 0 v m X52(57) 00 a o m o+ 00 00 m v N X151(323) m b v —0(0) m N —477(527) �o ry 61(63) X31(24) X22(35) — 588(842) 2(0)--* •1 - 152(144)x 34(23) 0(0)— is v 554(624)— " n a 820(885) - 2(7)---t '"° N X' m 4 303(292) N m M m c N LEGEND: 10(10) = AM(PM) PEAK HOUR INTERSECTION VOLUMES 10.0 =VEHICLES PER DAY (1000'S) 44 URBAN CROSSROADS �t 13202 - los.dwg Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 5 -2: E +P SUMMARY OF LOS 1p � y M O { i CFO + 74. ;. 45 URBAN CROSSROADS Table 5 -1 Intersection Analysis for E +P Conditions Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. Z CSS = Cross - street Stop; TS = Traffic Signal 46 OU5t13AM Existing (2020) E +P Delay Level of Delay Level of Traffic (secs.) Service (secs.) Service # Intersection Contro12 AM PM AM PM AM PM AM PM 1 Lakeshore Dr. & Driveway 1 CSS 16.8 12.6 C B 17.4 15.3 C C 2 Lakeshore Dr. & Riverside Dr. (SR -74) TS 31.1 32.1 C C 31.7 32.6 C C 3 Driveway 2 & Riverside Dr. (SR -74) CSS 10.5 11.6 B B 14.2 15.6 B C Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. Z CSS = Cross - street Stop; TS = Traffic Signal 46 OU5t13AM Chevron ExtroMile Gas Station Traffic Analysis 6 EAP (2021) TRAFFIC CONDITIONS This section discusses the methods used to develop EAP (2021) traffic forecasts, and the resulting intersection operations analysis. 6.1 ROADWAY IMPROVEMENTS The lane configurations and traffic controls assumed to be in place for EAP (2021) conditions are consistent with those shown previously on Exhibit 3 -1, with the exception of the following: • Project driveways and those facilities assumed to be constructed by the Project to provide site access are also assumed to be in place for EAP (2021) conditions only (e.g., intersection and roadway improvements along the Project's frontage and driveways). 6.2 EAP (2021) TRAFFIC VOLUME FORECASTS This scenario includes Existing traffic volumes plus an ambient growth factor of 2.0% plus the addition of Project traffic. The weekday ADT and weekday AM and PM peak hour volumes which can be expected for EAP (2021) traffic conditions are shown on Exhibit 6 -1. 6.3 INTERSECTION OPERATIONS ANALYSIS LOS calculations were conducted for the study intersections to evaluate their operations under EAP (2021) traffic conditions with the roadway and intersection geometrics consistent with Section 6.1 Roadway Improvements. As shown in Table 6 -1, there are no study area intersections anticipated to operate at an unacceptable LOS during the peak hours under EAP (2021) traffic conditions, consistent with Existing (2020) traffic conditions. A summary of the peak hour intersection LOS for EAP (2021) traffic conditions is shown on Exhibit 6 -2. The intersection operations analysis worksheets for EAP (2021) traffic conditions are included in Appendix 6.1. 6.4 RECOMMENDED IMPROVEMENTS As shown in Table 6 -1, the study area intersections are anticipated to operate at an acceptable LOS during the peak hours under EAP (2021) traffic conditions. As such, no improvements have been recommended. 13202 -04 TA Report 47 URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 6 -1: EAP (2021) TRAFFIC VOLUMES (IN PCE) Owl- EL p' r f °� � - � 1',�\ �� � rye='' • •l�. � � � 13202 - vols.dwg N 4QF ML- IML T N Ow .-A4` }} j Lakeshore Dr. & 2 Lakeshore Dr. & 3 Dwy. 2 & Dwy. 1 Riverside Dr. (SR -74) Riverside Dr. (SR -74) o vvv a N M 4--52(57) 00 of Lc Lm c C X153(329) _ M y -0(0) m N -486(538) N X61(63) f- 31(24) X22(35) - 601(860) 2(0)--# ' 155(146)--*-� t �- 34(23) 0(0)- m a 565(636)- 'o ; -0 837(903) - 2(7)--* °m N N m 309(298) N 'a M O r � n N r LEGEND: 10(10) = AM(PM) PEAK HOUR INTERSECTION VOLUMES 10.0 =VEHICLES PER DAY (1000'S) URBAN CROSSROADS Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 6 -2: EAP (2021) SUMMARY OF LOS y pr } x �- �n ik• \ \\ O { i do � •- -- �`� CFO �' �` •. + 74. ;. �t 13202 - los.dwg 49 URBAN CROSSROADS Table 6 -1 Intersection Analysis for EAP (2021) Conditions Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. Z CSS = Cross - street Stop; TS = Traffic Signal 50 OU5t13AM Existing (2020) EAP (2021) Delay Level of Delay Level of Traffic (secs.) Service (secs.) Service # Intersection Contro12 AM I PM AM PM AM PM AM PM 1 Lakeshore Dr. & Driveway 1 CSS 16.8 12.6 C B 17.7 15.6 C C 2 Lakeshore Dr. & Riverside Dr. (SR -74) TS 31.1 32.1 C C 32.8 34.2 C C 3 Driveway 2 & Riverside Dr. (SR -74) CSS 10.5 11.6 B B 14.3 15.9 B C Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. Z CSS = Cross - street Stop; TS = Traffic Signal 50 OU5t13AM Chevron ExtroMile Gas Station Traffic Analysis 7 EAPC (2021) TRAFFIC CONDITIONS This section discusses the methods used to develop EAPC (2021) traffic forecasts, and the resulting intersection operations analysis. 7.1 ROADWAY IMPROVEMENTS The lane configurations and traffic controls assumed to be in place for EAPC (2021) conditions are consistent with those shown previously on Exhibit 3 -1, with the exception of the following: • Project driveways and those facilities assumed to be constructed by the Project to provide site access are also assumed to be in place for EAPC (2021) conditions only (e.g., intersection and roadway improvements along the Project's frontage and driveways). • Driveways and those facilities assumed to be constructed by cumulative developments to provide site access are also assumed to be in place for EAPC (2021) conditions only (e.g., intersection and roadway improvements along the cumulative development's frontages and driveways). 7.2 EAPC (2021) TRAFFIC VOLUME FORECASTS This scenario includes Existing traffic volumes plus an ambient growth factor of 2.0% plus traffic from pending and approved but not yet constructed known development projects in the area, in conjunction with Project traffic. The weekday ADT and weekday AM and PM peak hour volumes which can be expected for EAPC (2021) traffic conditions are shown on Exhibit 7 -1. 7.3 INTERSECTION OPERATIONS ANALYSIS LOS calculations were conducted for the study intersections to evaluate their operations under EAPC (2021) traffic conditions with the roadway and intersection geometrics consistent with Section 7.1 Roadway Improvements. As shown in Table 7 -1, the following study area intersection is anticipated to operate at an unacceptable LOS during the peak hours under EAPC (2021) traffic conditions: • Lakeshore Dr. & Riverside Dr. (SR -74) ( #2) — LOS E PM peak hour only A summary of the peak hour intersection LOS for EAPC (2021) traffic conditions is shown on Exhibit 7 -2. The intersection operations analysis worksheets for EAPC (2021) traffic conditions is included in Appendix 7.1. 13202 -04 TA Report 51 URBAN Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 7 -1: EAPC (2021) TRAFFIC VOLUMES (IN PCE) Owl- EL p' -J41p rye='' • •l�. � � � 13202 - vols.dwg rt - N ate' � � • ,� { -� N j Lakeshore Dr. & 2 Lakeshore Dr. & 3 Dwy. 2 & Dwy. 1 Riverside Dr. (SR -74) Riverside Dr. (SR -74) M R LD V b v m X52(57) b o v 4--225(428) _ a O0 m ao v —0(0) a m m —672(785) ^ (63) X31(24) �. X101(154) ~938(1325) 2(0)--* 187(174)x 34(23) 0(0) a v 761(878) m m n 1184(1367) 2(7)---* N° N � m m Y1 363(355) m m N 0o rn to cm N r LEGEND: 10(10) = AM(PM) PEAK HOUR INTERSECTION VOLUMES 10.0 =VEHICLES PER DAY (1000'S) 52 URBAN CROSSROADS Chevron Extra Mile Gas Station Remodel Focused Traffic Analysis EXHIBIT 7 -2: EAPC (2021) SUMMARY OF LOS qp � y M 13202 - los.dwg 1 53 Y4r •', URBAN CROSSROADS Table 7 -1 Intersection Analysis for EAPC (2021) Conditions BOLD = Level of Service (LOS) does not meet the applicable jurisdictional requirements (i.e., unacceptable U 1 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. Z CSS = Cross - street Stop; TS = Traffic Signal oUlt13AM 54 EAPC (2021) Delay Level of Traffic (secs.) Service # Intersection Contro12 AM F IVI AM PM 1 Lakeshore Dr. & Driveway 1 CSS 20.4 18.2 C C 2 Lakeshore Dr. & Riverside Dr. (SR -74) TS 50.8 75.6 D E 3 Driveway 2 & Riverside Dr. (SR -74) CSS 20.9 27.4 C D BOLD = Level of Service (LOS) does not meet the applicable jurisdictional requirements (i.e., unacceptable U 1 Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. HCM delay reported in seconds. Z CSS = Cross - street Stop; TS = Traffic Signal oUlt13AM 54 Chevron ExtroMile Gas Station Traffic Analysis 7.4 RECOMMENDED IMPROVEMENTS Improvement strategies have been recommended at intersections that have been identified as deficient to reduce each location's peak hour delay and improve the associated LOS grade to an acceptable LOS (i.e., LOS D or better). The effectiveness of the improvements is presented in Table 7 -2 for EAPC (2021) traffic conditions. Improvements needed to address deficiencies for EAPC (2021) traffic conditions are described below: Lakeshore Dr. & Riverside Dr. ( #2): • Add a 2nd westbound through lane. • Modify the traffic signal and implement overlap phasing on the westbound right turn lane. The EAPC (2021) intersection operations analysis worksheets, with improvements, are included in Appendix 7.2 of this TIA. 13202 -04 TA Report 55 URBAN Table 7 -2 Intersection Analysis for EAPC (2021) Conditions With Improvements BOLD = LOS does not meet the applicable jurisdictional requirements (i.e., unacceptable LOS). 1 When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; > = Right -Turn Overlap Phasing; 1 = Improvement Z Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street -stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. a TS = Traffic Signal OURBAM 56 Intersection Approach Lanes' DelayZ Level of Northbound South bound Eastbound Westbound Traffic (secs.) Service # Intersection Contro13 L T R L T R L T R L T R PM SAT PM SAT 2 Lakeshore Dr. & Riverside Dr. (SR -74) - Without Improvements TS 1 2 0 1 2 1 1 2 1 1 1 1 50.8 7S.6 D E -With Improvements I TS 1 1 2 0 1 1 2 1 1 1 2 1 1 1 2 1> 1 29.7 42.3 1 C D BOLD = LOS does not meet the applicable jurisdictional requirements (i.e., unacceptable LOS). 1 When a right turn is designated, the lane can either be striped or unstriped. To function as a right turn lane there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; > = Right -Turn Overlap Phasing; 1 = Improvement Z Per the Highway Capacity Manual (6th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street -stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. a TS = Traffic Signal OURBAM 56 Chevron ExtroMile Gas Station Traffic Analysis 8 LOCAL AND REGIONAL FUNDING MECHANISMS Transportation improvements within the City of Lake Elsinore are funded through a combination of improvements constructed by the Project, development impact fee programs or fair share contributions. Identification and timing of needed improvements is generally determined through local jurisdictions based upon a variety of factors. 8.1 CITY OF LAKE ELSINORE TRANSPORTATION IMPACT FEE (TIF) PROGRAM Transportation improvements throughout the City of Lake Elsinore are funded through a combination of project improvements, fair share contributions or development impact fee programs, such as the Western Riverside Council of Governments ( WRCOG) Transportation Uniform Mitigation Fee (TUMF) program or the City's Transportation Impact Fee (TIF) program. Identification and timing of needed improvements is generally determined through local jurisdictions based upon a variety of factors. These fees are collected as part of a funding mechanism aimed at ensuring that regional highways and arterial expansions keep pace with the projected vehicle trip increases. Fees from new residential, commercial and industrial development are collected to fund local facilities. Under the City's TIF program, the City may grant to developers a credit against specific components of fees when those developers construct certain facilities and landscaped medians identified in the list of improvements funded by the TIF program. The timing to use the TIF fees is established through periodic capital improvement programs which are overseen by the City's Engineering Department. Periodic traffic counts, review of traffic accidents, and a review of traffic trends throughout the City are also periodically performed by City staff and consultants. The City uses this data to determine the timing of the improvements listed in its facilities list. The City also uses this data to ensure that the improvements listed on the facilities list are constructed before the LOS falls below the LOS performance standards adopted by the City. In this way, the improvements are constructed before the LOS falls below the City's LOS performance thresholds. The City's TIF program establishes a timeline to fund, design, and build the improvements. 8.2 TRANSPORTATION UNIFORM MITIGATION FEE (TUMF) PROGRAM The TUMF program is administered by the WRCOG based upon a regional Nexus Study most recently updated in 2016 to address major changes in right of way acquisition and improvement cost factors. (7) This regional program was put into place to ensure that development pays its fair share and that funding is in place for construction of facilities needed to maintain the requisite level of service and critical to mobility in the region. TUMF is a truly regional mitigation fee program and is imposed and implemented in every jurisdiction in Western Riverside County. TUMF guidelines empower a local zone committee to prioritize and arbitrate certain projects. The Project is located in the Southwest Zone. The zone has developed a 5 -year capital improvement program to prioritize public construction of certain roads. TUMF is focused on improvements necessitated by regional growth. 13202 -04 TA Report 57 URBAN Chevron ExtroMile Gas Station Traffic Analysis 8.3 FAIR SHARE CONTRIBUTION Project improvement may include a combination of fee payments to established programs, construction of specific improvements, payment of a fair share contribution toward future improvements or a combination of these approaches. Improvements constructed by development may be eligible for a fee credit or reimbursement through the program where appropriate (to be determined at the City's discretion). When off -site improvements are identified with a minor share of responsibility assigned to proposed development, the approving jurisdiction may elect to collect a fair share contribution or require the development to construct improvements. These fees are collected with the proceeds solely used as part of a funding mechanism aimed at ensuring that regional highways and arterial expansions keep pace with the projected population increases. 13202 -04 TA Report RM URBAN Chevron ExtroMile Gas Station Traffic Analysis 9 REFERENCES 1. Riverside County Transportation Department. Traffic Impact Analysis Preparation Guide. Riverside County : s.n., April 2008. 2. California Department of Transportation. Guide for the Preparation of Traffic Impact Studies. December 2002. 3. Institute of Transportation Engineers. Trip Generation Manual. 10th Edition. 2017. 4. Riverside County Transportation Commission. 2011 Riverside County Congestion Management Program. County of Riverside : RCTC, December 14, 2011. S. Transportation Research Board. Highway Capacity Manual (HCM). 6th Edition. s.l.: National Academy of Sciences, 2016. 6. Instittue of Transportation Engineers. Trip Generation Handbook. 3rd Edition. 2017. 7. Western Riverside Council of Governments. TUMF Nexus Study, 2016 Program Update. July 2017. 13202 -04 TA Report 59 URBAN 13202 -04 TA Report Chevron ExtroMile Gas Station Traffic Analysis This Page Intentionally Left Blank .1 URBAN