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Item No. 18 - PA No. 2020-92 Commercial Center PA No. 2019-64 Canyon Hills Specific Plan
City Council Agenda Report City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 www.lake-elsinore.org File Number: ID# 21-124 Agenda Date: 4/13/2021 Status: Approval FinalVersion: 1 File Type: Council Public Hearing In Control: City Council / Successor Agency Agenda Number: 18) Planning Application No. 2020-92 (Riverside/Lincoln Commercial) Proposing a New Commercial Center with Six (6) Buildings (Approximately 51,101 sq. ft. in Total) and Planning Application No. 2019-64 (Westridge at Canyon Hills) Requesting Specific Plan Amendment No. 4 to the Canyon Hills Specific Plan 1.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (ER 2020-05) (SCH NO. 2021010316) FOR PLANNING APPLICATION NOS. 2020-92 AND 2019-64 (GENERAL PLAN AMENDMENT NO. 2020-02, ZONE CHANGE NO. 2020-01, TENTATIVE PARCEL MAP NO. 37958, CONDITIONAL USE PERMIT NO. 2020-09, COMMERCIAL DESIGN REVIEW NO. 2020-08, AND SPECIFIC PLAN AMENDMENT NO. 2020-01); 2.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NOS. 2020-92 AND 2019-64 (GENERAL PLAN AMENDMENT NO. 2020-02, ZONE CHANGE NO. 2020-01, TENTATIVE PARCEL MAP NO. 37958, CONDITIONAL USE PERMIT NO. 2020-09, COMMERCIAL DESIGN REVIEW NO. 2020-08, AND SPECIFIC PLAN AMENDMENT NO. 2020-01) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); 3.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 2020-02; 4.Introduce by title only and waive further reading of AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING ZONE CHANGE NO. 2020-01; 5.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 37958; 6.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2020-09; 7.Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2020-08; and 8.Introduce by title only and waive further reading of AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING SPECIFIC PLAN AMENDMENT NO. 4 (SPA 2020-01) TO THE CANYON HILLS SPECIFIC PLAN. Page 1 City of Lake Elsinore Printed on 4/8/2021 Page 1 of 9 REPORT TO CITY COUNCIL To: Honorable Mayor and Members of the City Council From: Jason Simpson, City Manager Prepared by: Damaris Abraham, Senior Planner Date: April 13, 2021 Subject: Planning Application No. 2020-92 (Riverside/Lincoln Commercial) proposing a new commercial center with six (6) buildings (approximately 51,101 sq. ft. in total) and Planning Application No. 2019-64 (Westridge at Canyon Hills) requesting Specific Plan Amendment No. 4 to the Canyon Hills Specific Plan Applicant: Ilan Golcheh, Golcheh Group and Denise Williams, Tri Pointe Homes Recommendation 1. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (ER 2020-05) (SCH NO. 2021010316) FOR PLANNING APPLICATION NOS. 2020-92 AND 2019-64 (GENERAL PLAN AMENDMENT NO. 2020-02, ZONE CHANGE NO. 2020-01, TENTATIVE PARCEL MAP NO. 37958, CONDITIONAL USE PERMIT NO. 2020-09, COMMERCIAL DESIGN REVIEW NO. 2020-08, AND SPECIFIC PLAN AMENDMENT NO. 2020-01); 2. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NOS. 2020-92 AND 2019-64 (GENERAL PLAN AMENDMENT NO. 2020-02, ZONE CHANGE NO. 2020-01, TENTATIVE PARCEL MAP NO. 37958, CONDITIONAL USE PERMIT NO. 2020-09, COMMERCIAL DESIGN REVIEW NO. 2020-08, AND SPECIFIC PLAN AMENDMENT NO. 2020-01) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); 3. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 2020-02; 4. Introduce by title only and waive further reading of AN ORDINANCE THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING ZONE CHANGE NO. 2020-01; 5. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 37958; 6. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2020-09; 7. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2020-08; and, PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 2 of 9 8. Introduce by title only and waive further reading of AN ORDINANCE THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING SPECIFIC PLAN AMENDMENT NO. 4 (SPA 2020-01) TO THE CANYON HILLS SPECIFIC PLAN. Background Planning Commission Action At the March 16, 2021 Planning Commission meeting, the Planning Commission modified Condition of Approval No. 35 to add a new Subsection p. to ensure the project’s landscape plan and palate selection compliments surrounding area. The Planning Commission then unanimously approved the project with a 4-0 vote. No one spoke in opposition of the project and only the applicants for the two projects attended the hearing. Senate Bill (SB) 330 Compliance Senate Bill (SB) 330, which became effective January 1, 2020, prohibits a local agency from changing a land use designation or zoning ordinance to a less intensive non-residential use (or other land use entitlement which will reduce housing capacity) unless the city concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. Planning Application (PA) No 2020-92 (Riverside/Lincoln Commercial) is proposing to develop a commercial project consisting of a convenience store with a gas station, a fast food drive‐thru restaurant, a self‐serve drive‐thru car wash and a self‐storage facility on the approximately 6.36-acre site (Parcel 1). This site currently has a General Plan Land Use designation of Residential Mixed Use (RMU) and a Residential Mixed Use (RMU) zoning designation, which would allow for up to 152 residential units on the site as part of a mixed use development. Since the proposed project request includes a general plan amendment and a zone change that would eliminate the potential for residential development on the site, an alternative site has been identified within the City to accommodate housing replacement to comply with SB 330. PA No. 2019-64 (Westridge at Canyon Hills) is being concurrently processed as a replacement site for the potentially lost housing. This application consists of a Specific Plan Amendment (SPA No. 2020-01) for the Canyon Hills Specific Plan to change the land use designation for the 9.02‐ acre site (Parcel 2) from Neighborhood Commercial (C‐1) to Multifamily 2 Residential District (MF2) with of density up to 24 Dwelling Units per Acre or up to 216 residential units. This will be sufficient to replace the maximum 152 residential units that would have been allowed by the Residential Mixed Use (RMU) designation for Parcel 1. Individual project location and components are discussed in more detail below: Project Location Parcel 1 ‐ PA No. 2020-92 (Riverside/Lincoln Commercial) The 6.36‐acre project site is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014). The project site is bounded by Lincoln Street on the north, Riverside Drive on the east, Flannery Street on the west and the Lake View Apartments on the south. PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 3 of 9 Parcel 2 – PA No. 2019-64 (Westridge at Canyon Hills) The 9.02‐acre site is located on the northeast corner of the intersection of Railroad Canyon Road and Tassel Way within Phase 8 of the Canyon Hills Specific Plan area. The site is bounded by Tassel Way on the east, Railroad Canyon on the south, a riparian area and existing residential development to the north, and residential development to the west (APN 363‐940‐011). Project Description Parcel 1 – PA No. 2020-92 (Riverside/Lincoln Commercial) The Riverside/Lincoln Commercial Project consists of applications for a General Plan Amendment (GPA No. 2020-02), a Zone Change (ZC No. 2020-01), a Tentative Parcel Map (TPM No. 37958), a Conditional Use Permit (CUP No. 2020-09), and a Commercial Design Review (CDR No. 2020- 08) which are collectively being processed under PA No. 2020-92. General Plan Amendment No. 2020‐02 proposes to change the site’s Land Use Designation from Residential Mixed Use (RMU) to General Commercial (GC). Zone Change No. 2020‐01 proposes to change the project site’s current zoning designation from Residential Mixed Use (RMU) to General Commercial (C‐2). Tentative Parcel Map No. 37958 proposes to subdivide the 6.36‐acre parcel into four parcels ranging in size from 0.93 acres to 2.88 acres. Table 1 below provides lot summary information: Parcel Number Parcel Size (gross acres) Approximate Building Size (sf) Proposed Use A 2.88 38,016 Self-Storage Facility B 0.93 3,979 Car Wash C 1.16 4,456 Fast Food Drive-Thru Restaurant D 1.38 4,650 Convenience Store/Gas Station sf = square feet Table 1: Lot Summary Conditional Use Permit No. 2020-09 and Commercial Design Review No. 2020-08 Convenience Store/Gas Station – will include a 4,650 sq. ft. convenience store (7‐Eleven) with gas station with the concurrent sale of beer and wine (Type 20). The gas station area will have eight pumps with 16 fueling stations under a 4,291 sq. ft. canopy. Anticipated throughput at the gas station is 1.5 million to 1.7 million gallons of fuel the first year. The convenience market will be open 24 hours per day, seven days a week and the gas pumps will also be accessible 24 hours per day, seven days a week. Fast Food Drive‐Thru Restaurant – will include a 4,456 sq. ft. fast food restaurant (McDonald’s) with a drive‐thru with two lanes for queueing of 12 vehicles and ordering that will lead to two pick up window. The drive‐thru will be open 24 hours per day, seven days a week. Car Wash – will include a 3,979 sq. ft. self‐serve car wash with a single‐lane car wash tunnel. Two queueing lanes are proposed to allow for more vehicle stacking. Hours of operation of the car wash will be 7:00 AM to 8:00 PM, seven days a week. PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 4 of 9 Self‐Storage – will include three (3) buildings totaling 38,016 sq. ft. in size. One along the western project boundary (21,377 sq. ft.), which includes an office space, one along the southern boundary (10,558 sq. ft.) and one in the interior portion of the project site (6,081 sq. ft.). A total of 286 storage units will be available in seven different sizes ranging from 5 feet by 5 feet up to 10 feet by 30 feet. Some units will be accessed from the exterior and some will be accessed via interior hallways. All units will be accessible 24 hours per day, seven days a week. Architecture and Treatments The proposed commercial buildings will vary in height and exterior treatment. The convenience store will be 15 feet high with parapets extending to approximately 22.5 feet in height. Building finishes will be cement plaster stucco in a four‐color theme with stone accents a mission style clay roof tiling. The metal canopy over the gas pumps will be 20 feet in height and will be painted a color to compliment the convenience store. The fast food restaurant will be a maximum of 20 feet in height. Architectural treatments will be used to break up the bulk of the building and include the use of stucco, aluminum batten, and metal paneling. The car wash tunnel will be approximately 15 feet high with a white stucco exterior with blue and orange accenting architectural features. Canopies, parapets and a 31.5‐foot tower sign are also incorporated into the car wash design. The underside of the building canopies will have blue light emitting diode (LED) strip lighting to provide a faux neon aesthetic. The self‐storage buildings would be constructed of concrete masonry with rolling metal access doors. Landscaping The proposed landscaping plan for the project includes a mix of trees and shrubs with an emphasis on low water use species. Landscaping will cover approximately 16 percent of the project site. A total of 28 trees will be planted around the project perimeter and include a mix of red crape myrtle, Canary Island date palm and African sumac. A variety of shrub species will be planted along the project frontages and also internally within the project site. Access, Circulation, and Parking Vehicular access for the project site is proposed via one full access driveway at Lincoln Street and two right turn in/out only driveways at Riverside Drive. Fuel deliveries to the station would be via truck/trailer combination and the site has been designed to accommodate the necessary turning radii for entrance and exist of the fuel delivery vehicles. The project proposes 221 parking spaces distributed throughout the project site. This includes 12 ADA‐compliant spaces, and four (4) spaces that are oversized to accommodate boat trailers or recreational vehicles (RVs). Parcel 2 – PA No. 2019-64 (Westridge at Canyon Hills) The Westridge at Canyon Hills Project consists of an application for a Specific Plan Amendment (SPA No. 2020-01) which is being processed under PA No. 2019-64. Specific Plan Amendment No. 2020‐01 proposes a Specific Plan Amendment (SPA No. 4) for the Canyon Hills Specific Plan to change the Land Use Designation of Neighborhood Commercial (C‐1) to Multifamily 2 Residential District (MF2) within Planning Area 2B, Phase 8 of the Canyon Hills Specific Plan SPA No. 3. PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 5 of 9 At this time, no development is proposed on Parcel 2. Any future development on the site would be consistent with the Implementation and Administration procedures detailed in Section 10 of the Canyon Hills Specific Plan and the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7.A of the Canyon Hills Specific Plan. General Plan Consistency Parcel 1 – PA No. 2020-92 (Riverside/Lincoln Commercial) Below is a discussion of the Project’s consistency with each Chapter and Element of the General Plan: 1. Community Form-Land Use Element. The General Plan currently designates this site as Residential Mixed Use (RMU). The project proposes to develop the site with commercial uses, including a convenience store with gas station, a drive‐thru restaurant, a car wash, and a self‐storage facility. Environmental impacts associated with GPA 2020-02 have been evaluated under the relevant issue areas throughout the MND for this Project. Although the Project proposes less dwelling units than assumed by the General Plan, there are no adverse environmental effects associated with such changes that have not already been evaluated and addressed throughout the IS/MND. The proposed uses would meet the needs of existing residents in the project vicinity and will contribute to the commercial vitality along Riverside Drive. The Project would be consistent with all of the policies contained within the Land Use Element. 2. Community Form-Circulation Element. The various roadway improvements and extensions contemplated by the Circulation Element are reflected on Figure 2.3 of the Community Form Chapter of the General Plan. The Circulation Element also contemplates improvements to bicycle and pedestrian facilities, which are reflected in Figure 2.5 and 2.6 of the Community Form Chapter, respectively. The project includes frontage improvements on Riverside Drive and Lincoln Street which will enhance pedestrian movement through the provision of sidewalks. The project would be fully consistent with Figure 2.3, 2.5, and 2.6 of the Community Form Chapter. 3. Community Form-Growth Management Element. The Growth Management Element provides goals and policies to ensure that public services do not lag behind population growth and the concomitant demands created by a larger population. The project’s impacts to public services have been evaluated in the IS/MND Section XV. The project would be consistent with or otherwise would not conflict with the goals and policies of the Growth Management Element. 4. Community Form-Housing Element. GPA 2020-02 proposes to change the site’s Land Use Designation from Residential Mixed Use (RMU) to General Commercial (GC). Implementation of the Specific Plan Amendment (SPA 2020-01) would address the potential loss of housing under the Proposed Commercial Development. The Project would be consistent with or otherwise would not conflict with any of the adopted Housing Element goals. 5. Community Form-Parks and Recreation Element. The Parks and Recreation Element includes goals and polices are designed to provide the City with the tools and opportunities necessary to create a recreational destination and foster community building for the City PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 6 of 9 of Lake Elsinore. The Proposed Commercial Development project does not propose residential uses. The project would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land. Therefore, a direct increase in park uses is not expected as a result of project implementation. 6. Lakeview District. The project site is within the Lake View District of the General Plan. Per Section 9.0, Lake View District Plan, of the General Plan, the main focus of the Lake View District is to “integrate new and existing residential communities and supporting uses while maintaining a high quality of life.” The Project would be consistent with the goals of the Lakeview District Plan, including the goal to provide a revitalized and healthy mixed‐use corridor along Riverside Drive. The project will develop commercial uses, including a convenience store with gas station, a drive‐thru restaurant, a car wash, and self‐storage, which will contribute to the commercial vitality along Riverside Drive. The proposed uses would meet the needs of existing residents in the project vicinity. Parcel 2 – PA No. 2019-64 (Westridge at Canyon Hills) Specific Plan Amendment No. 2020‐01 proposes a Specific Plan Amendment (SPA No. 4) for the Canyon Hills Specific Plan to change the Land Use Designation of Neighborhood Commercial (C‐ 1) to Multifamily 2 Residential District (MF2) within Planning Area 2B, Phase 8 of the Canyon Hills Specific Plan SPA No. 3. Under SPA No. 3, Phase 8 was approved for the construction of up 915 multifamily and 9.1 acres of commercial development. To date, 456 multifamily units have been constructed f or Phase 8 leaving a capacity of 459 multifamily units. The conversion of the commercial site to a residential development with a maximum density of 219 units still represents a net deficit of 240 residential units for the Phase 8 area. The residential units that could be developed on the site in the future would fall within the development yields contemplated by the Canyon Hills Specific Plan. Therefore, SPA No. 4 would be consistent with the goals and objectives of the Canyon Hills Specific Plan. The Canyon Hills Specific Plan was subject to a consistency finding with the General Plan prior to adoption. Therefore, the Specific Plan Amendment is consistent with the General Plan. Municipal Code Consistency Parcel 1 – PA No. 2020-92 (Riverside/Lincoln Commercial) The project site has a zoning designation of Residential Mixed Use (RMU). A Zone Change (ZC 2020-01) is proposed to change the project site’s current zoning designation from Residential Mixed Use (RMU) to General Commercial (C‐2). With implementation of the Zone Change and the issuance of a Conditional Use Permit for the gas station, beer and wine sales (Type 20), drive‐ thru restaurant, car wash, and a self‐storage facility, the proposed use would be consistent with land use plans. Staff has reviewed the proposed Project with respect to the relevant development st andards as identified in the C-2 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: PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 7 of 9 Development Standard Required Proposed Front yard Setback Convenience Store 15 ft. 175 ft. Fast Food Restaurant 15 ft. 103 ft. Carwash 15 ft. 76 ft. Self-Storage 15 ft. 15 ft. & 65 ft. Side yard Setback (ROW) Convenience Store 15 ft. 60 ft. Self-Storage 15 ft. 15 ft. Canopy Setback 20ft. 67 ft. Building Height Convenience Store 45 ft. 23 ft. Fast Food Restaurant 45 ft. 20 ft. Carwash 45 ft. 31.5 ft. Self-Storage 45 ft. 12 ft. Landscape improvements Adjacent to Street 15 ft. 15 ft. Landscape coverage 15% 16.1% Table 2: Development Standards The project complies with the onsite parking standards listed in the Lake Elsinore Municipal Code (LEMC), Chapter 17.148 (Parking Requirements). Section 17.148.030.A of the LEMC requires one (1) parking space for each 250 square feet of retail floor area. Section 17.148.030.E.13 of the LEMC requires one (1) parking space for each 45 square feet of customer area, plus one space for each 200 square feet of noncustomer area for food establishments. The project will provide 221 parking spaces, including 12 accessible spaces and four spaces that are oversized to accommodate boat trailers or recreational vehicles (RVs). The project will be required to install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per CalGreen 2019 requirements. The proposed parking would exceed the minimum 170 parking spaces required for the site per the Lake Elsinore Municipal Code (LEMC). The project also complies with the non-residential development standards outlined in Chapter 17.112 of the LEMC. The Project provides a variety of building design features and forms by employing treatments, such as articulated planes along the exterior walls, attractive storefront window system, recessed suite entries and a variety of rooflines, which will create depth and shadow. The Project has also been designed to be compatible with surrounding commercial buildings located near the project vicinity. The proposed landscaping improvements will serve to enhance the building designs and soften portions of building elevations, provide shade and break- up expanses of pavement. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the proposed Project, and have conditioned the Project so as to mitigate any potential concerns. SB 18 and AB 52 Tribal Consultations Pursuant to SB 18 requirements, the City requested a list from the Native American Herit age Commission (NAHC) of Native American Tribes with possible traditional or cultural affiliation to the area. Based on the list of tribes provided by the NAHC, the City provided a 90-day notification to potentially affected tribes on May 4, 2020. Staff received notification from Rincon, Soboba and Pechanga Tribes within the 90 days with requests to meet. SB 18 consultation meetings were PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 8 of 9 combined with the required AB 52 consultation process. The full AB 52 consultation process is documented below. AB 52 provides for a 30-day period in which all Tribes that have been notified of the Project may request to consult on the project. Staff received requests from Rincon, Pechanga, and Soboba Tribes within the 30-day period, requesting to initiate consultation. Consultation was concluded January 6, 2021 with the Rincon Band of Luiseño Indians. Consultation is still ongoing with the Pechanga Band of Luiseño Indians and the Soboba Band of Luiseño Indians. Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal‐affiliated resources during construction of the project. Environmental Determination Pursuant to CEQA Guidelines Section 15063, an Initial Study (Environmental Review No. 2020- 05) was prepared for the Project to assess potential environmental impacts. The Initial Study revealed that the Project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels. A Mitigated Negative Declaration (MND) (SCH# 2021010316) was prepared and was made available for public review and comment for a 30-day review period from January 27, 2021 to February 26, 2021.The MND determined that the proposed Project would have potentially significant environmental impacts upon Biological Resources, Cultural and Tribal Resources, and Noise. These impacts will be mitigated to below a level of significance through compliance with the mitigation measures set forth in the MND. Notice to all interested persons and agencies inviting comments on the MND was published in accordance with the provisions of CEQA, and posted at the Office of the County Clerk of Riverside County and at the State Clearinghouse on January 27, 2021 for a 30-day public comment period. Six (6) comment letters regarding the MND were received during the 30-day public comment period from the Riverside Transit Authority (dated February 19, 2021), the Rincon Band of Luiseño Indians (dated February 22, 2021), Riverside County Flood Control and Water Conservation District (two lettered February 24, 2021), South Coast Air Quality Management District (dated February 25, 2021) and Aziz and Susan Elmorabit (dated January 31, 2021). Reponses to comments were prepared and are provided in the attached Final IS/MND. There were no public comments or changes to the text or analysis contained in the MND that resulted in the identification of any new significant environmental effects. Only clarifications were made to the MND in response to public comments. Therefore, in accordance with Section 15073.5 of the CEQA Guidelines a recirculation of the MND is not warranted. MSHCP Consistency The Project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The Project site is not located in a Criteria Cell and was not required to be processed through the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) processes. The Project complies with all other applicable requirements of the MSHCP. Fiscal Impact The time and costs related to processing this application have been covered by application fees paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. PA 2020-92 (Riverside/Lincoln Commercial) & PA 2019-64 (Westridge at Canyon Hills) 04/13/2021 Page 9 of 9 Exhibits A – CEQA Resolution A1 - Mitigation Monitoring and Reporting Program B – MSHCP Resolution C – GPA Resolution D – ZC Ordinance E – TPM Resolution F – CUP Resolution G – CDR Resolution H – SPA Ordinance I – Conditions of Approval J – Final IS/MND K – Vicinity Map – Parcel 1 L – Aerial Map – Parcel 1 M – Vicinity Map – Parcel 2 N – Aerial Map – Parcel 2 O – TPM 37958 P – Design Review Package Q – CHSP SPA No.4 Document RESOLUTION NO. 2021-__ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (ER 2020-05) (SCH NO. 2021010316) FOR PLANNING APPLICATION NOS. 2020-92 AND 2019- 64 (GENERAL PLAN AMENDMENT NO. 2020-02, ZONE CHANGE NO. 2020-01, TENTATIVE PARCEL MAP NO. 37958, CONDITIONAL USE PERMIT NO. 2020-09, COMMERCIAL DESIGN REVIEW NO. 2020-08, AND SPECIFIC PLAN AMENDMENT NO. 2020-01) Whereas, Ilan Golcheh, Golcheh Group has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) to construct a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on a 6.36-acre site. The project is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014); and, Whereas, Denise Williams, Tri Pointe Homes has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-64 (Specific Plan Amendment No. 2020-01) requesting approval of Specific Plan Amendment No. 4 for the Canyon Hills Specific Plan to change the land use designation for the 9.02‐acre site from Neighborhood Commercial (C‐1) to Multifamily 2 Residential District (MF2). The project site is located within Planning Area 2B, Phase 8 of the Canyon Hills Specific Plan SPA No. 3, at the northeast corner of the intersection of Railroad Canyon Road and Tassel Way (APN: 363-940-011); and, Whereas, the project is subject to the provisions of the California Environmental Quality Act (Public Resources Code §§ 21000, et seq.: “CEQA”) and the State Implementation Guidelines for CEQA (14 California Code of Regulations Sections 15000, et seq.: “CEQA Guidelines”) because the Project involves an activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and involves the issuance of a lease, permit license, certificate, or other entitlement for use by one or more public agencies (Public Resources Code Section 21065); and, Whereas, pursuant to CEQA Guidelines Section 15063, the City conducted an Initial Study to determine if the Project would have a significant effect on the environment. The Initial Study revealed that the Project would have potentially significant environmental impacts but those potentially significant impacts could be mitigated to less than significant levels; and, Whereas, based upon the results of the Initial Study (Environmental Review No. 2020- 05), and based upon the standards set forth in CEQA Guidelines Section 15070, it was determined that it was appropriate to prepare and circulate a Mitigated Negative Declaration (MND) for the Project; and, Whereas, pursuant to CEQA Guidelines Section 15072, on January 27, 2021, the City duly issued a notice of intent to adopt the MND; and, Whereas, in accordance with CEQA Guidelines Section 15073, the MND was made available for public review and comment for a minimum of 30 days beginning on January 27, 2021, and ending on February 26, 2021; and, CC Reso. No. 2021-____ Page 2 of 3 Whereas, a Mitigation Monitoring and Reporting Program (MMRP) for the Project has been prepared in accordance with Section 21081.6 of CEQA; and, Whereas, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) for adopting MNDs; and, Whereas, the MND was sent to the Commission members on or about January 27, 2021 and considered by the Commission on March 16, 2021 at a duly noticed Public Hearing and, after consideration of evidence presented by the Community Development Department and other interested parties on the adequacy of the MND, the Commission adopted a resolution recommending that the Council adopt the MND for the Project; and, Whereas, on April 13, 2021, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The foregoing recitals are true and correct and are hereby incorporated into these findings by this reference. Section 2: The Council has evaluated all comments, written and oral, received from persons who have reviewed the MND. The Council hereby finds and determines that all public comments have been addressed. Section 3: The Council hereby finds that the MND for the Project is adequate and has been completed in accordance with the CEQA Guidelines and the City’s procedures for implementation of CEQA. The Council has reviewed and considered the information contained in the MND and finds that the MND represents the independent judgment of the City. Section 4: The Council further finds and determines that none of the circumstances listed in CEQA Guidelines Section 15073.5 requiring recirculation of the MND are present and that it would be appropriate to adopt the MND as proposed. Section 5: The Council hereby makes, adopts, and incorporates the following findings regarding the potential environmental impacts of the Project and the analysis and conclusions set forth in the MND: 1. Revisions in the Project plans or proposals made by or agreed to by the applicant before a Mitigated Negative Declaration and Initial Study was released for public review and mitigation measures set forth in the Initial Study would avoid the effects or mit igate the effects to a point where clearly no significant effects would occur. Based upon the Initial Study conducted for the Project, there is substantial evidence suggesting that all potential impacts to the environment resulting from the Project can be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the Project design. The Mitigation Monitoring and Reporting Plan contains an implementation program for each mitigation measure. After implement ation of the mitigation contained in the MMRP, potential environmental impacts are effectively reduced to less than significant levels. CC Reso. No. 2021-____ Page 3 of 3 2. There is no substantial evidence, in the light of the whole record before the agency including the initial study and any comments received, that the Project will have significant effect on the environment. Pursuant to the evidence received, including comment letters, and in the light of the whole record presented, the Project will not have a significant effect on the environment with the incorporation of the mitigation measures identified in the MMRP. Section 6: Based upon the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Council hereby adopts MND (ER 2020-05) and the MMRP, which is attached hereto as Exhibit “A1”, for Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) and Planning Application No. 2019-64 (Specific Plan Amendment No. 2020-01). Section 7: This Resolution shall take effect immediately upon its adoption. Section 8: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 13th day of April, 2021. Robert E. Magee, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2021-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of April 13, 2021, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Candice Alvarez, MMC City Clerk 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-1 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 4.0 MITIGATION MONITORING AND REPORTING PROGRAM 4.1 Introduction and Summary Pursuant to Section 21081.6 of the Public Resources Code and the California Environmental Quality Act (CEQA) Guidelines Section 15097, public agencies are required to adopt a monitoring or reporting program to assure that mitigation measures and revisions identified in the Mitigated Negative Declaration (MND) are implemented. As stated in Section 21081.6 of the Public Resources Code: “… the public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.” Pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted by the decision makers coincidental to certification of the MND. The Mitigation Monitoring and Reporting Program (MMRP) must be adopted when making the findings (at the time of approval of the project). As defined in the CEQA Guidelines, Section 15097, “reporting” is suited to projects that have readily measurable or quantitative measures or which already involve regular review. “Monitoring” is suited to projects with complex mitigation measures, such as wetland restoration or archaeological protection, which may exceed the expertise of the local agency to oversee, are expected to be implemented over a period of time, or require careful implementation to assure compliance. Both reporting and monitoring would be applicable to the proposed project. The Initial Study/Mitigated Negative Declaration prepared for the Riverside/Lincoln Commercial project provided an analysis of the environmental effects resulting from construction and operation of the project. 4.2 Mitigation Matrix To sufficiently track and document the status of mitigation measures, a mitigation matrix has been prepared and includes the following components: Impact Mitigation Measure Action Timing Responsibility The mitigation matrix is included in Table 4‐1. These mitigation measures apply to the proposed commercial development (APN 379‐111‐014) portion of this project. Additionally, the project will be required to adhere to the design features presented in Table 4‐2. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-2 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Table 4‐1. Mitigation Measures Riverside/Lincoln Commercial (APN 379‐111‐014) Impact Mitigation Measure Action Timing Responsibility BIOLOGICAL RESOURCES Impact BIO‐1 Vegetation clearing could result in an impact to loggerhead shrike if they were to occur on the site proposed for commercial development. Vegetation clearing for the commercial development could also result in impacts to species covered under the Migratory Bird Treaty Act. MM‐BIO‐1 In order to avoid impacts to nesting birds, vegetation clearing should be scheduled outside of the nesting season (March 15 to August 15). If vegetation clearing is scheduled during the nesting season, a pre‐construction survey should be conducted within three days prior to the commencement of these activities to ensure that no birds are nesting within the site. If birds are nesting within the site, a biologist will determine necessary steps (i.e., establishment of a buffer zone) to ensure nesting birds are not affected by project activities. Preconstruction bird surveys. Three days prior to vegetation clearing if vegetation clearing is proposed during the nesting season (March 15 – August 15). Applicant.Impact BIO‐2 One special‐status species, southern California black walnut, was observed on the site proposed for commercial development. This species is a Multiple Species Habitat Conservation Plan (MSHCP) Covered Species. Therefore, impacts on this species will be covered through participation in and compliance with the MSHCP. Part of that compliance requires the MM‐BIO‐2 Prior to issuance of a grading permit, the applicant/developer shall pay the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) development mitigation fee for commercial development in effect at the time the permits are issued. Payment of MSHCP development mitigation fees. Prior to issuance of a grading permit. Applicant. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-3 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility payment of MSHCP mitigation fees prior to the issuance of the grading permit. CULTURAL RESOURCES Impact CR‐1 While no archaeological resources were identified on the project site, there is a potential to impact unidentified resources during ground disturbing activities. MM‐CR‐1a Unanticipated Resources. The developer/permit holder or any successor in interest shall comply with the following for the life of this permit. If during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed: All ground disturbance activities within 100 feet of the discovered cultural resource shall be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. The developer shall call the Community Development Director or their designee immediately upon discovery of the cultural resource to convene the meeting. At the meeting with the aforementioned parties, the significance of the discoveries shall be discussed and a decision is to be made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resource. Further ground disturbance shall not resume within the area of the discovery until a meeting has been convened with the aforementioned parties and a decision is made, with the concurrence of the Community Development Director or their Adhere to requirements set forth in this mitigation if inadvertent cultural resources are found during ground disturbing activities During ground disturbing activities. Applicant, Contractor, Community Development Director. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-4 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility designee, as to the appropriate mitigation measures. MM‐CR‐2 Archaeologist/Cultural Resources Monitoring Program. Prior to issuance of grading permits, the applicant/developer shall provide evidence to the Community Development Department that a Secretary of Interior Standards qualified and certified Registered Professional Archaeologist (RPA) has been contracted to implement a Cultural Resource Monitoring Program (CRMP) that addresses the details of all activities that must be completed and procedures that must be followed regarding cultural resources associated with this project. The CRMP document shall be created in coordination with the consulting tribe(s), and provided to the Community Development Director or their designee for review and approval prior to issuance of the grading permit. The CRMP provides direction as to how the project mitigation measures will be implemented. The CRMP requires that impacts on cultural resources will not occur without procedures in place, which would reduce any impacts to less than significant. These measures shall include, but shall not be limited to, the following: Archaeological Monitor ‐ An adequate number of qualified monitors shall be present to ensure that all earth‐moving activities are observed and shall be on‐site during all grading activities for areas to be monitored including off‐site improvements. Inspections will vary based on the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The frequency and location of inspections will be determined by the Project Archaeologist, in consultation with the Tribal monitor. Cultural Sensitivity Training ‐ The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre‐grading meeting with the contractors to provide Cultural Retention of Registered Professional Archaeologist to implement the Cultural Resources Monitoring Program. Prior to the issuanceof a grading permit. Applicant. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-5 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility Sensitivity Training for all Construction Personnel. Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. This is a mandatory training, and all construction personnel must attend prior to beginning work on the project site. A sign‐in sheet for attendees of this training shall be included in the Phase IV Monitoring Report. Unanticipated Resources ‐ In the event that previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in consultation with the Tribal monitor(s) shall determine the significance of the discovered resources. The Community Development Director or their designee must concur with the evaluation before construction activities will be allowed to resume in the affected area. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archaeological methods Phase IV Report ‐ A final archaeological report shall be prepared by the Project archaeologist and submitted to the Community Development Director or their designee prior to grading final. The report shall follow County of Riverside requirements and shall include at a minimum: a discussion of the monitoring methods and techniques used; the results of the monitoring program including any artifacts recovered; an inventory of any resources 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-6 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility recovered; updated DPR forms for all sites affected by the development; final disposition of the resources including GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted to the City, Project Applicant, the Eastern Information Center (EIC), and the Tribe. MM‐CR‐3 Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries: One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the Community Development Department: Preservation‐In‐Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts by means of a deed restriction or other form of protection (e.g., conservation easement) in order to demonstrate avoidance in perpetuity. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods, and Native American human remains, as they are excluded. Handling of inadvertent discoveries. During project grading. Applicant, Qualified Archaeologist, Community Development Director. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-7 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request. If relocation is not agreed upon by the Consulting Tribes then the resources shall be curated in a culturally appropriate manner at a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. MM‐CR‐4 Tribal Monitoring. Prior to the issuance of a grading permit, the applicant shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The applicant shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Community Development Department, Planning Division prior to Retention of Tribal Monitor and development of Tribal Monitoring Agreement. Prior to issuance of a grading permit. Applicant. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-8 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the project’s approved mitigation measures and conditions of approval; the designation, responsibilities, and participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. MM‐CR‐5 Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department's requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work posted on the County website. The report shall include results of any feature relocation or residue analysis required as well as evidence of the required cultural sensitivity training for the construction staff held during the required pre‐grade meeting. Preparation of cultural resources monitoring report. Upon completion of the implementation phase. Applicant and Qualified Archaeologist. MM‐CR‐6 Discovery of Human Remains. In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The Handling of inadvertent discovery of human remains. During project grading or earth moving activities. Qualified Archaeologist, Native American Monitor, Contractor, Coroner. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-9 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility project applicant shall then inform the Riverside County Coroner and the City of Lake Elsinore Community Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains and that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. If human remains are determined to be Native American, the applicant shall comply with the state law relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC within 24 hours and the NAHC will make the determination of most likely descendant. The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resource Code Section 5097.98. In the event that the applicant and the MLD are in disagreement regarding the disposition of the remains. State law will apply, and the mediation process will occur with the NAHC, if requested (see PRC Section 5097.98(e) and 5097.94(k)). According to the California Health and Safety Code, six or more human burial at one location constitutes a cemetery (Section 81 00), and disturbance of Native American cemeteries is a felony (Section 7052). MM‐CR‐7 Non‐Disclosure of Reburial Location. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will be Non‐disclosure of reburial location for Native American human remains or associated grave goods. Following reburial of Native American human remains or associated grave goods. City. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-10 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r). NOISE Impact N‐1 During construction for the proposed commercial development site, if stationary construction equipment must be placed within 150 feet of the multifamily property lines, they could generate noise to a level that would cause a significant impact MM‐N‐1 If the stationary equipment for construction (e.g., generators, compressors) are be placed within 150 of adjacent multifamily residential property lines, the equipment shall be shielded with barriers constructed using materials such as half inch plywood, mass loaded vinyl, or sound blankets to achieve compliance with the City’s stationary 65 dBA Lmax threshold. Shielding of stationary equipment. During project construction. Contractor. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-11 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Table 4‐2. Project Design Features – Proposed Commercial Development Aesthetics Implementation of the landscape plan. Implementation of the proposed architectural treatments. Air Quality Use of Tier IV diesel construction equipment with diesel particulate filter (DPF) or equivalent Construction site shall be wet twice daily. All construction equipment to be maintained per manufacturers specifications. Compliance with the following South Coast Air Quality Management District Rules: Rule 1401 (New Source Review of Toxic Air Contaminants), Rule 201 (Permit to Construct), Rule 203 (Permit to Operate), Rule 431.2 (Sulfur Content of Liquid Fuels), and Rule 461 (Gasoline Transfer and Dispensing). Greenhouse Gases Provision of a bicycle rack. Install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per CalGreen 2019 requirements Connectivity to offsite pedestrian facilities (e.g., internal paths of travel and connections to sidewalks). Accessible to public transit. Use of low‐maintenance, drought‐tolerant plants in the landscaping plan. Compliance with the City’s Water Efficient Landscape Requirements Ordinance. Hydrology/Water Quality As identified in the Water Quality Management Plan prepared for the project, the following non‐ structural source control BMPS will be implemented for the project: Education for Property Owners, Operators, Tenants, Occupants, or Employees – Educational materials will be provided in the project‐specific WQMP. Activity Restrictions – It is anticipated that the Conditional Use Permit for the project will restrict the activities occurring on the property. Irrigation System and Landscape Maintenance – Irrigation system and landscaping will be maintained by full time maintenance staff for each lot. Common Area Litter Control – Litter control will be maintained by full time maintenance staff for each lot. Street Sweeping Parking Lots – Parking lots and drive aisles will be periodically swept by maintenance staff. Drainage Facility Inspection and Maintenance – Drainage facilities will be inspected and maintained by full time maintenance staff. The following structural source control BMPs will also be implemented for the project: Landscape and Irrigation System Design – Landscape and Irrigation will be designed to incorporate drought‐tolerant native plants and will use drip irrigation where feasible. Trash Storage Areas ‐ Trash Storage Areas will be designed in accordance with City guidelines 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-12 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 and include a cover to protect containers from rainfall. All food preparation/cleanup area drains shall be connected to a sanitary sewer, via an approved grease interceptor. No cleanup activities shall occur outside the building. Carwash and rinse water will be directed to a self‐contained system for filtering and recycling. Dry sumps will be placed between each pump island of the fueling area to capture and contain any fuel spills or residue. The fueling area will be raised to prevent any stormwater from draining into the fueling areas. Maintenance staff, or contractors, will be trained in fuel and oil spill cleanup that includes dry‐cleaning activities only with absorption materials that will be used and discarded in a legal manner. Noise Construction activities will occur during the permissible hours as defined in the Lake Elsinore Municipal Code. All construction equipment is equipped with appropriate noise attenuating devices. All equipment staging areas shall be located to create the greatest distance between construction‐related noise/vibration sources and sensitive receptors nearest the project site during all project construction. Idling equipment should be turned off when not in use. Public Services Payment of developer impact fees per Chapter 16.47 of the Lake Elsinore Municipal Code to offset public expenditures for provision of services (police, fire) to the project. Payment of school impact fees to Lake Elsinore Unified School District. Payment of fees to the City’s Park Capital Improvement Fund per Chapter 16.34.060 of the Lake Elsinore Municipal Code. Transportation/Traffic The project will contribute to Citywide and regional transportation improvements through payment of applicable development impact fees. RESOLUTION NO. 2021-__ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NOS. 2020- 92 AND 2019-64 (GENERAL PLAN AMENDMENT NO. 2020-02, ZONE CHANGE NO. 2020-01, TENTATIVE PARCEL MAP NO. 37958, CONDITIONAL USE PERMIT NO. 2020-09, COMMERCIAL DESIGN REVIEW NO. 2020-08, AND SPECIFIC PLAN AMENDMENT NO. 2020-01) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP) Whereas, Ilan Golcheh, Golcheh Group has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) to construct a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on a 6.36-acre site (Parcel 1 – PA No. 2020-92). The project is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014); and, Whereas, Denise Williams, Tri Pointe Homes has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-64 (Specific Plan Amendment No. 2020-01) requesting approval of Specific Plan Amendment No. 4 for the Canyon Hills Specific Plan to change the land use designation for the 9.02‐acre site from Neighborhood Commercial (C‐1) to Multifamily 2 Residential District (MF2) (Parcel 2 – PA No. 2019-64). The project site is located at the northeast corner of the intersection of Railroad Canyon Road and Tassel Way (APN: 363-940-011); and, Whereas, Section 6.0 of the Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and the Joint Project Review (JPR) 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 Lake Elsinore Municipal Code (LEMC), Section 17.415.020 (General Plan Amendments), Section 17.415.030 (Specific Plans), Section 17.415.040 (Zoning Amendments), Section 17.415.070 (Conditional Use Permits), Section 17.415.050 (Major Design Review), Chapter 16.24 (Tentative Map), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to general plan amendments, specific plan amendments, zone changes, tentative maps, conditional use permits, and design review applications; and, Whereas, on March 16, 2021, at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, CC Reso. No. 2021-____ Page 2 of 4 Whereas, on April 13, 2021 at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Council has considered Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 for consistency with the MSHCP prior to recommending that the Council adopt Findings of Consistency with the MSHCP. Section 2: That in accordance with the MSHCP, the Council makes the following findings for MSHCP consistency for Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64: 1. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are a project under the City’s MSHCP Resolution, and the City must make an MSHCP Consistency finding before approval. Pursuant to the City’s MSHCP Resolution, the Project is required to be reviewed for MSHCP consistency, including consistency with other “Plan Wide Requirements.” The Project site is not located within a MSHCP Criteria Cell. Based upon the site reconnaissance survey there are no issues regarding consistency with the MSHCP’s other “Plan Wide Requirements.” The only requirements potentially applicable to the Project were the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (Section 6.1.2 of the MSHCP) 6.1.3 (Protection of Narrow Endemic Plant Species), 6.1.4 (Urban Wildlands Interface), 6.3.2 (Additional Survey Needs and Procedures), Appendix C (Standard Best Management Practices), and 7.5.3 (Construction Guidelines), and payment of the MSHCP Local Development Mitigation Fee (Section 4 of the MSHCP Ordinance). The Project site is located in a previously disturbed site, and has no habitat, including riparian/riverine areas or vernal pools, present on site. 2. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are subject to the City’s LEAP and the Western Riverside County Regional Conservation Authority’s (RCA) Joint Project Review processes. As stated above, the project is not located within a Criteria Cell and therefore was not required to go through the LEAP and JPR processes. 3. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines. According to a Biological Resources and MSHCP Compliance Report prepared by HDR, Inc. dated May 1, 2020, there are no areas that meet the MSHCP’s definition of riparian/riverine areas or vernal pools that occur on the project site. As such, the Riparian/Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2 of the MSHCP are not applicable. 4. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the Protection of Narrow Endemic Plant Species Guidelines. The Project site is not located within the Narrow Endemic Plant Species Survey Areas as shown on Figure 6-1 of the MSHCP. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines as set forth in Section 6.1.3 of the MSHCP CC Reso. No. 2021-____ Page 3 of 4 5. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the Additional Survey Needs and Procedures. The Properties are not subject to any of the Critical Area Species Survey Area Guidelines as set forth in Section 6.3.2 of the MSHCP. Therefore, the Project is consistent with MSHCP Section 6.3.2. 6. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the Urban/Wildlands Interface Guidelines. The project is not located adjacent to any Criteria Cells or Public/Quasi-Public Lands and implementation of MSHCP Section 6.1.4 Guidelines is not required. 7. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the Vegetation Mapping requirements. There are no resources located on the Project sites requiring mapping as set forth in MSHCP Section 6.3.1. 8. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the Fuels Management Guidelines. As stated above, the Property is surrounded by existing and planned development. Therefore, the Fuels Management Guidelines as set forth in Section 6.4 of the MSHCP are not applicable. 9. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 will be conditioned to pay the City’s MSHCP Local Development Mitigation Fee. As a condition of approval, the Projects will be required to pay the City’s MSHCP Local Development Mitigation Fee at the time of issuance of building permits. 10. Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the MSHCP. The Project sites are not within or adjacent to any MSHCP Criteria Cell or conservation areas. As described above, the Project complies with all applicable MSHCP requirements. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby finds that Parcel 1 – PA No. 2020-92 and Parcel 2 – PA No. 2019-64 are consistent with the MSHCP. Section 4: This Resolution shall take effect immediately upon its adoption. Section 5: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 13th day of April, 2021. Robert E. Magee, Mayor CC Reso. No. 2021-____ Page 4 of 4 Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2021-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of April 13, 2021, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Candice Alvarez, MMC City Clerk RESOLUTION NO. 2021-__ AN RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 2020-02 Whereas, Ilan Golcheh, Golcheh Group has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) to construct a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on a 6.36-acre site. The project is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014); and, Whereas, General Plan Amendment (GPA) No. 2020-02 proposes to change the site’s Land Use Designation from Residential Mixed Use (RMU) to General Commercial (GC); and, Whereas, Government Code Section 65358 empowers the legislative body to amend all or part of an adopted general plan if to do so would be in the public interest and so long as no mandatory element of the general plan is amended more frequently than four (4) times during any calendar year; and, Whereas, GPA No. 2020-02 is part of the City’s Second (1st) Cycle amendments to the Lake Elsinore General Plan Land Use Map and Circulation Element Map for the 2021 calendar year; and, Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.020 (General Plan Amendments), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to general plan amendments; and, Whereas, on March 16, 2021, at a duly noticed Public Hearing the Commission has considered the evidence presented by the Community Development Department and other interested parties with respect to this item and adopted a resolution recommending Council approval of General Plan Amendment No. 2020-02; and, Whereas, on April 13, 2021 at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AS FOLLOWS: Section 1: The Council has reviewed and analyzed proposed GPA No. 2020-02 pursuant to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan (GP) and the Lake Elsinore Municipal Code (LEMC) and finds that the proposed GPA No. 2020-02 is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2: That in accordance with California Planning and Zoning Law, and the LEMC, the Commission makes the following findings for the approval of GPA No. 2020-02: CC Reso No. 2021-___ Page 2 of 3 1. The proposed GPA, will not be a) detrimental to the health, safety, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, or b) injurious to the property or improvements in the neighborhood or within the City. a. The proposed GPA has been analyzed relative to its potential to have detrimental effects; and land uses designations and regulations have been imposed to ensure that the health, safety and welfare of affected residents will be protected. b. The application to modify the General Plan Land Use designations would not be injurious to the property or improvements in the neighborhood. The General Amendment along with the project’s other discretionary applications will allow the development a commercial project consisting of a convenience store with a gas station, a fast food drive‐thru restaurant, a self‐serve drive‐thru car wash and a self‐storage facility. 2. The proposed GPA would establish a land use density, intensity and usage more in character with the subject property’s location, access and constraints. a. The project site is within the Lake View District of the General Plan. Per Section 9.0, Lake View District Plan, of the General Plan, the main focus of the Lake View District is to “integrate new and existing residential communities and supporting uses while maintaining a high quality of life.” The Project would be consistent with the goals of the Lakeview District Plan, including the goal to provide a revitalized and healthy mixed‐use corridor along Riverside Drive. The project will develop commercial uses, including a convenience store with gas station, a drive‐thru restaurant, a car wash, and self‐storage, which will contribute to the commercial vitality along Riverside Drive. The proposed uses would meet the needs of existing residents in the project vicinity. 3. In accordance with the requirements of the California Environmental Quality Act (CEQA), impacts have been reduced to a less than significant level, or in the case where impacts remain, a statement of overriding considerations must be adopted to justify the merits of project implementation. a. The effects of the proposed GPA have been analyzed in the Mitigated Negative Declaration (SCH 2021010316) prepared for the project. All potential impacts to the environment resulting from the project can be mitigated to less than significant levels. All appropriate and feasible mitigation has been incorporated into the Project design. The Mitigation Monitoring and Reporting Plan contains an implementation program for each mitigation measure. After implementation of the mitigation contained in the MMRP, potential environmental impacts are effectively reduced to less than significant levels. 4. The proposed amendment will be consistent with Government Code Section 65863 (California State No Net Loss Zoning Law). General Plan Amendment 2020-02 (Parcel 1 - APN 379‐111‐014) would propose to change the site’s Land Use Designation from Residential Mixed Use (RMU) to General Commercial (GC) thereby reducing residential unit capacity by up to 152 moderate and above moderate units moderate and above moderate units as identified in the City’s 5th Cycle Regional Housing Needs Assessment (RHNA) and creating a net loss to the moderate and above moderate category. Specific Plan Amendment No. 2020‐01 (Parcel 2 - APN 363‐940‐011) CC Reso No. 2021-___ Page 3 of 3 would change the Land Use Designation of Neighborhood Commercial (C‐1) to Multifamily 2 Residential District thereby creating residential capacity of a potential 219 units not identified in the City’s 5th Cycle Regional Housing Needs Assessment (RHNA) thereby creating a potential net gain. The project complies with the City of Lake Elsinore’s General Plan and Government Code Section 65863 (California State No Net Loss Zoning Law), because the net loss created on Parcel 1 - APN 379‐111‐014 would be accommodated by the net increase created on Parcel 2 - APN 363‐940‐011, thereby creating no a no net loss condition with sites identified in the Housing Element (including Parcel 2) adequate to accommodate the City’s share of moderate and above moderate regional housing needs pursuant to Government Code Section 65584. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby approves General Plan Amendment No. 2020-02. Section 4: This Resolution shall take effect immediately upon its adoption. Section 5: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 13th day of April, 2021. Robert E. Magee, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2021-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of April 13, 2021, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Candice Alvarez, MMC City Clerk ORDINANCE NO. 2021-__ AN ORDINANCE THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING ZONE CHANGE NO. 2020-01 Whereas, Ilan Golcheh, Golcheh Group has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) to construct a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on a 6.36-acre site. The project is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014); and, Whereas, Zone Change (ZC) No. 2020-01 proposes to change the project site’s current zoning designation from Residential Mixed Use (RMU) to General Commercial (C‐2); and, Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.040 (Zoning Amendments) the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to zone changes, and, Whereas, on March 16, 2021, at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item, and adopted a resolution recommending that the Council approve Zone Change No. 2020-01; and, Whereas, on April 13, 2021 at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AS FOLLOWS: Section 1: The Council has reviewed and analyzed proposed ZC No. 2020-01, pursuant to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan (GP) and the LEMC and finds that ZC No. 2020-01 is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP and the LEMC. Section 2: That in accordance with LEMC Section 17.415.040.F. Findings, the Council makes the following findings regarding findings regarding ZC No. 2020-01: 1. The proposed amendment will not be (a) detrimental to the health, safety, comfort, or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, (b) injurious to property or improvements in the neighborhood or within the City a. The proposed Zone Change has been analyzed relative to its potential to have detrimental effects and conditions have been imposed on the subject Project to ensure that the health, safety and welfare of surrounding residents will be protected. Ord. No. 2021-___ Page 2 of 3 b. The application to change the zoning designation would not be injurious to the property or improvements in the neighborhood. The Zone Change along with the project’s other discretionary applications will allow the development a commercial project consisting of a convenience store with a gas station, a fast food drive‐thru restaurant, a self‐serve drive‐ thru car wash and a self‐storage facility. The project will contribute in creating a revitalized and healthy mixed‐use corridor along Riverside Drive and would meet the needs of existing residents in the project vicinity. 2. The proposed amendment will be consistent with the latest General Plan. Zone Change (ZC) No. 2020-01 proposes to change the project site’s current zoning designation from Residential Mixed Use (RMU) to General Commercial (C‐2). The C-2 zoning designation is consistent with the proposed General Plan Land Use designation of General Commercial (GC). 3. The proposed amendment will be consistent with Government Code Section 65863 (California State No Net Loss Zoning Law). That Zone Change No. 2020‐01 (Parcel 1 - APN 379‐111‐014) would propose to change the site’s Land Use Designation from Residential Mixed Use (RMU) to General Commercial (GC) thereby reducing residential unit capacity by up to 152 moderate and above moderate units moderate and above moderate units as identified in the City’s 5th Cycle Regional Housing Needs Assessment (RHNA) and creating a net loss to the moderate and above moderate category. Specific Plan Amendment No. 2020‐01 (Parcel 2 - APN 363‐940‐011) would change the Land Use Designation of Neighborhood Commercial (C‐1) to Multifamily 2 Residential District thereby creating residential capacity of a potential 219 units not identified in the City’s 5th Cycle Regional Housing Needs Assessment (RHNA) thereby creating a potential net gain. The project complies with the City of Lake Elsinore’s General Plan and Government Code Section 65863 (California State No Net Loss Zoning Law), because the net loss created on Parcel 1 - APN 379‐111‐014 would be accommodated by the net increase created on Parcel 2 - APN 363‐940‐011, thereby creating no a no net loss condition with sites identified in the Housing Element (including Parcel 2) adequate to accommodate the City’s share of moderate and above moderate regional housing needs pursuant to Government Code Section 65584. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby approves Zone Change No. 2020-01. Section 4: Severability. If any provision of this Ordinance or its application is held invalid by a court of competent jurisdiction, such invalidity shall not affect other provisions, sections, or applications of the Ordinance which can be given effect without the invalid provision or application, and to this end each phrase, section, sentence, or word is declared to be severable. Section 5: Effective Date. This Ordinance shall become effective at 12:01 a.m. on the thirty-first (31st) day after the date of adoption. Section 6: Certification. The City Clerk shall certify to the passage of this Ordinance and shall cause a synopsis of the same to be published according to law. Passed and Adopted on this _____day of __________, 2021. Ord. No. 2021-___ Page 3 of 3 ____________________________ Robert E. Magee, Mayor Attest: Candice Alvarez, MMC City Clerk I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, do hereby certify that the foregoing Ordinance No. 2021-_____ was introduced at the Regular meeting of April 13, 2021, and adopted by the City Council of the City of Lake Elsinore at its Regular meeting of ________, 2020, by the following vote: AYES: NOES: ABSENT: ABSTAIN: I further certify that said Synopsis was published as required by law in a newspaper of general circulation in the City of Lake Elsinore, California on the _____day of __________, 2021, and on the ______day of _________, 2021. ____________________________ Candice Alvarez, MMC City Clerk RESOLUTION NO. 2021-___ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 37958 Whereas, Ilan Golcheh, Golcheh Group has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) to construct a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on a 6.36-acre site. The project is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014); and, Whereas, Tentative Parcel Map (TPM) No. 37958 proposes to subdivide the 6.36‐acre parcel into four parcels ranging in size from 0.93 acres to 2.88 acres; and, Whereas, pursuant to Chapter 16.24 (Tentative Map) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to tentative maps; and, Whereas, on March 16, 2021, at a duly noticed Public Hearing, the Commission considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas, pursuant to Section 16.24.120 of the LEMC, the Council has the responsibility of making decisions to approve, conditionally approve, or disapprove recommendations of the Commission for tentative maps; and, Whereas, on April 13, 2021, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Council has reviewed and analyzed the proposed Project pursuant to the appropriate Planning and Zoning Laws, the Lake Elsinore General Plan (GP), the LEMC, and the ELSP, and Chapter 16 (Subdivisions) of the LEMC. Section 2: On April 13, 2021, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Council adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2020-05) (SCH No. 2021010316) is adequate and is prepared in accordance with the requirements of CEQA. Section 3: That in accordance with State Planning and Zoning Law and the LEMC, the Council makes the following findings for approval of TPM No. 37958: 1. The proposed subdivision, together with the provisions for its design and improvement, is CC Reso. No. 2021-____ Page 2 of 3 consistent with the General Plan. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan (Government Code Section 66473.5). a. The design of the proposed map, subdivision of the 6.36‐acre parcel into four commercial parcels ranging in size from 0.93 acres to 2.88 acres, is consistent with the proposed General Plan Land Use designation of General Commercial (GC). The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a commercial project with 0.2 FAR. The proposed subdivision is compatible with the objectives, policies, general land uses and programs specified in the General Plan. b. All offsite mitigation measures have been identified in a manner consistent with the General Plan. 2. The site of the proposed subdivision of land is physically suitable for the proposed density of development in accordance with the General Plan. a. The overall density and design is consistent and compatible with the adjacent communities. 3. The effects that this project are likely to have upon the housing needs of the region, the public service requirements of its residents and the available fiscal and environmental resources have been considered and balanced. a. The project site is within the Lake View District of the General Plan. Per Section 9.0, Lake View District Plan, of the General Plan, the main focus of the Lake View District is to “integrate new and existing residential communities and supporting uses while maintaining a high quality of life.” The Project would be consistent with the goals of the Lakeview District Plan, including the goal to provide a revitalized and healthy mixed‐use corridor along Riverside Drive. The project will develop commercial uses, including a convenience store with gas station, a drive‐thru restaurant, a car wash, and self‐storage, which will contribute to the commercial vitality along Riverside Drive. The proposed uses would meet the needs of existing residents in the project vicinity. 4. The proposed division of land or type of improvements is not likely to result in any significant environmental impacts. a. The Project has been adequately conditioned by all applicable departments and agencies and will not therefore result in any significant environmental impacts. The Project will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 5. The design of the proposed division of land or type of improvements is not likely to cause serious public health problems. a. TPM 37958 has been designed in a manner consistent with the General Plan and does not divide previously established communities. CC Reso. No. 2021-____ Page 3 of 3 6. The design of the proposed division of land or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed division of land. a. All known easements or request for access have been incorporated into the design of TPM 37958. b. The map has been circulated to City departments and outside agencies, and appropriate Conditions of Approval have been applied to the Project. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Council hereby approves Tentative Parcel Map No. 37958. Section 5: This Resolution shall take effect immediately upon its adoption. Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 13th day of April, 2021. Robert E. Magee, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2021-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of April 13, 2021, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Candice Alvarez, MMC City Clerk RESOLUTION NO. 2021- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2020-09 Whereas, Ilan Golcheh, Golcheh Group has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) to construct a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on a 6.36-acre site. The project is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014); and, Whereas, Conditional Use Permit (CUP) No. 2020-09 proposes to establish 16 gasoline‐ dispensing stations with a 4,291 square foot (s.f.) canopy, beer and wine sales (Type 20), self‐ storage facility (three (3) buildings that are 38,016 s.f. in total), 3,979 sq. ft. self‐serve car wash, and a 4,456 s.f. drive‐thru restaurant; and, Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses are desirable but may have operational characteristics that disproportionately impact adjoining properties, businesses, or residents. Accordingly, such uses require a more comprehensive review and approval procedure, including the ability to condition the project in order to mitigate potential significant impacts; and, Whereas, pursuant Section 17.410.070 (Approving Authority) and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to conditional use permits; and Whereas, on March 16, 2021 at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas, pursuant to Section 17.410.070 of the LEMC, the Council has the responsibility of making decisions to approve, conditionally approve, or disapprove recommendations of the Commission for conditional use permits; and, Whereas, on April 13, 2021, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Council has considered the Project has found it acceptable. Section 2: On April 13, 2021, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Council adopted a CC Reso. No. 2021-____ Page 2 of 4 resolution finding and determining that the Mitigated Negative Declaration (ER 2020-05) (SCH No. 2021010316) is adequate and is prepared in accordance with the requirements of CEQA. Section 3. That in accordance with LEMC Section 17.415.070.C. Findings, the Council makes the following findings regarding CUP No. 2020-09: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The proposed project, development of a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, is consistent with the proposed General Plan Land Use designation of General Commercial (GC). The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a commercial project with 0.2 FAR. The project site is within the Lake View District of the General Plan. Per Section 9.0, Lake View District Plan, of the General Plan, the main focus of the Lake View District is to “integrate new and existing residential communities and supporting uses while maintaining a high quality of life.” The Project would be consistent with the goals of the Lakeview District Plan, including the goal to provide a revitalized and healthy mixed‐use corridor along Riverside Drive. The proposed uses would meet the needs of existing residents in the project vicinity. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use 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 use. 3. The Site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will 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 project would include constructing or repairing site‐adjacent roadways at their ultimate half‐section width in accordance with City’s Engineering Department and California Department of Transportation (Caltrans). These improvements will be sufficient for the type and quantity of traffic generated by the proposed use. CC Reso. No. 2021-____ Page 3 of 4 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Conditional Use Permit has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing on March 16, 2021, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 4: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Council hereby approves Conditional Use Permit No. 2020-09. Section 5: This Resolution shall take effect immediately upon its adoption. Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 13th day of April, 2021. Robert E. Magee, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2021-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of April 13, 2021, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: CC Reso. No. 2021-____ Page 4 of 4 Candice Alvarez, MMC City Clerk RESOLUTION NO. 2021-___ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING COMMERCIAL DESIGN REVIEW NO. 2020-08 Whereas, Ilan Golcheh, Golcheh Group has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2020-92 (General Plan Amendment No. 2020-02, Zone Change No. 2020-01, Tentative Parcel Map No. 37958, Conditional Use Permit No. 2020-09, and Commercial Design Review No. 2020-08) to construct a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on a 6.36-acre site. The project is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014); and, Whereas, Commercial Design Review (CDR) No. 2020‐08 proposes building design of: 4,650 s.f. convenience store, 4,291 s.f. canopy, 38,016 s.f. self ‐storage facility, 4,456 s.f. drive‐ thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, landscaping, and related site improvements; and, Whereas, pursuant to Section 17.415.050 (Major Design Review), Section 17.410.070 (Approving Authority), and Section 17.410.030 (Multiple Applications) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) pertaining to design review applications; and, Whereas, on March 16, 2021 at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and, Whereas, pursuant to Section 17.410.070 of the LEMC, the Council has the responsibility of making decisions to approve, conditionally approve, or disapprove recommendations of the Commission for design review applications; and, Whereas, on April 13, 2021, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Council has reviewed and analyzed the proposed Project pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore General Plan (GP), and the LEMC and finds and determines that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the GP, ELSP, and the LEMC. Section 2: On April 13, 2021, after consideration and evaluation of all written reports and comments and oral testimony presented by the Community Development Department and other City departments, property owners, residents and other interested parties and such other matters as are reflected in the record of the noticed Public Hearing on the Project, the Council adopted a resolution finding and determining that the Mitigated Negative Declaration (ER 2020-05) (SCH No. 2021010316) is adequate and is prepared in accordance with the requirements of CEQA. CC Reso. No. 2021-____ Page 2 of 3 Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Council makes the following findings regarding CDR No. 2020-08: 1. The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan and the Zoning District in which the Project is located. The proposed project, development of a commercial project consisting of a 4,650 square foot (s.f.) convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, is consistent with the proposed General Plan Land Use designation of General Commercial (GC). The GC Land Use designation provides for retail, services, restaurants, professional and administrative offices, hotels and motels, mixed-use projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40 Floor Area Ratio (FAR). The Project is proposing to develop a commercial project with 0.2 FAR. The project site is within the Lake View District of the General Plan. Per Section 9.0, Lake View District Plan, of the General Plan, the main focus of the Lake View District is to “integrate new and existing residential communities and supporting uses while maintaining a high quality of life.” The Project would be consistent with the goals of the Lakeview District Plan, including the goal to provide a revitalized and healthy mixed‐use corridor along Riverside Drive. The proposed zoning for the subject site General Commercial (C-2). The proposed use is identified as a permitted use subject to the approval of a Conditional Use Permit within the C-2 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. 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. Sufficient setbacks and enhanced onsite landscaping have been provided thereby creating interest and varying vistas as a person moves along abutting streets. The Project will create a visually pleasing, non-detractive relationship between the proposed development and existing projects through the use of a ‘Contemporary’ architectural design that is similar to existing developments in the vicinity. In addition, safe and efficient circulation has been achieved onsite. 3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050. Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing held on March 16, 2021 and subsequently by the City Council at a noticed Public Hearing on April 13, 2021. The Project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment. Section 4: Based upon all of the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Council hereby approves CDR No. 2020- 08. CC Reso. No. 2021-____ Page 3 of 3 Section 5: This Resolution shall take effect immediately upon its adoption. Section 6: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 13th day of April, 2021. Robert E. Magee, Mayor Attest: ___________________________________ Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2021-____ was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of April 13, 2021, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Candice Alvarez, MMC City Clerk RESOLUTION NO. 2021-__ AN ORDINANCE THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING SPECIFIC PLAN AMENDMENT NO. 4 (SPA 2020-01) TO THE CANYON HILLS SPECIFIC PLAN Whereas, Denise Williams, Tri Pointe Homes has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019-64 (Specific Plan Amendment No. 2020-01) requesting approval of Specific Plan Amendment No. 4 for the Canyon Hills Specific Plan to change the land use designation for the 9.02‐acre site from Neighborhood Commercial (C‐1) to Multifamily 2 Residential District (MF2). The project site is located within Planning Area 2B, Phase 8 of the Canyon Hills Specific Plan SPA No. 3, at the northeast corner of the intersection of Railroad Canyon Road and Tassel Way (APN: 363-940-011); and, Whereas, pursuant to Lake Elsinore Municipal Code (LEMC) Section 17.415.030 (Specific Plans), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the City Council (Council) for approval of specific plans and any amendments thereto; and, Whereas, on March 16, 2021, at a duly noticed Public Hearing the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item; and adopted a resolution recommending that the Council approve Specific Plan Amendment No. 2020-01; and, Whereas, on April 13, 2021 at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES HEREBY RESOLVE, DETERMINE AS FOLLOWS: Section 1: The Council has reviewed Specific Plan Amendment No. 2020-01 (Amendment No. 4 to the Canyon Hills Specific Plan), pursuant to the California Planning and Zoning Laws (Cal. Gov. Code Sec 65000 et. seq.), the Lake Elsinore General Plan and the LEMC and finds that the proposed Project is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the Lake Elsinore General Plan and the Lake Elsinore Municipal Code. Section 2: That in accordance with LEMC Section 17.415.030.I. Findings, the Council makes the following findings regarding Specific Plan Amendment No. 2020-01: 1. The location and design of the proposed development are consistent with the goals and policies of the City’s General Plan and with any other applicable plan or policies adopted by the City. Specific Plan Amendment No. 2020‐01 proposes a Specific Plan Amendment (SPA No. 4) for the Canyon Hills Specific Plan to change the Land Use Designation of Neighborhood Commercial (C‐1) to Multifamily 2 Residential District (MF2) within Planning Area 2B, Phase 8 of the Canyon Hills Specific Plan SPA No. 3. Under SPA No. 3, Phase 8 was approved for the construction of up 915 multifamily and 9.1 acres of commercial development. To date, 456 multifamily units have been constructed for Phase 8 leaving a capacity of 459 multifamily Ord. No. 2021-___ Page 2 of 4 units. The conversion of the commercial site to a residential development with a maximum density of 219 units still represents a net deficit of 240 residential units for the Phase 8 area. The residential units that could be developed on the site in the future would fall within the development yields contemplated by the Canyon Hills Specific Plan. Therefore, SPA No. 4 would be consistent with the goals and policies of the Canyon Hills Specific Plan. 2. The proposed location allows the development to be well integrated with or adequately buffered from its surroundings, whichever may be the case. a. The SPA No. 4 to the Canyon Hills Specific Plan provides a high-quality housing opportunities designed to be marketable and accessible to all economic segments within the City of Lake Elsinore; b. Recreational uses for residents within SPA No. 4 are provided in the Canyon Hills Specific Plan; c. The Canyon Hills Specific Plan provides value in the community through creative design techniques to complement the views of the surrounding hills; d. The Canyon Hills Specific Plan preserves the natural habitats and natural drainage courses and provides residents with a visual and recreational centerpiece; and, e. The Canyon Hills Specific Plan integrates the community with the character of the surrounding community and establish development that results in logical, coordinated growth. 3. All vehicular traffic generated by the development, either in phased increments or at full build- out, is to be accommodated safely and without causing undue congestion upon adjoining streets. Traffic impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. 4. The Specific Plan Amendment’s land uses will be adequately served by existing or proposed public facilities and services. SPA No. 4 to the Canyon Hills Specific Plan identifies methodologies to assure that land uses will be adequately served by existing or proposed public facilities and services. Suitable areas are reserved for parks, pedestrian ways, and public open spaces. It also identifies necessary streets and circulation to support the proposed land use allocations, as well as all necessary wet and dry utilities for proper and adequate infrastructure services. 5. The overall design of the specific plan will produce an attractive, efficient and stable development. Design standards and guidelines are incorporated into the specific plan to ensure an attractive, efficient and vibrant project. Visual graphics and photos accompany the design Ord. No. 2021-___ Page 3 of 4 guidelines that capture the atmosphere and cohesiveness that the specific plan seeks to emulate. 6. In accordance with the requirements of the California Environmental Quality Act (CEQA), impacts have been reduced to a less than significant level, or in the case where impacts remain, a statement of overriding considerations must be adopted to justify the merits of project implementation. The effects the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Section 3: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby approves Specific Plan Amendment No. 2020‐01 (SPA No. 4 for the Canyon Hills Specific Plan). Section 4: This Resolution shall take effect immediately upon its adoption. Section 5: Severability. If any provision of this Ordinance or its application is held invalid by a court of competent jurisdiction, such invalidity shall not affect other provisions, sections, or applications of the Ordinance which can be given effect without the invalid provision or application, and to this end each phrase, section, sentence, or word is declared to be severable. Section 6: Effective Date. This Ordinance shall become effective at 12:01 a.m. on the thirty-first (31st) day after the date of adoption. Section 7: Certification. The City Clerk shall certify to the passage of this Ordinance and shall cause a synopsis of the same to be published according to law. Passed and Adopted on this _____day of __________, 2021. ____________________________ Robert E. Magee, Mayor Attest: Candice Alvarez, MMC City Clerk Ord. No. 2021-___ Page 4 of 4 I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, do hereby certify that the foregoing Ordinance No. 2021-_____ was introduced at the Regular meeting of April 13, 2021, and adopted by the City Council of the City of Lake Elsinore at its Regular meeting of ________, 2020, by the following vote: AYES: NOES: ABSENT: ABSTAIN: I further certify that said Synopsis was published as required by law in a newspaper of general circulation in the City of Lake Elsinore, California on the _____day of __________, 2021, and on the ______day of _________, 2021. ____________________________ Candice Alvarez, MMC City Clerk Applicant’s Initials: _____ Page 1 of 18 CONDITIONS OF APPROVAL PROJECT: PA 2020-92/GPA 2020-02/ZC 2020-01/TPM 37958/CUP 2020-09/CDR 2020-08 PROJECT NAME: Riverside/Lincoln Commercial PROJECT LOCATION: APN: 379-111-014 APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL 1. General Plan Amendment (GPA) No. 2020-02 proposes to change the site’s land use designation from Residential Mixed Use (RMU) to General Commercial (GC) and the Zone Change (ZC) No. 2020-01 proposes to change the project site’s current zoning designation from Residential Mixed Use (RMU) to General Commercial (C-2). Tentative Parcel Map (TPM) No. 37958 proposes to subdivide the site into four parcels ranging in size from 0.93 acres to 2.88 acres. Conditional Use Permit (CUP) No. 2020-09 proposes to establish a 16 pump gasoline-dispensing station (with anticipated throughput of 1.5 million to 1.7 million gallons of fuel per year) with a 4,291 square foot (s.f.) canopy, beer and wine sales (Type 21), self-storage facility (three (3) buildings 38,016 s.f. in total) and a 4,456 s.f. drive thru- restaurant. Commercial Design Review (CDR) No. 2020-08 proposes building design of 4,650 s.f. convenience store, 4,291 s.f. canopy, 38,016 s.f. self-storage facility, 4,456 s.f. drive-thru restaurant, 3,979 s.f. self-serve carwash, 221 parking stalls, and landscaping and related site improvements on an approximately 6.36‐acre site. The project site is located at the southwest corner of Lincoln Street and Riverside Drive (APN 379‐111‐014). 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 TPM 37958, CUP 2020-09, and CDR 2020-08, 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 TPM 37958, CUP 2020- 09, and CDR 2020-08 or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. 3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. 4. The applicant shall submit a check for $2,530.25 made payable to the County of Riverside Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 2 of 18 for the filing of a Notice of Determination. The check shall be submitted to the Planning Division for processing within 48 hours of the project’s approval. PLANNING DIVISION 5. Tentative Parcel Map No. 37958 will expire two years from the date of approval unless within that period of time a Final Map has been filed with the County Recorder, or an extension of time is granted by the City Council in accordance with the State of California Subdivision Map Act and applicable requirements of the Lake Elsinore Municipal Code (LEMC). 6. Tentative Parcel Map No. 37958 shall comply with the State of California Subdivision Map Act), and applicable requirements contained in the LEMC, unless modified by these Conditions of Approval. 7. Conditional Use Permit No. 2020-09 shall lapse and become void two years following the date on which the conditional use permit became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the conditional use permit is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of this section shall run with the land and shall continue to be valid upon a change of ownership of the site or structure, which was the subject of the Conditional Use Permit application. 8. Commercial Design Review No. 2020-08 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two- year period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application. 9. 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. 10. 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. 11. The applicant shall provide all project-related on-site and off-site improvements as required by these Conditions of Approval. 12. 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 PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 3 of 18 Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy. 13. 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. 14. 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. 15. 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. 16. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site. OR The applicant shall submit a sign program for review and approval of the Planning Commission prior to installation. Sign plans submitted to the City for review shall incorporate City identification signs. 17. In accordance with Section 17.112.090.O. of the LEMC, establishments engaged in the concurrent sale of motor vehicle fuel with alcoholic beverages shall abide by the following requirements: a. No beer or wine shall be displayed within five feet of the cash register or the front door. b. No advertisement of alcoholic beverages shall be displayed at motor fuel islands. c. No sale of alcoholic beverages shall be made from a drive-in window. d. No display or sale of beer or wine shall be made from an ice tub. e. No beer or wine advertising shall be located on motor fuel islands and no self-illuminated advertising for beer or wine shall be located on buildings or windows. 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. 18. Graffiti shall be removed within 24 hours. 19. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours. 20. No outside overnight storage of inoperable vehicles shall occur at the site. 21. Since the project is proposed to be completed in phases, unimproved portions of the property should be maintained and kept in good repair as noted on the phasing plan exhibit. 22. 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 Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 4 of 18 central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan. 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. 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 Recordation of Final Map(s) 26. All lots shall comply with minimum standards set forth in General Commercial (C‐2) zoning designation of the LEMC. 27. A precise survey with closures for boundaries and all lots shall be provided per the LEMC. 28. All of the project improvements shall be designed by the applicant's Civil Engineer to the specifications of the City of Lake Elsinore. 29. Prior to recordation of a Final Map, the applicant shall initiate and complete the formation of a Property Owner’s Association (POA) which shall be approved by the City. All Association documents that address including, but not limited to, reciprocal easements, shall be submitted for review and approval by City Planning, Engineering and the City Attorney and upon City approval shall be recorded. Such documents shall include the Articles of Incorporation for the Association and Covenants, Conditions and Restrictions (CC&Rs). a. All slopes, landscaping within public right-of-way, all drainage basins, and common areas including but not limited to parking areas and drive aisles, shall be maintained by the (POA). b. Provisions to restrict parking upon other than approved and developed parking spaces shall be written into the CC&Rs for the project. Prior to Issuance of Grading Permits/Building Permits 30. The applicant shall pay all applicable City fees, including but not limited to Development Impact Fees (DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment. 31. 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, Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 5 of 18 prior to issuance of building permit shall approve screening plan. 32. Prior to issuance of Building Permit, the Applicant shall submit a photometric study to the Community Development Department for review and approval. The plan shall ensure that all exterior on-site lighting are shielded and directed on-site so as not to create glare onto neighboring properties and streets or allow illumination above the horizontal plane of the fixture. 33. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light fixtures shall be submitted for review and approval by the Director of Community Development, or their designee. Light fixtures shall compliment the architectural style of the buildings onsite. 34. Prior to the issuance of a Building Permit, the color, finish and pattern of all decorative paving onsite shall be submitted for review and approval by the Director of Community Development, or their designee. 35. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans (one full size set along with a PDF copy) shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. b. Mature specimen trees shall be planted on locations visible from public views. c. 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. d. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty- four inches (24”). e. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. f. No required tree planting bed shall be less than 5 feet wide. g. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks. h. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. i. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City’s adopted Landscape Guidelines. j. All landscape improvements shall be bonded 100% for material and labor for two years from installation sign-off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval/acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee. k. 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. l. Final landscape plan must be consistent with approved site plan. m. Final landscape plans to include planting and irrigation details. n. 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. o. No turf shall be permitted. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 6 of 18 p. Final landscape plans shall include plant palate selection that will complement adjacent properties such as the Launch Pointe. (Added by the PC on March 16, 2021) 36. 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. 37. 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 38. 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. 39. 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. 40. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as clubhouse, trach enclosure tot lots and picnic areas. 41. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial 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 277. 42. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District shall be submitted to the Building and Safety Department evidencing the payment or exemption from School Mitigation Fees. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 7 of 18 43. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 44. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 45. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. 46. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal 47. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of 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) 48. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. 49. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit(s) 50. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division. Prior to Beginning of Construction 51. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 8 of 18 ENGINEERING DEPARTMENT General 52. All new submittals for plan check or permit shall be made using the City’s online Citizen Self-Service Portal (CSSP). 53. All plans (Grading, Storm Drain, Street, Improvement, etc.) shall be 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, and City Standards unless otherwise noted or approved by City staff. 54. All required soils, geotechnical, hydrology/hydraulic, and seismic reports shall be prepared by a Registered Civil Engineer or other qualified license holder. 55. In accordance with the City’s Franchise Agreement for waste disposal and recycling, the developer shall be required to contract with CR&R Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. 56. For commercial, industrial or office projects, all refuse enclosures are required to provide adequate space for recycling bins. Verify and coordinate 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. 57. 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 the property owner or property owner’s association. Documentation of maintenance responsibility shall be recorded prior to occupancy. 58. 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. 59. Phasing plan, if any, shall be approved by the City Engineer prior to issuance of any permits. 60. Minimum good housekeeping and erosion and sediment control Best Management Practices (BMPs) as identified by the City shall be implemented by all projects. 61. AutoCAD: To facilitate the transfer to ARC GIS, the following guidelines are provided: 1. The applicant shall submit a digital AutoCAD file (.DWG format) of all Storm Drain system sheets including all appurtenances, features and attributes. 2. The DWG file shall be properly projected in NAD 1983 State Plane, California Zone 406. 3. All of the parts and elements of the designated system shall be represented discretely. 4. If possible, include in the attribute table basic data for each feature, such as diameter and length, as applicable, and for pipes including material (e.g. PVC, RCP, etc.) and slope. FEES 62. The developer shall pay all Engineering Department assessed Development Impact Fees Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 9 of 18 (DIF), Plan Check and Permit fees, and In-Lieu/Fair Share fees (LEMC 16.34): Traffic Infrastructure Fee (TIF) primary use – Due at Building Permit. o Commercial – $3.84 per square foot of buildings o Industrial – $0.81 per square foot of buildings o Office – $1.45 per square foot of buildings Transportation Uniform Mitigation Fee (TUMF) primary use – Due at occupancy. o Industrial – $1.81 per square foot of buildings o Retail – $7.50 per square foot of buildings o Service – $4.75 per square foot of buildings o Class A & B Office – $2.38 per square foot of buildings Master Plan of Drainage Fee – Due at Grading Permit o West Lake Elsinore District – $5,955 per gross acre Fair Share/In-Lieu fees calculated on a project basis Development Impact fees quoted are subject to change. Fees will be assessed at the prevalent the rate at time of payment in full. STORM WATER MANAGEMENT / POLLUTION PREVENTION Design 63. 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: a. General Permit – Construction b. Deminimus Discharges c. MS4 64. A Water Quality Management Plan (WQMP) (preliminary and final) shall be prepared using the Santa Ana Region 8 approved template and guidance and submitted for review and approval to the City. The Preliminary WQMP shall be approved prior to Planning Commission hearing. The Final WQMP shall be approved by the City prior to rough or precise grading plan approval and issuance of any permit for construction. 65. The Final WQMP shall be in substantial conformance with the preliminary WQMP approved prior to entitlement. 66. 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. i. GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment Control BMP locations. j. Hydrological Conditions of Concern (HCOC) – demonstrate that discharge flow rates, velocities, duration and volume for the post construction and condition from a Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 10 of 18 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. (Note the facilities may need to be larger due to the flood mitigation for the 10-year 6- and 24-hour rain events). k. The Operation and Maintenance (O&M) Plan and Agreement and/or Covenants, Conditions and Restrictions (CC&R) 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 (4) Provide for annual certification of water quality facilities by a registered civil engineer. The City format shall be used. For facilities in the right-of-way to be maintained by the City, the project shall annex into a CFD for funding. l. The grading and/or improvement plan shall include a table listing each stormwater facility, and the plan sheet where it appears. 67. The 2010 SAR MS4 Permit requires implementation of LID Principles and LI D Site Design, where feasible, to treat the pollutants of concern identified for the project, in the following manner (from highest to lowest priority): (Section XII.E.2, XII.E.3, and XII.E.7) a. Evaluate site for highest and best use applicability (Exemption for projects that discharge to the Lake). b. Preventative measures (these are mostly non-structural measures, e.g., minimizing impervious areas, conserving natural areas, minimizing directly connected impervious areas, etc.). c. The Project shall in order presented, infiltrate, harvest and use, evapotranspire and/or bio-treat the Design Capture Volume (DCV). d. The Project shall consider a properly engineered and maintained bio-treatment system only if infiltration, harvesting and use, and evapotranspiration cannot be feasibly implemented at the project site. e. Any portion of the DCV that is not infiltrated, harvested and used, evapotranspired, and/or bio-treated shall be treated and discharged in accordance with the requirements set forth in Section XII.G. 68. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. 69. Project onsite hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 70. Project trash enclosure shall be covered, bermed, and designed to divert drainage from adjoining paved areas and regularly maintained. 71. If CEQA identifies resources requiring Clear Water Act Section 401 Permitting, the developer shall obtain certification through the Santa Ana Regional Water Quality Control Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 11 of 18 Board and provide a copy to the Engineering Department. 72. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain” using the City authorized marker. 73. The Project shall use either volume-based and/or flow-based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. 74. The Project shall implement State Water Quality Control Board approved full-capture trash devices. This shall include installation of connector pipe screens on all on-site catch basins and off-site catch basins to which the project discharges. 75. All vehicle/equipment washing/steam cleaning areas must be self-contained and/or covered with a clarifier or other pretreatment facility, and properly connected to a sanitary sewer or other appropriately permitted disposal facility. The Owner/Applicant shall incorporate these vehicle/equipment washing requirements into project design and depict on plans, including detail plans as needed. 76. All restaurants and commercial food handling facilities must provide an area for washing/steam cleaning of equipment and accessories. The area must be self-contained, equipped with a grease trap, and properly connected to a sanitary sewer. If the wash area is located outdoors, it must be covered paved, have secondary containment, and be connected to the sanitary sewer or other appropriately permitted disposal facility. The Owner/Applicant shall incorporate these food facility requirements into project design and depict on plans, including detail plans as needed. Construction 77. 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. 78. 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. 79. Approval of the project Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. Post-Construction 80. Prior to issuance of a certificate of use and/occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, industrial/commercial, MS4, etc. to include: Demonstrate that all structural BMPs described in the BMP Exhibit from the project’s approved WQMP have been implemented, constructed and installed in conformance Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 12 of 18 with approved plans and specification. 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 BMPs identified in the project’s WQMP are installed and operation. Submit a copy of the fully executed, recorded Operations and Maintenance (O&M) Plan for all structural BMPs or a copy of the recorded City approved CC&R. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan or CC&Rs attached) are available for each of the initial occupants (commercial/industrial). Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of the Certificate of Use and/or Occupancy for the project to verify compliance wit the approved WQMP and O&M Plan. A signed/sealed certification from the engineer of work dated 12 months after Certificate of Occupancy will be considered in lieu of a Special Investigation by the City. Provide the City with a digital .pdf copy of the WQMP. 81. 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 developer 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 f urnished to the Fire Marshall, prior to the issuance of any Certificates of Use and Occupancy. LAND DIVISION / DEDICATION 82. The Developer shall submit for plan check review and approval for Parcel Map. 83. The Owner shall dedicate in fee title to the City, right-of-way along Lincoln Street adjacent to the property frontage for a total half -width right-of-way of 34 feet from centerline to the project property line on Lincoln Street. 84. The Owner shall dedicate in fee title to the City, right-of-way along Flannery Street adjacent to the property frontage for a total half -width right-of-way of 30 feet from centerline to the project property line on Flannery Street. 85. The Owner shall dedicate in fee title to Caltrans, State right-of-way along Riverside Drive adjacent to the property frontage for a total right-of-way of 67 feet from centerline to the project property line on Riverside Drive. 86. Prior to City Council approval of the Parcel Map, the Developer shall, in accordance with Government Code, have constructed all improvements or noted on the title sheet of the map the improvements to be constructed or have improvement plans submitted and approved, agreements executed and securities posted. 87. Monumentation shall be in accordance with LEMC 16.32 and Subdivision Map Act. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 13 of 18 88. Security and inspection fee for monumentation shall be paid and two contiguous monuments shall be inspected prior to scheduling approval of Parcel Map for City Council. UTILITIES 89. Arrangement for relocation of utility company facilities (power poles, vaults, etc.) on site and/or on roadway or alley shall be the responsibility of the property owner or his agent. 90. Overhead utilities (34.5 KV or lower) shall be undergrounded per LEMC 16.64. All power lines (temporary or permanent) shall comply with Caltrans Standards for vehicle clearance. 91. The Developer shall apply for, obtain and submit to the City Engineering Department a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (SCE NIL) – due prior to issuance of grading permit. 92. The Developer shall submit a copy of the “Will Serve” letter to the City Engineering Department from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure, volume, etc. – due prior to issuance of grading permit. GRADING 93. 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 site. The plan shall include separate sheets for erosion control, haul route and traffic control. 94. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage. 95. 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. 96. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is required prior to commencement of any grading activity. 97. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and property erosion control approved by the City. 98. Prior to issuance of 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. 99. 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. 100. No grading shall be performed without first having obtained a permit from the City Engineer. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 14 of 18 A grading permit does not include the construction of retaining walls or other structures for which a building permit is required. 101. A Soil/Geotechnical Report is required for any land disturbance. 102. A seismic study shall be submitted to identify earthquake faults, liquefaction and/or subsidence zones present on-site. A certified letter from a Registered Geologist or Geotechnical Engineer shall be submitted confirming the absence of this hazard prior to grading permit. 103. Haul – Import or Export: Prior to issuance of a Grading Permit, the 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 (e.g. burrowing owl). 105. Erosion & Sediment Control – Prior to 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 to grading and construction activities. The Erosion and Sediment Control Plan shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent transport into local drainages or waters by wind, rain, tracking, or dispersion. The plan shall also describe how the project will ensure that all BMPs will be maintained during construction of any future right-of-ways. 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. IMPROVEMENTS 106. A California Registered Civil Engineer shall prepare the improvement plans required for this project. Improvements shall be designed and constructed to City Standards. Improvement plans will be reviewed and approved by both the City and Caltrans. 107. Developer shall provide Public Street lighting consistent with the City Standards. Street light plans shall be submitted for City review and approval through CSSP. 108. Developer shall submit signing and striping plans for City review and approval through CSSP. 109. Improvements shall be designed and constructed to City of Lake Elsinore Standards and City Codes (LEMC 12.04, 16.34), or as directed or approved by the City Engineer. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 15 of 18 110. All improvements must comply with ADA standards. 111. The developer shall implement the project design features and mitigation measures identified in Section 10 of the Traffic Impact Analysis dated September 17, 2020, to the satisfaction of the City Engineer: a. Restripe median to provide two-way left turn lane on Lincoln Street between the project driveway and Flannery Street/Robin Drive. b. Construct the northbound approach to consist of one through lane and one two-way left turn lane on Lincoln Street at project driveway. c. Construct the southbound approach to consist of one shared through/right turn lane on Lincoln Street at project driveway. d. Construct the eastbound approach (project driveway) to consist of one inbound lane and one shared left/right turn lane with stop-control on Lincoln Street at project driveway. e. Construct the southbound approach (project driveway) to consist of one right turn only lane with stop-control at both project driveways at Riverside Drive. f. Construct eastbound approach to consist of one through lane at both project driveways at Riverside Drive. g. Construct westbound approach to consist of one shared through/right turn lane at both project driveways at Riverside Drive. 112. Developer shall construct ultimate half-width street improvements on Lincoln Street in conformance to the City General Plan Roadway Cross Sections for a Collector Highway. 113. Developer shall construct ultimate half-width street improvements on Riverside Drive in conformance to the City General Plan Roadway Cross Sections for an Urban Arterial Highway. Encroachment Permit from Caltrans will be required for all work done in the State right-of-way along Riverside Drive (SR74). 114. Developer shall construct the half-width street improvements for the cul-de-sac on Flannery Street. 115. Sight distance into and out of the project location shall comply with City of Lake Elsinore or Caltrans Standards. 116. 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 COAs and the permit issue letter shall be met prior to Encroachment Permit issuance. 117. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall be contained within the street right-of-way. When either of these criteria are exceeded, drainage facilities shall be provided. 118. All drainage facilities shall be constructed to Riverside County Flood Control District Standards. 119. 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- Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 16 of 18 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. 120. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. 121. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 122. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 123. Developer shall mitigate to prevent any flooding and/or erosion downstream caused by the development of the site and/or diversion of drainage. 124. By development of the site and/or diversion of drainage, the developer shall not add to the historic downstream storm water flows. 125. 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. Off-site facilities shall be maintained by the City with maintenance funded through a CFD or other City authorized assessment. PRIOR TO OCCUPANCY / FINAL APPROVAL 126. All public improvements shall be completed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer. 127. All required signing, striping and traffic control devices on-site and off-site shall be installed. 128. In the event of damage to City roads from hauling or other construction related activity, applicant shall repair or pay the cost of restoring the public roads to the baseline condition. 129. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 130. Final soil report showing compliance with recommendations, compaction reports, grade certifications, monument certification (with tie notes delineated on 8 ½” X 11” mylar) shall be submitted in .tif format on USB flash drive or electronically to the Engineering Department before final inspection will be scheduled. 131. As-built plans for all approved plan sets shall be submitted for review and approval by the City. The Developer is responsible for revising the original mylar plans. Once the original mylars have been approved, the applicant shall provide the City an electronic copy of the “as-built” plans in .tif format. 132. All final studies and reports shall be submitted in .tif format on a flash drive or delivered electronically. Studies and reports include, soils, seismic, hydrology, grading, WQMP, etc. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 17 of 18 CITY OF LAKE ELSINORE FIRE MARSHAL 133. 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. 134. The applicant must provide a fire hydrant system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Based on current standards, the required fire flow is estimated to be 2,375 GPM at 20 PSI for a 2 hour duration. Estimated fire flow is based on a 32,104 square foot building area with Type V-B construction per 2019 California Fire Code. 135. Prior to building permit issuance, install the approved water system, approved access roads, and contact the Fire Department for a verification inspection. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance Services) 136. Prior to approval of the Final Map, Parcel Map, Design Review, Conditional Use Permit or building permit (as applicable), the applicant shall annex into the Community Facilities District No. 2015-2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on-going operation and maintenance of the public right- of -way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right-of -way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non-refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. MITIGATION MONITORING AND REPORTING PROGRAM 137. The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring & Reporting Program for the Mitigated Negative Declaration (Environmental Review No. 2020-05; SCH # 2021010316) prepared for the Project. Conditions of Approval PC: March 16, 2021 PA 2020-92/TPM 37958/CUP 2020-09/CDR 2020-08 CC: April 13, 2021 Applicant’s Initials: _____ Page 18 of 18 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 City Council of the City of Lake Elsinore on _________. I also acknowledge that all Conditions shall be met as indicated. Date: Applicant’s Signature: Print Name: Address: Phone Number: Riverside/Lincoln Commercial General Plan Amendment No. 2020‐02 Zone Change No. 2020‐01 Tentative Parcel Map No. 37958 Conditional Use Permit No. 2020‐09 Commercial Design Review No. 2020‐08 Specific Plan Amendment No. 2020‐01 ENVIRONMENTAL REVIEW NO. 2020‐05 (FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION) Prepared for: City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 Contact: Damaris Abraham (951) 674‐3124 ext. 913 dabraham@Lake‐Elsinore.org Prepared by: Sophia Mitchell & Associates P.O. Box 1700 Gualala, CA 95445 March 5, 2021 1.0 Introduction and Summary Riverside/Lincoln Commercial 1-1 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 1.0 INTRODUCTION AND SUMMARY This Final Initial Study and Mitigated Negative Declaration (IS/MND) has been prepared in accordance with the California Environmental Quality Act (CEQA) as amended (Public Resources Code Section 21000 et seq.) and the CEQA Guidelines (California Administrative Code Section 15000 et seq.). CEQA Guidelines Sections 15074(b) and (d) state: “(b) Prior to approving a project, the decision‐making body of the lead agency shall consider the proposed negative declaration or mitigated negative declaration together with any comments received during the public review process. The decision‐making body shall adopt the proposed negative declaration or mitigated negative declaration only if it finds on the basis of the whole record before it (including the initial study and any comments received), that there is no substantial evidence that the project will have a significant effect on the environment and that the negative declaration or mitigated negative declaration reflects the lead agency's independent judgment and analysis.” “(d) When adopting a mitigated negative declaration, the lead agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to mitigate or avoid significant environmental effects.” In accordance with this requirement, the Riverside/Lincoln Commercial IS/MND is comprised of the following: Draft IS/MND, January 2021 This Final IS/MND document, March 2021 that incorporates the information required by Section 15074 of the CEQA Guidelines (included in this document); and A Mitigation Monitoring and Reporting Program (included in this document). Format of the Final IS/MND This document is organized as follows: Section 1.0 Introduction and Summary This section describes CEQA requirements and content of this Final IS/MND. Section 2.0 Corrections and Additions This section provides a list of those revisions made to the Draft IS/MND subsequent to release of the Draft IS/MND for public review. 1.0 Introduction and Summary Riverside/Lincoln Commercial 1-2 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Section 3.0 Responses to Comment Letters Received on the Draft IS/MND This section includes the comment letters received during the 30‐day public review period and individual responses to written comment. Section 4.0 Mitigation Monitoring and Reporting Program This section provides a program of monitoring or reporting to ensure that the provisions or revisions are complied with during implementation of the project. Section 5.0 CEQANet Posting Information This section contains a copy of the on‐line listing for the project on the State Clearinghouse CEQANet webpage. 2.0 Corrections and Additions Riverside/Lincoln Commercial 2-1 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2.0 CORRECTIONS AND ADDITIONS The following table summarizes the changes to the Draft IS/MND. Changes to the IS/MND were based upon public comment and are clarification items. None of the changes resulted in a change of significance conclusions and recirculation of the CEQA document is not required. Page IS/MND Section Summary of Change 7 Project Description Addition to Table 1 (Project Design Features –Commercial Development) to note the project will comply with applicable air district rules. 41 Air Quality Description of the role of South Coast Air Quality Management District in permitting the proposed gasoline station and a summary of applicable district rules that the project will be required to comply with. 46 Air Quality Addition of information on emissions from gasoline storage and dispensing emissions to address a comment from South Coast Air Quality Management District. The addition of this information did not change the air quality conclusion for the project. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-1 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 3.0 RESPONSE TO WRITTEN COMMENTS This section contains responses to all comment letters received on the January 2021 Draft IS/MND. Six letters were received during the 30‐day comment period, which closed February 26, 2020 (Table 3‐1). Table 3‐1. Comment Letters Number Letter Preparer Date 1 Riverside Transit Authority 2/19/21 2 South Coast Air Quality Management District 2/25/21 3 Riverside County Flood Control and Water Conservation District (Letter 1) 2/24/21 4 Riverside County Flood Control and Water Conservation District (Letter 2) 2/24/21 5 Rincon Band of Luiseño Indians 2/22/21 6 Aziz and Susan Elmorabit 1/31/21 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-2 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 1‐1 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-3 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Letter 1 Riverside Transit Authority 1‐1 This comment requests an ADA‐compliant, connected sidewalk on Lincoln Street. This has already been included in the project design. The project applicant will construct the sidewalk along the project frontage with Lincoln Street and provide one ADA‐compliant connection from the sidewalk to the project. The project applicant will also construct the sidewalk along the project frontage with Riverside Drive and provide three ADA‐compliant connections. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-4 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2‐1 2‐2 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-5 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2‐2 Cont. 2‐3 2‐4 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-6 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2‐4 Cont. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-7 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2‐5 2‐6 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-8 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2‐6 Cont. 2‐7 2‐8 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-9 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2‐8 Cont. 2‐9 2‐10 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-10 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Letter 2 South Coast Air Quality Management District 2‐1 This comment provides introductory comments and summarizes the project description. This comment does not raise any specific environmental topics. 2‐2 This comment summarizes the air quality and health risk assessment provided in the Draft IS/MND and the Air Quality Report prepared for the project but does not raise any specific environmental comments. 2‐3 This comment provides a summary of SCAQMD’s more detailed comments later on in the letter. These comments relate to quantification of reactive organic gases (ROG), the model selected for the air dispersion modeling, the health risk assessment and the SCAQMD’s permits and rules. These comments are provided and responded to in more detail in responses 2‐5 through 2‐10, below. 2‐4 This comment provides closing remarks and the commenter requests written responses be provided to SCAQMD prior to adoption of the Final MND. The City will provide SCAQMD a copy of the response to comments and the Final MND. 2‐5 This comment requests analysis of ROG emissions generated from the gasoline storage tanks or gasoline transfer and dispensing activities. The project will adhere to SCAQMD Rule 461 (Gasoline Transfer and Dispensing) and will utilize a 6B Scenario which includes Phase 1 and Phase II enhanced vapor recovery system, with vent valves and would have an overall efficiency for breathing and refueling of 1.27 lbs/1000 gal (Source: CAPCOA, 1997)1. The rate identified would include VOC sources to include loading, breathing, refueling and spillage. The project would dispense 2 million gallons of gasoline per year. Based on this, the transfer and dispensing activities would emit 2,000,000/1000 or 2,000*1.27 or 2,540 lbs of ROG per year or 6.96 lb/day of ROG. As shown in Table 5 of the Draft IS/MND, per CalEEMod, the project will generate 12.25 lb/day of ROG. When combined with the additional 6.96 lb/day of ROG from gasoline dispensing operations, the project would have a total daily ROG generation of 19.21 lb/day. Since the daily threshold is 55 lb/day, no significant ROG impact would be expected. This information has been added to page 46 of the Final IS/MND. There is no change in the conclusions regarding the projects air quality impacts with this additional information. All air quality impacts will be less than significant. 2‐6 This comment addresses the construction source emissions for the project and how they were modeled in the air quality analysis. Construction air quality health risks are based on long term averages (70 years). Based on CalEEMod, the total annual emissions in terms of tons were utilized. Since the construction equipment would operate over the entire site and since the emissions utilized are the total cumulative emissions, it is appropriate to treat the site as an area 1 https://ww2.arb.ca.gov/sites/default/files/classic//ab2588/rrap‐iwra/gasiwra.pdf 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-11 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 average with an emission rate based on the cumulative total emission generated. If a multiple source scenario were used using multiple fixed locations, the results would represent only a snapshot at a given moment and would yield a random result based on point source locations selected. Based on the methodology utilized, using a multiple source software such as AERMOD would not be necessary. 2‐7 This comment addresses the modeling options that were selected for the AERMOD model run for the Health Risk Assessment prepared for the project. The model originally used a rural dispersion modeling option and two years of meteorological data. Based upon this comment the AERMOD model was rerun using five years of meteorological data. Please see the attached memorandum and model run out prepared by LDN Consulting (2021) and included at the end of the response to this comment letter. The Health Risk Analysis utilized the latest AERMOD 19191 using the BREEZE AERMOD interface since multiple sources are identified. The comment indicated that the model was run using only two years of meteorological data. Based upon this comment, the model was rerun using the entire range of the five years of meteorological data. The use of five years of data did not significantly alter the results. Under the scenario using five years of data, Receptor 1 increased by 0.001 μg/m3 and receptors 2, 3 and 4 decreased by 0.001 μg/m3. The model output for the five‐year scenario is attached. Since there was not a significant change in results, no significant changes would be expected to health risk findings and a less than significant impact would remain. A summary of the emission concentrations from the existing report using the two years of meteorological data and the emissions concentrations using the 5 years of meteorological data are shown in Tables 1 and 2. Table 1. Annualized Benzene Concentrations (Existing Analysis with Two Years of Meteorological Data) Receptor # Concentration (μg/m3) Per Million Gallons Project Concentration (μg/m3) 2,000,000 gallons 1 0.042 0.084 2 0.028 0.056 3 0.015 0.03 4 0.011 0.022 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-12 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Table 2. Annualized Benzene Concentrations (Additional Analysis Using 5 years of Meteorological Data) Receptor # Concentration (μg/m3) Per Million Gallons Project Concentration (μg/m3) 2,000,000 gallons 1 0.043 0.086 2 0.026 0.052 3 0.014 0.028 4 0.010 0.02 With regard to rural versus urban options for modeling, the AERMOD dispersion model was modeled using rural dispersion. Rural dispersion will yield the most conservative emission concentrations based on EPA Guidance per Page 15 of the document used for Gasoline Service Stations (Source: CAPCOA, 1997). The PDF can be downloaded at: https://ww2.arb.ca.gov/sites/default/files/classic//ab2588/rrap‐iwra/gasiwra.pdf. The information used for this determination is as follows: “In general, rural dispersion coefficients yield risks more than three times larger than urban coefficients at distances between 20 and 60 meters from the center of the facility. Due to the diversity of land use throughout California, each district should select the appropriate dispersion coefficient appropriate for the location of each gasoline station. If a district is unsure which coefficient to use, then the EPA default, rural dispersion coefficients should be used as an initial screen.” 2‐8 This comment addresses the Health Risk Assessment prepared for the project and requests the analysis expand to include potential toxic air contaminant effects to off‐site workers at nearby commercial uses. The Health Risk assessment focused only on sensitive residential receptors as these are the worst‐case locations. The nearest sensitive residential receptor would be the single family residential to the north approximately 230 feet to the nearest pump location and would be most appropriate based on guidance from OEHHA 2015, which can be found on page 8‐6 at https://oehha.ca.gov/media/downloads/crnr/2015guidancemanual.pdf. Risks at residential receptors are calculated using factors to include 24‐hour exposure for all residents, age sensitivity factors of 10 times for 3rd Trimester, 0‐2 years old and a factor of 3 for ages 2‐16 and a 30‐year duration. Worker risk calculations on the other hand assume all workers are 16 and older and are exposed for only 8 hours per day. Also, the exposure duration is only 25 years. Therefore, the calculated risk factors are greater for residential receptors. Since the calculations for exposed workers would be less than residential exposure, new calculations are not necessary. All offsite worker receptor locations would have less impacts than those identified for the residential receptors. Both nearby residents and workers would experience less than significant air toxic impacts resulting from the project. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-13 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 2‐9 This comment addresses SCAQMD Permits and Rules. The project applicant will be responsible for submitting the required permit application for the proposed gasoline station to SCAQMD for review. The City understand that SCAQMD will rely on this CEQA document as the basis for evaluating the permits under CEQA and imposing permit conditions and limits. The IS/MND and Air Quality Technical Report fully and adequately evaluated potential impacts from the gas station. This comment also references that SCAQMD uses OEHHA methodology for determining operational health impacts for permitting applications and for all CEQA projects where SCAQMD is the Lead Agency. The Health Risk Assessment modeling prepared for the project used the 2015 revised OEHHA methodology. 2‐10 This comment requests the MND include a discussion of SCAQMD Rule 1401 (New Source Review for Toxic Air Contaminants), Rule 201 (Permit to Construct), Rule 203 (Permit to Operate), Rule 431.2 (Sulfur Content of Liquid Fuels) and Rule 461 (Gasoline Transfer and Dispensing). A discussion of these rules has been added to the Final IS/MND on page 41. The project will comply with all applicable District rules. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-14 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 3‐1 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-15 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 3‐1 Cont. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-16 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Letter 3 Riverside County Flood Control and Water Conservation District 3‐1 This comment letter from the Riverside County Flood Control and Water Conservation District addresses TPM 37958, the proposed commercial development at Riverside/Lincoln. The project site is located within the limits of the District’s West Elsinore Drainage Area Plan for which drainage fees have been adopted. The project applicant will pay all applicable fees associated with the addition of impervious surfaces. The project will comply with all National Pollution Discharge Elimination System (NPDES) requirements. This site is not within a FEMA mapped floodplain and a Conditional Letter of Map Revision is not required for this site. The project will not impact any resources which would require regulatory permits from California Department of Fish and Wildlife, Regional Water Quality Control Board or the US Army Corps of Engineers. No changes were made to the Draft IS/MND based upon this comment letter. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-17 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 LDN Consulting, Inc. Supplemental Memorandum February 26, 2021 42428 Chisolm Trail Murrieta, CA 92562 phone 760-473-1253 www.ldnconsulting.net fax 760-689-4943 2/26/2021 19-53 Riverside and Lincoln AQ Memo 1 February 26, 2021 Sophia Habl Mitchell Sophia Mitchell & Associates PO BOX 1700 Gualala, CA 95445 RE: Air Quality and Health Risk Comment Reponses - Riverside and Lincoln Commercial Development City of Lake Elsinore, CA South Coast Air Quality Management District (SCAQMD) staff provided comments to the City of Lake Elsinore dated February 25,2021. The comments specifically addressed the Air Quality and Health Risk reports for the Riverside and Lincoln Commercial development project. SCAQMDs letter provided a summary as well as an attachment where all specific comments are provided and are numbered 1-4. Some of the comments have multiple topics so are further broken down into letters within this response. 1. The proposed project will utilize a 6B Scenario which includes Phase 1 and Phase II, with Vent Valves and would have an overall Efficiency for Breathing and Refueling of 1.27 lbs/1000 gal (Source: CAPCOA, 1997). The following link can be used to download the reference:https://ww2.arb.ca.gov/sites/default/files/classic//ab2588/rrap- iwra/gasiwra.pdf. The rate identified would include VOC sources to include Loading, Breathing, Refueling and Spillage. The project would dispense 2 Million Gallons per year. Based on this, the ROG would be 2,000,000/1000 or 2,000*1.27 or 2,540 lbs ROG per year or 6.96 lb/day ROG. The project will generate 12.25 lb/day ROG as was calculated by CalEEMod and would have a total daily ROG generation of 19.21 lb/day. Since the daily threshold is 55 lb/day, no significant ROG impact would be expected. Additionally, it should be noted that the project would meet all requirements of SCAQMD Rule 461. 2A. Construction Air Quality Health Risks are based on long term averages (70 years). Based on CalEEMod, the total annual emissions in terms of tons were utilized. Since the construction equipment would operate over the entire site and since the emissions utilized are the total cumulative emissions, it is appropriate to treat the site as an area average with an emission rate based on the cumulative total emission generated. If a multiple source scenario were used using multiple fixed locations, the results would represent only a snapshot at a given moment and would yield a random result based on point source Sophia Habl Mitchell Sophia Mitchell & Associates PO BOX 1700 Gualala, CA 95445 Ldn Consulting, Inc. 42428 Chisolm Trail Murrieta CA 92562 phone 760-473-1253 2/26/2021 19-53 Riverside and Lincoln AQ Memo 2 locations selected. Based on the methodology utilized, using a multiple source software such as AERMOD would not be necessary. 2B. The Health Risk Analysis utilized the latest AERMOD 19191 using the BREEZE AERMOD interface since multiple sources are identified. The comment indicated that the model was ran using only two years of MET data. The model was reran using the entire range of the 5 year meteorological data. The data did not significantly alter the results and had a mixed result. What was found was Receptor 1 increased by 0.001 μg/m3 and receptors 2-4 decreased by 0.001 μg/m3. The Model output for five-year scenario is attached. Since there was not a significant change in results, no significant changes would be expected to health risk findings and a less than significant impact would remain. A summary of the emission concentrations from the existing report using the 2 years of MET data and the emissions concentrations using the 5 years of MET data are shown in Tables 1 and 2 below: Table 1: Annualized Benzene Concentrations (Existing Report 2 Years of Met Data) Receptor # Concentration (μg/m3) Per Million Gallons Project Concentration (μg/m3) 2 Million Gallons 1 0.042 0.084 2 0.028 0.056 3 0.015 0.03 4 0.011 0.022 Table 2: Annualized Benzene Concentrations (Revised using 5 years of MET Data) Receptor # Concentration (μg/m3) Per Million Gallons Project Concentration (μg/m3) 2 Million Gallons 1 0.043 0.086 2 0.026 0.052 3 0.014 0.028 4 0.010 0.02 2C. The AERMOD dispersion model was modeled using rural dispersion. Rural dispersion will yield the most conservative emission concentrations based on EPA Guidance per Page 15 of the document used for Gasoline Service Stations (Source: CAPCOA, 1997). The PDF can be downloaded at: https://ww2.arb.ca.gov/sites/default/files/classic//ab2588/rrap- iwra/gasiwra.pdf. The information used for this determination is as follows: Sophia Habl Mitchell Sophia Mitchell & Associates PO BOX 1700 Gualala, CA 95445 Ldn Consulting, Inc. 42428 Chisolm Trail Murrieta CA 92562 phone 760-473-1253 2/26/2021 19-53 Riverside and Lincoln AQ Memo 3 “In general, rural dispersion coefficients yield risks more than three times larger than urban coefficients at distances between 20 and 60 meters from the center of the facility. Due to the diversity of land use throughout California, each district should select the appropriate dispersion coefficient appropriate for the location of each gasoline station. If a district is unsure which coefficient to use, then the EPA default, rural dispersion coefficients should be used as an initial screen.” 3. The Health Risk assessment focuses on sensitive residential receptors only as these are the worst-case locations. The receptors were located very close to the proposed gasoline service station and would be most appropriate based on guidance from OEHHA, 2015 and can be found at https://oehha.ca.gov/media/downloads/crnr/2015guidancemanual.pdf. Risks at residential receptors are calculated using factors to include 24 hour exposure for all residents, age sensitivity factors of 10 times for 3rd Trimester, 0-2 years old and a factor of 3 for ages 2-16 and a 30 year duration. Worker risk calculations on the other hand assume all workers are 16 and older are exposed for only 8 hours per day. Also, the exposure duration is only 25 years. Given this, the calculation is not necessary. Since the calculations would for exposed workers would be less than residential exposure all offsite workers would have less than significant impacts from the Project. OEHHA guidelines from 2015 are shown on page 8-6. 4. AQMD Rules are expected and will be included in the MND final documents. Based on review of the comments, changes to the reports would not be necessary. No additional mitigation would be necessary and less than significant Air Quality impacts would be expected under CEQA. Sincerely Ldn Consulting, Jeremy Louden Attachment A: AERMOD output using 5-Years of MET Data 1 AERMOD PRIME ‐ (DATED 19191) AERMODPrMSPx VERSION (C) COPYRIGHT 1998‐2017, Trinity Consultants Run Began on 2/26/2021 at 10:58:14 ** BREEZE AERMOD ** Trinity Consultants ** VERSION 9.0 CO STARTING CO TITLEONE Benzene CO MODELOPT DFAULT CONC NODRYDPLT NOWETDPLT CO RUNORNOT RUN CO AVERTIME ANNUAL CO POLLUTID OTHER CO FINISHED SO STARTING SO ELEVUNIT METERS SO LOCATION QYS54001 POINT 465285.7 3726338.6 0 ** SRCDESCR Loading SO LOCATION QYS54004 POINT 465285.7 3726338.6 0 ** SRCDESCR Breathing SO LOCATION QYS54007 VOLUME 465250.1 3726310.3 0 ** SRCDESCR spillage SO LOCATION QYS54008 VOLUME 465248.6 3726308.4 0 ** SRCDESCR spillage SO LOCATION QYS54009 VOLUME 465253.9 3726303.9 0 ** SRCDESCR spillage SO LOCATION QYS5400A VOLUME 465254 3726316 0 ** SRCDESCR spillage SO LOCATION QYS5400B VOLUME 465255.9 3726318.4 0 ** SRCDESCR spillage SO LOCATION QYS5400C VOLUME 465259.9 3726311.7 0 ** SRCDESCR spillage SO LOCATION QYS5400D VOLUME 465261.6 3726313.6 0 ** SRCDESCR spillage SO LOCATION QYS5400E VOLUME 465267.6 3726321.4 0 ** SRCDESCR spillage SO LOCATION QYS5400F VOLUME 465266.3 3726319.2 0 ** SRCDESCR spillage SO LOCATION QYS5400G VOLUME 465262.4 3726325.8 0 ** SRCDESCR spillage SO LOCATION QYS5400H VOLUME 465260.8 3726323.9 0 ** SRCDESCR spillage SO LOCATION QYS5400I VOLUME 465272.8 3726327.3 0 ** SRCDESCR spillage SO LOCATION QYS5400J VOLUME 465274.2 3726329.1 0 ** SRCDESCR spillage SO LOCATION QYS5400K VOLUME 465267 3726331.8 0 ** SRCDESCR spillage SO LOCATION QYS54013 VOLUME 465250.1 3726310.3 0 ** SRCDESCR Refueling SO LOCATION QYS54014 VOLUME 465248.6 3726308.4 0 ** SRCDESCR Refueling SO LOCATION QYS54015 VOLUME 465253.9 3726303.9 0 ** SRCDESCR Refueling SO LOCATION QYS54016 VOLUME 465254 3726316 0 ** SRCDESCR Refueling SO LOCATION QYS54017 VOLUME 465255.9 3726318.4 0 ** SRCDESCR Refueling SO LOCATION QYS54018 VOLUME 465259.9 3726311.7 0 ** SRCDESCR Refueling SO LOCATION QYS54019 VOLUME 465261.6 3726313.6 0 ** SRCDESCR Refueling SO LOCATION QYS5401A VOLUME 465267.6 3726321.4 0 ** SRCDESCR Refueling SO LOCATION QYS5401B VOLUME 465266.3 3726319.2 0 ** SRCDESCR Refueling SO LOCATION QYS5401C VOLUME 465262.4 3726325.8 0 ** SRCDESCR Refueling SO LOCATION QYS5401D VOLUME 465260.8 3726323.9 0 ** SRCDESCR Refueling SO LOCATION QYS5401E VOLUME 465272.8 3726327.3 0 ** SRCDESCR Refueling SO LOCATION QYS5401F VOLUME 465274.2 3726329.1 0 ** SRCDESCR Refueling SO LOCATION QYS5401G VOLUME 465267 3726331.8 0 ** SRCDESCR Refueling SO LOCATION QYS5401H VOLUME 465269.1 3726333.5 0 ** SRCDESCR spillage SO LOCATION QYS5401I VOLUME 465255.6 3726305.7 0 ** SRCDESCR Refueling SO LOCATION QYS5401J VOLUME 465269.1 3726333.5 0 ** SRCDESCR Refueling SO LOCATION QYS5401K VOLUME 465255.6 3726305.7 0 ** SRCDESCR spillage SO SRCPARAM QYS54001 3.63E‐06 3.66 291 0.00035 0.05 SO SRCPARAM QYS54004 1.08E‐06 3.66 288.7 0.000106 0.05 SO SRCPARAM QYS54007 3.78E‐06 1 3 4 SO SRCPARAM QYS54008 3.78E‐06 1 3 4 SO SRCPARAM QYS54009 3.78E‐06 1 3 4 SO SRCPARAM QYS5400A 3.78E‐06 1 3 4 SO SRCPARAM QYS5400B 3.78E‐06 1 3 4 SO SRCPARAM QYS5400C 3.78E‐06 1 3 4 SO SRCPARAM QYS5400D 3.78E‐06 1 3 4 SO SRCPARAM QYS5400E 3.78E‐06 1 3 4 SO SRCPARAM QYS5400F 3.78E‐06 1 3 4 SO SRCPARAM QYS5400G 3.78E‐06 1 3 4 SO SRCPARAM QYS5400H 3.78E‐06 1 3 4 SO SRCPARAM QYS5400I 3.78E‐06 1 3 4 SO SRCPARAM QYS5400J 3.78E‐06 1 3 4 SO SRCPARAM QYS5400K 3.78E‐06 1 3 4 SO SRCPARAM QYS54013 2.00625E‐06 1 3 4 SO SRCPARAM QYS54014 2.00625E‐06 1 3 4 SO SRCPARAM QYS54015 2.00625E‐06 1 3 4 SO SRCPARAM QYS54016 2.00625E‐06 1 3 4 SO SRCPARAM QYS54017 2.00625E‐06 1 3 4 SO SRCPARAM QYS54018 2.00625E‐06 1 3 4 SO SRCPARAM QYS54019 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401A 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401B 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401C 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401D 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401E 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401F 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401G 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401H 3.78E‐06 1 3 4 SO SRCPARAM QYS5401I 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401J 2.00625E‐06 1 3 4 SO SRCPARAM QYS5401K 3.78E‐06 1 3 4 SO BUILDHGT QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54001 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDHGT QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDWID QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO BUILDLEN QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO XBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO YBADJ QYS54004 0.00 0.00 0.00 0.00 0.00 0.00 SO SRCGROUP ALL SO FINISHED RE STARTING RE ELEVUNIT METERS RE GRIDCART QYS5401Q STA ** GRDDESCR Grided Receptor RE GRIDCART QYS5401Q XYINC 464892 21 33.8 3726577.8 21 ‐30.7 RE GRIDCART QYS5401Q ELEV 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 6 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 7 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 9 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 11 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 12 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 13 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 14 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 15 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 16 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 17 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 18 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 19 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 20 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q ELEV 21 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 5 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 6 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 7 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 9 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 11 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 12 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 13 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 14 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 15 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 16 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 17 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 18 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 19 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 20 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q HILL 21 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RE GRIDCART QYS5401Q END RE DISCCART 465255.6 3726399.7 0 0 ** SENSITIV ** RCPDESCR H1 RE DISCCART 465175.6 3726376.6 0 0 ** SENSITIV ** RCPDESCR H2 RE DISCCART 465123.7 3726308 0 0 ** SENSITIV ** RCPDESCR H3 RE DISCCART 465161.2 3726157.4 0 0 ** SENSITIV ** RCPDESCR H4 RE FINISHED ME STARTING ME SURFFILE "C:\Users\RYAN~1.DES\OneDrive\LDNONE~1\COUNTY~2\CITYOF~1\20‐15R~1\AERMOD\ELSI8.SFC" ** SURFFILE "C:\Users\RYAN~1.DES\OneDrive\LDNONE~1\COUNTY~2\CITYOF~1\20‐15R~1\AERMOD\ELSI8.SFC" ME PROFFILE "C:\Users\RYAN~1.DES\OneDrive\LDNONE~1\COUNTY~2\CITYOF~1\20‐15R~1\AERMOD\ELSI8.PFL" ** PROFFILE "C:\Users\RYAN~1.DES\OneDrive\LDNONE~1\COUNTY~2\CITYOF~1\20‐15R~1\AERMOD\ELSI8.PFL" ME SURFDATA 0 2008 ME UAIRDATA 3190 2008 ME SITEDATA 00099999 2008 ME PROFBASE 0 METERS ME FINISHED OU STARTING OU FILEFORM FIX OU PLOTFILE ANNUAL ALL ALL`ANNUAL.plt 10000 OU FINISHED ** ***************************************************************************** ** It is recommended that the user not edit any data below this line ** ***************************************************************************** ** BUILDING BLD 0 0 0 5 5 ** BUILDING IDN QYS54002 ** BUILDING NAM Building1 ** BUILDING CRN 465239.4 3726357.9 ** BUILDING CRN 465221.7 3726336.8 ** BUILDING CRN 465233.7 3726327.7 ** BUILDING CRN 465251 3726349.3 ** BUILDING CRN 465239.4 3726357.9 ** BUILDING BLD 0 0 0 5 5 ** BUILDING IDN QYS54003 ** BUILDING NAM Building 2 ** BUILDING CRN 465206.9 3726300.1 ** BUILDING CRN 465229.9 3726282.1 ** BUILDING CRN 465221.7 3726271.2 ** BUILDING CRN 465198.2 3726288.7 ** BUILDING CRN 465206.9 3726300.1 ** AMPTYPE ** AMPDATUM ‐1 ** AMPZONE ‐1 ** AMPHEMISPHERE ** PROJECTIONWKT PROJCS["UTM_6326_Zone11",GEOGCS["WGS_84",DATUM["World_Geodetic_System_1984",SPHEROID["WGS_1984",6378137,298.2572235 63],TOWGS84[0,0,0,0,0,0,0]],PRIMEM["Greenwich",0],UNIT["Degree",0.0174532925199433]],PROJECTION["Universal_Transver se_Mercator"],PARAMETER["Zone",11],UNIT["Meter",1,AUTHORITY["EPSG","9001"]]] ** PROJECTION UTM ** DATUM WGE ** UNITS METER ** ZONE 11 ** HEMISPHERE N ** ORIGINLON 0 ** ORIGINLAT 0 ** PARALLEL1 0 ** PARALLEL2 0 ** AZIMUTH 0 ** SCALEFACT 0 ** FALSEEAST 0 ** FALSENORTH 0 ** POSTFMT UNFORM ** TEMPLATE USERDEFINED ** AERMODEXE AERMOD_BREEZE_19191_64.EXE ** AERMAPEXE AERMAP_EPA_18081_64.EXE *********************************** *** SETUP Finishes Successfully *** *********************************** *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 1 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** MODEL SETUP OPTIONS SUMMARY *** ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ **Model Is Setup For Calculation of Average CONCentration Values. ‐‐ DEPOSITION LOGIC ‐‐ **NO GAS DEPOSITION Data Provided. **NO PARTICLE DEPOSITION Data Provided. **Model Uses NO DRY DEPLETION. DRYDPLT = F **Model Uses NO WET DEPLETION. WETDPLT = F **Model Uses RURAL Dispersion Only. **Model Uses Regulatory DEFAULT Options: 1. Stack‐tip Downwash. 2. Model Accounts for ELEVated Terrain Effects. 3. Use Calms Processing Routine. 4. Use Missing Data Processing Routine. 5. No Exponential Decay. **Other Options Specified: TEMP_Sub ‐ Meteorological data includes TEMP substitutions **Model Assumes No FLAGPOLE Receptor Heights. **The User Specified a Pollutant Type of: OTHER **Model Calculates ANNUAL Averages Only **This Run Includes: 34 Source(s); 1 Source Group(s); and 445 Receptor(s) with: 2 POINT(s), including 0 POINTCAP(s) and 0 POINTHOR(s) and: 32 VOLUME source(s) and: 0 AREA type source(s) and: 0 LINE source(s) and: 0 RLINE/RLINEXT source(s) and: 0 OPENPIT source(s) and: 0 BUOYANT LINE source(s) with 0 line(s) **Model Set To Continue RUNning After the Setup Testing. **The AERMET Input Meteorological Data Version Date: 14134 **Output Options Selected: Model Outputs Tables of ANNUAL Averages by Receptor Model Outputs External File(s) of High Values for Plotting (PLOTFILE Keyword) **NOTE: The Following Flags May Appear Following CONC Values: c for Calm Hours m for Missing Hours b for Both Calm and Missing Hours **Misc. Inputs: Base Elev. for Pot. Temp. Profile (m MSL) = 0.00 ; Decay Coef. = 0.000 ; Rot. Angle = 0.0 Emission Units = GRAMS/SEC ; Emission Rate Unit Factor = 0.10000E+07 Output Units = MICROGRAMS/M**3 **Approximate Storage Requirements of Model = 3.6 MB of RAM. **Input Runstream File: aermod.inp **Output Print File: aermod.out *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 2 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** POINT SOURCE DATA *** NUMBER EMISSION RATE BASE STACK STACK STACK STACK BLDG URBAN CAP/ EMIS RATE SOURCE PART. (GRAMS/SEC) X Y ELEV. HEIGHT TEMP. EXIT VEL. DIAMETER EXISTS SOURCE HOR SCALAR ID CATS. (METERS) (METERS) (METERS) (METERS) (DEG.K) (M/SEC) (METERS) VARY BY ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ QYS54001 0 0.36300E‐05 465285.7 3726338.6 0.0 3.66 291.00 0.00 0.05 NO NO NO QYS54004 0 0.10800E‐05 465285.7 3726338.6 0.0 3.66 288.70 0.00 0.05 NO NO NO *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 3 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** VOLUME SOURCE DATA *** NUMBER EMISSION RATE BASE RELEASE INIT. INIT. URBAN EMISSION RATE SOURCE PART. (GRAMS/SEC) X Y ELEV. HEIGHT SY SZ SOURCE SCALAR VARY ID CATS. (METERS) (METERS) (METERS) (METERS) (METERS) (METERS) BY ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ QYS54007 0 0.37800E‐05 465250.1 3726310.3 0.0 1.00 3.00 4.00 NO QYS54008 0 0.37800E‐05 465248.6 3726308.4 0.0 1.00 3.00 4.00 NO QYS54009 0 0.37800E‐05 465253.9 3726303.9 0.0 1.00 3.00 4.00 NO QYS5400A 0 0.37800E‐05 465254.0 3726316.0 0.0 1.00 3.00 4.00 NO QYS5400B 0 0.37800E‐05 465255.9 3726318.4 0.0 1.00 3.00 4.00 NO QYS5400C 0 0.37800E‐05 465259.9 3726311.7 0.0 1.00 3.00 4.00 NO QYS5400D 0 0.37800E‐05 465261.6 3726313.6 0.0 1.00 3.00 4.00 NO QYS5400E 0 0.37800E‐05 465267.6 3726321.4 0.0 1.00 3.00 4.00 NO QYS5400F 0 0.37800E‐05 465266.3 3726319.2 0.0 1.00 3.00 4.00 NO QYS5400G 0 0.37800E‐05 465262.4 3726325.8 0.0 1.00 3.00 4.00 NO QYS5400H 0 0.37800E‐05 465260.8 3726323.9 0.0 1.00 3.00 4.00 NO QYS5400I 0 0.37800E‐05 465272.8 3726327.3 0.0 1.00 3.00 4.00 NO QYS5400J 0 0.37800E‐05 465274.2 3726329.1 0.0 1.00 3.00 4.00 NO QYS5400K 0 0.37800E‐05 465267.0 3726331.8 0.0 1.00 3.00 4.00 NO QYS54013 0 0.20062E‐05 465250.1 3726310.3 0.0 1.00 3.00 4.00 NO QYS54014 0 0.20062E‐05 465248.6 3726308.4 0.0 1.00 3.00 4.00 NO QYS54015 0 0.20062E‐05 465253.9 3726303.9 0.0 1.00 3.00 4.00 NO QYS54016 0 0.20062E‐05 465254.0 3726316.0 0.0 1.00 3.00 4.00 NO QYS54017 0 0.20062E‐05 465255.9 3726318.4 0.0 1.00 3.00 4.00 NO QYS54018 0 0.20062E‐05 465259.9 3726311.7 0.0 1.00 3.00 4.00 NO QYS54019 0 0.20062E‐05 465261.6 3726313.6 0.0 1.00 3.00 4.00 NO QYS5401A 0 0.20062E‐05 465267.6 3726321.4 0.0 1.00 3.00 4.00 NO QYS5401B 0 0.20062E‐05 465266.3 3726319.2 0.0 1.00 3.00 4.00 NO QYS5401C 0 0.20062E‐05 465262.4 3726325.8 0.0 1.00 3.00 4.00 NO QYS5401D 0 0.20062E‐05 465260.8 3726323.9 0.0 1.00 3.00 4.00 NO QYS5401E 0 0.20062E‐05 465272.8 3726327.3 0.0 1.00 3.00 4.00 NO QYS5401F 0 0.20062E‐05 465274.2 3726329.1 0.0 1.00 3.00 4.00 NO QYS5401G 0 0.20062E‐05 465267.0 3726331.8 0.0 1.00 3.00 4.00 NO QYS5401H 0 0.37800E‐05 465269.1 3726333.5 0.0 1.00 3.00 4.00 NO QYS5401I 0 0.20062E‐05 465255.6 3726305.7 0.0 1.00 3.00 4.00 NO QYS5401J 0 0.20062E‐05 465269.1 3726333.5 0.0 1.00 3.00 4.00 NO QYS5401K 0 0.37800E‐05 465255.6 3726305.7 0.0 1.00 3.00 4.00 NO *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 4 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** SOURCE IDs DEFINING SOURCE GROUPS *** SRCGROUP ID SOURCE IDs ‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ALL QYS54001 , QYS54004 , QYS54007 , QYS54008 , QYS54009 , QYS5400A , QYS5400B , QYS5400C , QYS5400D , QYS5400E , QYS5400F , QYS5400G , QYS5400H , QYS5400I , QYS5400J , QYS5400K , QYS54013 , QYS54014 , QYS54015 , QYS54016 , QYS54017 , QYS54018 , QYS54019 , QYS5401A , QYS5401B , QYS5401C , QYS5401D , QYS5401E , QYS5401F , QYS5401G , QYS5401H , QYS5401I , QYS5401J , QYS5401K , *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 5 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** GRIDDED RECEPTOR NETWORK SUMMARY *** *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** *** X‐COORDINATES OF GRID *** (METERS) 464892.0, 464925.8, 464959.6, 464993.4, 465027.2, 465061.0, 465094.8, 465128.6, 465162.4, 465196.2, 465230.0, 465263.8, 465297.6, 465331.4, 465365.2, 465399.0, 465432.8, 465466.6, 465500.4, 465534.2, 465568.0, *** Y‐COORDINATES OF GRID *** (METERS) 3726577.8, 3726547.1, 3726516.4, 3726485.7, 3726455.0, 3726424.3, 3726393.6, 3726362.9, 3726332.2, 3726301.5, 3726270.8, 3726240.1, 3726209.4, 3726178.7, 3726148.0, 3726117.3, 3726086.6, 3726055.9, 3726025.2, 3725994.5, 3725963.8, *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 6 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** * ELEVATION HEIGHTS IN METERS * Y‐COORD | X‐COORD (METERS) (METERS) | 464892.00 464925.80 464959.60 464993.40 465027.20 465061.00 465094.80 465128.60 465162.40 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3725994.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726025.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726055.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726086.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726117.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726148.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726178.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726209.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726240.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726270.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726301.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726332.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726362.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726393.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726424.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726455.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726485.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726516.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726547.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726577.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 7 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** * ELEVATION HEIGHTS IN METERS * Y‐COORD | X‐COORD (METERS) (METERS) | 465196.20 465230.00 465263.80 465297.60 465331.40 465365.20 465399.00 465432.80 465466.60 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3725994.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726025.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726055.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726086.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726117.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726148.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726178.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726209.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726240.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726270.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726301.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726332.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726362.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726393.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726424.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726455.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726485.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726516.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726547.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726577.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 8 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** * ELEVATION HEIGHTS IN METERS * Y‐COORD | X‐COORD (METERS) (METERS) | 465500.40 465534.20 465568.00 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00 0.00 0.00 3725994.50 | 0.00 0.00 0.00 3726025.20 | 0.00 0.00 0.00 3726055.90 | 0.00 0.00 0.00 3726086.60 | 0.00 0.00 0.00 3726117.30 | 0.00 0.00 0.00 3726148.00 | 0.00 0.00 0.00 3726178.70 | 0.00 0.00 0.00 3726209.40 | 0.00 0.00 0.00 3726240.10 | 0.00 0.00 0.00 3726270.80 | 0.00 0.00 0.00 3726301.50 | 0.00 0.00 0.00 3726332.20 | 0.00 0.00 0.00 3726362.90 | 0.00 0.00 0.00 3726393.60 | 0.00 0.00 0.00 3726424.30 | 0.00 0.00 0.00 3726455.00 | 0.00 0.00 0.00 3726485.70 | 0.00 0.00 0.00 3726516.40 | 0.00 0.00 0.00 3726547.10 | 0.00 0.00 0.00 3726577.80 | 0.00 0.00 0.00 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 9 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** * HILL HEIGHT SCALES IN METERS * Y‐COORD | X‐COORD (METERS) (METERS) | 464892.00 464925.80 464959.60 464993.40 465027.20 465061.00 465094.80 465128.60 465162.40 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3725994.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726025.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726055.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726086.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726117.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726148.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726178.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726209.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726240.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726270.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726301.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726332.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726362.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726393.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726424.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726455.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726485.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726516.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726547.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726577.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 10 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** * HILL HEIGHT SCALES IN METERS * Y‐COORD | X‐COORD (METERS) (METERS) | 465196.20 465230.00 465263.80 465297.60 465331.40 465365.20 465399.00 465432.80 465466.60 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3725994.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726025.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726055.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726086.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726117.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726148.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726178.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726209.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726240.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726270.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726301.50 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726332.20 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726362.90 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726393.60 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726424.30 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726455.00 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726485.70 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726516.40 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726547.10 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 3726577.80 | 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 11 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** * HILL HEIGHT SCALES IN METERS * Y‐COORD | X‐COORD (METERS) (METERS) | 465500.40 465534.20 465568.00 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00 0.00 0.00 3725994.50 | 0.00 0.00 0.00 3726025.20 | 0.00 0.00 0.00 3726055.90 | 0.00 0.00 0.00 3726086.60 | 0.00 0.00 0.00 3726117.30 | 0.00 0.00 0.00 3726148.00 | 0.00 0.00 0.00 3726178.70 | 0.00 0.00 0.00 3726209.40 | 0.00 0.00 0.00 3726240.10 | 0.00 0.00 0.00 3726270.80 | 0.00 0.00 0.00 3726301.50 | 0.00 0.00 0.00 3726332.20 | 0.00 0.00 0.00 3726362.90 | 0.00 0.00 0.00 3726393.60 | 0.00 0.00 0.00 3726424.30 | 0.00 0.00 0.00 3726455.00 | 0.00 0.00 0.00 3726485.70 | 0.00 0.00 0.00 3726516.40 | 0.00 0.00 0.00 3726547.10 | 0.00 0.00 0.00 3726577.80 | 0.00 0.00 0.00 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 12 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL * SOURCE‐RECEPTOR COMBINATIONS FOR WHICH CALCULATIONS MAY NOT BE PERFORMED * LESS THAN 1.0 METER; WITHIN OPENPIT; OR BEYOND 80KM FOR FASTAREA/FASTALL SOURCE ‐ ‐ RECEPTOR LOCATION ‐ ‐ DISTANCE ID XR (METERS) YR (METERS) (METERS) ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ QYS5400G 465263.8 3726332.2 0.10 QYS5400K 465263.8 3726332.2 ‐3.23 QYS5401C 465263.8 3726332.2 0.10 QYS5401G 465263.8 3726332.2 ‐3.23 QYS5401H 465263.8 3726332.2 ‐0.99 QYS5401J 465263.8 3726332.2 ‐0.99 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 13 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** METEOROLOGICAL DAYS SELECTED FOR PROCESSING *** (1=YES; 0=NO) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 NOTE: METEOROLOGICAL DATA ACTUALLY PROCESSED WILL ALSO DEPEND ON WHAT IS INCLUDED IN THE DATA FILE. *** UPPER BOUND OF FIRST THROUGH FIFTH WIND SPEED CATEGORIES *** (METERS/SEC) 1.54, 3.09, 5.14, 8.23, 10.80, *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 14 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** UP TO THE FIRST 24 HOURS OF METEOROLOGICAL DATA *** Surface file: C:\Users\RYAN~1.DES\OneDrive\LDNONE~1\COUNTY~2\CITYOF~1\20‐15R~1\AERMOD\ELSI8.SF Met Version: 14134 Profile file: C:\Users\RYAN~1.DES\OneDrive\LDNONE~1\COUNTY~2\CITYOF~1\20‐15R~1\AERMOD\ELSI8.PF Surface format: FREE Profile format: FREE Surface station no.: 0 Upper air station no.: 3190 Name: UNKNOWN Name: UNKNOWN Year: 2008 Year: 2008 First 24 hours of scalar data YR MO DY JDY HR H0 U* W* DT/DZ ZICNV ZIMCH M‐O LEN Z0 BOWEN ALBEDO REF WS WD HT REF TA HT ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 08 01 01 1 01 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 284.2 5.5 08 01 01 1 02 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.1 5.5 08 01 01 1 03 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.1 5.5 08 01 01 1 04 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.8 5.5 08 01 01 1 05 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.8 5.5 08 01 01 1 06 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.8 5.5 08 01 01 1 07 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.1 5.5 08 01 01 1 08 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 0.54 999.00 999. ‐9.0 283.8 5.5 08 01 01 1 09 27.2 ‐9.000 ‐9.000 ‐9.000 60. ‐999. ‐99999.0 0.23 1.00 0.33 999.00 999. ‐9.0 285.9 5.5 08 01 01 1 10 74.6 ‐9.000 ‐9.000 ‐9.000 157. ‐999. ‐99999.0 0.23 1.00 0.25 999.00 999. ‐9.0 288.1 5.5 08 01 01 1 11 107.4 ‐9.000 ‐9.000 ‐9.000 375. ‐999. ‐99999.0 0.23 1.00 0.23 999.00 999. ‐9.0 289.9 5.5 08 01 01 1 12 122.7 ‐9.000 ‐9.000 ‐9.000 578. ‐999. ‐99999.0 0.23 1.00 0.22 999.00 999. ‐9.0 289.9 5.5 08 01 01 1 13 121.3 ‐9.000 ‐9.000 ‐9.000 714. ‐999. ‐99999.0 0.23 1.00 0.22 999.00 999. ‐9.0 291.4 5.5 08 01 01 1 14 102.1 ‐9.000 ‐9.000 ‐9.000 763. ‐999. ‐99999.0 0.23 1.00 0.23 999.00 999. ‐9.0 292.0 5.5 08 01 01 1 15 65.8 ‐9.000 ‐9.000 ‐9.000 792. ‐999. ‐99999.0 0.23 1.00 0.27 999.00 999. ‐9.0 291.4 5.5 08 01 01 1 16 16.0 ‐9.000 ‐9.000 ‐9.000 798. ‐999. ‐99999.0 0.23 1.00 0.36 999.00 999. ‐9.0 290.4 5.5 08 01 01 1 17 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 0.63 999.00 999. ‐9.0 288.8 5.5 08 01 01 1 18 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 287.5 5.5 08 01 01 1 19 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 286.4 5.5 08 01 01 1 20 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 285.4 5.5 08 01 01 1 21 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 284.2 5.5 08 01 01 1 22 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.1 5.5 08 01 01 1 23 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 283.1 5.5 08 01 01 1 24 ‐999.0 ‐9.000 ‐9.000 ‐9.000 ‐999. ‐999. ‐99999.0 0.23 1.00 1.00 999.00 999. ‐9.0 282.5 5.5 First hour of profile data YR MO DY HR HEIGHT F WDIR WSPD AMB_TMP sigmaA sigmaW sigmaV 08 01 01 01 5.5 0 ‐999. ‐99.00 284.3 99.0 ‐99.00 ‐99.00 08 01 01 01 9.1 1 ‐999. ‐99.00 ‐999.0 99.0 ‐99.00 ‐99.00 F indicates top of profile (=1) or below (=0) *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 15 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** THE ANNUAL AVERAGE CONCENTRATION VALUES AVERAGED OVER 5 YEARS FOR SOURCE GROUP: ALL *** INCLUDING SOURCE(S): QYS54001 , QYS54004 , QYS54007 , QYS54008 , QYS54009 , QYS5400A , QYS5400B , QYS5400C , QYS5400D , QYS5400E , QYS5400F , QYS5400G , QYS5400H , QYS5400I , QYS5400J , QYS5400K , QYS54013 , QYS54014 , QYS54015 , QYS54016 , QYS54017 , QYS54018 , QYS54019 , QYS5401A , QYS5401B , QYS5401C , QYS5401D , QYS5401E , . . . , *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** ** CONC OF OTHER IN MICROGRAMS/M**3 ** Y‐COORD | X‐COORD (METERS) (METERS) | 464892.00 464925.80 464959.60 464993.40 465027.20 465061.00 465094.80 465128.60 465162.40 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00212 0.00232 0.00254 0.00279 0.00307 0.00340 0.00379 0.00420 0.00452 3725994.50 | 0.00224 0.00246 0.00271 0.00299 0.00331 0.00369 0.00414 0.00465 0.00510 3726025.20 | 0.00236 0.00260 0.00288 0.00321 0.00358 0.00402 0.00454 0.00517 0.00579 3726055.90 | 0.00249 0.00276 0.00308 0.00344 0.00388 0.00439 0.00500 0.00576 0.00660 3726086.60 | 0.00263 0.00293 0.00328 0.00370 0.00420 0.00481 0.00553 0.00644 0.00756 3726117.30 | 0.00278 0.00311 0.00350 0.00397 0.00455 0.00527 0.00615 0.00725 0.00869 3726148.00 | 0.00292 0.00329 0.00374 0.00427 0.00494 0.00578 0.00685 0.00822 0.01005 3726178.70 | 0.00306 0.00347 0.00397 0.00459 0.00536 0.00634 0.00763 0.00937 0.01173 3726209.40 | 0.00317 0.00363 0.00419 0.00489 0.00579 0.00695 0.00851 0.01068 0.01383 3726240.10 | 0.00326 0.00374 0.00436 0.00515 0.00617 0.00755 0.00945 0.01219 0.01639 3726270.80 | 0.00332 0.00383 0.00448 0.00532 0.00645 0.00801 0.01026 0.01369 0.01934 3726301.50 | 0.00334 0.00386 0.00453 0.00540 0.00658 0.00823 0.01067 0.01457 0.02152 3726332.20 | 0.00332 0.00384 0.00450 0.00537 0.00654 0.00818 0.01063 0.01454 0.02161 3726362.90 | 0.00328 0.00379 0.00444 0.00529 0.00644 0.00805 0.01043 0.01424 0.02114 3726393.60 | 0.00325 0.00375 0.00439 0.00522 0.00634 0.00790 0.01020 0.01391 0.02092 3726424.30 | 0.00322 0.00371 0.00433 0.00513 0.00620 0.00770 0.00997 0.01374 0.02057 3726455.00 | 0.00317 0.00364 0.00423 0.00501 0.00605 0.00755 0.00984 0.01357 0.01917 3726485.70 | 0.00311 0.00356 0.00414 0.00491 0.00595 0.00745 0.00973 0.01306 0.01681 3726516.40 | 0.00304 0.00349 0.00407 0.00483 0.00587 0.00737 0.00949 0.01207 0.01420 3726547.10 | 0.00299 0.00344 0.00401 0.00477 0.00581 0.00724 0.00903 0.01079 0.01183 3726577.80 | 0.00295 0.00339 0.00396 0.00472 0.00573 0.00700 0.00836 0.00946 0.00985 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 16 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** THE ANNUAL AVERAGE CONCENTRATION VALUES AVERAGED OVER 5 YEARS FOR SOURCE GROUP: ALL *** INCLUDING SOURCE(S): QYS54001 , QYS54004 , QYS54007 , QYS54008 , QYS54009 , QYS5400A , QYS5400B , QYS5400C , QYS5400D , QYS5400E , QYS5400F , QYS5400G , QYS5400H , QYS5400I , QYS5400J , QYS5400K , QYS54013 , QYS54014 , QYS54015 , QYS54016 , QYS54017 , QYS54018 , QYS54019 , QYS5401A , QYS5401B , QYS5401C , QYS5401D , QYS5401E , . . . , *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** ** CONC OF OTHER IN MICROGRAMS/M**3 ** Y‐COORD | X‐COORD (METERS) (METERS) | 465196.20 465230.00 465263.80 465297.60 465331.40 465365.20 465399.00 465432.80 465466.60 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00469 0.00473 0.00482 0.00496 0.00504 0.00506 0.00508 0.00512 0.00509 3725994.50 | 0.00536 0.00544 0.00554 0.00572 0.00580 0.00583 0.00587 0.00590 0.00575 3726025.20 | 0.00619 0.00632 0.00645 0.00667 0.00676 0.00681 0.00687 0.00681 0.00645 3726055.90 | 0.00723 0.00746 0.00763 0.00790 0.00801 0.00809 0.00813 0.00785 0.00714 3726086.60 | 0.00854 0.00896 0.00920 0.00954 0.00969 0.00981 0.00968 0.00893 0.00777 3726117.30 | 0.01022 0.01099 0.01135 0.01181 0.01202 0.01212 0.01146 0.00995 0.00827 3726148.00 | 0.01236 0.01386 0.01445 0.01509 0.01543 0.01511 0.01326 0.01078 0.00863 3726178.70 | 0.01510 0.01809 0.01920 0.02019 0.02051 0.01855 0.01476 0.01135 0.00890 3726209.40 | 0.01862 0.02466 0.02717 0.02887 0.02764 0.02169 0.01575 0.01172 0.00907 3726240.10 | 0.02337 0.03543 0.04270 0.04490 0.03556 0.02369 0.01624 0.01183 0.00903 3726270.80 | 0.02984 0.05420 0.08359 0.07088 0.04070 0.02418 0.01613 0.01167 0.00894 3726301.50 | 0.03657 0.08896 0.27427 0.09444 0.04087 0.02372 0.01596 0.01166 0.00897 3726332.20 | 0.03749 0.10011 0.21621 0.09433 0.04087 0.02411 0.01623 0.01182 0.00907 3726362.90 | 0.03725 0.07908 0.08896 0.05326 0.03555 0.02358 0.01645 0.01209 0.00928 3726393.60 | 0.03572 0.05333 0.04414 0.03106 0.02472 0.01935 0.01491 0.01159 0.00917 3726424.30 | 0.03065 0.03475 0.02757 0.02101 0.01758 0.01491 0.01244 0.01027 0.00850 3726455.00 | 0.02426 0.02377 0.01924 0.01540 0.01328 0.01159 0.01016 0.00878 0.00754 3726485.70 | 0.01873 0.01724 0.01437 0.01189 0.01045 0.00930 0.00832 0.00744 0.00659 3726516.40 | 0.01457 0.01314 0.01122 0.00953 0.00847 0.00768 0.00694 0.00631 0.00573 3726547.10 | 0.01155 0.01039 0.00906 0.00784 0.00702 0.00645 0.00590 0.00540 0.00498 3726577.80 | 0.00936 0.00846 0.00749 0.00659 0.00594 0.00550 0.00510 0.00470 0.00435 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 17 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** THE ANNUAL AVERAGE CONCENTRATION VALUES AVERAGED OVER 5 YEARS FOR SOURCE GROUP: ALL *** INCLUDING SOURCE(S): QYS54001 , QYS54004 , QYS54007 , QYS54008 , QYS54009 , QYS5400A , QYS5400B , QYS5400C , QYS5400D , QYS5400E , QYS5400F , QYS5400G , QYS5400H , QYS5400I , QYS5400J , QYS5400K , QYS54013 , QYS54014 , QYS54015 , QYS54016 , QYS54017 , QYS54018 , QYS54019 , QYS5401A , QYS5401B , QYS5401C , QYS5401D , QYS5401E , . . . , *** NETWORK ID: QYS5401Q ; NETWORK TYPE: GRIDCART *** ** CONC OF OTHER IN MICROGRAMS/M**3 ** Y‐COORD | X‐COORD (METERS) (METERS) | 465500.40 465534.20 465568.00 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 3725963.80 | 0.00490 0.00455 0.00412 3725994.50 | 0.00538 0.00486 0.00432 3726025.20 | 0.00584 0.00514 0.00448 3726055.90 | 0.00624 0.00537 0.00461 3726086.60 | 0.00657 0.00554 0.00472 3726117.30 | 0.00682 0.00569 0.00483 3726148.00 | 0.00701 0.00582 0.00492 3726178.70 | 0.00717 0.00591 0.00494 3726209.40 | 0.00722 0.00589 0.00490 3726240.10 | 0.00714 0.00583 0.00487 3726270.80 | 0.00712 0.00584 0.00490 3726301.50 | 0.00716 0.00587 0.00492 3726332.20 | 0.00722 0.00591 0.00494 3726362.90 | 0.00737 0.00602 0.00502 3726393.60 | 0.00740 0.00609 0.00510 3726424.30 | 0.00707 0.00594 0.00504 3726455.00 | 0.00649 0.00559 0.00484 3726485.70 | 0.00581 0.00512 0.00452 3726516.40 | 0.00516 0.00463 0.00416 3726547.10 | 0.00457 0.00417 0.00379 3726577.80 | 0.00404 0.00374 0.00345 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 18 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** THE ANNUAL AVERAGE CONCENTRATION VALUES AVERAGED OVER 5 YEARS FOR SOURCE GROUP: ALL *** INCLUDING SOURCE(S): QYS54001 , QYS54004 , QYS54007 , QYS54008 , QYS54009 , QYS5400A , QYS5400B , QYS5400C , QYS5400D , QYS5400E , QYS5400F , QYS5400G , QYS5400H , QYS5400I , QYS5400J , QYS5400K , QYS54013 , QYS54014 , QYS54015 , QYS54016 , QYS54017 , QYS54018 , QYS54019 , QYS5401A , QYS5401B , QYS5401C , QYS5401D , QYS5401E , . . . , *** SENSITIVE DISCRETE RECEPTOR POINTS *** ** CONC OF OTHER IN MICROGRAMS/M**3 ** X‐COORD (M) Y‐COORD (M) CONC X‐COORD (M) Y‐COORD (M) CONC ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 465255.60 3726399.70 0.04346 465175.60 3726376.60 0.02557 465123.70 3726308.00 0.01392 465161.20 3726157.40 0.01044 *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 19 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** THE SUMMARY OF MAXIMUM ANNUAL RESULTS AVERAGED OVER 5 YEARS *** ** CONC OF OTHER IN MICROGRAMS/M**3 ** NETWORK GROUP ID AVERAGE CONC RECEPTOR (XR, YR, ZELEV, ZHILL, ZFLAG) OF TYPE GRID‐ID ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ALL 1ST HIGHEST VALUE IS 0.27427 AT ( 465263.80, 3726301.50, 0.00, 0.00, 0.00) GC QYS5401Q 2ND HIGHEST VALUE IS 0.21621 AT ( 465263.80, 3726332.20, 0.00, 0.00, 0.00) GC QYS5401Q 3RD HIGHEST VALUE IS 0.10011 AT ( 465230.00, 3726332.20, 0.00, 0.00, 0.00) GC QYS5401Q 4TH HIGHEST VALUE IS 0.09444 AT ( 465297.60, 3726301.50, 0.00, 0.00, 0.00) GC QYS5401Q 5TH HIGHEST VALUE IS 0.09433 AT ( 465297.60, 3726332.20, 0.00, 0.00, 0.00) GC QYS5401Q 6TH HIGHEST VALUE IS 0.08896 AT ( 465230.00, 3726301.50, 0.00, 0.00, 0.00) GC QYS5401Q 7TH HIGHEST VALUE IS 0.08896 AT ( 465263.80, 3726362.90, 0.00, 0.00, 0.00) GC QYS5401Q 8TH HIGHEST VALUE IS 0.08359 AT ( 465263.80, 3726270.80, 0.00, 0.00, 0.00) GC QYS5401Q 9TH HIGHEST VALUE IS 0.07908 AT ( 465230.00, 3726362.90, 0.00, 0.00, 0.00) GC QYS5401Q 10TH HIGHEST VALUE IS 0.07088 AT ( 465297.60, 3726270.80, 0.00, 0.00, 0.00) GC QYS5401Q *** RECEPTOR TYPES: GC = GRIDCART GP = GRIDPOLR DC = DISCCART DP = DISCPOLR *** AERMOD ‐ VERSION 19191 *** *** Benzene *** 02/26/21 *** AERMET ‐ VERSION 14134 *** *** *** 10:58:14 PAGE 20 *** MODELOPTs: RegDFAULT CONC ELEV NODRYDPLT NOWETDPLT RURAL *** Message Summary : AERMOD Model Execution *** ‐‐‐‐‐‐‐‐‐ Summary of Total Messages ‐‐‐‐‐‐‐‐ A Total of 0 Fatal Error Message(s) A Total of 0 Warning Message(s) A Total of 1916 Informational Message(s) A Total of 43848 Hours Were Processed A Total of 10 Calm Hours Identified A Total of 1906 Missing Hours Identified ( 4.35 Percent) ******** FATAL ERROR MESSAGES ******** *** NONE *** ******** WARNING MESSAGES ******** *** NONE *** ************************************ *** AERMOD Finishes Successfully *** ************************************ 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-18 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 4‐1 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-19 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 4‐1 Cont. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-20 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Letter 4 Riverside County Flood Control and Water Conservation District 4‐1 This comment letter from the Riverside County Flood Control and Water Conservation District addresses SPA 2020‐01 (Parcel 2) of the project. The project site is located within the limits of the District’s West Elsinore Drainage Area Plan for which drainage fees have been adopted. The project applicant will pay all applicable fees associated with the addition of impervious surfaces. This comment also notes that an encroachment permit shall be obtained for any construction activities occurring within the District right of way or facilities, namely, Canyon Hills‐Tassel Way Storm Drain. At this point a specific development plan is not proposed for this parcel. At the time a plan is proposed it will be determined if an encroachment permit is required. The project will comply with all National Pollution Discharge Elimination System (NPDES) requirements. This site is not within a FEMA mapped floodplain and a Conditional Letter of Map Revision is not required for this site. The project will not impact any resources which would require regulatory permits from California Department of Fish and Wildlife, Regional Water Quality Control Board or the US Army Corps of Engineers. No changes were made to the Draft IS/MND based upon this comment letter. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-21 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 5‐1 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-22 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Letter 5 Rincon Band of Luiseño Indians 5‐1 This comment states that the project site is within the Territory of the Luiseño people and is also within the Rincon’s specific area of Historic interest. The Rincon Band has reviewed the CEQA document and agrees with the cultural resources mitigation measures that are identified in the document. The City will keep the Rincon Band notified if there are any changes in the project design and will also provide the Rincon Band with a copy of the final monitoring report. No changes were made to the IS/MND based upon this comment. 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-23 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 6‐1 6‐2 6‐3 6‐4 3.0 Response to Written Comments Riverside/Lincoln Commercial 3-24 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Letter 6 Aziz and Susan Elmorabit 6‐1 This comment provides opening remarks and notes the commenters’ objections to the proposed General Plan Amendment and Rezone on APN 379‐11‐014 from Residential Mixed Use to General Commercial. The Planning Commission and City Council will be provided this comment letter. 6‐2 The commenters are opposed to building more gas stations. Gas stations are an allowable use in the General Commercial zone with issuance of a Conditional Use Permit. The Draft IS/MND addressed the environmental effects of the proposed gas station and other uses and with the incorporation of mitigation measures and adherence to state and local rules, all impacts were determined to be less than significance. The environmental analysis also included an air quality analysis and impacts were determined to be less than significant. This comment also states that there are too few public charging stations in the City. This comment is outside of the scope of the proposed project. 6‐3 This comment states opposition of the rezone from Residential Mixed Use to General Commercial due statewide housing shortages. Consistent with the requirements of SB 330, a replacement site for the housing that could be lost with the rezone was included and analyzed in the Draft Initial Study/Mitigated Negative Declaration. APN 363‐940‐011, a 9.02‐acre site located at the northeast corner of Railroad Canyon Road and Tassel Way within the Canyon Hills Specific Plan, has been identified as a replacement site for the potentially lost housing. This site is currently identified as Neighborhood Commercial (C‐1) within the Canyon Hills Specific Plan and a Specific Plan Amendment is proposed to change it to a Multifamily 2 Residential District (MF2). The Draft IS/MND determined that there would be no significant impacts associated with changing the site in the Canyon Hills Specific Plan from C‐1 to MF2 as the change is adequately covered by the adopted Canyon Hills Specific Plan FEIR. 6‐4 This comment provides closing remarks and comments on the format for future public hearings. The City is complying with all COVID‐19 safety protocols and is hosting the meetings on the ZOOM platform so the public can participate. The City will send information via mail and post alerts on the City’s website at www.lake‐elsinore.org prior to the Planning Commission Meeting in sufficient time to allow the public to register to participate via ZOOM. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-1 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 4.0 MITIGATION MONITORING AND REPORTING PROGRAM 4.1 Introduction and Summary Pursuant to Section 21081.6 of the Public Resources Code and the California Environmental Quality Act (CEQA) Guidelines Section 15097, public agencies are required to adopt a monitoring or reporting program to assure that mitigation measures and revisions identified in the Mitigated Negative Declaration (MND) are implemented. As stated in Section 21081.6 of the Public Resources Code: “… the public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.” Pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted by the decision makers coincidental to certification of the MND. The Mitigation Monitoring and Reporting Program (MMRP) must be adopted when making the findings (at the time of approval of the project). As defined in the CEQA Guidelines, Section 15097, “reporting” is suited to projects that have readily measurable or quantitative measures or which already involve regular review. “Monitoring” is suited to projects with complex mitigation measures, such as wetland restoration or archaeological protection, which may exceed the expertise of the local agency to oversee, are expected to be implemented over a period of time, or require careful implementation to assure compliance. Both reporting and monitoring would be applicable to the proposed project. The Initial Study/Mitigated Negative Declaration prepared for the Riverside/Lincoln Commercial project provided an analysis of the environmental effects resulting from construction and operation of the project. 4.2 Mitigation Matrix To sufficiently track and document the status of mitigation measures, a mitigation matrix has been prepared and includes the following components: Impact Mitigation Measure Action Timing Responsibility The mitigation matrix is included in Table 4‐1. These mitigation measures apply to the proposed commercial development (APN 379‐111‐014) portion of this project. Additionally, the project will be required to adhere to the design features presented in Table 4‐2. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-2 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Table 4‐1. Mitigation Measures Riverside/Lincoln Commercial (APN 379‐111‐014) Impact Mitigation Measure Action Timing Responsibility BIOLOGICAL RESOURCES Impact BIO‐1 Vegetation clearing could result in an impact to loggerhead shrike if they were to occur on the site proposed for commercial development. Vegetation clearing for the commercial development could also result in impacts to species covered under the Migratory Bird Treaty Act. MM‐BIO‐1 In order to avoid impacts to nesting birds, vegetation clearing should be scheduled outside of the nesting season (March 15 to August 15). If vegetation clearing is scheduled during the nesting season, a pre‐construction survey should be conducted within three days prior to the commencement of these activities to ensure that no birds are nesting within the site. If birds are nesting within the site, a biologist will determine necessary steps (i.e., establishment of a buffer zone) to ensure nesting birds are not affected by project activities. Preconstruction bird surveys. Three days prior to vegetation clearing if vegetation clearing is proposed during the nesting season (March 15 – August 15). Applicant.Impact BIO‐2 One special‐status species, southern California black walnut, was observed on the site proposed for commercial development. This species is a Multiple Species Habitat Conservation Plan (MSHCP) Covered Species. Therefore, impacts on this species will be covered through participation in and compliance with the MSHCP. Part of that compliance requires the MM‐BIO‐2 Prior to issuance of a grading permit, the applicant/developer shall pay the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) development mitigation fee for commercial development in effect at the time the permits are issued. Payment of MSHCP development mitigation fees. Prior to issuance of a grading permit. Applicant. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-3 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility payment of MSHCP mitigation fees prior to the issuance of the grading permit. CULTURAL RESOURCES Impact CR‐1 While no archaeological resources were identified on the project site, there is a potential to impact unidentified resources during ground disturbing activities. MM‐CR‐1a Unanticipated Resources. The developer/permit holder or any successor in interest shall comply with the following for the life of this permit. If during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed: All ground disturbance activities within 100 feet of the discovered cultural resource shall be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. The developer shall call the Community Development Director or their designee immediately upon discovery of the cultural resource to convene the meeting. At the meeting with the aforementioned parties, the significance of the discoveries shall be discussed and a decision is to be made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resource. Further ground disturbance shall not resume within the area of the discovery until a meeting has been convened with the aforementioned parties and a decision is made, with the concurrence of the Community Development Director or their Adhere to requirements set forth in this mitigation if inadvertent cultural resources are found during ground disturbing activities During ground disturbing activities. Applicant, Contractor, Community Development Director. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-4 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility designee, as to the appropriate mitigation measures. MM‐CR‐2 Archaeologist/Cultural Resources Monitoring Program. Prior to issuance of grading permits, the applicant/developer shall provide evidence to the Community Development Department that a Secretary of Interior Standards qualified and certified Registered Professional Archaeologist (RPA) has been contracted to implement a Cultural Resource Monitoring Program (CRMP) that addresses the details of all activities that must be completed and procedures that must be followed regarding cultural resources associated with this project. The CRMP document shall be created in coordination with the consulting tribe(s), and provided to the Community Development Director or their designee for review and approval prior to issuance of the grading permit. The CRMP provides direction as to how the project mitigation measures will be implemented. The CRMP requires that impacts on cultural resources will not occur without procedures in place, which would reduce any impacts to less than significant. These measures shall include, but shall not be limited to, the following: Archaeological Monitor ‐ An adequate number of qualified monitors shall be present to ensure that all earth‐moving activities are observed and shall be on‐site during all grading activities for areas to be monitored including off‐site improvements. Inspections will vary based on the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The frequency and location of inspections will be determined by the Project Archaeologist, in consultation with the Tribal monitor. Cultural Sensitivity Training ‐ The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre‐grading meeting with the contractors to provide Cultural Retention of Registered Professional Archaeologist to implement the Cultural Resources Monitoring Program. Prior to the issuanceof a grading permit. Applicant. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-5 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility Sensitivity Training for all Construction Personnel. Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. This is a mandatory training, and all construction personnel must attend prior to beginning work on the project site. A sign‐in sheet for attendees of this training shall be included in the Phase IV Monitoring Report. Unanticipated Resources ‐ In the event that previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in consultation with the Tribal monitor(s) shall determine the significance of the discovered resources. The Community Development Director or their designee must concur with the evaluation before construction activities will be allowed to resume in the affected area. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archaeological methods Phase IV Report ‐ A final archaeological report shall be prepared by the Project archaeologist and submitted to the Community Development Director or their designee prior to grading final. The report shall follow County of Riverside requirements and shall include at a minimum: a discussion of the monitoring methods and techniques used; the results of the monitoring program including any artifacts recovered; an inventory of any resources 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-6 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility recovered; updated DPR forms for all sites affected by the development; final disposition of the resources including GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted to the City, Project Applicant, the Eastern Information Center (EIC), and the Tribe. MM‐CR‐3 Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries: One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the Community Development Department: Preservation‐In‐Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts by means of a deed restriction or other form of protection (e.g., conservation easement) in order to demonstrate avoidance in perpetuity. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods, and Native American human remains, as they are excluded. Handling of inadvertent discoveries. During project grading. Applicant, Qualified Archaeologist, Community Development Director. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-7 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request. If relocation is not agreed upon by the Consulting Tribes then the resources shall be curated in a culturally appropriate manner at a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. MM‐CR‐4 Tribal Monitoring. Prior to the issuance of a grading permit, the applicant shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The applicant shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Community Development Department, Planning Division prior to Retention of Tribal Monitor and development of Tribal Monitoring Agreement. Prior to issuance of a grading permit. Applicant. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-8 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the project’s approved mitigation measures and conditions of approval; the designation, responsibilities, and participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. MM‐CR‐5 Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department's requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work posted on the County website. The report shall include results of any feature relocation or residue analysis required as well as evidence of the required cultural sensitivity training for the construction staff held during the required pre‐grade meeting. Preparation of cultural resources monitoring report. Upon completion of the implementation phase. Applicant and Qualified Archaeologist. MM‐CR‐6 Discovery of Human Remains. In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The Handling of inadvertent discovery of human remains. During project grading or earth moving activities. Qualified Archaeologist, Native American Monitor, Contractor, Coroner. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-9 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility project applicant shall then inform the Riverside County Coroner and the City of Lake Elsinore Community Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains and that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. If human remains are determined to be Native American, the applicant shall comply with the state law relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC within 24 hours and the NAHC will make the determination of most likely descendant. The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resource Code Section 5097.98. In the event that the applicant and the MLD are in disagreement regarding the disposition of the remains. State law will apply, and the mediation process will occur with the NAHC, if requested (see PRC Section 5097.98(e) and 5097.94(k)). According to the California Health and Safety Code, six or more human burial at one location constitutes a cemetery (Section 81 00), and disturbance of Native American cemeteries is a felony (Section 7052). MM‐CR‐7 Non‐Disclosure of Reburial Location. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will be Non‐disclosure of reburial location for Native American human remains or associated grave goods. Following reburial of Native American human remains or associated grave goods. City. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-10 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Impact Mitigation Measure Action Timing Responsibility asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r). NOISE Impact N‐1 During construction for the proposed commercial development site, if stationary construction equipment must be placed within 150 feet of the multifamily property lines, they could generate noise to a level that would cause a significant impact MM‐N‐1 If the stationary equipment for construction (e.g., generators, compressors) are be placed within 150 of adjacent multifamily residential property lines, the equipment shall be shielded with barriers constructed using materials such as half inch plywood, mass loaded vinyl, or sound blankets to achieve compliance with the City’s stationary 65 dBA Lmax threshold. Shielding of stationary equipment. During project construction. Contractor. 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-11 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Table 4‐2. Project Design Features – Proposed Commercial Development Aesthetics Implementation of the landscape plan. Implementation of the proposed architectural treatments. Air Quality Use of Tier IV diesel construction equipment with diesel particulate filter (DPF) or equivalent Construction site shall be wet twice daily. All construction equipment to be maintained per manufacturers specifications. Compliance with the following South Coast Air Quality Management District Rules: Rule 1401 (New Source Review of Toxic Air Contaminants), Rule 201 (Permit to Construct), Rule 203 (Permit to Operate), Rule 431.2 (Sulfur Content of Liquid Fuels), and Rule 461 (Gasoline Transfer and Dispensing). Greenhouse Gases Provision of a bicycle rack. Install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per CalGreen 2019 requirements Connectivity to offsite pedestrian facilities (e.g., internal paths of travel and connections to sidewalks). Accessible to public transit. Use of low‐maintenance, drought‐tolerant plants in the landscaping plan. Compliance with the City’s Water Efficient Landscape Requirements Ordinance. Hydrology/Water Quality As identified in the Water Quality Management Plan prepared for the project, the following non‐ structural source control BMPS will be implemented for the project: Education for Property Owners, Operators, Tenants, Occupants, or Employees – Educational materials will be provided in the project‐specific WQMP. Activity Restrictions – It is anticipated that the Conditional Use Permit for the project will restrict the activities occurring on the property. Irrigation System and Landscape Maintenance – Irrigation system and landscaping will be maintained by full time maintenance staff for each lot. Common Area Litter Control – Litter control will be maintained by full time maintenance staff for each lot. Street Sweeping Parking Lots – Parking lots and drive aisles will be periodically swept by maintenance staff. Drainage Facility Inspection and Maintenance – Drainage facilities will be inspected and maintained by full time maintenance staff. The following structural source control BMPs will also be implemented for the project: Landscape and Irrigation System Design – Landscape and Irrigation will be designed to incorporate drought‐tolerant native plants and will use drip irrigation where feasible. Trash Storage Areas ‐ Trash Storage Areas will be designed in accordance with City guidelines 4.0 Mitigation Monitoring and Reporting Program Riverside/Lincoln Commercial 4-12 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 and include a cover to protect containers from rainfall. All food preparation/cleanup area drains shall be connected to a sanitary sewer, via an approved grease interceptor. No cleanup activities shall occur outside the building. Carwash and rinse water will be directed to a self‐contained system for filtering and recycling. Dry sumps will be placed between each pump island of the fueling area to capture and contain any fuel spills or residue. The fueling area will be raised to prevent any stormwater from draining into the fueling areas. Maintenance staff, or contractors, will be trained in fuel and oil spill cleanup that includes dry‐cleaning activities only with absorption materials that will be used and discarded in a legal manner. Noise Construction activities will occur during the permissible hours as defined in the Lake Elsinore Municipal Code. All construction equipment is equipped with appropriate noise attenuating devices. All equipment staging areas shall be located to create the greatest distance between construction‐related noise/vibration sources and sensitive receptors nearest the project site during all project construction. Idling equipment should be turned off when not in use. Public Services Payment of developer impact fees per Chapter 16.47 of the Lake Elsinore Municipal Code to offset public expenditures for provision of services (police, fire) to the project. Payment of school impact fees to Lake Elsinore Unified School District. Payment of fees to the City’s Park Capital Improvement Fund per Chapter 16.34.060 of the Lake Elsinore Municipal Code. Transportation/Traffic The project will contribute to Citywide and regional transportation improvements through payment of applicable development impact fees. 5.0 CEQANet Posting Information Riverside/Lincoln Commercial 5-1 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 5.0 CEQANet Posting Information Riverside/Lincoln Commercial 5-1 City of Lake Elsinore Final Initial Study/Mitigated Negative Declaration March 2021 Riverside/Lincoln Commercial i City of Lake Elsinore CEQA Initial Study January 2021 INITIAL STUDY TABLE OF CONTENTS TABLE OF CONTENTS ............................................................................................................................. i INTRODUCTION ................................................................................................................................... 1 PROJECT DESCRIPTION ......................................................................................................................... 3 I. PROJECT LOCATION AND SETTING ............................................................................................ 3 II. PROJECT DESCRIPTION .............................................................................................................. 3 III. PREVIOUS ENVIRONMENTAL REVIEW ....................................................................................... 9 ENVIRONMENTAL CHECKLIST ............................................................................................................. 18 I. BACKGROUND ......................................................................................................................... 18 II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ............................................................ 20 ENVIRONMENTAL ANALYSIS .............................................................................................................. 28 I. AESTHETICS.............................................................................................................................. 28 II. AGRICULTURE AND FORESTRY RESOURCES ............................................................................ 37 III. AIR QUALITY ............................................................................................................................ 41 IV. BIOLOGICAL RESOURCES ......................................................................................................... 51 V. CULTURAL RESOURCES ............................................................................................................ 58 VI. ENERGY .................................................................................................................................... 65 VII. GEOLOGY AND SOILS ............................................................................................................... 71 VIII. GREENHOUSE GAS EMISSIONS ................................................................................................ 76 IX. HAZARDS AND HAZARDOUS MATERIALS ................................................................................ 79 X. HYDROLOGY AND WATER QUALITY ........................................................................................ 85 XI. LAND USE AND PLANNING ...................................................................................................... 93 XII. MINERAL RESOURCES .............................................................................................................. 97 XIII. NOISE ....................................................................................................................................... 98 XIV. POPULATION AND HOUSING ................................................................................................. 110 XV. PUBLIC SERVICES ................................................................................................................... 111 XVI. RECREATION .......................................................................................................................... 115 XVII. TRANSPORTATION ................................................................................................................. 117 XVIII. TRIBAL CULTURAL RESOURCES .............................................................................................. 122 XIX. UTILITIES AND SERVICE SYSTEMS .......................................................................................... 125 XX. WILDFIRE ............................................................................................................................... 129 MANDATORY FINDINGS OF SIGNIFICANCE ....................................................................................... 131 PREPARERS ...................................................................................................................................... 133 REFERENCES ..................................................................................................................................... 134 Riverside/Lincoln Commercial ii City of Lake Elsinore CEQA Initial Study January 2021 LIST OF TABLES Table 1. Project Design Features – Proposed Commercial Development .................................................... 7 Table 2. South Coast Air Basin Attainment Status by Pollutant.................................................................. 43 Table 3. Screening‐Level Thresholds for Criteria Pollutants ....................................................................... 44 Table 4. Construction Emissions ‐ Proposed Commercial Development (lbs/day) .................................... 45 Table 5. Operational Emissions ‐ Proposed Commercial Development (lbs/day) ...................................... 45 Table 6. On‐Site Daily Emissions for Comparison to LSTs ‐ Proposed Commercial Development (Unmitigated) ...................................................................................................................................... 47 Table 7. Cancer Risk at Worst‐Case Receptors ........................................................................................... 50 Table 8. Project Compliance with Applicable General Plan Policies (Energy) ............................................ 70 Table 9. Project Construction‐Related GHG Emissions (MT/Year) – Proposed Commercial Development77 Table 10. Project Operational Emissions Summary (MT/Year) – Proposed Commercial Development .... 78 Table 11. Project Consistency with Applicable Goals and Policies of the Lake View District Plan ............. 94 Table 12. Mobile Equipment Noise Level Limits ......................................................................................... 99 Table 13. Stationary Noise Level Limits .................................................................................................... 100 Table 14. Construction Noise Levels ......................................................................................................... 101 Table 15. Existing Noise Levels (Proposed Commercial Development) .................................................... 103 Table 16. Existing + Project Noise Levels (Proposed Commercial Development) .................................... 103 Table 17. Existing vs. Existing + Project Noise Levels (Proposed Commercial Development) .................. 103 Table 18. Existing + Project + Cumulative Noise Levels ............................................................................ 104 Table 19. Existing vs. Existing + Project + Cumulative Noise Levels .......................................................... 104 Table 20. Operational Noise Sources (Proposed Commercial Development) .......................................... 105 Table 21. Run Time Adjusted Noise Levels (Proposed Commercial Development) ................................. 105 Table 22. Car Wash Noise Levels at Nearest Property Line (Proposed Commercial Development) ........ 106 Table 23. Project HVAC Noise Levels at Southern Property Line (Proposed Commercial Development) 107 Table 24. Cumulative Noise Levels (Proposed Commercial Development) .............................................. 107 Table 25. Vibration Levels from Construction Activities at Residential Receptors (Proposed Commercial Development) ................................................................................................................................... 109 Riverside/Lincoln Commercial iii City of Lake Elsinore CEQA Initial Study January 2021 LIST OF FIGURES Figure 1. Parcel 1 Project Location (Proposed Commercial) ....................................................................... 10 Figure 2. Parcel 2 Project Location (SB 330 Compliance Site/ Amendment to the Canyon Hills Specific Plan) .................................................................................................................................................... 12 Figure 3. Tentative Parcel Map for Neighborhood Commercial ................................................................. 12 Figure 4. Commercial Site Layout ............................................................................................................... 13 Figure 5a. Convenience Store Elevations (Northeast and Southwest) ....................................................... 14 Figure 5b. Convenience Store Elevations (Northwest and Southeast) ....................................................... 15 Figure 6. Fast Food Restaurant Elevations .................................................................................................. 16 Figure 7. Car Wash Concept ........................................................................................................................ 17 Figure 8. Visual Simulation Key View Map .................................................................................................. 29 Figure 9. View Point 1 – Flannery Street ..................................................................................................... 30 Figure 10. View Point 2 ‐ Neighborhood Commercial Center North of Proposed Commercial Development ....................................................................................................................................... 31 Figure 11. View Point 3 – Lincoln Street/Launch Pointe Recreation Destination ....................................... 32 Figure 12. View Point 4 – Launch Pointe .................................................................................................... 33 Figure 13. AERMOD Modeling Representation .......................................................................................... 49 LIST OF APPENDICES Appendix A1 Air Quality Report Appendix A2 Health Risk Assessment Appendix B Biology MSHCP Consistency Analysis Report Appendix C1 Cultural Resources Report – Proposed Commercial Development Appendix C2 Phase 8 Cultural Resources Monitoring Report Appendix D Energy Analysis Memorandum Appendix E Geotechnical Investigation Appendix F Greenhouse Gas Report Appendix G Phase 1 Environmental Site Assessment Appendix H Water Quality Management Plan Appendix I Noise Report Appendix J VMT Memorandum Riverside/Lincoln Commercial 1 City of Lake Elsinore CEQA Initial Study January 2021 INTRODUCTION I. PURPOSE This document is an Initial Study (IS) for evaluation of environmental impacts resulting from implementation of the Riverside/Lincoln Commercial project. For the purposes of this document, the proposed development as described in Section II, Project Description, will be called the “project.” II. CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS As defined by Section 15063 of the State of California Environmental Quality Act (CEQA) Guidelines, an IS is prepared to provide the Lead Agency with information to use in deciding to prepare either an Environmental Impact Report (EIR) or a Negative Declaration (ND) as the most appropriate environmental documentation for the proposed discretionary action. The City of Lake Elsinore (City) is designated the Lead Agency, in accordance with Section 15050 of the CEQA Guidelines. The Lead Agency is the public agency with the principal responsibility for approving a project that may have significant effects upon the environment. Through this IS, the City has determined that although the project could have a significant effect on the environment, mitigation has been included to bring all potential impacts to less than significant levels. This determination was made based upon technical analysis, factual data, and other supporting documentation. Therefore, a Mitigated Negative Declaration (MND) is being proposed. The IS/MND will be circulated for a period of 30 days for public review. Comments received on the document will be considered by the City before it acts on the proposed project. This IS has been prepared in conformance with CEQA of 1970, as amended (Public Resources Code, Section 21000 et. seq.) and Section 15070 of the State Guidelines for Implementation of CEQA of 1970, as amended (California Code of Regulations, Title 14, Chapter 3, Section 15000, et seq.). III. INTENDED USES OF INITIAL STUDY/MITIGATED NEGATIVE DECLARATION This IS, along with the attached MND, is an informational document intended to inform City decision‐ makers, other responsible or interested agencies, and the public of potential environmental effects of the proposed project. The environmental review process has been established to enable public agencies to evaluate environmental consequences and to examine and implement methods of eliminating or reducing any potentially adverse impacts. IV. CONTENTS OF DOCUMENT This IS/MND is organized to facilitate a basic understanding of the existing setting and environmental implications of the proposed project as follows: INTRODUCTION identifies the City contact persons involved in the process, scope of environmental review, environmental procedures, and incorporation by reference documents. Riverside/Lincoln Commercial 2 City of Lake Elsinore CEQA Initial Study January 2021 PROJECT DESCRIPTION describes the proposed project. A description of proposed discretionary approvals and permits required for project implementation is also included. ENVIRONMENTAL CHECKLIST FORM presents the results of the environmental evaluation for the proposed project and those issue areas that would have a significant impact, potentially significant impact, a less than significant impact with mitigation incorporation, or no impact. ENVIRONMENTAL ANALYSIS evaluates each response provided in the environmental checklist form. Each response checked is discussed and supported with sufficient data and analysis. As appropriate, each response discussion describes and identifies specific impacts anticipated with project implementation. In this section, mitigation measures are also recommended, as appropriate, to reduce adverse impacts to levels of “less than significant” where possible. MANDATORY FINDINGS presents the Mandatory Findings of Significance in accordance with Section 15065 of the CEQA Guidelines. PREPARERS identifies those persons who were involved in preparation of this IS and supporting technical studies REFERENCES lists bibliographical materials used in preparation of this document. V. SCOPE OF ENVIRONMENTAL ANALYSIS For evaluation of environmental impacts, each question from the environmental checklist form is stated and responses are provided according to the analysis undertaken as part of the IS. All responses take into account the whole action involved, including off‐site as well as on‐site, cumulative as well as project‐level, indirect as well as direct, and construction as well as operational impacts. Project impacts and effects will be evaluated and quantified, when appropriate. To each question, there are four possible responses, including: 1. No Impact: A “No Impact” response is adequately supported if the referenced information sources show that the impact simply does not apply to the proposed project. 2. Less Than Significant Impact: Development associated with project implementation will have t he potential to impact the environment. These impacts, however, will be less than the thresholds that are considered significant and no additional analysis is required. 3. Less Than Significant With Mitigation Incorporated: This applies where incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to “Less Than Significant Impact.” The Lead Agency must describe the mitigation measures and explain how the measures reduce the effect to a less than significant level. 4. Potentially Significant Impact: Future implementation will have impacts that are considered significant and additional analysis and possibly an EIR are required to identify mitigation measures that could reduce these impacts to less than significant levels. Riverside/Lincoln Commercial 3 City of Lake Elsinore CEQA Initial Study January 2021 PROJECT DESCRIPTION I. PROJECT LOCATION AND SETTING The proposed project covers two noncontiguous parcels in the City of Lake Elsinore. Parcel 1 ‐ Commercial Development The 6.36‐acre project site is located in the Lakeview District in the City of Lake Elsinore (City) in Riverside County (APN 379‐111‐014). Specifically, the site is located at the southwest corner of Lincoln Street and Riverside Drive. The project site is bounded by Lincoln Street on the north, Riverside Drive on the east, Flannery Street (a private drive) on the west and the Lake View Apartments on the south. The site is generally flat with non‐native grasses and a few scattered mature trees. Figure 1 provides the location of the Parcel 1 project area. Parcel 2 – SB 330 Compliance / Specific Plan Amendment The 9.02‐acre site is located in the Lake Elsinore Hills District in the City (APN 363‐940‐011). Specifically, the site is located on the northeast corner of the intersection of Railroad Canyon Road and Tassel Way within Phase 8 of the Canyon Hills Specific Plan area. The site is bounded by Tassel Way on the east, Railroad Canyon on the south, a riparian area and existing residential development to the north, and residential development to the west. The site is mass graded and has been used for staging of construction equipment and materials to support other construction activities within the Canyon Hills Specific Plan area. The location of Parcel 2 is identified as PA‐2B in Phase 8 on Figure 2. II. PROJECT DESCRIPTION The project applicant is requesting approval of a General Plan Amendment, Zone Change, Tentative Parcel Map, Conditional Use Permit, and Commercial Design Review applications to construct a commercial project consisting of a convenience store with a gas station, a fast food drive‐thru restaurant, a self‐serve drive‐thru car wash and a self‐storage facility. For the proposes of the analysis in this document, this portion of the project will be referred to as the “Proposed Commercial Development.” Since the proposed project request includes a change in land use that would eliminate the potential for residential development on the site, an alternative site must be identified within the City to accommodate housing replacement to comply with SB 330. The project site currently has a General Plan Land Use designation of Residential Mixed Use and a Residential Mixed Use (RMU) zoning, which would allow for up to 152 residential units on the site as part of a mixed use development. The project is requesting to change the site’s land use and zoning designations to general commercial. A 9.02‐acre site within the Canyon Hills Specific Plan has been identified as a replacement site for the potentially lost housing. This site is currently identified as Neighborhood Commercial (C‐1) within the Canyon Hills Specific Plan and a Specific Plan Amendment is proposed to change it to a Multifamily 2 Residential District (MF2). In this document, this aspect of the project will be referred to as the “SB 330 Compliance/Specific Plan Amendment.” Individual project components are discussed in more detail below. Riverside/Lincoln Commercial 4 City of Lake Elsinore CEQA Initial Study January 2021 Requested Approvals ‐ Proposed Commercial Development The following approvals are requested by the project applicant to construct a commercial development project on the 6.36‐acre site. General Plan Amendment No. 2020‐02 ‐ The General Plan Amendment is proposing to change the site’s Land Use Designation from Residential Mixed Use (RMU) to General Commercial (GC). Zone Change No. 2020‐01 ‐ The Zone change is proposing to change the project site’s current zoning designation from Residential Mixed Use (RMU) to General Commercial (C‐2). Tentative Parcel Map No. 37958 – The Tentative Parcel Map proposes to subdivide the 6.36‐acre parcel into four parcels ranging in size from 0.93 acres to 2.88 acres (Figure 3). Conditional Use Permit No. 2020‐09 ‐ A Conditional Use Permit (CUP) will be required for the following proposed uses: 16 gasoline‐dispensing stations with a 4,291 square foot (s.f.) canopy, beer and wine sales (Type 21), self‐storage facility (three (3) buildings that are 38,016 s.f. in total), and a 4,456 s.f. drive‐thru restaurant. Commercial Design Review No. 2020‐08 – A Commercial Design Review (CDR) will be required for building design of: 4,650 s.f. convenience store, 4,291 s.f. canopy, 38,016 s.f. self‐storage facility, 4,456 s.f. drive‐thru restaurant, 201 parking stalls, landscaping, and related site improvements. Requested Approvals – SB 330 Compliance / Specific Plan Amendment The following approvals are requested by the project applicant for approval of a multifamily residential use within the Canyon Hills Specific Plan on a 9.02‐acres site. Specific Plan Amendment No. 2020‐01 – Approval of a Specific Plan Amendment (SPA No. 4) of the Canyon Hills Specific Plan to change the Land Use Designation of Neighborhood Commercial (C‐1) to Multifamily 2 Residential District (MF2) within Phase 8 of the Canyon Hills Specific Plan SPA No. 3. Project Components – Proposed Commercial Development Figure 4 provides a layout of the proposed buildings and parking areas, which are further detailed, below. Convenience Store/Gas Station – A 4,650 s.f. convenience store (7‐Eleven) with gas station is proposed in the northeast portion of the project site. The gas station area will have eight pumps with 16 fueling stations under a canopy. Anticipated throughput at the gas station is 1.5 million to 1.7 million gallons of fuel the first year. The convenience market will be open 24 hours per day, seven days a week and the gas pumps will also be accessible 24 hours per day, seven days a week. Fast Food Drive‐Thru Restaurant – A 4,456 s.f. fast food restaurant (McDonald’s) with a drive‐thru is proposed to the west of the convenience store/gas station. The drive‐thru will have two lanes for queueing of 12 vehicles and ordering that will lead to two pick up window. No outdoor seating is proposed at the fast food restaurant. The drive‐thru will be open 24 hours per day, seven days a week. Car Wash – A 3,979 s.f. self‐serve car wash is proposed west of the fast food restaurant. The car wash includes a single‐lane car wash tunnel. Two queueing lanes are proposed to allow for more vehicle stacking. Adjacent to the car wash tunnel are 31 parking spaces adjacent to self‐serve vacuuming machines. Hours of operation of the car wash will be 9:00 AM to 8:00 PM, seven days a week. Riverside/Lincoln Commercial 5 City of Lake Elsinore CEQA Initial Study January 2021 Self‐Storage ‐The project includes 38,016 s.f. of self‐storage. Self‐storage units will be housed in three buildings. One along the western project boundary (21,377 s.f.), which includes an office space, one along the southern boundary (10,558 s.f.) and one in the interior portion of the project site (6,081 s.f.). A total of 286 storage units will be available in seven different sizes ranging from 5 feet by 5 feet up to 10 feet by 30 feet. Some units will be accessed from the exterior and some will be accessed via interior hallways. All units will be accessible 24 hours per day, seven days a week. Architectural Design – The proposed commercial buildings will vary in height and exterior treatment. The convenience store will be 15 feet high with parapets extending to approximately 22.5 feet in height (Figures 5a and 5b). Building finishes will be cement plaster stucco in a four‐color theme with stone accents a mission style clay roof tiling. The metal canopy over the gas pumps will be 20 feet in height and will be painted a color to compliment the convenience store. The fast food restaurant will be a maximum of 20 feet in height. Architectural treatments will be used to break up the bulk of the building and include the use of stucco, aluminum batten, and metal paneling (Figure 6). The car wash tunnel will be approximately 15 feet high with a white stucco exterior with blue and orange accenting architectural features. Canopies, parapets and a 31.5‐ foot tower sign are also incorporated into the car wash design. The underside of the building canopies will have blue light emitting diode (LED) strip lighting to provide a faux neon aesthetic (Figure 7). The self‐storage buildings would be constructed of concrete masonry with rolling metal access doors. Landscaping and Lighting – The proposed landscaping plan for the project includes a mix of trees and shrubs with an emphasis on low water use species. Landscaping will cover approximately 13 percent of the project site. A total of 28 trees will be planted around the project perimeter and include a mix of red crape myrtle, Canary Island date palm and African sumac. A variety of shrub species will be planted along the project frontages and also internally within the project site. Lighting for the project is proposed for safety and security and includes site lighting, exterior wall lighting, canopy lighting and other lighting for architectural enhancement. The pole mounted fixtures will be on a 27‐foot high pole with a 3‐foot high concrete vase. All lighting fixtures will be LED and will comply with Lake Elsinore Municipal Code Section 17.112.040 Lighting (for Nonresidential Development), which requires all outdoor lighting fixtures in excess of 60 watts to be oriented and shielded to prevent direct illumination above the horizontal plane passing through the luminaire and prevent any glare or illumination on adjacent properties or streets. Circulation and Parking – Vehicular access for the project site is proposed via one full access driveway at Lincoln Street and two right turn in/out only driveways at Riverside Drive. Fuel deliveries to the station would be via truck/trailer combination and the site has been designed to accommodate the necessary turning radii for entrance and exist of the fuel delivery vehicles. The project proposes 201 parking spaces distributed throughout the project site. This includes eight (8) ADA‐compliant spaces, and four spaces that are oversized to accommodate boat trailers or recreational vehicles (RVs). The project will be required to install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per CalGreen 2019 requirements. Clearly marked ADA‐paths of travel through the site are also included in the project design. Roadway Improvements – The following roadway improvements are included as part of the project design. Riverside/Lincoln Commercial 6 City of Lake Elsinore CEQA Initial Study January 2021 Flannery Street • Construct to City’s standard for private streets with a 30‐foot half width, and standard cul‐ de‐sac bulb for a local street. Lincoln Street between Project Driveway and Flannery Street/Robin Drive • Restripe median to provide two‐way left turn lane. Lincoln Street at Project Driveway • Construct the northbound approach to consist of one through lane and one two‐way left turn lane. • Construct the southbound approach to consist of one shared through/right turn lane. • Construct the eastbound approach (project driveway) to consist of one inbound lane and one shared left/right turn lane with stop‐control. Project East Driveway at Riverside Drive • Construct the southbound approach (project driveway) to consist of one right turn only lane with stop control. • Construct the eastbound approach to consist of one through lane. • Construct the westbound approach to consist of one shared through/right turn lane. • Construct the project western driveway at Riverside Drive • Construct the southbound approach (project driveway) to consist of one right turn only lane with stop control. • Construct the eastbound approach to consist of one through lane. • Construct the westbound approach to consist of one shared through/right turn lane. Additionally, all roadway design, signing/striping, and traffic control improvements relating to the project will be constructed in accordance with applicable engineering standards and approved by the City’s Engineering Department and California Department of Transportation (Caltrans). Site‐adjacent roadways shall be constructed or repaired at their ultimate half‐section width, including landscaping and parkway improvements in conjunction with development. Finally, the final grading, landscaping, and street improvement plans shall demonstrate that sight distance standards are met in accordance with applicable City of Lake Elsinore sight distance standards. Utility Improvements ‐ The project site is within the Elsinore Valley Municipal Water District (EVMWD) service area. For water service, the project will connect to existing EWMWD infrastructure located in Lincoln Avenue (12‐inch water line) and in Riverside Drive (10‐inch water line). For sewer service, the project will tie into the existing EVMWD 12‐inch sewer line in Riverside Drive. The project will also underground the overhead utility lines along the project frontage on Riverside Drive. Stormwater Management ‐ Stormwater management includes the use of four water quality detention basins along the eastern edge of the project site and one subsurface retention structure. Each basin is sized to manage a specific drainage management area on the project site. The detention basins range from 1,184 s.f. to 2,852 in size. The detention basins proposed for use for the project will have a 24‐inch sandy loam top that will act as pre‐treatment. Flows will then make their way down to perforated pipes set in a wide gravel trench that will allow for further percolation. The detention basins would be planted with materials per the proposed landscape plan. Runoff from the gasoline fueling area slab has been designed to drain to a catch basin connected to a sand/oil separator and sewer line. Future property owners will be responsible for the ongoing maintenance of the detention basins. Riverside/Lincoln Commercial 7 City of Lake Elsinore CEQA Initial Study January 2021 Grading ‐ Grading will be required for the project to prepare the site for the new construction. The project will be graded in two phases. The first phase will include all offsite improvements and cover the three lots associated with the future convenience store/gas station, fast food restaurant with drive thru, and the car wash. The second phase would be the remainder of the site. The proposed earthwork activities will balance on site and includes 20,000 cubic yards (cy) of cut and 20,000 cy of fill. Construction Schedule ‐ Assuming receipt of all necessary approvals, the project would begin construction activities in 2021 and is expected to have an opening date in 2022. The project would be constructed in two phases. Phase one would include all offsite improvements and the grading and construction of the buildings on the lots for the convenience store/gas station, fast‐foot restaurant and carwash. The second phase would be for the grading and construction of the lot associated with the self‐storage units which will be retained by another owner. Project Design Features The proposed Commercial Development includes design features and would adhere to applicable regulatory requirements, as identified in Table 1, which would reduce potential impacts. Table 1. Project Design Features – Proposed Commercial Development Aesthetics Implementation of the landscape plan. Implementation of the proposed architectural treatments. Air Quality Use of Tier IV diesel construction equipment with diesel particulate filter (DPF) or equivalent Construction site shall be wet twice daily. All construction equipment to be maintained per manufacturers specifications. Compliance with the following South Coast Air Quality Management District Rules: Rule 1401 (New Source Review of Toxic Air Contaminants), Rule 201 (Permit to Construct), Rule 203 (Permit to Operate), Rule 431.2 (Sulfur Content of Liquid Fuels), and Rule 461 (Gasoline Transfer and Dispensing). Greenhouse Gases Provision of a bicycle rack. Install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per CalGreen 2019 requirements. Connectivity to offsite pedestrian facilities (e.g., internal paths of travel and connections to sidewalks). Accessible to public transit. Use of low‐maintenance, drought‐tolerant plants in the landscaping plan. Compliance with the City’s Water Efficient Landscape Requirements Ordinance. Riverside/Lincoln Commercial 8 City of Lake Elsinore CEQA Initial Study January 2021 Hydrology/Water Quality As identified in the Water Quality Management Plan prepared for the project, the following non‐ structural source control BMPS will be implemented for the project: Education for Property Owners, Operators, Tenants, Occupants, or Employees – Educational materials will be provided in the project‐specific WQMP. Activity Restrictions – It is anticipated that the Conditional Use Permit for the project will restrict the activities occurring on the property. Irrigation System and Landscape Maintenance – Irrigation system and landscaping will be maintained by full time maintenance staff for each lot. Common Area Litter Control – Litter control will be maintained by full time maintenance staff for each lot. Street Sweeping Parking Lots – Parking lots and drive aisles will be periodically swept by maintenance staff. Drainage Facility Inspection and Maintenance – Drainage facilities will be inspected and maintained by full time maintenance staff. The following structural source control BMPs will also be implemented for the project: Landscape and Irrigation System Design – Landscape and Irrigation will be designed to incorporate drought‐tolerant native plants and will use drip irrigation where feasible. Trash Storage Areas ‐ Trash Storage Areas will be designed in accordance with City guidelines and include a cover to protect containers from rainfall. All food preparation/cleanup area drains shall be connected to a sanitary sewer, via an approved grease interceptor. No cleanup activities shall occur outside the building. Carwash and rinse water will be directed to a self‐contained system for filtering and recycling. Dry sumps will be placed between each pump island of the fueling area to capture and contain any fuel spills or residue. The fueling area will be raised to prevent any stormwater from draining into the fueling areas. Maintenance staff, or contractors, will be trained in fuel and oil spill cleanup that includes dry‐cleaning activities only with absorption materials that will be used and discarded in a legal manner. Noise Construction activities will occur during the permissible hours as defined in the Lake Elsinore Municipal Code. All construction equipment is equipped with appropriate noise attenuating devices. All equipment staging areas shall be located to create the greatest distance between construction‐related noise/vibration sources and sensitive receptors nearest the project site during all project construction. Idling equipment should be turned off when not in use. Riverside/Lincoln Commercial 9 City of Lake Elsinore CEQA Initial Study January 2021 Public Services Payment of developer impact fees per Chapter 16.47 of the Lake Elsinore Municipal Code to offset public expenditures for provision of services (police, fire) to the project. Payment of school impact fees to Lake Elsinore Unified School District. Payment of fees to the City’s Park Capital Improvement Fund per Chapter 16.34.060 of the Lake Elsinore Municipal Code. Transportation/Traffic The project will contribute to Citywide and regional transportation improvements through payment of applicable development impact fees. Project Components – SB 330 Compliance / Specific Plan Amendment At this time, no development is proposed on Parcel 2. The only requested actions are the approval of the Specific Plan Amendment to change the site land use from Neighborhood Commercial to a Multifamily 2 Residential District within the Canyon Hills Specific Plan. Any future development on the site would be consistent with the Implementation and Administration procedures detailed in Section 10 of the Canyon Hills Specific Plan and the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7 of the Canyon Hills Specific Plan. III. PREVIOUS ENVIRONMENTAL REVIEW The 9.07‐acre identified for the Specific Plan Amendment action has been included in several environmental review documents as part of the Canyon Hills Specific Plan FEIR and subsequent addenda. The following provides a summary of past environmental review for the Canyon Hills Specific Plan. In January 1989, the City of Lake Elsinore City Council certified the FEIR for the Cottonwood Hills Specific Plan 88‐1 (State Clearinghouse No. 87111606). The name of the Specific Plan Area was later changed to Canyon Hills Specific Plan as part of a subsequent amendment. In March 2003, the City approved an Addendum to the FEIR (also State Clearinghouse No. 87111606), for the project titled Canyon Hills Specific Plan Amendment No. 1 (SPA No. 1). This amendment also changed the name of the planning area from Cottonwood Hills to Canyon Hills. In February 2007, the City approved an Addendum to the FEIR (also State Clearinghouse No. 87111606), for the project titled Canyon Hills Specific Plan Amendment No. 2 (SPA No. 2). On July 27, 2010, the City approved an Addendum to the FEIR (also State Clearinghouse No. 87111606), for the project titled Canyon Hills Specific Plan Amendment No. 3 (SPA No. 3). SPA No. 3 applies only Phases 7 and 8 of the Canyon Hills Specific Plan. Under SPA No. 3, the Canyon Hills Specific Plan area was approved for the construction of up 695 single‐family units for Phase 7 and 915 multifamily and 9.1 acres of commercial development for Phase 8. To date, 456 multifamily units have been constructed for Phase 8 leaving a capacity of 459 multifamily units. Riverside/Lincoln Commercial 10 City of Lake Elsinore CEQA Initial Study January 2021 The SB 330 Compliance / Specific Plan Amendment action and future development on the site would be subject to any applicable mitigation measures, as identified in the Canyon Hills Specific Plan FEIR and subsequent addenda. The Canyon Hills Specific Plan (previously named Cottonwood Hills Specific Plan) EIR and subsequent addenda are incorporated by reference into this Initial Study. Figure 1. Parcel 1 Project Location (Proposed Commercial) Riverside/Lincoln Commercial 11 City of Lake Elsinore CEQA Initial Study January 2021 Figure 2. Parcel 2 Project Location (SB 330 Compliance Site/ Amendment to the Canyon Hills Specific Plan) Parcel 2 Location Riverside/Lincoln Commercial 12 City of Lake Elsinore CEQA Initial Study January 2021 Figure 3. Tentative Parcel Map for Neighborhood Commercial Riverside/Lincoln Commercial 13 City of Lake Elsinore CEQA Initial Study January 2021 Figure 4. Commercial Site Layout Riverside/Lincoln Commercial 14 City of Lake Elsinore CEQA Initial Study January 2021 Figure 5a. Convenience Store Elevations (Northeast and Southwest) Northeast Elevation (Store Front) Southwest Elevation Riverside/Lincoln Commercial 15 City of Lake Elsinore CEQA Initial Study January 2021 Figure 5b. Convenience Store Elevations (Northwest and Southeast) Southeast Elevation Northwest Elevation (Facing Lincoln Street) Riverside/Lincoln Commercial 16 City of Lake Elsinore CEQA Initial Study January 2021 Figure 6. Fast Food Restaurant Elevations Riverside/Lincoln Commercial 17 City of Lake Elsinore CEQA Initial Study January 2021 Figure 7. Car Wash Concept Riverside/Lincoln Commercial 18 City of Lake Elsinore CEQA Initial Study January 2021 ENVIRONMENTAL CHECKLIST I. BACKGROUND 1. Project Title: Riverside/Lincoln Commercial 2. Lead Agency Name and Address: City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 3. Contact Person and Phone Number: Damaris Abraham, Senior Planner Phone: (951) 674‐3124 ext. 913 Email: dabraham@Lake‐Elsinore.org 4. Project Location: The proposed project covers two noncontiguous parcels. The 6.36‐acre parcel is located at the northwest corner of Lincoln Street and Riverside Drive in the City of Lake Elsinore. The 9.07‐acre parcel is located at the northwest corner of Railroad Canyon Drive and Tassel Way in the City. 5. Project Sponsor’s Name and Address: Parcel 1 – Proposed Commercial Riverside Lincoln Group, LLC, 1180 S. Beverly Drive, Suite 300, Los Angeles, CA 90035 Parcel 2 – SB 330 Compliance Site/ Amendment to the Canyon Hills Specific Plan Pardee Homes, 250 Corona Pointe Court, Suite 600, Corona, CA 92579 6. General Plan Designation: Parcel 1 – Proposed Commercial Current General Plan designation: Residential Mixed Use (RMU) Proposed General Plan designation: General Commercial (GC) Parcel 2 – SB 330 Compliance/Specific Plan Amendment Current General Plan designation: Canyon Hills Specific Plan Proposed General Plan designation: Canyon Hills Specific Plan 7. Zoning: Parcel 1 – Proposed Commercial Development Current Zoning designation: RMU (Residential Mixed Use) District Proposed Zoning designation: C‐2 (General Commercial) District Parcel 2 – SB 330 Compliance / Specific Plan Amendment Current Zoning designation: Canyon Hills Specific Plan, Neighborhood Commercial (C‐1) Proposed Zoning designation: Canyon Hills Specific Plan, Multifamily 2 Residential District (MF2) 8. Description of Project: The project applicant is requesting approval of a General Plan Amendment, Zone Change, Tentative Parcel Map, Conditional Use Permit, and Commercial Design Review applications to Riverside/Lincoln Commercial 19 City of Lake Elsinore CEQA Initial Study January 2021 construct a commercial project consisting of a convenience store (4,650 s.f.) with an 8‐pump gas station, a fast food drive‐thru restaurant (4,456 s.f.), a self‐serve drive‐thru car wash (3,979 s.f.), and a self‐storage facility (38,016 s.f.). For the proposes of the analysis in this document, this portion of the project will be referred to as the “Proposed Commercial Development.” Since the proposed project request includes a change in land use that would eliminate the potential for residential development on the site, an alternative site must be identified within the City to accommodate housing replacement to comply with SB 330. The project site currently has a General Plan Land Use designation of Residential Mixed Use and a Residential Mixed Use (RMU) zoning designation, which would allow for up to 152 residential units on the site as part of a mixed use development. The project requests to change the site’s land use and zoning designations to general commercial. A 9.02‐acre site within the Canyon Hills Specific Plan has been identified as a replacement site for the potentially lost housing. This site is currently identified as Neighborhood Commercial (C‐1) within the Canyon Hills Specific Plan and a Specific Plan Amendment is proposed to change it to a Multifamily 2 Residential District (MF2). In this document, this aspect of the project will be referred to as the “SB 330 Compliance/Specific Plan Amendment.” 9. Surrounding Land Uses and Setting: The Proposed Commercial Development site is bounded by Lincoln Street on the north, Riverside drive on the east, Flannery Street on the west and the Lake View Apartments on the south. The project vicinity supports a mix of residential, neighborhood commercial and recreation uses. The SB 330 Compliance/Specific Plan Amendment site is located within the Canyon Hills Specific Plan area. Specifically, the site is located on the northeast corner of the intersection of Railroad Canyon Road and Tassel Way within the Canyon Hills Specific Plan area. The site is bounded by Tassel Way on the east, Railroad Canyon on the south, a riparian area and existing residential development to the north, and residential development to the west. 10. Other Public Agencies Whose Approval is Required: California Department of Transportation (Caltrans), South Coast Air Quality Management District, Elsinore Valley Municipal Water District (EVMWD), Riverside County Department of Environmental Health 11. Have California Native American tribes traditionally and cultural affiliated with the project area requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? In accordance with the requirements of Senate Bill (SB) 18 and Assembly Bill (AB) 52, the City of Lake Elsinore sent a notice to the Native American Heritage Commission (NAHC) to obtain a list of Native American tribes with possible traditional or cultural affiliation to the area. The list of tribes was received by the City of Lake Elsinore on April 29, 2020. Based on the list of tribes provided by the NAHC, the City of Lake Elsinore sent a 90‐day notification to potentially affected tribes on May 4, 2020. Of the tribes notified, the Rincon Band of Luiseño Indians, the Pechanga Band of Luiseño Indians, and the Soboba Band of Luiseño Indians requested formal government‐to‐government consultation under SB 18 and AB 52. Consultation was concluded January 6, 2021 with the Rincon Band of Luiseño Indians. Consultation is still ongoing with the Pechanga Band of Luiseño Indians and the Soboba Band of Luiseño Indians. Mitigation measures have been added to address a concern over the potential for uncovering tribal cultural resources (TCRs) or other tribal‐affiliated resources during construction of the project. Please see Section XVIII of the Initial Study Environmental Checklist for more detail. Riverside/Lincoln Commercial 20 City of Lake Elsinore CEQA Initial Study January 2021 II.ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Mitigated to Below a Level of Significance,” as indicated by the checklist on the following pages. All impacts identified for the project will be mitigated to below a level of significance. (PLACE “X’S” IN APPROPRIATE BOXES BELOW) □Aesthetics □Land Use and Planning □Agriculture and Forestry Resources □Mineral Resources □Air Quality X Noise X Biological Resources □Population and Housing X Cultural Resources □Public Services □Energy □Recreation □Geology/ Soils □Transportation □Greenhouse Gas Emissions X Tribal Cultural Resources □Hazards/ Hazardous Materials □Utilities/ Service Systems □Hydrology/Water Quality □Wildfire X Mandatory Findings of Significance DETERMINATION I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ____________________________________________________________________________________ Signature Date January 22, 2021 Riverside/Lincoln Commercial 21 City of Lake Elsinore CEQA Initial Study January 2021 Issues Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact I. AESTHETICS. Except as provided in Public Resources Code Section 21099, would the project: a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway? X c) Substantially degrade the existing visual character or quality of public view of the site and its surrounding? (Public views are those that are experienced from publicly accessible vantage points). If the project is in an urbanized area, would the project conflict with the applicable zoning and other regulations governing scenic quality? X d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? X II. AGRICULTURE AND FORESTRY RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the Californi a Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest Legacy Assessment Project and the carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non‐ agricultural use? X b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? X c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined in Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? X d) Result in the loss of forest land or conversion of forest land to non‐forest use? X e) Involve other changes in the existing environment that, due to their location or nature, could result in conversion of Farmland, to non‐agricultural use or conversion of forest land to non‐forest use? X III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? X b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non‐ attainment under an applicable federal or state ambient air quality standard? X c) Expose sensitive receptors to substantial pollutant concentrations? X d) Result in other emissions (such as those leading to odors adversely affecting a substantial number of people? X Riverside/Lincoln Commercial 22 City of Lake Elsinore CEQA Initial Study January 2021 Issues Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? X b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? X c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? X d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? X e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? X f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? X V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? X b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? X c) Disturb any human remains, including those interred outside of dedicated cemeteries? X VI. ENERGY. Would the project: a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? X b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? X VII. GEOLOGY AND SOILS. Would the project: Directly or indirection cause potential substantial adverse effects, including the risk of loss, injury, or death involving: a) Rupture of a known earthquake fault, as delineated on the most recent Alquist‐Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. X b) Strong seismic ground shaking? X c) Seismic‐related ground failure, including liquefaction? X d) Landslides? X Riverside/Lincoln Commercial 23 City of Lake Elsinore CEQA Initial Study January 2021 Issues Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact e) Result in substantial soil erosion or the loss of topsoil? X f) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on‐ or off‐site landslide, lateral spreading, subsidence, liquefaction, or collapse? X g) Be located on expansive soil, as defined in Table 18‐1‐B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? X h) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of wastewater? X i) Directly or indirection destroy a unique paleontological resource or site or unique geologic feature? X VIII. GREENHOUSE GAS EMISSIONS. Would the project: a) a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? X b) b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? X IX. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? X b) Create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment? X c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one‐ quarter mile of an existing or proposed school? X d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard or excessive noise to the public or the environment? X e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? X f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? X X.HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality? X Riverside/Lincoln Commercial 24 City of Lake Elsinore CEQA Initial Study January 2021 Issues Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impeded sustainable groundwater management of the basin? X c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces in a manner which would result in substantial erosion or siltation on‐ or off‐site? X d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces in a manner which would substantially increase the rate or amount of runoff in a manner which would result in flooding on‐ or off‐site? X e) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces in a manner which would create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of pollute runoff? X f) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces in a manner which would create or contribute runoff water which would impede flood flows? X g) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces in a manner which would in flood hazards, tsunami, or seiche zones, risk release of pollutants due to project inundation? X h) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces in a manner which would conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? X XI. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? X b) Cause a significant environmental impact due to a conflict with conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? X XII. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? X b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? X Riverside/Lincoln Commercial 25 City of Lake Elsinore CEQA Initial Study January 2021 Issues Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact XIII. NOISE. Would the project result in: a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? X b) Generation of excessive groundborne vibration or groundborne noise levels? X c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? X XIII. POPULATION AND HOUSING. Would the project: a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? X b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? X XV. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, or need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? X b) Police protection? X c) Schools? X d) Parks? X e) Other public facilities? X XVI. RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? X b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? X XVII. TRANSPORTATION/TRAFFIC. Would the project: a) Conflict with the program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? X b) Conflict the project conflict with or be inconsistent with CEQA Guidelines section 15064.3(b)? X c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? X e) Result in inadequate emergency access? X Riverside/Lincoln Commercial 26 City of Lake Elsinore CEQA Initial Study January 2021 Issues Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact XVIII. TRIBAL CULTURAL RESOURCES. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? X b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. X XIX. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? X b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? X c) Result in a determination by the wastewater treatment provider, which serves or may serve the project, that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? X d) Generate solid waste in excess of State or local standards, in excess of the capacity of the local infrastructure, or otherwise impair the attainment of solid waste reduction goals? X e) Comply with federal, state, and local management and reduced statues and regulations related to solid waste? X XIX. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazards severity zones, would the project: a) Substantially impair an adopted emergency response plan or evacuation plan? X b) Due to slope, prevailing wind, and other factors, exacerbate wildlife risk, and thereby expose project occupants to pollutant concentrations from a wildlife or the uncontrolled spread of wildfire? X c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? X d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides as a result of runoff, post‐fire slope instability or drainage changes? X Riverside/Lincoln Commercial 27 City of Lake Elsinore CEQA Initial Study January 2021 Issues Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact XX. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self‐sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) X c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? X Riverside/Lincoln Commercial 28 City of Lake Elsinore CEQA Initial Study January 2021 ENVIRONMENTAL ANALYSIS This section provides an evaluation of the impact categories an d questions contained in the Environmental Checklist. I. AESTHETICS a) Have a substantial adverse effect on a scenic vista? Less than Significant Impact Proposed Commercial Development The City’s aesthetic setting is characterized by urbanized development of various densities occurring within varied topographical features and interspersed with undeveloped natural areas. Scenic resources within and surrounding the City include the lake, portions of the Cleveland National Forest, rugged hillside land, distant mountains and ridgelines, rocky outcroppings, streams, vacant land with native vegetation, parkland, and buildings of historical and cultural significance such as the cultural center, bathhouse, and military academy. A scenic vista is a viewpoint that provides expansive views of a highly valued landscape for the benefit of the general public. The visual character of the City is dominated by Lake Elsinore, a 3,000‐acre natural lake. Due to the importance of the lake, scenic resources are identified in the City’s General Plan by identifying key public vantage points of the lake throughout the City. Sites chosen included the view of the lake from Interstate 15 (I‐15), State Route 74 (SR‐74), the Lake Elsinore Recreation Area and Campground, the baseball stadium, the boat launch on the eastern edge of the lake and the Aloha Pier lookout and are depicted on Figure 4.11 of the General Plan. The site for the Proposed Commercial Development is currently vacant and is bounded by Lincoln Street on the north, Riverside Drive on the east, Flannery Street (a private drive) on the west and the Lake View Apartments on the south. Surrounding properties are composed of existing commercial and residential uses. The site for the Proposed Commercial Development is located app roximately 0.4 miles (at its closest point) from Lake Elsinore (water body) and does not propose any building heights in excess of those that are allowed by the City’s Zoning Code for the C2 Zone (45 feet). Pr oposed architectural concepts are presented in Figures 5 through Figure 7. Building heights will vary from 20 to 23 feet in height with the car wash having a 31.5‐foot tower sign. Visual simulations were prepared for the Proposed Commercial Development from two private view points and two public view points. The public viewpoints capture views near the lake from the Launch Pointe area. Figure 8 presents an overview of the view points and individual simulations from these points are presented as Figures 9 through 12. Views were selected for either adjacency to the project or from public view points that hold aesthetics significance for the City. Figure 9 (View 1) presents the existing and proposed views from Flannery Street, a private street along the western boundary of the site for the Proposed Commercial Development. This is a private view. Currently, there are unobstructed views of the site. There are no views to the lake from this view point. With implementation of the Proposed Commercial Development, this view would be of the exterior wall Riverside/Lincoln Commercial 29 City of Lake Elsinore CEQA Initial Study January 2021 of the self‐storage facility. The Proposed Commercial Development will also provide landscaping along this length of the building which includes a mix of trees, shrubs and groundcover which will soften the appearance and provide some visual relief. Figure 10 (View 2) presents the existing and proposed view from the neighborhood commercial center located to the north of the Proposed Commercial Development site on the opposite side of Lincoln Drive. This is a private view. Currently, the view is of a vacant lot with some mature trees in the foreground. Views to the mountains to the south are obstructed by the intervening vegetation. With implementation of the Proposed Commercial Development, the views of the site would be of a developed commercial center, including the convenience store, fueling pumps/canopy and the fast‐food restaurant. Views of the mountains to the south would be opened up with removal of the large mature trees. Figure 11 (View 3) presents the view from Lincoln Street, east of Riverside Drive near the Launch Pointe Recreation Destination and RV Park. The Proposed Commercial Development would not be visible from this location and there would be no change in views. This is a view from a public roadway. The Proposed Commercial Development site is partially visible from this location and appears as an empty lot with mature trees. The multifamily residences adjacent to the project site are visible. Other elements in this view would capture the viewer’s attention, including the large arch entry monument into Launch Pointe and the intersection and vehicular movements at the Riverside/Lincoln intersection. With implementation of the project, the development would be visible. Views to the mountains would also be opened up with removal of the large mature trees. Figure 12 (View 4) presents the view from Launch Pointe. This is a public view. In both the existing condition and the proposed condition, the Proposed Commercial Development site is not visible. Figure 8. Visual Simulation Key View Map Riverside/Lincoln Commercial 30 City of Lake Elsinore CEQA Initial Study January 2021 Figure 9. View Point 1 – Flannery Street Riverside/Lincoln Commercial 31 City of Lake Elsinore CEQA Initial Study January 2021 Figure 10. View Point 2 ‐ Neighborhood Commercial Center North of Proposed Commercial Development Riverside/Lincoln Commercial 32 City of Lake Elsinore CEQA Initial Study January 2021 Figure 11. View Point 3 – Lincoln Street/Launch Pointe Recreation Destination Riverside/Lincoln Commercial 33 City of Lake Elsinore CEQA Initial Study January 2021 Figure 12. View Point 4 – Launch Pointe Riverside/Lincoln Commercial 34 City of Lake Elsinore CEQA Initial Study January 2021 While the Proposed Commercial Development is located along SR‐74 (Riverside Drive), it is located on the northwest side of SR‐74 while views to Lake Elsinore are provided to the east. Views from SR‐74 (Riverside Drive) to the lake would not be impacted since the proposed buildings are on the opposite of the street from the lake views. Additionally, as shown in Figures 12 and 13, public views from the Launch Pointe area of the lake would not significantly change. Impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment, including aesthetics. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being developed. Future development on the SB 330 Compliance/Specific Plan Amendment site would be required to comply with the Implementation and Administration procedures detailed in Section 10 of the Canyon Hills Specific Plan and the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7 of the Canyon Hills Specific Plan as well as Lake Elsinore Municipal Code Section 17.44 (Residential Development Standards). There are no aspects of the proposed project which would result in any additional aesthetics impacts beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified Mitigation Measures: No mitigation measures are required. Sources: General Plan, Google Earth, Project Description, Visual Simulations, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway? No Impact Proposed Commercial Development The California Department of Transportation (Caltrans) currently identifies portions of I‐15 and SR‐74 as eligible for listing as state scenic highway, but no segments of I‐15 and SR‐74 have been officially designated. The project site approximately 2.5 miles west of I‐15. The Proposed Commercial Development site is adjacent to SR‐74 (also known as Riverside Drive), however, the segment of SR‐74 adjacent to the Proposed Commercial Development site is not a segment that is considered eligible for listing as a state scenic highway. The Proposed Commercial Development site is currently vacant land with nonnative grasses and some scattered trees. The cultural resources report prepared for the project (ASM 2020) indicated that there are no historic buildings on the site. The Proposed Commercial Development would not result in any impacts to historic buildings. The Lake Elsinore Municipal Code includes a City Tree Preservation Ordinance (Ord. 1256) that protects the City’s streetscape and trees. The City of Lake Elsinore has also determined that certain species of palm trees in the family Palmaceae are locally significant resources through the City Significant Palm Tree Ordinance (Ord. 1160). Riverside/Lincoln Commercial 35 City of Lake Elsinore CEQA Initial Study January 2021 There are existing trees on the Proposed Commercial Development site including one native species (Southern California black walnut) and two non‐native species (olive tree and pepper tree). These trees are located in the northeast corner of the site and along the southern boundary of the site. None of the existing trees on the Proposed Commercial Development site are palm species and none of the trees are located in City right‐of‐way. There are no rock outcroppings on the project site. The Proposed Commercial Development will implement a landscape plan that includes street trees. A total of 28 trees will be planted around the site perimeter and include a mix of red crape myrtle, Canary Island date palm and African sumac. A variety of shrub species will be planted along the project frontages and also internal within the Proposed Commercial Development site. Implementation of the Proposed Commercial Development would not result in any damage to scenic resources, including trees, rock outcroppings or historic buildings. Further, the project site is not located near an officially designated state scenic highway. No impact is identified for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment As noted above, Caltrans currently identifies portions of I‐15 and SR‐74 as eligible for listing as state scenic highway, but no segments of I‐15 and SR‐74 have been officially designated. The site for the SB 330 Compliance/Specific Plan Amendment is located approximately 1.7 miles east of I‐15. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional aesthetics impacts beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Caltrans; Cultural Resources Report (Appendix C); Lake Elsinore Municipal Code; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Substantially degrade the existing visual character or quality of public views of the site and its surroundings (Public views are those that are experienced from publicly accessible vantage points. If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Less than Significant Impact Proposed Commercial Development The Proposed Commercial Development site is located in an urbanized area. No structures are being proposed that would diminish the existing visual character of the area or block views to the lake. Building heights range from 20 to 23 feet in height with a 31.5‐foot tower sign incorporated into the car wash design. Key views from SR‐74 (Riverside Drive) to the lake would not be impacted since the proposed buildings are on the opposite side of the street from the lake views. Additionally, as shown in Figure 11 and 12, public views from the Launch Pointe area of the lake would not significantly change. Impacts are less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 36 City of Lake Elsinore CEQA Initial Study January 2021 With implementation of the General Plan Amendment and the Zone Change, which are proposed as part of the Proposed Commercial Development, the project would be consistent with the intended land use for the area and meets development standards guiding the visual character of the project site. In addition, the Proposed Commercial Development would provide street improvements along the site’s frontage on Riverside Drive and Lincoln Street, including curbs, and sidewalks. The Proposed Commercial Development will also underground utility lines along the frontage on Riverside Drive. The resulting aesthetic would be more organized, unified, and urban, compared to the existing conditions. The Proposed Commercial Development will also implement a landscape plan which will provide further enhancements to the site. While the Proposed Commercial Development would change the visual quality of the site, it would not degrade the existing visual character or quality of the site or surroundings. Therefore, potential impacts associated with the visual character or quality of the site and its surroundings would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being developed. Future development on the SB 330 Compliance/Specific Plan Amendment site would be required to comply with the Implementation and Administration procedures detailed in Section 10 of the Canyon Hills Specific Plan and the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7 of the Canyon Hills Specific Plan as well as Lake Elsinore Municipal Code Section 17.44 (Residential Development Standards). There are no aspects of the proposed project which would result in any additional aesthetics impacts beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified Mitigation Measures: No mitigation measures are required. Sources: Project Description; Site Plan, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? Less than Significant Impact Proposed Commercial Development According to the City’s General Plan, light and glare impacts to the Mount Palomar Observatory are of concern to the City. Areas of light pollution impacts have been identified through a “ring analysis,” where primary impacts to the Observatory are within a 30‐mile radius, and secondary impacts are up to 45 miles. According to the General Plan Figure 4.12, the project site is within the 45‐mile secondary impacts radius. The Proposed Commercial Development would introduce lighting to the vacant project site. Accordingly, the new buildings and associated components would include lighting features typical of commercial development, such as security lighting, exterior signage lighting, parking lot lighting, and indoor store lighting. While the project would introduce new sources of light, all lighting fixtures would comply with Lake Elsinore Municipal Code Section 17.112.040 Lighting (for Nonresidential Development). Section 17.112.040 requires all outdoor lighting fixtures in excess of 60 watts to be oriented and shielded to Riverside/Lincoln Commercial 37 City of Lake Elsinore CEQA Initial Study January 2021 prevent direct illumination above the horizontal plane passing through the luminaire and prevent any glare or illumination on adjacent properties or streets. Further, this section of the Lake Elsinore Municipal Code encourages the use of low‐pressure sodium vapor lighting due to the City’s proximity to the Mount Palomar Observatory. The Proposed Commercial Development will also introduce new sources of daytime glare due to the new building surfaces and vehicles traveling to and from the site. However, the glare created by the Proposed Commercial Development will be consistent with the levels of glare that is emitted by the surrounding development. Additionally, the architectural finishes for the Proposed Commercial Development, which include stucco, stone, and matte‐finish metal treatments, are not significantly glare inducing. Thus, the Proposed Commercial Development will not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Future development on the SB 330 Compliance/Specific Plan Amendment site would be required to comply with the Implementation and Administration procedures detailed in Section 10 of the Canyon Hills Specific Plan and the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7 of the Canyon Hills Specific Plan as well as Lake Elsinore Municipal Code Section 17.44 (Residential Development Standards). Impacts would be less than significant for the SB 330 Compliance/Specific Plan Amendment. Mitigation Measures: No mitigation measures are required. Sources: General Plan; Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. II. AGRICULTURE AND FORESTRY RESOURCES a) a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non‐agricultural use? No Impact Proposed Commercial Development The site for the Proposed Commercial Development is not mapped as prime farmland, unique farmland, or farmland of statewide importance, as determined by the Farmland Mapping and Monitoring Program (California Department of Conservation 2017). The project site is identified as Urban and Built‐Up Land on the Riverside County Important Farmland Map for Western Riverside County. Therefore, the Proposed Commercial Development would not result in the conversion of prime farmland, unique farmland, or farmland of statewide importance. No impact is identified for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being Riverside/Lincoln Commercial 38 City of Lake Elsinore CEQA Initial Study January 2021 impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to farmland beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. There are no aspects of the SB 330 Compliance/Specific Plan Amendment that would result in other changes that would result in a conversion of farmland to non‐agricultural use. Mitigation Measures: No mitigation measures are required. Sources: California Department of Conservation FMMP, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact Proposed Commercial Development The site of the Proposed Commercial Development has a current zoning designation of Residential Mixed Use (RMU) and proposes to change the zoning for the project site to General Commercial (C‐2). There is no agricultural zoning on the site. The Proposed Commercial Development site is not located within or adjacent to a Williamson Act contract area. Per the City’s General Plan Environmental Impact Report (EIR) (page 3.1‐42) there are no Williamson Act agricultural preserves within the City boundary. Therefore, no impact will occur due to conflicts with agricultural zoning or a Williamson Act Contract for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site proposed for the SB 330 Compliance/Specific Plan Amendment is not zoned for agricultural use nor is it subject to a Williamson Act contract. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to agricultural resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 39 City of Lake Elsinore CEQA Initial Study January 2021 c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined in Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? No Impact Proposed Commercial Development Public Resources Code Section 12220(g) identifies forest land as land that can support 10‐percent native tree cover of any species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits. The Proposed Commercial Development site has a zoning designation of Residential Mixed Use (RMU) and proposes to change the zoning for the project site to General Commercial (C‐2). There is no land zoned for forest land, timberland, or timberland production. No impact is identified for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site proposed for the SB 330 Compliance/Specific Plan Amendment is not zoned for forestland or timberland. It is within a Specific Plan Area and is currently identified for a neighborhood commercial use. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to forest resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: Public Resources Code Section 12220(g); Zoning Map, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Result in the loss of forest land or conversion of forest land to non‐forest use? No Impact Proposed Commercial Development As discussed in Section II.c, above, the project site does not support forests, nor is there any forest land adjacent to the project site. The project site is vacant with some scattered ornamental trees. Therefore, the proposed project would not result in the loss of forest land or the conversion of forest land to non‐ forest use. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site proposed for the SB 330 Compliance/Specific Plan Amendment does not support forests or forest land. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Riverside/Lincoln Commercial 40 City of Lake Elsinore CEQA Initial Study January 2021 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to forest resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. There are no aspects of the SB 330 Compliance/Specific Plan Amendment that would result in other changes that would result in the loss of forest land or the conversion of forest land to non‐forest use. Mitigation Measures: No mitigation measures are required. Sources: Public Resources Code Section 12220(g), Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. e) Involve other changes in the existing environment that, due to their location or nature, could result in conversion of Farmland, to non‐agricultural use or conversion of forest land to non‐ forest use? No Impact Proposed Commercial Development The project site is located within the Lake View District of the City and is located in a developed portion of the City. There is existing development on both sides of the project site. The project area does not support any agricultural or forest land. Therefore, the project would not involve other changes in the existing environment which, due to their location or nature, could result in conversion of farmland to non‐ agricultural use or conversion of forest land to non‐forest use. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site proposed for the SB 330 Compliance/Specific Plan Amendment is located in a developed area of the City. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact related to farmland or forest land conversion beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. There are no aspects of the SB 330 Compliance/Specific Plan Amendment that would result in other changes that would result in a conversion of farmland to non‐agricultural use or the conversion of forest land to non‐forest use. Mitigation Measures: No mitigation measures are required. Riverside/Lincoln Commercial 41 City of Lake Elsinore CEQA Initial Study January 2021 III. AIR QUALITY An air quality report and health risk screening letter were prepared for the Proposed Commercial Development by Ldn Consulting (LDN) (2020a) (2020b) and are included as Appendix A1 and Appendix A2 of this document. The project is within the South Coast Air Quality Management District (SCAQMD) and they will be a Responsible Agency under CEQA. Permits from SCAQMD will be required for the operation of the gasoline station that is proposed as part of the project. The project applicant will be required to apply for these permits and SCAQMD will review the permit applications in light of this CEQA document to ensure that impacts from the permits are fully and adequately disclosed. The assumptions used in this air quality analysis will be used as the basis for evaluating the air permits under CEQA and imposing permit conditions and limits. The project will be required to comply with the following SCAQMD Rules: Rule 1401 (New Source Review of Toxic Air Contaminants) – This rule specifies limits for maximum individual cancer risk, cancer burden and noncancer acute and chronic hazard index from new permit units, relocations, or modifications to existing permits units which emit toxic air contaminants listed in Table 1 of this rule. Rule 201 (Permit to Construct) – This rule states that a person shall not build, erect, install, alter or replace any equipment, the use of which may cause the issuance of air contaminants or the use of which may eliminate, reduce or control the issuance of air contaminants without first obtaining written authorization for such construction from the Air Pollution Control Officer. Rule 203 (Permit to Operate) – This rule states that a person shall not operate or use any equipment or agricultural permit unit, the use of which may cause the issuance of air contaminants, or the use of which may reduce or control the issuance of air contaminants, without first obtaining a written permit to operate from the Executive Officer or except as provided in Rule 202. Rule 431.2 (Sulfur Content of Liquid Fuels) – The purpose of this rule is to limit the sulfur content in diesel and other liquid fuels for the purpose of both reducing the formation of sulfur oxides and particulates during combustion and to enable the use of add‐on control devices for diesel fueled internal combustion engines. Rule 461 (Gasoline Transfer and Dispensing) – This rule applies to the transfer of gasoline from any tank truck, trailer, or railroad tank car into any stationary storage tank or mobile fueler, and from any stationary storage tank or mobile fueler into any mobile fueler or motor vehicle tank. a) Conflict with or obstruct implementation of the applicable air quality plan? Less than Significant Impact Proposed Commercial Development SCAQMD Air Quality Management Plan The Southern California Association of Governments (SCAG) is the regional planning agency for Los Angeles, Orange, Ventura, Riverside, San Bernardino, and Imperial Counties, and addresses regional issues relating to transportation, economy, community development, and environment. With regard to air quality planning, SCAG has prepared the Regional Transportation Plan/Sustainable Communities Strategy Riverside/Lincoln Commercial 42 City of Lake Elsinore CEQA Initial Study January 2021 (RTP/SCS), a long‐range transportation plan that uses growth forecasts to project trends over a 20‐year period to identify regional transportation strategies to address mobility needs. These growth forecasts form the basis for the land use and transportation control portions of the SCAQMD Air Quality Management Plan (AQMP). These documents are utilized in the preparation of the air quality forecasts and consistency analysis included in the AQMP. Both the RTP/SCS and AQMP are based, in part, on projections originating with County and City General Plans. The two principal criteria for determining conformance to the AQMP are: 1. Whether the project would result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. 2. Whether the project would exceed the assumptions in the AQMP or increments based on the year of project buildout and phase. Criterion 1 ‐ Increase in The Frequency or Severity of Violations Based on the conclusions of the air quality report prepared for the project (LDN 2020a) short‐term regional construction air emissions would not result in significant impacts based on SCAQMD regional thresholds of significance or local thresholds of significance. The ongoing operation of the Proposed Commercial Development would generate air pollutant emissions that are inconsequential on a regional basis and would not result in significant impacts based on SCAQMD thresholds of significance. The Proposed Commercial Development would not exceed the applicable localized significance threshold (LST). The analysis for long‐term local air quality impacts showed that local pollutant concentrations would not be projected to exceed the air quality standards. Therefore, a less than significant long‐term impact would occur, and no mitigation would be required Proposed Commercial Development. Based on the information provided above, the Proposed Commercial Development would be consistent with the first criterion. Criterion 2 ‐ Exceed Assumptions in the AQMP The SCAQMD AQMP demonstrates that the applicable ambient air quality standards can be achieved within the timeframes required under federal law. Growth projections from local general plans adopted by cities in the district are provided to the SCAG, which develops regional growth forecasts, which are then used to develop future air quality forecasts for the AQMP. Development consistent with the growth projections in the City’s General Plan is considered to be consistent with the AQMP. Peak day emissions generated by construction activities are largely independent of land use assignments, but rather are a function of development scope and maximum area of disturbance. Irrespective of the site’s land use designation, development of the site to its maximum potential would likely occur, with disturbance of the entire site occurring during construction activities. The site for the Proposed Commercial Development is designated as Residential Mixed Use and a General Plan Amendment is requested to change it to Commercial to construct a convenience market/gas station, fast‐food restaurant, self‐storage, and a car wash. Based upon the air quality report prepared for the Proposed Commercial Development (LDN 2020a), operational emissions will be well below the screening thresholds identified by SCAQMD. Further, as detailed in the traffic report for the Proposed Commercial Development (Ganddini Group 2020) the majority of the fast‐food restaurants, convenience market/gas Riverside/Lincoln Commercial 43 City of Lake Elsinore CEQA Initial Study January 2021 stations, and self‐storage facilities serving the City of Lake Elsinore are located along the I‐15 Freeway corridor over two miles east of the site. The Proposed Commercial Development is less than 50,000 square feet and is expected to shorten trips by serving the heavily residential areas in the Lake View and Lake View Sphere Districts. Therefore, the Proposed Commercial Development is considered a local‐serving retail use and could reduce vehicle miles traveled and therefore reduce emissions. Therefore, potential impacts associated with an inconsistency with the SCAQMD AQMP would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Air quality impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new air quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Air Quality Report (Appendix A1), Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non‐attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact Proposed Commercial Development Air quality emissions for the Proposed Commercial Development were calculated as part of the air quality study prepared by LDN (2020a). The complete report is included in Appendix A1. Table 2 shows the state and federal attainment status for criteria pollutants in the South Coast Air Basin (SCAB). As shown, the SCAB is a nonattainment area for the state and federal O3 standards and for the state PM10 and PM2.5 standards. Table 2. South Coast Air Basin Attainment Status by Pollutant Pollutant Average Time California Standards Federal Standards Ozone (O3) 1 Hour Non‐attainment No Federal Standard 8 Hour Extreme Nonattainment Respirable Particulate Matter (PM10) 24 Hour Non‐attainment Serious Nonattainment Annual Arithmetic Mean No State Standard Serious Nonattainment Fine Particulate Matter PM2.5 24 Hour No State Standard Non‐attainment Annual Arithmetic Mean Non‐attainment Non‐attainment Carbon Monoxide (CO) 8 hour Attainment Attainment Maintenance (1) 1 hour Riverside/Lincoln Commercial 44 City of Lake Elsinore CEQA Initial Study January 2021 Pollutant Average Time California Standards Federal Standards Nitrogen Dioxide (NO2) Annual Arithmetic Mean No State Standard Attainment 1 Hour Non‐attainment No Federal Standard Sulfur Dioxide (SO2) Annual Arithmetic Mean No State Standard Attainment 24 Hour Attainment Attainment 1 Hour Attainment No Federal Standard Lead 30 Day Average Attainment No Federal Standard Calendar Quarter No State Standard Attainment Notes: (1) Maintenance Area (defined by U.S. Department of Transportation) is any geographic region of the United States previously designated nonattainment pursuant to the CAA Amendments of 1990 and subsequently redesignated to attainment subject to the requirement to develop a maintenance plan under section 175A of the CAA, as amended. SCAQMD has developed regional and localized significance thresholds for regulated pollutants which are presented in Table 3. The SCAQMD’s CEQA Air Quality Significance Thresholds indicate that any projects in the SCAB with daily emissions that exceed any of the indicated thresholds should be considered as having an individually and cumulatively significant air quality impact. Demonstrating a project’s compliance with SCAQMD Screening thresholds are a significant part of demonstrating compliance with SCAQMDs AQMP. Construction Emissions Construction activities for the Proposed Commercial Development would include minor site grading and preparation, paving, building construction, and architectural coating application. The proposed earthwork activities will balance on site and includes 20,000 cy of cut and 20,000 cy of fill. All phases of the Proposed Commercial Development (e.g., grading, paving, and construction) are anticipated to start in late 2021 and be completed in 2022. As a project design feature the project would utilize Tier IV diesel equipment with diesel particulate filters or equivalent and will wet the construction site twice daily. Table 3. Screening‐Level Thresholds for Criteria Pollutants Pollutant Total Emissions (lbs per day) Construction Emissions Respirable Particulate Matter (PM10) 150 Respirable Particulate Matter (PM2.5) 55 Nitrogen Oxide (NOx) 100 Sulfur Oxide (SOx) 150 Carbon Monoxide (CO) 550 Volatile Organic Compounds (VOCs) 75 Operational Emissions Respirable Particulate Matter (PM10) 150 Respirable Particulate Matter (PM2.5) 55 Nitrogen Oxide (NOx) 55 Sulfur Oxide (SOx) 150 Riverside/Lincoln Commercial 45 City of Lake Elsinore CEQA Initial Study January 2021 Carbon Monoxide (CO) 550 Lead and Lead Compounds 3.2 Lead and Lead Compounds 3.2 Volatile Organic Compounds (VOC) 75 Construction equipment anticipated to be used for the Proposed Commercial Development through each phase of construction are identified in Table 3.1 of the air quality report, included as Appendix A1 of this document. Table 4 presents the anticipated construction emissions for the Proposed Commercial Development, incorporating the identified project design features. As shown in Table 4, maximum daily emissions would be below the screening thresholds for all criteria pollutants and construction emissions impacts would be less than significant. Table 4. Construction Emissions ‐ Proposed Commercial Development (lbs/day) Year ROG NOx CO SO2 PM10 (Total) PM2.5 (Total) 2021 0.62 4.22 21.53 0.04 8.34 4.53 2022 24.09 4.26 21.68 0.04 0.82 0.23 Screening Threshold (lbs/day) 75 100 550 150 150 55 Exceeds Screening Threshold? No No No No No No Source: LDN 2020a Operational Emissions Operational impacts associated with the Proposed Commercial Development would include area sources, energy use, mobile sources, waste, and water use. Area sources include consumer products, landscaping, and architectural coatings applied during routine maintenance. Emissions associated with project operations were estimated based on the project’s overall trip generation of 7,026 ADT. An average trip length of three miles was used. Table 5 provides a summary of the estimated operational emissions for the Proposed Commercial Development. As shown, operational emissions associated with the Proposed Commercial Development would be below the screening level thresholds for all criteria pollutants. Table 5. Operational Emissions ‐ Proposed Commercial Development (lbs/day) ROG NOx CO Sox PM10 PM2.5 Summer Scenario Area Source Emission Estimates 1.11 0.00 0.03 0.00 0.00 0.00 Energy Source Emissions 0.04 0.35 0.30 0.00 0.03 0.03 Operational Vehicle Emissions 11.09 49.62 40.13 0.12 4.77 1.33 Emissions Total with Project Design Features 12.25 49.98 40.45 0.12 4.80 1.36 Screening Level Thresholds 55 55 550 150 150 55 Riverside/Lincoln Commercial 46 City of Lake Elsinore CEQA Initial Study January 2021 ROG NOx CO Sox PM10 PM2.5 Significant Impact? No No No No No No Winter Scenario Area Source Emission Estimates 1.11 0.00 0.03 0.00 0.00 0.00 Energy Source Emissions 0.04 0.35 0.30 0.00 0.03 0.03 Operational Vehicle Emissions 8.85 48.13 43.09 0.11 4.77 1.33 Emissions Total with Project Design Features 10.00 48.48 43.41 0.11 4.80 1.36 Screening Level Thresholds 55 55 550 150 150 55 Significant Impact? No No No No No No Source: LDN 2020a Note: Daily pollutant generation assumes trip distances with CalEEMod 2016.3.2 Emissions from Gasoline Storage and Dispensing The project will adhere to SCAQMD Rule 461 (Gasoline Transfer and Dispensing) and will utilize a 6B Scenario which includes Phase 1 and Phase II enhanced vapor recovery system, with vent valves and would have an overall efficiency for breathing and refueling of 1.27 lbs/1000 gal (Source: CAPCOA, 1997)1. The rate identified would include VOC sources to include loading, breathing, refueling and spillage. The project would dispense up to 2,000,000 gallons of gasoline per year. Based on this, the transfer and dispensing activities would emit 2,000,000/1000 or 2,000*1.27 or 2,540 lbs of ROG per year or 6.96 lb/day of ROG. As shown in Table 5, the project will generate 12.25 lb/day of ROG. When combined with the additional 6.96 lb/day of ROG from gasoline dispensing operations, the project would have a total daily ROG generation of 19.21 lb/day. In summary, since the Proposed Commercial Development would not result in any construction‐ or operation‐related emissions above the significance thresholds, it would not violate any air quality standard or contribute substantially to an existing or projected air quality violation. Impacts would be less than significant. Localized Significance Thresholds The SCAQMD also established Localized Significance Thresholds (LSTs) which represent the maximum emissions from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest residence or sensitive receptor. The SCAQMD states that lead agencies can use the LSTs as another indicator of significance in their air quality impact analyses. Table 6 shows the modeled estimates for both construction and operations excluding offsite mobile emissions. Furthermore, the worst case LST is at 25 meters from the project centroid and will be utilized 1 https://ww2.arb.ca.gov/sites/default/files/classic//ab2588/rrap‐iwra/gasiwra.pdf Riverside/Lincoln Commercial 47 City of Lake Elsinore CEQA Initial Study January 2021 for this project. Since this is worst case, if the project complies at 25 meters, it will comply at all locations beyond this distance. Based on the modeling results, no LST impacts are expected for the Proposed Commercial Development. Table 6. On‐Site Daily Emissions for Comparison to LSTs ‐ Proposed Commercial Development (Unmitigated) Pollutant Project without Offsite Mobile Emissions (lbs/day) Localized Significance Threshold SRA 25 5‐Acre (lbs/day) Significant Impact? Construction CO 21.81 1,965 No PM10 10.17 13 No PM2.5 6.34 8 No NOx 40.50 371 No Operations CO 0.33 1,965 No PM10 0.03 4 No PM2.5 0.03 2 No NOx 0.35 371 No Source: LDN 2020a SB 330 Compliance/Specific Plan Amendment Air quality impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the available capacity for residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new air quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Air Quality Report (Appendix A1), Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact Proposed Commercial Development A health risk assessment for construction equipment emissions was included in the air quality report prepared for the Proposed Commercial Development (LDN 2020a) (Appendix A1). Additionally, a health risk screening letter focusing on the future gas station operations was also prepared for the project (LDN 2020b) (Appendix A2). Riverside/Lincoln Commercial 48 City of Lake Elsinore CEQA Initial Study January 2021 Sensitive receptors are defined as schools, hospitals, resident care facilities, and day‐care centers, as well as residential receptors in the vicinity. Health Risk Assessment – Fueling Station Operations The 16 fueling position super convenience market/gas station would install underground double wall fiberglass tanks for unleaded, super unleaded and diesel fuels and all appurtenances such as double wall fiberglass piping, leak detection and vapor recovery systems. The facility would also install an assisted Phase I system to provide maximum vapor balancing which is necessary to transfer the underground tank vapors being displaced as the tank is being filled back to the delivery tanker as it is being emptied. Also, the project would install Phase II system to transfer displaced vapors from vehicle fuel tanks back to the underground storage tanks. All underground tanks will be vented with pressure/vacuum liquid vent valves. The annual throughput of the site is expected to be between 1.5 million and 1.7 million gallons per year based upon information from the project applicant. To be conservative, this health risk analysis assumes up to 2 million gallons per year. This health risk analysis prepared for the Proposed Commercial Development used the Gasoline Service Station Industrywide Risk Assessment Guidelines prepared by the Toxics Committee of the California Air Pollution Control Officers Association (CAPCOA 1997) which was prepared with consultation with representatives of twelve air pollution control and air quality management districts, staff of CARB, and the Office of Environmental Health Hazard Assessment (OEHHA). The purpose of these guidelines is to provide the districts with suggested procedures for preparing gasoline station emissions inventories and risk assessments to meet the requirements of the Air Toxics "Hot Spots" Information and Assessment Act of 1987. For purposes of this health risk analysis, a cancer risk in excess or 10 per one million exposed would require further mitigation. The nearest sensitive land uses around the Proposed Commercial Development would be single family residential to the north approximately 230 feet to the nearest pump location. The area would be best described as an urban environment. Elevations onsite are roughly 1,280 feet above mean sea level. Cancer risk calculations are based on a 70‐year lifetime exposure. In some limited cases, it may be appropriate to also use between 9 to 40 years exposure in the calculation. The 9‐year exposure scenario is based on exposure to children during the first 9 years of life. Some districts use the 9‐year exposure scenario to model short term projects. (CAPCOA 2009). For purposes of this analysis, it is reasonable to assume a 30‐year duration. Benzene emissions from the gas station would be from the following sources: Loading ‐ Loading emissions will occur when the fuel delivery trucks unload gasoline at the fueling station. These emissions would occur at the time of delivery only and would be reduced since the project will install pressure vacuum valves. Breathing ‐ Gasoline vapors are emitted from the storage tank vent pipes due to temperature and pressure changes within the storage tank vapor space Refueling ‐ During the refueling process, gasoline vapors are emitted at the vehicle/nozzle interface. Riverside/Lincoln Commercial 49 City of Lake Elsinore CEQA Initial Study January 2021 Spillage ‐ Occasional spillage emissions occur from spills during vehicle fueling operations For purposes of modeling, AERMOD was used for air quality dispersion modeling and is the preferred and recommended U.S. Environmental Protection Agency (EPA) model for air quality dispersion modeling. A graphical representation of the modeling locations is shown in Figure 13. Figure 13. AERMOD Modeling Representation Source: LDN 2020b On Figure 13, the loading and breathing events are represented by point sources (identified as a blue dot) and refueling and spillage events are represented by 16 volume sources (identified as red squares) representing each filling position. The numbered red round circles represent discrete sensitive receptors at nearby residential receptors. The black grid represents an automatically generated gridded receptor matrix used by AERMOD for the software to develop emission contours. Finally, the proposed convenience market and the fast food restaurant are represented by the blue facility outlines. The results of the cancer risk calculations are shown in Table 7. As shown in Table 7, based on these calculations, cancer risks would be less than ten in one million exposed which would not exceed significance thresholds. Impacts would be less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 50 City of Lake Elsinore CEQA Initial Study January 2021 Table 7. Cancer Risk at Worst‐Case Receptors Receptor Ci(1) Cancer Risk Impact? R1 0.289 0.614 No R2 0.191 0.409 No R3 0.102 0.219 No R4 0.073 0.161 No Source: LDN 2020b Notes: (1) Ci annual inputs from AERMOD multiplied by 2 to represent throughput of 2,000,000 gallons of fuel per year Health Risk Assessment – Construction Emissions Based upon the air quality modeling, worst‐case onsite PM10 from onsite construction equipment would cumulatively produce 0.00089 tons over the construction duration (280‐working days) or an average of 0.000099 grams/second. It should be noted the Proposed Commercial Development would utilize Tier IV equipment with diesel particulate filters. Utilizing the AERSCREEN dispersion model, the air quality analysis determined that the peak maximum concentration is 0.158 µg/m3 during construction which corresponds to an inhalation cancer risk for 70 years is 1.77 (LDN 2020a). This is below the 10 in one million thresholds. Given this, the construction scenario as analyzed would be considered less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Air quality impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the available capacity for residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new air quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Air Quality Report (Appendix A1); Health Risk Assessment (Appendix A2); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Result in other emissions, such as those leading to odors, adversely affecting a substantial number of people? No Impact Proposed Commercial Development According to the SCAQMD CEQA Air Quality Handbook (SCAQMD 1993), land uses typically associated with odor complaints during operation are agricultural operations, wastewater treatment plants, food Riverside/Lincoln Commercial 51 City of Lake Elsinore CEQA Initial Study January 2021 processing plants, chemical plants, composting facilities, refineries, landfills, dairies, and fiberglass molding plants. The project is not in any of these categories and is not proposing any of these uses. Potential onsite odor generators would include short term construction odors from activities such as paving and possibly painting. The construction odors would be considered short term and would not be considered an impact. Given this the Proposed Commercial Development will not have a potential to create offensive odors and would therefore not be considered an impact under CEQA. No impact is identified for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Air quality impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. Residential uses would not be characterized as generating more potential for odor than a neighborhood commercial. The proposed residential units would fall within the available capacity for residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new air quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Air Quality Report (Appendix A1), Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. IV. BIOLOGICAL RESOURCES A biological resources and Multiple Species Habitat Conservation Plan (MSHCP) compliance report was prepared for the Proposed Commercial Development project by HDR (2020) and is included as Appendix B of this document. The report preparation included a records search and database review as well as a site visit. HDR Biologist Aaron Newton conducted a site visit on April 20, 2020, to identify general site conditions, vegetation communities, and suitability of habitat for various special‐status species. The entire Proposed Commercial Development project site was surveyed on foot. Vegetation communities within the project site were mapped in the field directly onto a 200‐scale (1” = 200’) aerial photograph. All plant species encountered during the field surveys were identified and recorded following the guidelines adopted by CNPS (2020). Latin and common names of plants follow Jepson eFlora (Jepson Flora Project 2020) or The Vascular Plants of Western Riverside County, California: An Annotated Checklist (Roberts et al. 2004). a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Less than Significant with Mitigation Incorporated Proposed Commercial Development The Proposed Commercial Development site is within the MSHCP planning area and is subject to the requirements of the MSHCP. However, the project site is located outside of the MSHCP’s amphibian, Riverside/Lincoln Commercial 52 City of Lake Elsinore CEQA Initial Study January 2021 burrowing owl, criteria area species, mammal, and narrow endemic plant survey areas and is not adjacent to any land designated for inclusion in the MSHCP Conservation Area. Threatened and Endangered Species Appendix B of the biology report (Appendix B of this document) includes a list of federally and/or state‐ listed threatened or endangered plant and wildlife species that were identified as occurring within the nine United States Geological Survey (USGS) quad database search and their potential for occurrence on the Proposed Commercial Development site. Based on the field survey, the site does not contain suitable habitat to support any federally and/or state‐listed plant or wildlife species and none were observed during the site survey. Other Special Status Species One special‐status species, southern California black walnut, was observed on the Proposed Commercial Development site. This species is an MSHCP Covered Species. Therefore, impacts on this species will be covered through participation in and compliance with the MSHCP. Part of that compliance requires the payment of MSHCP mitigation fees prior to the issuance of a grading permit. This requirement is included as mitigation measure MM‐BIO‐2 for the Proposed Commercial Development. Table 3 of Appendix B of this document provides the potential for occurrence of special‐status plant and wildlife species that are not covered under the MSHCP or are not adequately conserved by the MSHCP at this time. If these species were to occur on the Proposed Commercial Development site, additional avoidance, minimization, and/or mitigation measures may be required to avoid significant impacts on biological resources. The only other special‐status species not adequately covered by the MSHCP, loggerhead shrike, has low potential to occur on the project site. If loggerhead shrike were to be impacted, it would be a significant biological resources impact (Impact BIO‐1). Mitigation measure MM‐BIO‐1 will be implemented for the Proposed Commercial Development to avoid potential project impacts on nesting loggerhead shrike. No other species are expected to occur on th e Proposed Commercial Development site due to a lack of suitable habitat. Migratory Bird Treaty Act Utility poles adjacent to the Proposed Commercial Development site may support suitable nesting habitat for raptors. The Mediterranean California naturalized annual and perennial grassland dominated by non‐ native plants and the mature trees on the site provide suitable nesting and foraging habitat for avian species protected under the Migratory Bird Treaty Act. In addition, the California Department of Fish and Wildlife (CDFW) prohibits the take, possession, or destruction of birds, their nests or eggs under California Fish and Game Code Sections 3500 ‐ 5500. Implementation of mitigation measure MM‐BIO‐1 will also serve to avoid potential project impacts on birds protected under the Migratory Bird Treaty Act and California Fish and Game Code Sections 3500 ‐ 5500. SB 330 Compliance/Specific Plan Amendment The SB 330 Compliance/Specific Plan Amendment site is within a Specific Plan Area and is currently identified for a neighborhood commercial use. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site, including the potential to impact candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Riverside/Lincoln Commercial 53 City of Lake Elsinore CEQA Initial Study January 2021 The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to biological resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: The following mitigation measures are applicable to the Proposed Commercial Development. MM‐BIO‐1: Loggerhead Shrike and MBTA‐Protected Species. In order to avoid impacts to nesting birds, vegetation clearing should be scheduled outside of the nesting season (March 15 to August 15). If vegetation clearing is scheduled during the nesting season, a pre‐construction survey should be conducted within three days prior to the commencement of these activities to ensure that no birds are nesting within the site. If birds are nesting within the site, a biologist will determine necessary steps (i.e., establishment of a buffer zone) to ensure nesting birds are not affected by project activities. MM‐BIO‐2: MSHCP Fee Payment. Prior to issuance of a grading permit, the applicant/developer shall pay the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) development mitigation fee for commercial development in effect at the time the permits are issued. Sources: Biology Resources/MSHCP Consistency Report (Appendix B); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? No Impact Proposed Commercial Development The Proposed Commercial Development site supports Mediterranean California naturalized annual and perennial grassland habitat, which is not considered sensitive or of special concern to the MSHCP, CDFW or the United States Fish and Wildlife Service (USFWS). No riparian habitats were identified on the site. Therefore, no impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The SB 330 Compliance/Specific Plan Amendment site is within a Specific Plan Area and is currently identified for a neighborhood commercial use. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site, including the potential to have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be Riverside/Lincoln Commercial 54 City of Lake Elsinore CEQA Initial Study January 2021 a different type of development. Under both scenarios, the site would be developed. There are no aspects of the project which would result in any additional impact to b iological beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: Biology Resources/MSHCP Consistency Report (Appendix B); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Have a substantial adverse effect on federally protected wetlan ds (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact Proposed Commercial Development There are no federally protected wetlands or other jurisdictional features within the Proposed Commercial Development project activity limits. Therefore, the Proposed Commercial Development project will not result in any impacts on potentially jurisdictional wetlands or other potentially jurisdictional features. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The SB 330 Compliance/Specific Plan Amendment site is within a Specific Plan Area and is currently identified for a neighborhood commercial use. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site, including the potential to have a substantial adverse effect on federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to biological resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: Biology Resources/MSHCP Consistency Report (Appendix B); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? No Impact Riverside/Lincoln Commercial 55 City of Lake Elsinore CEQA Initial Study January 2021 Proposed Commercial Development Habitat used for wildlife movement includes areas used for seasonal migration along corridors, as well as daily movements for foraging and reaching water sources. Migration corridors may include areas of unobstructed movement for deer, riparian corridors providing cover for migrating birds, routes between breeding waters and upland habitat for amphibians, and between roosting and feeding areas for birds. The project site is not located within or adjacent to any identified MSHCP Cores or Linkages and does not currently function as a wildlife corridor or linkage or nursery site based upon conditions onsite and in the surrounding areas, which consist of residential and commercial development. In addition, the Mediterranean California naturalized annual and perennial grassland habitat does not function as a nursery site for wildlife. Therefore, the proposed project will not interfere substantially with the movement of any native resident or migratory fish or wildlife species, or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The SB 330 Compliance/Specific Plan Amendment site is within a Specific Plan Area and is currently identified for a neighborhood commercial use. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site, including biological resources. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to biological resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: Biology Resources/MSHCP Consistency Report (Appendix B); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? No Impact Proposed Commercial Development The Lake Elsinore Municipal Code includes a City Tree Preservation Ordinance (Ord. 1256) that protects the City’s streetscape and trees. The City of Lake Elsinore has also determined that certain species of palm trees in the family Palmaceae are locally significant resources through the City Significant Palm Tree Ordinance (Ord. 1160). There are existing trees on the Proposed Commercial Development site including one native species (Southern California black walnut) and two non‐native species (olive tree and pepper tree). These trees Riverside/Lincoln Commercial 56 City of Lake Elsinore CEQA Initial Study January 2021 are located in the northeast corner of the site and some along the southern boundary of the site. None of the existing trees on the Proposed Commercial Development site are palm species and none of the trees are located in City right‐of‐way. There are no rock outcroppings on the project site. The Proposed Commercial Development will implement a landscape plan that includes street trees. A total of 28 trees will be planted around the project perimeter and include a mix of red crape myrtle, Canary Island date palm and African sumac. A variety of shrub species will be planted along the project frontages and also internal the project site. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The SB 330 Compliance/Specific Plan Amendment site is within a Specific Plan Area and is currently identified for a neighborhood commercial use. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site, including biological resources. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to biological resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: Biology Resources/MSHCP Consistency Report (Appendix B); Landscape Plan; Lake Elsinore Municipal Code f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact Proposed Commercial Development The Proposed Commercial Development site is within the MSHCP Planning Area. The MSHCP consists of a Criteria Area that assists in facilitating the process by which individual properties are evaluated for inclusion and subsequent conservation. In addition to Criteria Area requirements, the MSHCP requires consistency with Sections 6.1.2 (Protection of Species within Riparian/Riverine Areas and Vernal Pools), 6.1.3 (Protection of Narrow Endemic Plant Species), 6.1.4 (Urban Wildlands Interface), 6.3.2 (Additional Survey Needs and Procedures), Appendix C (Standard Best Management Practices), and 7.5.3 (Construction Guidelines). The MSHCP serves as a comprehensive, multi‐jurisdictional Habitat Conservation Plan (HCP), pursuant to Section (a)(1)(B) of the Endangered Species Act (ESA), as well as the Natural Communities Conservation Plan (NCCP) under the State NCCP Act of 2001.The project site is located outside of the MSHCP’s amphibian, burrowing owl, criteria area species, mammal, and narrow endemic plant survey areas and is not adjacent to any land designated for inclusion in the MSHCP Conservation Area. The following analysis addresses the project’s consistency with the MSHCP. Riverside/Lincoln Commercial 57 City of Lake Elsinore CEQA Initial Study January 2021 Consistency with MSHCP Survey Requirements Criteria Area/Criteria Cell Requirements The MSHCP has designated certain lands for inclusion in the MSHCP Criteria Area, based on specified habitat characteristics identified within MSHCP Criteria Cells. If a project is located within a Criteria Cell or any other areas designated as Public/Quasi‐Public Land, the project proponent is required to coordinate with the Western Riverside County RCA to negotiate RCA’s potential purchase of the land for the purpose of inclusion in the MSHCP Criteria Area. The Proposed Commercial Development site is not located within an MSHCP Criteria Cell, is not within the MSHCP Criteria Area, and is not located within any Public/Quasi‐Public Land. Therefore, no further analysis of the Proposed Commercial Development site for inclusion in the MSHCP Criteria Area is required. Riparian/Riverine and Vernal Pool Requirements Riparian/riverine areas are lands that contain habitat dominated by trees, shrubs, and persistent emergent plant species that occur close to or depend upon soil moisture from a nearby water source; or areas with fresh water flowing during all or a portion of the year. Unvegetated drainages (ephemeral streams) may be included if alterations to that drainage have the potential to affect Covered Species and Conservation Areas. Vernal pools are seasonal wetlands that occur in depression areas that have exhibit all three wetland indicator parameters (soils, vegetation, and hydrology) during the wetter portion of the growing season, but typically lack hydrology and/or vegetation wetland indicators during the drier portion of the growing season. There are no areas that meet the MSHCP’s definition of riparian/riverine areas or vernal pools that occur on the Proposed Commercial Development site. Narrow Endemic and Criteria Area Plant Species Survey Areas The MSHCP has two types of designated plant survey areas: Narrow Endemic Plant Species Survey Areas (NEPSSA) and Criteria Area Species Survey Areas (CASSA). Focused plant surveys are required for projects located within the NEPSSA and CASSA if suitable habitat for target plant species occurs on a project site. The Proposed Commercial Development site is not located within an MSHCP NEPSSA or CASSA. Therefore, no further analysis of NEPSSA or CASSA species is required. Cores and Linkages A Core is a block of habitat that supports the life history requirements of Covered Species. A Linkage is a connection between Core Areas with adequate size, configuration, and vegetation characteristics to generally provide for “Live‐In” habitat and/or provide for genetic flow for identified planning species. The Proposed Commercial Development site is not located within any areas identified for existing or potential use as Cores or Linkages. Because the site does not fall within any of these identified areas, or support habitat that would contribute to a corridor or linkage area, no preservation is required or proposed. Several wildlife corridors and linkages exist within several miles of the Proposed Commercial Development site. Existing Core E is located less than one mile east of the project site, and Existing Core A is located approximately 1.5 miles south of the project site. Proposed Constrained linkage 3 is located approximately 4.25 miles to the east of the site. While these proposed and existing cores and linkages occur in the general project vicinity, the Proposed Commercial Development site does not contribute to the enhancement of the linkages. In addition, the Proposed Commercial Development site does not currently function as a wildlife corridor or linkage or nursery site based upon conditions onsite and in the surrounding areas, which consist of residential and commercial development. Riverside/Lincoln Commercial 58 City of Lake Elsinore CEQA Initial Study January 2021 Urban/Wildlands Interface Requirements The MSHCP Conservation Area is intended to be assembled from portions of the Criteria Area and existing Public/Quasi‐Public Lands. Any development in proximity to the MSHCP Conservation Area may result in edge effects that could adversely affect biological resources within the MSHCP Conservation Area. In order to reduce the impact of developments adjacent to Conservation Areas, Section 6.1.4 of the MSHCP provides development guidelines in relation to drainage, toxics, lighting, noise, and invasive species. The project is not located adjacent to any Criteria Cells or Public/Quasi‐Public Lands and implementation of MSHCP Section 6.1.4 Guidelines is not required. Based upon the analysis provided in this section, the Proposed Commercial Development will not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. The project is consistent with the MSCHP. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The SB 330 Compliance/Specific Plan Amendment site is within a Specific Plan Area and is currently identified for a neighborhood commercial use. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site, including biological resources. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to biological resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: Biology Resources/MSHCP Consistency Report (Appendix B); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. V. CULTURAL RESOURCES Commercial Development Project A cultural resources study was prepared for the Proposed Commercial Development project by ASM Affiliates (ASM) (2020). The complete report is included as Appendix C1 of this document. Records Search As part of the cultural resources study prepared for the Proposed Commercial Development project, a record search of the California Historical Resources Information System (CHRIS) at the Eastern Information Center (EIC) at the University of California, Riverside was conducted by ASM on February 24, 2020. The record search area encompassed the project area and a search radius of one mile around it. The California Register of Historic Resources (CRHR) and the National Register of Historic Places (NRHP) were also examined to identify any additional resources within one mile of the Proposed Commercial Development Riverside/Lincoln Commercial 59 City of Lake Elsinore CEQA Initial Study January 2021 project area. The CHRIS records identified 17 previous reports that addressed areas within a one‐mile radius of the project area. None of the identified 17 areas intersect or overlap the project site. CHRIS records also indicate the presence of 14 previously recorded cultural resources within a one‐mile radius of the project area. Also, no historical addresses were identified as occurring within the one‐mile radius. Native American Heritage Commission Coordination On February 21, 2020 a letter was sent to the California Native American Heritage Commission (NAHC) requesting a search of the Sacred Lands File (SLF) for known areas of cultural concern, such as traditional cultural places, sacred sites, archaeological sites, or cultural landscapes that may exist within or within one mile of the project site for the purpose of general Native American consultation under CEQA (not associated with SB 18 or AB 52). ASM received a response from the NAHC dated March 3, 2020 stating that the search of the SLF was positive. A list of Native American tribes that may have knowledge of traditional cultural places, sacred sites, or cultural landscapes that may exist within or within one mile of the project site was also provided by the NAHC. Tribal Outreach during Cultural Resources Report Preparation ASM sent notification letters regarding the Proposed Commercial Development project to all contacts on the list provided by NAHC on March 5, 2020. Three responses were received. On March 11, 2020, the Agua Caliente Band of Cahuilla Indians indicated that the site is not located within the Tribe’s Traditional Use area and they would defer to other tribes in the area. On March 13, 2020, the Rincon Band of Luiseño Indians responded that the City of Lake Elsinore is considered a Traditional Cultural Place and Traditional Cultural Landscape by the Rincon Band, as it is associated with the Luiseño Creation Story and traditional practices. The Rincon Band has knowledge of several Luiseño Place Names within the City of Lake Elsinore; however, none are in close proximity to the project area. The Rincon Band recommended that an archaeological record search be conducted and asked that a copy of the results be provided to them. On April 7, 2020, the Soboba Band of Luiseño Indians indicated that while the Proposed Commercial Development project site is outside of the existing reservation, the site does fall within the boundary of the Tribal Traditional Use Areas. They also indicated that the project site is in proximity to known sites, is a shared use area that was used in ongoing trade between the tribes, and is considered to be culturally sensitive by the people of the Soboba. The Soboba requested consultation with the project proponent and Lead Agency. Senate Bill 18 and Assembly Bill 52 Tribal Consultation Consistent with the requirements of SB 18 and AB 52, the City reached out to local tribes to inform them of the project. Tribal consultations as a result of SB 18 and AB 52 are addressed later in this document under Section XVIII, Tribal Cultural Resources. Field Survey Results The Proposed Commercial Development project site was surveyed by Holly Drake, Associate Archaeologist with ASM, on March 3, 2020. The majority of the ground surface of the site was obscured by vegetation comprised primarily of invasive grasses. Ground surface visibility was limited to approximately five Riverside/Lincoln Commercial 60 City of Lake Elsinore CEQA Initial Study January 2021 percent throughout the project site. Relatively small, discontiguous patches of bare soil, including the northwestern edge of the project site, areas underneath tree canopies, and a worn pedestrian path were intensively examined for cultural resources during the survey. Areas of exposed soil appeared to be previously disturbed and were found to contain modern glass shards and imported gravel. The intensive visual inspection of the project site provided no evidence for the presence of cultural resources. SB 330 Compliance/Specific Plan Amendment The site for the SB 330 Compliance/Specific Plan Amendment has been mass graded and cultural resources monitoring was conducted per the requirements of the Canyon Hills Specific Plan FEIR and subsequent addenda. The results of the monitoring were summarized in the Cultural Resources Monitoring Report for the Canyon Hills Phase 8 Project (ECORP 2015). The complete report is included as Appendix C2 of this document. The site for the SB 330 Compliance/Specific Plan Amendment is within the larger Phase 8 monitoring area. Within this monitoring areas four previously recorded sites were updated with new information, additionally, artifacts were recovered during earth‐moving activities. a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? No Impact Proposed Commercial Development A cultural resources study was p repared for the Proposed Commercial Development project by ASM (2020 (Appendix C). The report presents the results of a cultural and historical resources inventory conducted within the project site and within a one‐mile radius. No historic addresses occur within the Proposed Commercial Development site or within the one‐mile records search radius outside of the project area. Therefore, the project would not cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5 and no impact is identified for the for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Cultural resource impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to cultural resources beyond what was already analyzed in the certified FEIR and addenda. Additionally, as detailed above, the project site has been mass graded as part of the Phase 8 development within the Canyon Hills Specific Plan. Cultural resources monitoring was completed and document by ECORP (2015) consistent with the requirements of the Canyon Hills Specific Plan FEIR and subsequent addenda. Mitigation Measures: No mitigation measures are required. Riverside/Lincoln Commercial 61 City of Lake Elsinore CEQA Initial Study January 2021 Sources: Cultural Resources Report (Appendix C1), Phase 8 Cultural Resources Monitoring Report (Appendix C2); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? Less Than Significant with Mitigation Incorporated Proposed Commercial Development As discussed in the cultural reso urces report prepared for the Proposed Commercial Development project (ASM 2020), all accessible areas of exposed soil were visually examined, and no cultural resources were identified during the archaeological survey of the project site. The majority of the Proposed Commercial Development project site is covered with dense vegetation, and the vegetation density severely limited the ground surface visibility during the pedestrian survey. Therefore, it is possible that additional cultural materials are present that were not visible during the survey. Mitigation measures MM‐CR‐1 through MM‐CR‐7 shall be implemented. These mitigation measures pertain to retaining an archaeologist/Native American Monitor, preparation of a Cultural Resources Monitoring Plan, Sensitivity Training, Authority to Stop and Redirect Excavation, Artifacts of Native American Origin, Inadvertent Discoveries of Subsurface Archaeological/Cultural Resources, and Final Archaeological Report, respectively. With the incorporation of these mitigation measures, which have been developed in coordination with local tribes, any impacts will be reduced to a less than significant level. SB 330 Compliance/Specific Plan Amendment Cultural resource impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to cultural resources beyond what was already analyzed in the certified FEIR and addenda. Additionally, as detailed above, the project site has been mass graded as part of the Phase 8 development within the Canyon Hills Specific Plan. Cultural resources monitoring was completed consistent with the requirements of the Canyon Hills Specific Plan FEIR and subsequent addenda. Mitigation Measures: The following mitigation measures are applicable to the Proposed Commercial Development: MM CR‐1: Unanticipated Resources. The developer/permit holder or any successor in interest shall comply with the following for the life of this permit. If during ground disturbance activities, unanticipated cultural resources are discovered, the following procedures shall be followed: Riverside/Lincoln Commercial 62 City of Lake Elsinore CEQA Initial Study January 2021 1. All ground disturbance activities within 100 feet of the discovered cultural resource shall be halted until a meeting is convened between the developer, the Project Archaeologist, the Native American tribal representative(s) from consulting tribes (or other appropriate ethnic/cultural group representative), and the Community Development Director or their designee to discuss the significance of the find. 2. The developer shall call the Community Development Director or their designee immediately upon discovery of the cultural resource to convene the meeting. 3. At the meeting with the aforementioned parties, the significance of the discoveries shall be discussed and a decision is to be made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resource. 4. Further ground disturbance shall not resume within the area of the discovery until a meeting has been convened with the aforementioned parties and a decision is made, with the concurrence of the Community Development Director or their designee, as to the appropriate mitigation measures. MM CR‐2: Archaeologist/Cultural Resources Monitoring Program. Prior to issuance of grading permits, the applicant/developer shall provide evidence to the Community Development Department that a Secretary of Interior Standards qualified and certified Registered Professional Archaeologist (RPA) has been contracted to implement a Cultural Resource Monitoring Program (CRMP) that addresses the details of all activities that must be completed and procedures that must be followed regarding cultural resources associated with this project. The CRMP document shall be created in coordination with the consulting tribe(s), and provided to the Community Development Director or their designee for review and approval prior to issuance of the grading permit. The CRMP provides direction as to how the project mitigation measures will be implemented. The CRMP requires that impacts on cultural resources will not occur without procedures in place, which would reduce any impacts to less than significant. These measures shall include, but shall not be limited to, the following: Archaeological Monitor ‐ An adequate number of qualified monitors shall be present to ensure that all earth‐moving activities are observed and shall be on‐site during all grading activities for areas to be monitored including off‐site improvements. Inspections will vary based on the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The frequency and location of inspections will be determined by the Project Archaeologist, in consultation with the Tribal monitor. Cultural Sensitivity Training ‐ The Project Archaeologist and a representative designated by the consulting Tribe(s) shall attend the pre‐grading meeting with the contractors to provide Cultural Sensitivity Training for all Construction Personnel. Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event unanticipated cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. This is a mandatory training, and all construction personnel must attend prior to beginning work on the project site. A sign‐in sheet for attendees of this training shall be included in the Phase IV Monitoring Report. Riverside/Lincoln Commercial 63 City of Lake Elsinore CEQA Initial Study January 2021 Unanticipated Resources ‐ In the event that previously unidentified potentially significant cultural resources are discovered, the Archaeological and/or Tribal Monitor(s) shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources. The Project Archaeologist, in consultation with the Tribal monitor(s) shall determine the significance of the discovered resources. The Community Development Director or their designee must concur with the evaluation before construction activities will be allowed to resume in the affected area. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archaeological methods Phase IV Report ‐ A final archaeological report shall be prepared by the Project archaeologist and submitted to the Community Development Director or their designee prior to grading final. The report shall follow County of Riverside requirements and shall include at a minimum: a discussion of the monitoring methods and techniques used; the results of the monitoring program including any artifacts recovered; an inventory of any resources recovered; updated DPR forms for all sites affected by the development; final disposition of the resources including GPS data; artifact catalog and any additional recommendations. A final copy shall be submitted to the City, Project Applicant, the Eastern Information Center (EIC), and the Tribe. MM CR‐3: Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries: One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the Community Development Department: 1. Preservation‐In‐Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources. 2. Relocation of the resources on the Project property. The measures for relocation shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts by means of a deed restriction or other form of protection (e.g., conservation easement) in order to demonstrate avoidance in perpetuity. Relocation shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods, and Native American human remains, as they are excluded. Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request. 3. If relocation is not agreed upon by the Consulting Tribes then the resources shall be curated in a culturally appropriate manner at a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation Riverside/Lincoln Commercial 64 City of Lake Elsinore CEQA Initial Study January 2021 facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. MM CR‐4: Tribal Monitoring. Prior to the issuance of a grading permit, the applicant shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 and/or the SB 18 process (“Monitoring Tribes”). The applicant shall coordinate with the Tribe(s) to develop individual Tribal Monitoring Agreement(s). A copy of the signed agreement(s) shall be provided to the City of Lake Elsinore Community Development Department, Planning Division prior to the issuance of a grading permit. The Agreement shall address the treatment of any known tribal cultural resources (TCRs) including the project’s approved mitigation measures and conditions of approval; the designation, responsibilities, and participation of professional Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains/burial goods discovered on the site per the Tribe(s) customs and traditions and the City’s mitigation measures/conditions of approval. The Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. MM CR‐5: Phase IV Report. Upon completion of the implementation phase, a Phase IV Cultural Resources Monitoring Report shall be submitted that complies with the Riverside County Planning Department's requirements for such reports for all ground disturbing activities associated with this grading permit. The report shall follow the County of Riverside Planning Department Cultural Resources (Archaeological) Investigations Standard Scopes of Work posted on the County website. The report shall include results of any feature relocation or residue analysis required as well as evidence of the required cultural sensitivity training for the construction staff held during the required pre‐grade meeting. MM CR‐6: Discovery of Human Remains. In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project applicant shall then inform the Riverside County Coroner and the City of Lake Elsinore Community Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains and that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. If human remains are determined to be Native American, the applicant shall comply with the state law relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC within 24 hours and the NAHC will make the determination of most likely descendant. The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resource Code Section 5097.98. In the event that the applicant and the MLD are in disagreement regarding the disposition of the remains. State law will apply, and the mediation process will occur with the NAHC, if requested (see PRC Section 5097.98(e) and 5097.94(k)). According to the California Health and Safety Code, six or more human burial at one location constitutes a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052). Riverside/Lincoln Commercial 65 City of Lake Elsinore CEQA Initial Study January 2021 MM CR‐7: Non‐Disclosure of Reburial Location. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r), parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r). Sources: Cultural Resources Report (Appendix C1), Phase 8 Cultural Resources Monitoring Report (Appendix C2); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Disturb any human remains, including those interred outside of dedicated cemeteries? Less Than Significant with Mitigation Incorporated Proposed Commercial Development There are no cemeteries located within the boundary of the Proposed Commercial Development. In the event human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code (PRC) Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the NAHC, which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Thus, with adherence to existing regulatory requirements and implementation of mitigation measure MM‐CR‐ 6, identified above, the Proposed Commercial Development project is not anticipated to disturb any human remains. Therefore, impacts are less than significant with mitigation for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Cultural resource impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related to solid waste services and policies is identified. Mitigation Measures: No mitigation measures are required. Sources: Cultural Resources Report (Appendix C1); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. VI. ENERGY An energy use and conservation analysis was prepared for the Proposed Commercial Development project by Ldn Consulting (2020e). This analysis evaluated both construction and operational energy efficiency as Riverside/Lincoln Commercial 66 City of Lake Elsinore CEQA Initial Study January 2021 it relates to nonrenewable fuel sources including electricity, natural gas, diesel, and gasoline. The complete report is included as Appendix D of this document. a) Would the project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction, or operation? Less Than Significant Impact Proposed Commercial Development The Proposed Commercial Development project would result in the use of electricity, natural gas, petroleum, and other consumption of energy resources during both the construction and operation phases of the project. Construction Energy usage for construction equipment is best estimated using total horsepower hours (hp‐h) and an assumed thermal efficiency of 30 percent. The most common measure of the energy efficiency of a tractor is referred to here as “specific volumetric fuel consumption” (SVFC), which is given in units of gallons per horsepower‐hour (gal/hp‐h). SVFC for diesel engines typically ranges from 0.0476 to 0.1110 gal/hp‐h. Inverting these numbers yields a range of between 12‐21 hp‐h/gal. Over the last 30 years, fuel efficiency at maximum power has increased from roughly 14.5 to 16.5 hp‐h/gal (VirginiaTech, 2010). Project construction dates for the Proposed Commercial Development were estimated based on an estimated construction kickoff starting in early 2021 and be completed approximately 13 months later. When considering the equipment, quantity, work time, horsepower (hp), the project would require a total of 668,925.80 hp‐h. The Proposed Commercial Development would consume roughly 40,541 gallons of diesel during construction. It should be noted that fuel consumption would go up if diesel construction equipment is poorly maintained. The project shall properly maintain all equipment per manufacture recommendations. Construction emissions from workers vendors and hauling are based on the estimated vehicle miles traveled (VMT) for the total construction duration within CalEEMod which is 218,577 miles total. Fuel consumption for these vehicles was estimated using the aggregate average fuel efficiency for 2022 (the project’s operational year) using EMFAC2017 model which is 22 miles per gallon. Based on this, the vehicular trips would consume roughly 9,935 gallons during construction. On‐road vehicles are regulated by state and federal regulations and vehicular fleet efficiencies are getting better each year. Additionally, all construction equipment shall be maintained as needed per manufactures recommendations. Based on this, the short‐term energy demand during construction of the Proposed Commercial Development would not result in a wasteful or inefficient use of energy. Operations Energy – Utility Demand The State of California has implemented a number of energy‐reducing policies largely geared to reducing greenhouse gasses (GHGs). The most notable is Assembly Bill (AB) 32 which was signed in 2006. Since then, the state has implemented two scoping plan updates which are geared to reduce GHG emissions by reducing energy consumption, increasing energy efficiency, and increasing the usage of renewable sources. The state has also taken strong steps in increasing building efficiencies under Title 24, par 6 of California’s Code of Regulations. Riverside/Lincoln Commercial 67 City of Lake Elsinore CEQA Initial Study January 2021 The current Title 24 building energy efficiency standards are (2019) which became effective January 1, 2020. In general, non‐residential buildings built to the 2019 standards will use roughly 30 percent less energy than those built to the 2016 standards (CEC, 2019). In addition to the California Energy Commission’s (CEC) efforts, in 2008, the California Building Standards Commission (CBSC) adopted the nation’s first green building standards. The California Green Building Standards Code (Part 11 of Title 24) is commonly referred to as CALGreen and establishes minimum mandatory standards as well as voluntary standards pertaining to the planning and design of sustainable site development, energy efficiency (in excess of the California Energy Code requirements), water conservation, material conservation, and interior air quality. The CALGreen standards took effect in January 2011 and instituted mandatory minimum environmental performance standards for all ground‐ up, new construction of commercial, low‐rise residential and state‐owned buildings and schools and hospitals. The latest updates to CALGreen became effective on January 1, 2020. The CALGreen standards for non‐residential uses include mandatory measures for planning, water and conservation efficiency, as well as environmental quality. The new requirements have electric vehicle charging requirements and light pollution reduction requirements for exterior lighting (CBSC, 2019). Based on CalGreen 2019, the project would be required to provide electric charges at 6 percent of the parking areas. Furthermore, the state has implemented a number of regulations which force electrical utility providers to increase renewable portfolios or procurement. Specifically, the following policies are noted: SB 1078 (2002) established the Renewables Portfolio Standard (RPS) program, which requires an annual increase in renewable generation by the utilities equivalent to at least 1 percent of sales, with an aggregate goal of 20 percent by 2017. This goal was subsequently accelerated, requiring utilities to obtain 20 percent of their power from renewable sources by 2010. SB X1‐2 (2011) expanded the RPS by establishing that 20 percent of the total electricity sold to retail customers in California per year by December 31, 2013, and 33 percent by December 31,2020, and in subsequent years will be secured from qualifying renewable energy sources. Under the bill, a renewable electrical generation facility is one that uses biomass, solar thermal, photovoltaic, wind, geothermal, fuel cells using renewable fuels, small hydroelectric generation of 30 megawatts or less, digester gas, municipal solid waste conversion, landfill gas, ocean wave, ocean thermal, or tidal current, and that meets other specified requirements with respect to its location. In addition to the retail sellers previously covered by the RPS, SB X1‐2 added local, publicly owned electric utilities to the RPS. SB 350 (2015) further expanded the RPS by establishing that 50 percent of the total electricity sold to retail customers in California per year by December 31, 2030 be secured from qualifying renewable energy sources. In addition, SB 350 includes the goal to double the energy efficiency savings in electricity and natural gas final end uses (such as heating, cooling, lighting, or class of energy uses on which an energy‐efficiency program is focused) of retail customers through energy conservation and efficiency. SB 100 (2018) has further accelerated and expanded the RPS, requiring achievement of a 50 percent RPS by December 31, 2026 and a 60 percent RPS by December 31, 2030. SB 100 also established a new statewide policy goal that calls for eligible renewable energy resources and Riverside/Lincoln Commercial 68 City of Lake Elsinore CEQA Initial Study January 2021 zero‐carbon resources to supply 100 percent of electricity retail sales and 100 percent of electricity procured to serve all state agencies by December 31, 2045. Based on the greenhouse gas analysis prepared for the Proposed Commercial Development, the project would on average consume 1,320,119.54 kilo British Thermal Units (kBTU) of natural gas and 386,988.60 kilowatt hours (kWH) of electricity each year. Under that analysis, reductions from Title 24 (2019) and RPS were not accounted for which would improve the efficiency of the project in terms of energy consumption. Based on this, electricity use associated with project operation would not result in wasteful, inefficient, or an unnecessary use of energy. The City receives natural gas from the Southern California Gas Company (The Gas Company) and Electricity from Southern California Edison. Both the Gas Company and Southern California Edison anticipate the ability to accommodate future growth within the City of Lake Elsinore. Development proposals would be required to formally request “Will Serve” letters on an individual basis. The Proposed Commercial Development would coordinate and obtain “Will Serve” letters from each utility company as required by the City’s General Plan. Based on this, the project would not be expected to generate local impacts based on proposed utility demand. Energy – Operational Vehicular Usage The Proposed Commercial Development would also utilize energy from burning fuel from operational vehicles. Based on the traffic study prepared for the project, the proposed project would generate 7,783 trips not including internal capture and pass by reductions (Ganddini Group, 2020). Additionally, it should be noted that the traffic report indicated that commercial projects such as the Proposed Commercial Development would shorten existing regional trips within the area since the project would be serving the heavily residential areas in the Lake View and Lake View Sphere Districts, whose residents currently travel farther distances for proposed uses (Ganddini Group, 2020). CalEEMod was adjusted to reflect VMT rom these residential areas. Based on CalEEMod, the project would generate roughly 2.2 million VMT per year which as noted by the traffic engineer would be a reduction of VMT to the regional area. Fuel consumption for these vehicles was estimated using the aggregate average fuel efficiency for 2022 (the Project’s operational year) using EMFAC2017 model which is 22 miles per gallon. Given this, the Proposed Commercial Development would require 100,000 gallons of fuel. Energy efficiency for vehicles is also mandated by State specific policies geared to reduce GHG emissions using zero‐emission vehicles. These policies are: Executive Order (EO) B‐16‐12 ‐ In March 2012 EO B‐16‐12 directs state entities under the Governor’s direction and control to support and facilitate development and distribution of Zero Emission Vehicles (ZEVs). This EO also sets a long‐term target of reaching 1.5 million zero‐emission vehicles on California’s roadways by 2025. On a statewide basis, EO B‐16‐12 also establishes a GHG emissions reduction target from the transportation sector equaling 80 percent less than 1990 levels by 2050. In furtherance of this EO, the Governor convened an Interagency Working Group on Zero‐Emission Vehicles that has published multiple reports regarding the progress made on the penetration of ZEVs in the statewide vehicle fleet. California Senate Bill 350 ‐ In 2015, SB 350 – the Clean Energy and Pollution Reduction Act – was enacted into law. As one of its elements, SB 350 establishes a statewide policy for widespread Riverside/Lincoln Commercial 69 City of Lake Elsinore CEQA Initial Study January 2021 electrification of the transportation sector, recognizing that such electrification is required for achievement of the state’s 2030 and 2050 reduction targets (see Public Utilities Code Section 740.12). The Proposed Commercial Development will be required to install electric vehicle charging stations for at least 6 percent of all onsite parking spaces per CalGreen 2019 requirements. This is consistent with SB 350 and would allow employees and customers to utilize electric vehicle charging. These regulations ultimately are geared toward reducing GHG emissions by powering vehicles by electric sources. These sources do produce offsite emissions from electric utility companies and consume electrical energy though the efficiencies of electricity production are much higher than standard gasoline or diesel‐powered vehicles. Based on this, the long‐term energy demand during operations of the Proposed Commercial Development would not result in a wasteful or inefficient use of energy. As renewable portfolios increase and as electric vehicle operations become more standardized, energy consumptions and efficiency will decrease. Given this, a less than significant impact under CEQA with respect to energy waste is expected and the Proposed Commercial Development would not result in a wasteful or inefficient use of energy. Furthermore, the project would not conflict with or obstruct the State’s or Local plans for renewable energy or energy efficiency. SB 330 Compliance/Specific Plan Amendment Utilities and service system impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related to utilities, including energy use, would occur. Mitigation Measures: No mitigation measures are required. Sources: Energy Analysis Memorandum (Appendix D); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? No Impact Proposed Commercial Development The Proposed Commercial Development would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. The applicable energy plan for the project is the City’s General Plan. Table 8 summarizes the projects consistency with the relevant General Plan goals and policies. Riverside/Lincoln Commercial 70 City of Lake Elsinore CEQA Initial Study January 2021 Table 8. Project Compliance with Applicable General Plan Policies (Energy) Policy Number General Plan Policy Project Consistency 12.1 Coordinate with the utility agencies to provide for the continued maintenance, development and expansion of electricity, natural gas, and telecommunications systems to serve residents and businesses. The project applicant is coordinating with the local utility providers and will secure “Will Serve” letters from Southern California Edison and SoCal Gas verifying that the energy utilities are able to accommodate the additional demand for service. The project is consistent with this policy. 12.2 Encourage developers to contact Southern California Edison early in their planning process, especially for large‐scale residential and non‐residential development or specific plans, to ensure the projected electric loads for these projects are factored into SCE’s load forecasts for the community. The project applicant is coordinating with the local utility providers and will secure a “Will Serve” letters from Southern California Edison verifying that the energy utilities are able to accommodate the additional demand for service. The project is consistent with this policy. 12.3 Encourage developers to incorporate energy efficient design measures into their projects and pursue available energy efficiency assistance programs from SCE and other utility agencies. The project is required to be designed to meet the Title 24 Part 6 Building Energy Efficiency Standards that require the incorporation of energy efficient building features. The City requires a Title 24 report to be completed that shows compliance with the current Title 24 requirements, prior to issuance of a building permit. The project is consistent with this policy As shown in Table 8, the Proposed Commercial Development would be consistent with all applicable energy‐related policies from the General Plan. Therefore, no impact is identified for the Proposed Commercial Project related to potential impacts associated with obstructing a state or local plan for renewable energy or energy efficiency. SB 330 Compliance/Specific Plan Amendment Utilities and service system impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related to utilities, including energy use, would occur. Mitigation Measures: No mitigation measures are required. Sources: General Plan; Energy Analysis Memorandum (Appendix D); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 71 City of Lake Elsinore CEQA Initial Study January 2021 VII. GEOLOGY AND SOILS A geotechnical investigation report was prepared for the Proposed Commercial Development by Harrington Geotechnical Engineering (HGE) (2020) and is included as Appendix E of this document. The geotechnical investigation included a review of published regional geologic maps and reports and filed exploration via the drilling, logging, and sampling of seven exploratory borings. Two percolation tests to establish infiltration rates were also performed. a) Directly or indirectly cause potential substantial adverse effe cts, including the risk of loss, injury, or death involving: Rupture of a known earthquake fault, as delineated on the most recent Alquist‐Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. Less than Significant Impact Proposed Commercial Development The City is located in the northern part of the Peninsular Ranges Province and includes parts of two structural blocks, or structural subdivisions of the province. The nearest faults to the project site are associated with the Elsinore Fault system and include the Elsinore Glen Ivy fault (0.6 miles away) and the Elsinore‐Temecula fault (3.4 miles away.) Based on mapping and historical seismicity, the seismicity of the Peninsular Range has been generally considered high by the scientific community. The project area is not within an Alquist‐Priolo Earthquake Fault Zone. The site is not within a currently established State of California Earthquake Fault Zone for surface fault rupture hazards. No active faults with the potential for surface fault rupture are known to pass directly beneath the site. Thus, the potential for surface rupture due to faulting occurring beneath the site during the design life of the proposed development is considered low. Additionally, all structures developed as a part of the project will be subject to seismic design criteria in accordance with the California Building Code (CBC), which will reduce potential impacts related to the rupture of an earthquake fault. Adherence to the CBC is a standard condition and is not considered unique mitigation under CEQA. Any impacts are considered less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR; Geotechnical Report (Appendix E); California Department of Conservation; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 72 City of Lake Elsinore CEQA Initial Study January 2021 b) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Strong seismic ground shaking? Less Than Significant Impact Proposed Commercial Development The project is located in seismically active southern California. The type and magnitude of seismic hazards affecting the site are dependent on the distance to causative faults, the intensity and the magnitude of the seismic event. The nearest faults to the project site are associated with the Elsinore Fault system and include the Elsinore Glen Ivy fault (0.6 miles away) and the Elsinore‐Temecula fault (3.4 miles away.) All structures would be designed in accordance with seismic parameters of the latest California Building Code. Therefore, the project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking. Impacts would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR and addenda. All future development on the site will be required to comply with building codes in effect at the time of development related to seismic design and safety. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR; Geotechnical Report (Appendix E); California Building Code; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Seismic‐related ground failure, including liquefaction? Less than Significant Impact Proposed Commercial Development The site has not been evaluated by California Geological Survey (CGS) for liquefaction hazard potential. The City of Lake Elsinore General Plan indicates that the site is underlain by sediments that are moderately susceptible to liquefaction. Based on this classification and the depth to groundwater, a liquefaction/dry sand settlement assessment was not considered necessary and impact would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR and addenda. All future development on the site will be required to comply with building codes in effect at the time of development related to seismic design and safety. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Riverside/Lincoln Commercial 73 City of Lake Elsinore CEQA Initial Study January 2021 Sources: Geotechnical Report (Appendix E); General Plan; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Landslides? No Impact Proposed Commercial Development The project site is generally flat. The geotechnical report prepared for the project (HGE 202) found no known landslides at the site, nor was it found that the site is in the path of any known or potential landslides. Thus, due to the relatively flat topography of the project site and no potential for a landslide, no impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site has been mass graded and is relatively flat. Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Geotechnical Report (Appendix E); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. e) Result in substantial soil erosion or the loss of topsoil? Less than Significant Impact Proposed Commercial Development Construction activities have the potential to result in soil erosion or the loss of topsoil. However, all construction and grading activities would comply with City’s grading ordinance (LEMC 15.04) and erosion will be addressed through the implementation of existing State and Federal requirements and minimized through compliance with the National Pollutant Discharge Elimination System (NPDES) general construction permit which requires that a storm water pollution prevention plan (SWPPP) be prepared prior to construction activities and implemented during construction activities. The preparation of a Storm Water Pollution Prevention Plan (SWPPP) will identify Best Management Practices (BMPs) to address soil erosion. Upon compliance with these standard regulatory requirements, the project is not anticipated to result in substantial soil erosion or the loss of topsoil. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR and addenda. Development in the future would require preparation of a SWPPP be prepared prior to construction activities and implemented during construction activities. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Riverside/Lincoln Commercial 74 City of Lake Elsinore CEQA Initial Study January 2021 Sources: Geotechnical Report (Appendix E); LEMC; NPDES; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. f) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on‐ or off‐site landslide, lateral spreading, subsidence, liquefaction, or collapse? Less than Significant Impact Proposed Commercial Development The project site is not located on or adjacent to any known active faults nor is the site underlain by soils that are conducive to landslides. The project site is generally flat. Liquefaction occurs when loose, saturated sands and silts are subjected to strong ground shaking. The strong ground shaking causes pore‐water pressure to rise, soils lose shear strength and temporarily behave as a liquid; potentially resulting in large total and differential ground surface settlements as well as possible lateral spreading during an earthquake. The geotechnical report indicated that the site has not been evaluated by California Geological Survey (CGS) for liquefaction hazard potential. Section 3.6 of the General Plan indicates that the site is underlain by sediments that are moderately susceptible to liquefaction. Based on this classification and the depth to groundwater, a liquefaction/dry sand settlement assessment was not considered necessary. Impacts would be considered less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Geotechnical Report (Appendix E); General Plan; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. g) Be located on expansive soil, as defined in Table 18‐1‐B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less Than Significant Impact Proposed Commercial Development Based on the results of laboratory testing that was conducted as part of the geotechnical investigation (HGE 2020), the Expansion Index for the typical near‐surface material is 10. The 2019 California Building Code (Section 1803.5.3) categorizes this material as being non‐expansive and special design is not required per Section 1808.6. Therefore, the project site does not contain expansive soils that could create a substantial direct or indirect risk to life and property and impacts are less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 75 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR and addenda. A site‐specific geotechnical report would be prepared prior to any future development on the project site which would determine the potential for expansive soils on the site and would identify any special design considerations. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Geotechnical Report (Appendix E); California Building Code; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. h) Have soils capable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No Impact Proposed Commercial Development The project does not propose any septic tanks nor alternative wastewater disposal systems. The project would be served by EVMWD for sewer service. Therefore, no impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Geology and soil impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional geologic impact beyond what was already analyzed in the certified FEIR and addenda. Future development would rely on EVMWD for wastewater service and alternative wastewater disposal systems would not be required. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Project Description; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. i) Directly or indirectly destroy a unique paleontological resource or site or unique geologic features? Less Than Significant Impact Proposed Commercial Development According to the Riverside County Map My County GIS application, the Proposed Commercial Development project site is located within a paleontological sensitivity area of low potential. Additionally, based upon the geotechnical report prepared for the project (HGE 2020), the site does not support any unique geologic features. Therefore, potential impacts to a unique paleontological resource or unique geologic feature would be less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 76 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to paleontological resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: Riverside Map My County GIS Application; Geotechnical Report (Appendix E); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. VIII. GREENHOUSE GAS EMISSIONS a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less Than Significant Impact Proposed Commercial Development A Greenhouse Gas technical study was prepared for the Proposed Commercial Development by Ldn Consulting (LDN) (2020c) and is included as Appendix F of this document. The City of Lake Elsinore does not have specific City defined greenhouse gas (GHG) thresholds of significance; however, the City does suggest that GHG thresholds recommended by South Coast Air Quality Management District (SCAQMD) should be followed. Within SCAQMD, the district has followed Tier 3 screening standards and Tier 4 Performance standards as the baseline for significance thresholds. Under this methodology, Tier 3 screening values are established at 3,000 MT/year CO2e for residential/commercial uses and 10,000 MT/year CO2e for industrial projects. For the purposes of this analysis, if the project’s emissions are below 3,000 MT/year CO2e, GHG emissions would be considered less than significant. The Proposed Commercial Development would generate GHG emissions through short‐term construction activities and long‐term operational activities. Construction‐related GHG emissions include emissions from heavy construction equipment for grading, paving, building construction, architectural coatings, truck traffic, and worker trips. Operational GHG emissions associated with the project emissions from area sources including landscaping, and architectural coatings as part of routine maintenance, energy use including electricity and natural gas, vehicular traffic, municipal waste, and water use. Construction Emissions Construction‐related GHG emissions include emissions from construction equipment, truck traffic, and worker trips. Emissions for construction of the project were calculated based on emission factors from the latest CalEEMod 2016.3.2 air quality model. Construction activities for the Proposed Commercial Development would include minor site grading and preparation, paving, building construction, and Riverside/Lincoln Commercial 77 City of Lake Elsinore CEQA Initial Study January 2021 architectural coating application. The Proposed Commercial Development is expected to start construction in early 2021 and be fully operational in 2022. Grading will be required for the Proposed Commercial Development to prepare the site for the new construction. The proposed earthwork activities will balance on site and includes 20,000 cy of cut and 20,000 cy of fill. Also, as a design feature of the project, the construction contractor would use Tier IV rated diesel construction equipment to minimize diesel particulates from construction equipment. Table 4.1 in the GHG report (Appendix F of this document) details the expected construction equipment and duration that was assumed for the GHG analysis. Table 9 presents the anticipated construction emissions for the project. Table 9. Project Construction‐Related GHG Emissions (MT/Year) – Proposed Commercial Development Year Bio‐CO2 NBio‐CO2 Total CO2 CH4 N2O Total CO2e 2021 0.00 408.31 408.31 0.08 0.00 410.41 2022 0.00 35.79 35.79 0.01 0.00 35.94 Total Construction Emissions 446.36 Yearly Average Construction Emissions (Metric Tons/year over 30 years) 14.88 Source: LDN 2020c As shown in Table 9, anticipated construction related GHG emissions for the Proposed Commercial Development are estimated at 446.36 MT/year of CO2e over the life of the project. Per SCAQMD guidance, these emissions are amortized over 30 years and added to operational emissions. This amortized figure estimates project construction would contribute 14.88 MT/year of CO2e. Operational Emissions Once construction is complete, the Proposed Commercial Development would generate GHG emissions from daily operations, which would include sources such as area (or onsite emissions like landscaping), energy, mobile, solid waste and water uses, which are calculated within CalEEMod. The following design features were assumed to be part of the Proposed Commercial Development design: Provision of a bicycle rack. Provision of electric vehicle parking spaces. Connectivity to offsite pedestrian facilities (e.g., internal paths of travel and connections to sidewalks). Accessible to public transit. Use of low‐maintenance, drought‐tolerant plants in the landscaping plan. Compliance with the City’s Water Efficient Landscape Requirements Ordinance. No GHG emissions reductions were taken into account for these design features. Although, with the incorporation of these additional features, the anticipated GHG emissions would be lower than stated above. Riverside/Lincoln Commercial 78 City of Lake Elsinore CEQA Initial Study January 2021 Projected operational emissions are summarized in Table 10. As shown in Table 10, the Proposed Commercial Development including construction, generates 2,284.84 MT/year of CO2e. This is below the SCAQMD screening thresholds of 3,000 MT CO2e. Based on this, the Proposed Commercial Development would be categorized as Tier III and because emission do not exceed 3,000 MT CO2e, GHG impacts would be less than significant for the Proposed Commercial Development. Table 10. Project Operational Emissions Summary (MT/Year) – Proposed Commercial Development Source Bio‐CO2 NBio‐CO2 Total CO2 CH4 N2O CO2e (MT/Year) Area 0.00 0.01 0.01 0.00 0.00 0.01 Energy 0.00 193.75 193.75 0.01 0.00 194.61 Mobile 0.00 1,964.42 1,964.42 0.26 0.00 1,970.99 Waste 18.06 0.00 18.06 1.07 0.00 44.74 Water 3.38 44.93 48.31 0.35 0.01 59.61 Total Project Operational Emissions (MT/Year) 2,269.96 Amortized Construction Emissions (from Table 9) 14.88 Total Project Emissions 2,284.84 Source: LDN 2020c SB 330 Compliance/Specific Plan Amendment Air quality impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The GHG emissions from future multifamily residential uses would have been considered as part of the overall emissions from the Canyon Hills Specific Plan area when GHG planning efforts were undertaken by the City. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Greenhouse Gas Report (Appendix F) b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? Less Than Significant Impact Proposed Commercial Development Based on the results, the Proposed Commercial Development would produce 2,284.84 MT CO2e which includes both the 30‐year annualized construction and operations. This is below the SCAQMD screening thresholds of 3,000 MT CO2e. The project would not conflict with any applicable plan, pol icy, or regulation of an agency adopted for the purpose of reducing emission of greenhouse gases. Impacts are less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 79 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment Air quality impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The GHG emissions from future multifamily residential uses would have been considered as part of the overall emissions from the Canyon Hills Specific Plan area when GHG planning efforts were undertaken by the City. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Greenhouse Gas Report (Appendix F); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. IX. HAZARDS AND HAZARDOUS MATERIALS a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? Less Than Significant Impact Proposed Commercial Development Hazardous materials include solids, liquids, or gaseous materials that, because of their quantity, concentration, or physical, chemical, or infectious characteristics could pose a threat to human health or the environment. Hazards include the risks associated with potential explosions, fires, or release of hazardous substances in the event of an accident or natural disaster, which may cause or contribute to an increase in mortality or serious illness or pose substantial harm to human health or the environment. The project would involve the transport of fuels, lubricants, and various other liquids needed for operation of construction equipment at the site on an as‐needed basis by equipment service trucks. In addition, workers would commute to the project site via private vehicles and would operate construction vehicles and equipment on both public and private streets. Materials hazardous to humans, wildlife, and sensitive environments, including diesel fuel, gasoline, equipment fluids, concrete, cleaning solutions and solvents, lubricant oils, adhesives, human waste, and chemical toilets, would be present during project construction. The potential exists for direct impacts to human health from accidental spills of small amounts of hazardous materials from construction equipment; however, a number of federal and state agencies prescribe strict regulations for the safe transportation of hazardous materials. Hazardous material transport, storage and response to upsets or accidents are primarily subject to federal regulation by the United States Department of Transportation (DOT) Office of Hazardous Materials Safety in accordance with Title 49 of the Code of Federal Regulations. California regulations applicable to Hazardous material transport, storage and response to upsets or accidents are codified in Title 13 (Motor Vehicles), Title 8 (Cal/OSHA), Title 22 (Management of Hazardous Waste), Title 26 (Toxics) of the California Code of Regulations (CCR), and the Chapter 6.95 of the Health and Safety Code (Hazardous Materials Release Response Plans and Inventory). Compliance with these restrictions and laws would ensure that potentially significant impacts would not occur during project construction. Riverside/Lincoln Commercial 80 City of Lake Elsinore CEQA Initial Study January 2021 The operation of the proposed convenience store, drive‐through restaurant and self‐storage facility would not be expected to generate hazardous waste or create the routine transport, use, or disposal of hazardous materials. The use would be required to comply with the Lake Elsinore Municipal Code, including Chapter 14.08 – Stormwater/Urban Runoff Management and Discharge Controls. The Proposed Project would involve the installation of Underground Storage Tanks (USTs) to serve the fueling station. Rule 461 of the South Coast Air Quality Management District (SCAQMD) governs the operation of gasoline stations and requires that all underground storage tanks are equipped with a “CARB certified” enhanced vapor recovery system, all fill tubes are e quipped with vapor tight caps, all dry breaks are equipped with vapor tight seals, a spill box shall be installed to capture any gasoline spillage, and all equipment is required to be properly maintained per CARB regulations. All gasoline dispensing units are required to be equipped with a “CARB certified” vapor recovery system, the dispensing system components shall always maintain vapor and liquid tight connections and the breakaway coupling shall be equipped with a poppet valve that shall close when coupling is separated. Rule 461 also provides several additional requirements including detailed maintenance, testing, reporting and recordkeeping requirements for all gas stations. The gas station would also be subject to permit and inspection by the Hazardous Materials Division of the County Fire Department. Sections 2729 through 2732 of the California Code of Regulations (CCR) provide requirements for the reporting, inventory, and release response plans for hazardous materials. These requirements establish procedures and minimum standards for hazardous material plans, inventory reporting and submittal requirements, emergency planning/response, and training. In addition, all regulated substance handlers are required to register with local fire or emergency response departments per the California Accidental Release Prevention Program (CalARP). Locally, this is overseen by the Riverside County Department of Environmental Health, Hazardous Materials Branch. The division reviews and approves an Emergency/Contingency Plan for regulated facilities. The plan outlines precautions and procedures necessary to protect the facility from accidental release of hazardous materials and provides emergency remediation to minimize effects should an accidental spill occur. Annual updates and review of the plan are required to ensure compliance and adequacy. The Riverside County Department of Environmental Health, Hazardous Materials Branch administers the CalARP Program in the area. The CalARP Program was established to prevent accidental release of substances that pose the greatest risk of immediate harm to the public and the environment. The Program requires facilities to proactively prevent and prepare for chemical accidents. The proposed facility would be subject to Program requirements for regulated substances including preparation of a risk management plan (RMP) to include an off‐site consequence analysis, compliance audit, certified program elements, and a seismic assessment. Existing risk management and response requirements would ensure potential risks associated with accidental releases of hazardous materials are minimized. Therefore, potential impacts associated with the risk of exposure of the public and/or the environment to hazardous waste, either used or transported on site, would be less than significant. The operation of the proposed convenience store, drive‐through restaurant and self‐storage facility would not be expected to generate hazardous waste or create the routine transport, use, or disposal of hazardous materials. The use would be required to comply with the Lake Elsinore Municipal Code, including Chapter 14.08 – Stormwater/Urban Runoff Management and Discharge Controls. The use of hazardous materials on the Project Site post‐construction would consist of those commonly used in a residential setting for routine maintenance and cleaning. Proper handling of the use and disposal of hazardous materials would reduce the potential for exposure. In summary, the project would not create Riverside/Lincoln Commercial 81 City of Lake Elsinore CEQA Initial Study January 2021 a significant hazard to the pubic or the environment through the routine transport, use, or disposal of hazardous materials. Impacts would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hazards and hazardous material impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional hazards impact beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: CCR; Code of Federal Regulations; Health and Safety Code; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact Proposed Commercial Development A Phase 1 Environmental Site Assessment (ESA) was prepared for the project site by GEM Group, Inc. (GEM) (2019). The complete report is included as Appendix G of this document. Historical Use on the Project Site Based on a review of historical aerial photographs, as detailed in the Phase 1 ESA for the project, the project site developed with multiple structures along the northeast corner from at least 1938 until 1987 when it appears the structures were demolished. The remainder of the project site was part of an orchard. The onsite orchard appears to have been abandoned and allowed to die prior to the 1980s. The project site appears to have been undeveloped since at least 1987. Database Search The project site is not listed in the regulatory databases reviewed. There were no records from various regulatory agencies that identify the potential for adverse environmental impact from the subject and adjoining properties. There are no listed offsite listings with the potential for adverse environmental impact on the project site (GEM 2019). Recognized Environmental Conditions A Recognized Environmental Condition (REC) refers to the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. There are no RECs identified at the project site at this time (GEM 2019). Historical RECs – Historical REC refers to a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls (for example, property use Riverside/Lincoln Commercial 82 City of Lake Elsinore CEQA Initial Study January 2021 restrictions, activity and use limitations, institutional controls, or engineering controls). There are no historical RECs identified at the project site at this time (GEM 2019). Controlled RECs – A controlled REC is a REC resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (for example, as evidenced by the issuance of a no further action letter or equivalent, or meeting risk‐based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls (for example, property use restrictions, activity and use limitations, institutional controls, or engineering controls). There are no controlled RECs identified at the project site at this time (GEM 2019). Since the project does not contain any potential RECs on site, construction of the project would not create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The Proposed Commercial Development would be required to comply with all applicable federal, state and local laws and regulations pertaining to the transport, use, disposal, handling, and storage of hazardous waste during the construction phase to reduce the likelihood and severity of accidents during transit. Proper handling of the use and disposal of hazardous materials associated with the gas station would reduce the potential for exposure. Once the fuel storage tanks are constructed, there would be continued routine maintenance. Rule 461 of the South Coast Air Quality Management District (SCAQMD) governs the operation of gasoline stations and requires that all underground storage tanks are equipped with a “CARB certified” enhanced vapor recovery system, all fill tubes are e quipped with vapor tight caps, all dry breaks are equipped with vapor tight seals, a spill box shall be installed to capture any gasoline spillage, and all equipment is required to be properly maintained per CARB regulations. SB 330 Compliance/Specific Plan Amendment Hazards and hazardous material impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any hazards and hazardous materials impact beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Phase 1 ESA (Appendix G); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one‐quarter mile of an existing or proposed school? No Impact Proposed Commercial Development The project site is not located within one‐quarter mile of an existing or proposed school. The closest schools to the project site are Machado Elementary (one mile aw ay) Lakeside High School (one mile away) and Withrow Elementary School (1.5 miles away). No hazardous emissions impact to the adjacent school are anticipated and no impact is identified for the Proposed Commercial Development. Riverside/Lincoln Commercial 83 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment Hazards and hazardous material impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any hazards and hazardous materials impact beyond what was already analyzed in the certified FEIR and addenda. Additionally, there is no existing or proposed school within one‐quarter mile of existing or proposed school. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: LEUSD; Google Maps; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? No Impact Proposed Commercial Development A Phase 1 Environmental Site Assessment (ESA) was prepared for the project site by GEM in 2019. The complete report is included as Appendix G of this document. The project site is not identified on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. The project site is not listed in the regulatory databases reviewed. There were no records from various regulatory agencies that identify the potential for adverse environmental impact from the subject and adjoining properties. There are no listed offsite listings with the potential for adverse environmental impact on the project site. Additionally, as discussed above, there are no RECs identified at the project site. An REC refers to the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hazards and hazardous material impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any new hazards and hazardous materials impact beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Phase 1 ESA (Appendix G); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? No Impact. Riverside/Lincoln Commercial 84 City of Lake Elsinore CEQA Initial Study January 2021 Proposed Commercial Development The project is not located within an airport land use plan nor is it located within two miles of a public use airport and as such, will have no safety hazard impacts on people working in the project area. Per Figure 2.7 of the General Plan, the project site is located outside of the airport influence area. No impacts will occur for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hazards and hazardous material impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any hazards and hazardous materials impact beyond what was already analyzed in the certified FEIR and addenda. Further, the site is located outside of the Skylark Airport Influence Area. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less than Significant Impact Proposed Commercial Development The project will be required to comply with all applicable fire code requirements for construction and access to the site and as such, will be reviewed by the City Fire Department to determine the specific fire requirements applicable to ensure compliance with these requirements. This review will ensure that the project will provide adequate emergency access to and from the site. Further, the City Engineer and the City Fire Department will review any modifications to existing roadways to ensure that adequate emergency access and/or emergency response would be maintained. Thus, the project does not propose any changes that will impact the City’s Emergency Preparedness Plan, or the Riverside County Operational Area Multi‐Jurisdictional Local Hazard Mitigation Plan so will not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hazards and hazardous material impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any hazards and hazardous materials impact beyond what was already analyzed in the certified FEIR and addenda. No new impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 85 City of Lake Elsinore CEQA Initial Study January 2021 g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? No Impact Proposed Commercial Development The project site is located in an urbanized area of the City and is not adjacent to any open space or wildland areas. Per Figure 3.1, Wildfire Susceptibility, of the General Plan, the project site is not located in an area identified as having a high wildfire susceptibility. Additionally, per CAL FIRE (2009), the project site is identified as being in a zone with Local Responsibility Area with Non‐Very High Fire Hazard Severity per CalFire (2009). Therefore, the project would not expose people or structure to a significant risk of loss, injury or death involving wildland fires. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site for the SB 330 Compliance/Specific Plan Amendment is located in a very high fire hazard severity zone within a Local Responsibility Area (CAL FIRE 2009). Any future development on the site would be subject to the Fuel Modification requirements detailed in Section 7.0 of the Canyon Hills Specific Plan. Additionally, the public service impacts, including fire response, associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Mitigation Measures: No mitigation measures are required. Sources: General Plan; CAL FIRE; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. X. HYDROLOGY AND WATER QUALITY A project specific Water Quality Management Plan WQMP was prepared for the project by ATC Design Group (2020) and is included as Appendix H of this document. There are four drainage management areas (DMAs) for the project, each associated with a future parcel on the site. DMA A is 110,251 s.f. and is the lot that will contain the self‐storage use. DMA A covers the western most and southern most portions of the site. Stormwater runoff from DMA A will be managed via a combination of retention and biofiltration. DMA B is 39,237 s.f. and is associated with the future lot for the car wash in the central portion of the project site. Stormwater runoff from DMA B will be managed via a 1,651 s.f. bioretention basin. DMA C1 is 29,561 s.f. and DMA C2 is 18,396 and both are associated with the future lot for the fast food restaurant with drive‐thru and is located in the central portion of the project site. Stormwater runoff from DMA C1 will be managed by a 1,360 s.f. bioretention basin and runoff from DMA C2 will be managed by a 1,184 s.f. bioretention basin. Riverside/Lincoln Commercial 86 City of Lake Elsinore CEQA Initial Study January 2021 DMA D is 57,968 s.f. and is associated with the future parcel for the convenience store and gas station. DMA D is located in the northern most portion of the project site. Stormwater runoff from DMA D will be managed by a 2,852 s.f. bioretention basin. The flow of runoff within DMA D has been designed to avoid the fueling area. The fueling area slab has been designed to drain to a catch basin connected to a sand/oil separator and sewer line. The detention basins proposed for use for the project will have a 24‐inch sandy loam top that will act as pre‐treatment. Flows will then make their way down to perforated pipes set in a wide gravel trench that will allow for further percolation. Future property owners will be responsible for the ongoing maintenance of the detention basins. As identified in the Water Quality Management Plan prepared for the project, the following non‐structural source control BMPS will be implemented for the project: Education for Property Owners, Operators, Tenants, Occupants, or Employees – Educational materials will be provided in the project‐specific WQMP. Activity Restrictions – It is anticipated that the Conditional Use Permit for the project will restrict the activities occurring on the property. Irrigation System and Landscape Maintenance – Irrigation system and landscaping will be maintained by full time maintenance staff for each lot. Common Area Litter Control – Litter control will be maintained by full time maintenance staff for each lot. Street Sweeping Parking Lots – Parking lots and drive aisles will be periodically swept by maintenance staff. Drainage Facility Inspection and Maintenance – Drainage facilities will be inspected and maintained by full time maintenance staff. The following structural source control BMPs will also be implemented for the project: Landscape and Irrigation System Design – Landscape and Irrigation will be designed to incorporate drought‐tolerant native plants and will use drip irrigation where feasible. Trash Storage Areas ‐ Trash Storage Areas will be designed in accordance with City guidelines and include a cover to protect containers from rainfall. All food preparation/cleanup area drains shall be connected to a sanitary sewer, via an approved grease interceptor. No cleanup activities shall occur outside the building. Carwash and rinse water will be directed to a self‐contained system for filtering and recycling. Dry sumps will be placed between each pump island of the fueling area to capture and contain any fuel spills or residue. The fueling area will be raised to prevent any stormwater from draining into the fueling areas. Maintenance staff, or contractors, will be trained in fuel and oil spill cleanup that includes dry‐ cleaning activities only with absorption materials that will be used and discarded in a legal manner. Riverside/Lincoln Commercial 87 City of Lake Elsinore CEQA Initial Study January 2021 a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality? Less than Significant Impact Proposed Commercial Development The Santa Ana Regional Water Quality Control Board (Santa Ana RWQCB) sets water quality standards for all ground and surface waters within the project region. Water quality standards are defined under the Clean Water Act to include both the beneficial uses of specific water bodies and the levels of water quality that must be met and maintained to protect those uses (water quality objectives). Construction of the project would include grading, excavation, and other earthmoving activities that have the potential to cause erosion that could subsequently degrade water quality and/or violate water quality standards. As required by the Clean Water Act, the project would comply with the Santa Ana Municipal Separate Storm Sewer (MS4) NPDES Permit. The NPDES MS4 Permit Program, which is administered in the project area by Riverside County and is issued by the Santa Ana Regional RWQCB, regulates storm water and urban runoff discharges from developments to natural and constructed storm drain systems in the City of Lake Elsinore. Since the project would disturb one or more acres of soil, construction activities would be subject to the Construction General Permit (NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order No. 2009‐0009‐DWQ, adopted September 2, 2009 and effective as of July 2, 2010) issued by the State Water Resources Control Board (SWRCB). The Construction General Permit requires implementation of a Storm Water Pollution Prevention Plan (SWPPP) for site clearing, grading, and disturbances such as stockpiling or excavation. The SWPPP would generally contain a site map showing the construction perimeter, proposed buildings, storm water collection and discharge points, general pre‐ and post‐ construction topography, drainage patterns across the project, and adjacent roadways. Development of the project would add impervious surfaces through paved areas such as parking lots, sidewalks, and drive aisles as well as rooftops. By increasing the percentage of impervious surfaces on the project site, less water would percolate into the ground and more surface runoff would be generated. Paved areas and streets would collect dust, soil and other impurities that would then be assimilated into surface runoff during rainfall events. Operation of the project has the potential to release pollutants resulting from replacing vacant land with roadways, walkways, and parking lots. These improvements may potentially impact water quality. However, according to the Project Specific Water Quality Management Plan (Appendix H), the impervious area would be 212,214 s.f., or 77.5 percent impervious. All drainage flows would be captured by a subsurface infiltration/detention facility and the project would preserve flow patterns of the existing site. The Preliminary WQMP has been submitted to the City Engineering Department for review. Prior to issuance of a grading or building permit, the Property Owner/Developer would be required to submit a final WQMP to the City for approval. Impacts would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. At the time future development is proposed on the site, site‐specific hydrologic and drainage analysis would be required. Future development on the site would be required to meet Construction General Riverside/Lincoln Commercial 88 City of Lake Elsinore CEQA Initial Study January 2021 Permit (NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order No. 2009‐0009‐ DWQ, adopted September 2, 2009 and effective as of July 2, 2010) issued by the SWRCB. The Construction General Permit requires implementation of a SWPPP for site clearing, grading, and disturbances such as stockpiling or excavation. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwat er management of the basin? Less than Significant Impact Proposed Commercial Development According to General Plan EIR Figure 3.9‐2, the project site is located within the Lee Lake Groundwater Management Zone (GMZ). Since the City has a large amount of vacant land, substantial changes to recharge systems could occur from development of the vacant parcels. In order to reduce pollutants, the City has implemented policies to minimize pollutants in the local and regional waterways, which includes water that percolates into the groundwater through Water Resources Policies 4.1, 4.2, and 4.3. Water Resources Policies 4.1 and 4.2 require development projects to acquire a NPDES permit and implement BMPs to reduce pollutants. Water Resources Policy 4.3 requires the City to review future development project’s beneficial uses during the environmental review stage. Therefore, potential impacts associated with depletion of or interference with groundwater would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. Both scenarios would create impervious surfaces. At the time fu ture development is proposed on the site, site‐specific hydrologic and drainage analysis would be required. Future development on the site would be required to meet Construction General Permit (NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order No. 2009‐0009‐DWQ, adopted September 2, 2009 and effective as of July 2, 2010) issued by the SWRCB. The Construction General Permit requires implementation of a SWPPP for site clearing, grading, and disturbances such as stockpiling or excavation. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan; Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 89 City of Lake Elsinore CEQA Initial Study January 2021 c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on‐ or off‐site? Less than Significant Impact Proposed Commercial Development The project would preserve the existing drainage pattern on the project. The proposed site conditions would preserve flow patterns on‐site. Therefore, development of the project would not significantly alter the existing drainage pattern of the project site or increase the amount of runoff. The project would not involve an alteration of the course of a stream or river. Erosion and siltation impacts potentially resulting from the project would, for the most part, occur during the project’s site preparation and earthmoving phase. However, implementation of the NPDES permit requirements, as they apply to the project site, would reduce potential erosion, siltation, and water quality impacts. Therefore, potential impacts associated with erosion or siltation would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. At the time future development is proposed on the site, site‐specific hydrologic and drainage analysis would be required and would include an analysis of surface runoff rate and amounts and future development would be required to be designed as to not result in substantial erosion or siltation on‐ or off‐site. Future development on the site would be required to meet Construction General Permit issued by the SWRCB. The Construction General Permit requires implementation of a SWPPP for site clearing, grading, and disturbances such as stockpiling or excavation. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on‐ or off‐site? Less than Significant Impact Proposed Commercial Development The project would not substantially alter the existing drainage pattern of the project. In addition, the project would not involve an alteration of the course of a stream or river. Retention/biofiltration and or bioretention BMPs would be installed in Drainage Management Areas (DMA) A, B, C1, C2 and D to capture and treat runoff. Therefore, potential impacts associated with an increase in the rate or amount of surface runoff resulting in flooding would be less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 90 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. At the time future development is proposed on the site, site‐specific hydrologic and drainage analysis would be required and would include an analysis of surface runoff rate and amounts and future development would be required to be designed as to not result in flooding on‐ or off‐site. Future development on the site would be required to meet Construction General Permit issued by the SWRCB. The Construction General Permit requires implementation of a SWPPP for site clearing, grading, and disturbances such as stockpiling or excavation. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. (Sources: Project Description; Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. e) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less than Significant Impact Proposed Commercial Development The retention/biofiltration and bioretention facilities in DMAs A, B, C1, and C2 and D would retain and treat runoff from the project site. Non‐structural source control BMPs such as education, activity restrictions, basin inspection, common area landscape maintenance, trash area management and litter control would also contribute towards runoff control and water quality protection. In addition, the project would be required to comply with the NPDES permit requirements to reduce any potential water quality impacts. The project would not create or contribute runoff water that would exceed the capacity of the drainage systems or provide additional sources of polluted runoff. The amount of water runoff is not expected to exceed stormwater drainage capacity. The Property Owner/Developer shall prepare a SWPPP for construction activity associated with the project. The SWPPP shall be maintained at the construction site for the entire duration of construction. The objectives of the SWPPP are to identify pollutant sources that may affect the quality of storm water discharge and to implement BMPs to reduce pollutants in storm water discharges during construction and post construction in compliance with NPDES. Projects that comply with NPDES standards would result in a less than significant impact. In addition, storm drains located within the City limits are maintained by the City as well as by the Riverside County Flood Control and Water Conservation District (RCFCWC). Storm runoff within the City is generally intercepted by a network of City facilities and then conveyed into regional facilities. All downstream conveyance channels that would receive runoff from the project are engineered and regularly maintained to ensure flow capacity. Therefore, potential impacts associated with runoff would be less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 91 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. At the time future development is proposed on the site, site‐specific hydrologic and drainage analysis would be required Future development on the site would be required to meet Construction General Permit issued by the SWRCB. The Construction General Permit requires implementation of a SWPPP for site clearing, grading, and disturbances such as stockpiling or excavation. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. f) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flows? Less than Significant Impact Proposed Commercial Development According to Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM) the project site is within is within Zone X, which describes an area determined to be outside the 0.2 percent annual chance floodplain. The project is designed to include drainage basins that would reduce post‐ development runoff rates in accordance with the requirements of the City of Lake Elsinore and RCFCWCD. Because the project has been designed to attenuate post‐development runoff from the project site, project‐related runoff would not substantially increase the rate or amount of surface runoff in downstream areas in a manner that would result in flooding on‐ or off‐site. Additionally, the project would not impede or redirect flood flows. Therefore, potential impact s associated with flood flows would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. At the time future development is proposed on the site, site‐specific hydrologic and drainage analysis would be required Future development on the site would be required to meet Construction General Permit issued by the SWRCB. The Construction General Permit requires implementation of a SWPPP for site clearing, grading, and disturbances such as stockpiling or excavation. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: FEMA; Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 92 City of Lake Elsinore CEQA Initial Study January 2021 g) In flood hazards, tsunami or seiche zones, risk release of pollutants due to project inundation? Less Than Significant Impact Proposed Commercial Development According FEMA FIRM maps the project site is within is within Zone X, which describes an area determined to be outside the 0.2 percent annual chance floodplain. The potential for the occurrence of a tsunami is similarly very low because the Pacific Ocean is the closest tsunami‐producing open body of water and is located approximately 25 miles from the project site, therefore no impact from a tsunami is anticipated. Seiches are periodic oscillations in large bodies of water such as lakes, harbors, bays, or reservoirs. The project site is located 0.4 mile from Lake Elsinore. Per the Lake Elsinore General Plan EIR there is the potential for a seiche to occur in Lake Elsinore during an earthquake, although it would take a geologically substantial earthquake to cause a seiche. Seiche potential is highest in large, deep, steep‐sided reservoirs or water bodies. Lake Elsinore lacks significant potential for a damaging seiche because it is very shallow, and because of flood control devices constructed by the U.S. Army Corps of Engineers including the berm fill at the southern end of the lake. Therefore, the likelihood of a seiche impact is low. In summary, no impact is identified related to the potential release of pollutants due to project inundation in flood hazards, tsunami or seiche zones is less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment According FEMA FIRM map No. 06065C2042G the site is within is within Zone X, which describes an area determined to be outside the 0.2 percent annual chance floodplain. Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: FEMA; General Plan EIR; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. h) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less than Significant Impact Proposed Commercial Development The project is located within the Santa Ana River watershed, which is regulated by the Santa Ana RWQCB. The RWQCB has developed a “Water Quality Control Plan” for the Santa Ana River Basin (Basin Plan). The Basin Plan establishes water quality standards for the ground and surface waters of the region. The Basin Plan includes an implementation plan describing the actions by the RWQCB and others that are necessary to achieve and maintain the water quality standards. Riverside/Lincoln Commercial 93 City of Lake Elsinore CEQA Initial Study January 2021 The RWQCB regulates waste discharges to minimize and control their effects on the quality of the region’s ground and surface water. Permits are issued under several programs and authorities. The terms and conditions of these discharge permits are enforced through a variety of technical, administrative, and legal means. The RWQCB ensures compliance with the Basin Plan through its issuance of NPDES Permits, issuance of Waste Discharge Requirements (WDR), and Water Quality Certifications pursuant to Section 401 of the Clean Water Act. In conformance with these requirements, the Applicant has prepared a Preliminary WQMP (Appendix H), which demonstrates that the project’s drainage plan would meet all applicable requirements of the Basin Plan, including requirements and conditions of approval associated with NPDES permits, issuance of WDRs, and Water Quality Certifications. Therefore, the project would not conflict with the Basin Plan, and potential impacts associated with implementation of a water quality control plan would be less than significant. According to General Plan EIR Figure 3.9‐2, the Project Site is located within the Lee Lake Groundwater Management Zone (GMZ). Since the City has a large amount of vacant land, substantial changes to recharge systems could occur from development of the vacant parcels. In order to reduce pollutants, the City has implemented policies to minimize pollutants in the local and regional waterways, which includes water that percolates into the groundwater through Water Resources Policies 4.1, 4.2, and 4.3. Water Resources Policies 4.1 and 4.2 require development projects to acquire a NPDES permit and implement BMPs to reduce pollutants. Water Resources Policy 4.3 requires the City to review future development project’s beneficial uses during the environmental review stage. Therefore, the project would not conflict with any sustainable groundwater management plans, and potential impacts associated with implementation of a groundwater management plan would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Hydrology and water quality associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. At the time future development is proposed on the site, site‐specific hydrologic and drainage analysis would be required Future development on the site would be required to meet Construction General Permit issued by the SWRCB. The Construction General Permit requires implementation of a SWPPP for site clearing, grading, and disturbances such as stockpiling or excavation. No new hydrology or water quality impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR; Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XI. LAND USE AND PLANNING a) Physically divide an established community? No Impact Proposed Commercial Development The project site is located in the Lake View District. The site is undeveloped but located in a portion of the city which is developed. There are existing commercial and residential uses in the project vicinity. The Riverside/Lincoln Commercial 94 City of Lake Elsinore CEQA Initial Study January 2021 project will infill an empty parcel and provide a mix of commercial uses which is consistent with, and complimentary to, other uses in the area. The project provides pedestrian connectivity through the site and to adjacent sidewalks. The project will construct a sidewalk along the frontage of Lincoln Street which will further improve connectivity in the neighborhood. The project would not physically divide an established community and no impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site for the SB 330 Compliance/Specific Plan Amendment has always been contemplated for development and would be part of the larger Canyon Hills Specific Plan area. Changing the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in the physical division of a community. No new land use impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan; Google Maps; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Cause a significant environmental impact due to a conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating and environmental effect? Less than Significant Impact Proposed Commercial Development The project site has a General Plan Land Use designation of Residential Mixed Use and a Zoning designation of Residential Mixed Use (RMU). A General Plan Amendment is proposed to change the site’s Land Use Designation from Residential Mixed Use (RMU) to General Commercial (GC) and a Zone Change is proposed to change the project site’s current zoning designation from Residential Mixed Use (RMU) to General Commercial (C‐2). With implementation of the General Plan Amendment, the Zone Change, and the issuance of a Conditional Use Permit for the car wash use, the proposed use would be consistent with land use plans. The project site is within the Lake View District of the General Plan. Per Section 9.0, Lake View District Plan, of the General Plan, the main focus of the Lake View District is to “integrate new and existing residential communities and supporting uses while maintaining a high quality of life.” Table 11 summarizes the project’s consistency with the Lake View District Plan. Table 11. Project Consistency with Applicable Goals and Policies of the Lake View District Plan Lake View District Applicable Goals and Policies Project Consistency with Applicable Goals and Policies Land Use Goal 1 The primary goal of the Lake View District is to provide a revitalized and healthy mixed‐use corridor along Riverside Drive with connections to the lake; to ensure adequate public facilities and services to meet the needs of existing and new development and City‐ The project is consistent with this goal. Through the development of a mix of neighborhood commercial uses, the project will add to the revitalization of the Riverside Drive corridor. The proposed uses would meet the needs of existing residents in the project vicinity. Riverside/Lincoln Commercial 95 City of Lake Elsinore CEQA Initial Study January 2021 Lake View District Applicable Goals and Policies Project Consistency with Applicable Goals and Policies adopted specific plans; and to establish policies that create strong links between existing and future residential communities and supporting commercial, entertainment, or recreational uses. Policy LV 1.1 Through the project and CEQA processes strengthen the vitality of the commercial corridor along Riverside Drive and the intersection of Lakeshore Drive and Riverside Drive (“Riverside Gateway”). The project is consistent with this policy. The project will develop commercial uses, including a convenience store with gas station, a drive‐thru restaurant, a car wash, and self‐storage, which will contribute to the commercial vitality along Riverside Drive. Urban Design Goals 2 Promote a residential district to the north that includes a greater variety of residential densities and supporting uses and stronger ties within the Lake View District to nearby areas, and promote a neighborhood commercial district to the southeast with high quality design and compatibility with adjacent commercial, institutional, and residential uses. The project is consistent with this goal. The project will develop commercial uses, including a convenience store with gas station, a drive‐thru restaurant, a car wash, and self‐storage, which will contribute to the creation of a neighborhood commercial district. The project incorporates a unique and high‐quality architectural design with varying styles for visual interest. Proposed uses would be complimentary to existing commercial uses along the Riverside Drive corridor. Policy LV 2.2 Through the project and CEQA processes ensure compatibility of uses within the mixed use areas of the Lake View District along Riverside Drive and Lakeshore Drive. The project is consistent with this policy. The project is compatible with the existing commercial uses and will complement the residential uses in the project vicinity. Policy LV 2.4 Through the project and CEQA processes enhance and establish greater pedestrian linkages throughout the Lake View District and neighboring uses, particularly south of Riverside Drive to the Lake Edge Parkway. The project is consistent with this policy. A sidewalk already exists along the project frontage on Riverside Drive. The project frontage along Lincoln Avenue will be improved to include a sidewalk. ADA‐ compliant pathways and pedestrian pathways within the project will enhance pedestrian connections within the site and also to the adjacent sidewalks. Policy LV 2.6 Through the project and CEQA processes protect and enhance view corridors of the lake and neighboring mountains from the higher elevations as well as from lower lying elevations elsewhere in the Lake View District. The project is consistent with this policy. Proposed building heights range from 20 feet to 23 feet with a 31.5‐foot tower sign incorporated into the car wash building. Building height limits within the C‐ 2 zone are 45 feet. All of the proposed building heights are below this height and would not impede views to the lake. Riverside/Lincoln Commercial 96 City of Lake Elsinore CEQA Initial Study January 2021 Lake View District Applicable Goals and Policies Project Consistency with Applicable Goals and Policies Transportation/Circulation Goal 4 Support the enhancement of Lincoln Street as the main linkage between the northwestern areas of the Lake View District and recreational facilities located southeast of Riverside Drive; enhance Riverside Drive as a mixed use corridor connecting the western and eastern areas of the city; ensure a high quality design of the circulation system that adds to the character of the Lake View District; and enhance Grand Avenue as another main linkage, connecting to I‐15 via Lake Street. The project is consistent with this goal. The project will improve the frontage along Lincoln Street to include a sidewalk and landscaping. The project will also make roadway improvements to Lincoln Street, as described in the project description, to enhance vehicular movement. Goal 5 Support a revitalized Riverside Drive and Lakeshore Drive that are consistent with the mixed use corridor’s urban design character. The project is consistent with this goal. The project will contribute to the revitalization of Riverside Drive by developing a project with visually appealing architecture, frontage improvements and also implementation of a landscape plan. Policy LV 5.1 Encourage a safe and comprehensive roadway network for vehicular, bicycle, and pedestrian traffic within the Lake View District. The project is consistent with this policy. The project includes frontage improvements on Riverside Drive and Lincoln Street which will enhance pedestrian movement through the provision of sidewalks. Paths of travel through the project site will also be provided. Policy LV 5.2 Through the project and CEQA processes improve traffic circulation and landscaping along Riverside Drive and Lakeshore Drive for both vehicular and pedestrian traffic. The project is consistent with this policy. A sidewalk already existing along the project frontage on Riverside Drive. The final project frontage improvements along Riverside Drive will include the sidewalk and landscaping. Street trees will also be planted. This will enhance the pedestrian experience along this portion of Riverside Drive. The project driveways on Riverside Drive have been designed as right‐in/right‐out only so as to not negatively impact traffic flows and circulation. The project will have a full access driveway from Lincoln Street. The project would not cause a significant environmental impact due to a conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating and environmental effect. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site for the SB 330 Compliance/Specific Plan Amendment has always been contemplated for development and would be part of the larger Canyon Hills Specific Plan area. Changing the parcel from a Riverside/Lincoln Commercial 97 City of Lake Elsinore CEQA Initial Study January 2021 Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any new impacts. The residential units that could be developed on the site in the future would fall within the development yields contemplated by the Canyon Hills Specific Plan. Future development on the SB 330 Compliance/Specific Plan Amendment site would be required to comply with the Implementation and Administration procedures detailed in Section 10 of the Canyon Hills Specific Plan and the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7 of the Canyon Hills Specific Plan as well as Lake Elsinore Municipal Code Section 17.44 (Residential Development Standards). No new land use impacts are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XII. MINERAL RESOURCES a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? Less Than Significant Impact Proposed Commercial Development According to Figure 3.12‐1 of the General Plan EIR, the project site is located within the Mineral Resource Zone 3 Area (MRZ‐3), or areas containing mineral deposits, the significance of which cannot be evaluated from available data. Based on a review of historical aerial photographs, as detailed in the Phase 1 ESA (GEM 2019) for the project, the project site developed with multiple structures along the northeast corner from at least 1938 until 1987 when it appears the structures were demolished. The remainder of the project site was part of an orchard. The onsite orchard appears to have been abandoned and allowed to die prior to the 1980s. The project site appears to have been undeveloped since at least 1987. No mineral extraction has been documented on the site. Given the size and location of the project site in relationship to surrounding urban uses, it is highly unlikely that any surface mining or mineral recovery operation could feasibly take place in the project area. Additionally, the City’s General Plan delineates mining operations areas by an overlay land use for mining purposes. The project site is not within the Extractive Overlay of the General Plan Land Use Map 9 (General Plan Figure 2.1A). Therefore, the Proposed Commercial Development will have less than significant impacts in regards to the loss of availability of a known mineral resource that would be of value to the region and the residents of the state. SB 330 Compliance/Specific Plan Amendment The site proposed for the SB 330 Compliance/Specific Plan Amendment is located in a developed area of the City. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to mineral resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB Riverside/Lincoln Commercial 98 City of Lake Elsinore CEQA Initial Study January 2021 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR; General Plan Figure 2.1A; Phase I ESA (Appendix G), Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? No Impact Proposed Commercial Development As discussed in Item XII.a above, the City’s General Plan delineates mining operations areas by an overlay land use for mining purposes. The project site is not within the Extractive Overlay of the General Plan Land Use Map. Thus, implementation of the project will not result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan. No impacts will occur for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site proposed for the SB 330 Compliance/Specific Plan Amendment is located in a developed area of the City. The Final EIR and subsequent addenda (SCH No. 87111606) for the Canyon Hills Specific Plan addressed site‐specific impacts associated with development on the site for the SB 330 Compliance/Specific Plan Amendment. The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use, which would allow for the development of multifamily residential uses instead of a commercial use, would still result in the site being impacted, it would just be a different type of development. Under both scenarios, the site would be developed. There are no aspects of the proposed project which would result in any additional impact to mineral resources beyond what was already analyzed in the certified FEIR and addenda. The site for SB 330 Compliance/Specific Plan Amendment was assumed to be impacted under the Canyon Hills Specific Plan and would remain as such under the proposed project. Mitigation Measures: No mitigation measures are required. Sources: General Plan, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XIII. NOISE A noise assessment was prepared for the Proposed Commercial Development by Ldn Consulting (LDN) (2020d). The complete report is included as Appendix I of this document. a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant With Mitigation Incorporated Riverside/Lincoln Commercial 99 City of Lake Elsinore CEQA Initial Study January 2021 Proposed Commercial Development This section analyzed both the construction and operation noise from the project. As identified in the project design features table in the project description (Table 1) the project will implement the following noise‐related construction design features: Construction activities will occur during the permissible hours as defined in the Lake Elsinore Municipal Code. All construction equipment shall be equipped with appropriate noise attenuating devices. All equipment staging areas shall be located to create the greatest distance between construction‐ related noise/vibration sources and sensitive receptors nearest the project site during all project construction. Idling equipment should be turned off when not in use. Construction Noise Construction Noise Standards and Methodology The City has set restrictions to control noise impacts associated with the construction of the project. Section 17.176.080(F), Construction/Demolition indicates that operating or causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work between the weekday hours of 7:00 PM and 7:00 AM or at any time on weekends or holidays, such that the sound therefrom creates a noise disturbance, except for emergency work by public service utilities or by variance issued by the City is prohibited. The Lake Elsinore Municipal Code requires construction activities to be conducted in such a manner that the maximum (Lmax) noise levels at affected residential and commercial properties will not exceed the mobile and stationary equipment noise standards provided below in Tables 12 and 13. Construction noise represents a short‐term impact on the ambient noise levels. Noise generated by construction equipment includes haul trucks, water trucks, graders, dozers, loaders, and scrapers can reach relatively high levels. Grading activities typically represent one of the highest potential sources for noise impacts. The most effective method of controlling construction noise is through local control of construction hours and by limiting the hours of construction to normal weekday working hours. Table 12. Mobile Equipment Noise Level Limits Type Land Use Category Time Period Maximum Noise Levels (dBA Lmax)(1) I Single‐Family Residential Daytime (7:00 AM ‐ 7:00 PM) 75 Nighttime (7:00 PM ‐ 7:00 AM) 60 II Multi‐Family Residential Daytime (7:00 AM ‐ 7:00 PM) 80 Nighttime (7:00 AM ‐ 7:00 PM) 65 III Semi‐Residential/ Commercial Daytime (7:00 AM ‐ 7:00 PM) 85 Nighttime (7:00 PM ‐ 7:00 AM) 70 Source: LND 2020d Notes: (1) Maximum noise levels for nonscheduled, intermittent, short‐term operation (less than 10 days) of mobile equipment, Municipal Code 17.176.080(F). Riverside/Lincoln Commercial 100 City of Lake Elsinore CEQA Initial Study January 2021 The U.S. Environmental Protection Agency (EPA) has compiled data regarding the noise generating characteristics of specific types of construction equipment. Noise levels generated by heavy construction equipment can range from 60 dBA to in excess of 100 dBA when measured at 50 feet. However, these noise levels diminish rapidly with distance from the construction site at a rate of approximately 6 dBA per doubling of distance. For example, a noise level of 75 dBA measured at 50 feet from the noise source to the receptor would be reduced to 69 dBA at 100 feet from the source to the receptor, and reduced to 63 dBA at 200 feet from the source. Table 13. Stationary Noise Level Limits Type Receiving Land Use Category Time Period Maximum Noise Levels (dBA Lmax) (1) I Single‐Family Residential Daytime (7:00 AM ‐ 7:00 PM) 60 Nighttime (7:00 PM ‐ 7:00 AM) 50 II Multi‐Family Residential Daytime (7:00 AM ‐ 7:00 PM) 65 Nighttime (7:00 AM ‐ 7:00 PM) 55 III Semi‐Residential/ Commercial Daytime (7:00 AM ‐ 7:00 PM) 70 Nighttime (7:00 PM ‐ 7:00 AM) 60 Source: LND 2020d Notes: (1) Maximum noise levels for repetitively scheduled and relatively long‐term operation (period of 10 days or more) of stationary equipment, Municipal Code 17.176.080(F) Using a point‐source noise prediction model, calculations of the expected construction noise impacts were completed. The essential model input data for these performance equations include the source levels of each type of equipment, relative source to receiver horizontal and vertical separations, the amount of time the equipment is operating in a given day, also referred to as the duty‐cycle and any transmission loss from topography or barriers. The equipment needed for the development will consist of two large bulldozers, two rubber tire dozers, three tractors/loaders, a water truck, a medium sized excavator and a small to medium sized road grader. Based on the EPA noise emissions, empirical data and the amount of equipment needed, worst case noise levels from the construction equipment for site preparation would occur during the grading operations. Construction Noise Analysis – Grading Operations Overall construction of the site is anticipated to take just over one year to complete and the grading activities are anticipated to take approximately one month, with building construction occurring for about ten months and then paving and landscaping for the last month. The grading equipment will be spread out over the project site from distances near the property lines to distances of 450 feet. Based upon the site plan the grading operations, on average, will occur more than 200 feet from the property lines. This means that most of the time the average distance from all the equipment to the same property line, is 200 feet or more. As shown in Table 14, at an average distance of 200 feet from the construction activities to the nearest property line would result in a noise attenuation of ‐12 dBA without shielding. Grading activities typically have the highest noise levels when compared to building construction, utilities, and paving activities. Therefore, the higher noise levels will be utilized in this analysis. Mobile equipment is expected to be used within the project site during the grading, utilities and underground, building Riverside/Lincoln Commercial 101 City of Lake Elsinore CEQA Initial Study January 2021 construction, and paving phases of construction. To account for the potential mobile equipment construction noise impacts, the Lake Elsinore Municipal Code standards specifically identify maximum noise level limits for equipment noise level impacts at residential properties. Table 14. Construction Noise Levels Equipment Type Quantity Used Source @ 50 Feet (dBA Lmax)(1) Cumulative Noise Level @ 50 Feet (dBA Lmax) Tractor/Backhoe 3 72 76.8 Dozer 2 74 74.0 Grader 2 73 76.0 Excavator 1 75 75.0 Water Truck 1 70 70.0 Cumulative Level 82.7 Distance to Sensitive Use 200 feet Noise Reduction due to Distance ‐12.0 Property Line Noise Level 70.7 Source: LDN 2020d Notes: (1) Includes a duty‐cycle/usage factor of 40% Although project construction is expected to occur at the project site for more than 10 days, the construction will be scheduled with the City through grading and building permits. Per the Lake Elsinore Municipal Code, where technically and economically feasible, construction activities shall be conducted in such a manner that the maximum noise levels at affected properties will not exceed those listed in Table 12 above for mobile equipment and in Table 13 for stationary equipment. As can be seen in Table 14 the mobile equipment is anticipated to comply with the City 75 dBA Lmax threshold and construction‐ related noise impacts would be less than significant for the Proposed Commercial Development. Construction Noise Analysis – Stationary Equipment Stationary equipment typically involves the use of small generators and compressors. These stationary pieces of equipment typically have a sound level of 65‐70 dBA hourly due to duty‐cycles (turning on and off). Therefore, to comply with the City’s stationary 60 dBA Lmax threshold, the equipment should be staged 200 feet or more from the single‐family property lines and 150 feet from multifamily property lines to comply with the 65 dBA Lmax threshold. If stationary equipment must be placed within 150 feet of the multifamily property lines, they could generate noise to a level that would cause an impact (Impact N‐1). Implementation of mitigation measure MM‐N‐1 would reduce this impact to below a level of significance for the Proposed Commercial Development. Transportation Noise Analysis The off‐site Project related roadway segment noise levels were calculated using the methods in the Highway Noise Model published by the Federal Highway Administration (FHWA Highway Traffic Noise Prediction Model, FHWA‐RD‐77‐108, December 1978). The FHWA Model uses the traffic volume, vehicle mix, speed, and roadway geometry to compute the equivalent noise level. A spreadsheet calculation was used which computes equivalent noise levels for each of the time periods used in the calculation of CNEL. Weighting these equivalent noise levels and summing them gives the CNEL for the traffic projections. The Riverside/Lincoln Commercial 102 City of Lake Elsinore CEQA Initial Study January 2021 noise contours are then established by iterating the equivalent noise level over many distances until the distance to the desired noise contour(s) are found. Because mobile/traffic noise levels are calculated on a logarithmic scale, a doubling of the traffic noise or acoustical energy results in a noise level increase of 3 dBA. Therefore, the doubling of the traffic volume, without changing the vehicle speeds or mix ratio, results in a noise increase of 3 dBA. Mobile noise levels radiant in an almost oblique fashion from the source and drop off at a rate of 3 dBA for each doubling of distance under hard site conditions and at a rate of 4.5 dBA for soft site conditions. Hard site conditions consist of concrete, asphalt, and hard pack dirt while soft site conditions exist in areas having slight grade changes, landscaped areas, and vegetation. Community noise level changes greater than 5 dBA are often identified as readily perceivable and considered potential significant, while changes greater than 3 dBA are often identified as audible and can be significant depending on the ambient conditions. Less than 1 dBA will not be discernible to most people. In the range of 1 to 3 dBA, residents who are very sensitive to noise may perceive a slight change. Community noise exposures are typically over a long time period rather than the immediate comparison made in a laboratory situation. Therefore, the level at which changes in community noise levels become discernible is likely greater than 1 dBA and 3 dBA appears to be appropriate for most people. Conservatively, for the purpose of this analysis a project related noise impact would be considered significant if the project increases noise levels for a noise sensitive land use by 3 dBA CNEL and if the project increases noise levels above an unacceptable noise level per the City’s General Plan in the area adjacent to the roadway segment. To determine if direct off‐site noise level increases associated with the development of the Project will create noise impacts. The noise levels for the existing conditions were compared with the noise level increase from the Project. Utilizing the Project’s traffic assessment (Ganddini Group, 2020) noise levels were developed for the following traffic scenarios: Existing: Current day noise conditions without construction of the project. Existing Plus Project: Current day noise conditions plus the completion of the project. Existing vs. Existing Plus Project: Comparison of the direct project related noise level increases in the vicinity of the project site. The noise levels at 50 feet for the roadways in the vicinity of the project site are given in Table 15 for the Existing Scenario and in Table 16 for the Existing Plus Project Scenario. Note that the values given do not take into account the effect of any noise barriers or topography that may affect ambient noise levels. Table 17 presents the comparison of the Existing Year with and without project related noise levels. The overall roadway segment noise levels will increase 1.7 dBA CNEL with the development of the project. The project does not create a direct noise increase of more than 3 dBA CNEL on any roadway segment. Therefore, the project’s direct contributions to off‐site roadway noise increases will not cause any significant impacts to any existing or future noise sensitive land uses. Riverside/Lincoln Commercial 103 City of Lake Elsinore CEQA Initial Study January 2021 Table 15. Existing Noise Levels (Proposed Commercial Development) Roadway Roadway Segment ADT(1) Vehicle Speeds (MPH) (1) Noise Level @ 50‐ Feet (dBA CNEL) Lincoln Street Machado Street to Riverside Drive 8,200 30 65.4 Riverside Drive West of Lincoln Street to Lincoln Street 21,900 40 71.5 Lincoln Street to Joy Street 25,000 40 72.1 Joy Street to Lakeshore Drive 27,200 40 72.5 Source: LDN 2020d Notes: (1) ADT and vehicle speeds from project traffic study by Ganddini Group, 2020 Table 16. Existing + Project Noise Levels (Proposed Commercial Development) Roadway Roadway Segment ADT(1) Vehicle Speeds (MPH)(1) Noise Level @ 50‐Feet (dBA CNEL) Lincoln Street Machado Street to Riverside Drive 12,100 30 67.1 Riverside Drive West of Lincoln Street to Lincoln Street 23,000 40 71.7 Lincoln Street to Joy Street 27,100 40 72.4 Joy Street to Lakeshore Drive 29,000 40 72.7 Source: LDN 2020d Notes: (1) ADT and vehicle speeds from project traffic study by Ganddini Group, 2020 Table 17. Existing vs. Existing + Project Noise Levels (Proposed Commercial Development) Roadway Roadway Segment Existing Noise Level (dBA CNEL) Existing Plus Project Noise Level (dBA CNEL) Project Related Noise Increase (dBA CNEL) Lincoln Street Machado Street to Riverside Drive 65.4 67.1 1.7 Riverside Drive West of Lincoln Street to Lincoln Street 71.5 71.7 0.2 Lincoln Street to Joy Street 72.1 72.4 0.4 Joy Street to Lakeshore Drive 72.5 72.7 0.3 Source: LDN 2020d Cumulative Noise Impacts To determine if cumulative off‐site noise level increases associated with the development of the project and other planned or permitted projects in the vicinity will create noise impacts. The noise levels for the near‐term Project Buildout and other planned and permitted projects were compared with the existing conditions. Utilizing the project’s traffic assessment (Ganddini Group, 2020) noise contours were developed for the following traffic scenarios: Existing Plus Cumulative Projects Plus Project: Current day noise conditions plus the completion of the project and the completion of other permitted, planned projects or approved ambient growth factors. Riverside/Lincoln Commercial 104 City of Lake Elsinore CEQA Initial Study January 2021 Existing vs. Existing Plus Cumulative Plus Project: Comparison of the existing noise levels and the related noise level increases from the combination of the project and all other planned or permitted projects in the vicinity of the site. The existing noise levels at 50 feet for the roadways in the vicinity of the project site are given in Table 15 for the Existing Scenario. The near‐term cumulative noise conditions are provided in Table 18. No noise barriers or topography that may affect noise levels were incorporated in the calculations. Table 18. Existing + Project + Cumulative Noise Levels Roadway Roadway Segment ADT(1) Vehicle Speeds (MPH)(1) Noise Level @ 50‐Feet (dBA CNEL) Lincoln Street Machado Street to Riverside Drive 12,400 30 67.2 Riverside Drive West of Lincoln Street to Lincoln Street 23,900 40 71.9 Lincoln Street to Joy Street 28,100 40 72.6 Joy Street to Lakeshore Drive 30100 40 72.9 Source: LDN 2020d Notes: (1) ADT and vehicle speeds from project traffic study by Ganddini Group, 2020 Table 19 presents the comparison of the Existing Year and the Near‐Term Cumulative noise levels. The overall roadway segment noise levels will increase 1.8 dBA CNEL with the development of the project and proposed cumulative projects. The cumulative noise increase is less than 3 dBA CNEL and the project is not the primary contributor to the overall increase. Therefore, the project’s contributions to off‐site roadway noise increases will not cause any significant impacts to any existing or future noise sensitive land uses for the Proposed Commercial Development. Table 19. Existing vs. Existing + Project + Cumulative Noise Levels Roadway Roadway Segment Existing Noise Level (dBA CNEL) Existing Plus Project Noise Level (dBA CNEL) Project Related Noise Increase (dBA CNEL) Lincoln Street Machado Street to Riverside Drive 65.4 67.2 1.8 Riverside Drive West of Lincoln Street to Lincoln Street 71.5 71.9 0.4 Lincoln Street to Joy Street 72.1 72.6 0.5 Joy Street to Lakeshore Drive 72.5 72.9 0.4 Source: LDN 2020d Stationary Source Noise Analysis This section examines the potential stationary noise source impacts associated with the development and operation of the project. The project site is designed for commercial/retail uses and therefore may use noise‐producing equipment including rooftop mechanical ventilation units and truck activities. The cumulative noise level from all equipment will vary at the property line depending on the location and orientation of the equipment, the amount of each type of equipment and the size of each type of equipment Riverside/Lincoln Commercial 105 City of Lake Elsinore CEQA Initial Study January 2021 The existing residential uses to the west, north and east are closest to the proposed operations. Commercial use is located to the east as well with an RV Park across Riverside Drive to the south. Based on a review of the site plan, the proposed self‐storage units will act as barrier to the residential use to the north and west. The main noise source on the eastern portion of the site is the gas station. Therefore, the worst‐case potentially affected property line is the RV Park us e to the south due to the proposed car wash. Car Wash In order to examine the potential stationary noise source impacts associated with the operation of the proposed car wash, reference noise levels were used for a typical air dryer unit (Source: Ryko ThrustPro Air Dryer with Noise Reduction Unit). Additionally, sound level measurements of a similar existing car wash were taken for the proposed vacuum unit. The short‐term noise measurement was taken at a distance of four‐feet using a Larson‐Davis Model LxT Type 1 precision sound level meter, programmed, in "slow" mode, to record noise levels in "A" weighted form. The sound level meter was calibrated before and after the monitoring using a Larson‐Davis calibrator, Model CAL 200. The reference noise level of the air dryer and the results of the noise measurements at a similar vacuum unit are shown in Table 20. Table 20. Operational Noise Sources (Proposed Commercial Development) Quantity Equipment Description Related Sound Level Distance (ft) Noise Level (dBA) 1 Air Dryer w/Noise Reduction Unit 10 80.0 1 Vacuum Unit (Unshielded)4 73.6 Source: LDN 2020d During the duration of the measurements taken, the total run time for the similar drive thru car wash was approximately five minutes. Depending on the car wash package, this includes a wash cycle of approximately three to four minutes plus the air dryer running for approximately one minute and 30 seconds. During this time, the vacuum unit could also operate for approximately 2‐3 minutes. Therefore, it was determined that at peak demand, a worst‐case of 12 car wash operations could occur within an hour. Accounting for the peak hour trip volume of 12 vehicles per hour, a maximum run time of the equipment is shown in Table 21. Utilizing the maximum amount, the equipment can be operating, an adjusted noise level for the air dryer was calculated to be 74.8 dBA at 10 feet and the vacuum unit would result in a calculated noise level of 71.4 dBA at a distance of 4 feet. The noise level reductions are shown in Table 21. Table 21. Run Time Adjusted Noise Levels (Proposed Commercial Development) Equipment Description Run Time Per Hour (sec) Decibel Reduction (dBA) Adjusted Noise Level (dBA) Related Sound Level Distance (ft) Air Dryer w/Noise Reduction Unit 1,080 ‐5.2 74.8 10 Vacuum Unit (Unshielded) 2,160 ‐2.2 71.4 4 Source: LDN 2020d The reductions from the equipment run times were incorporated into the reference noise levels. As stated above, the residential property lines are located over 225 feet and the proposed self‐storage buildings Riverside/Lincoln Commercial 106 City of Lake Elsinore CEQA Initial Study January 2021 would also block direct line of site, shielding the equipment noise from the residence. The RV Park use is located 200 feet to the south across Riverside Drive. Utilizing the adjusted operational times and distance, the anticipated unshielded noise level was determined to be 40 dBA as can be seen in Table 22. Per the applicant, hours of operation of the car wash will be 9 AM to 8 PM. Therefore, the proposed operations of the car wash would not exceed the City’s most restrictive daytime threshold of 50 dBA. Therefore, no additional noise reductions would be required. Table 22. Car Wash Noise Levels at Nearest Property Line (Proposed Commercial Development) Source Distance Separation (Feet) Reference Noise Level (dBA) Noise Reduction Due to Distance (dBA) Property Line Noise Level (dBA) Air Dryer w/Noise Reduction Unit 210 74.8 ‐26.4 48 Vacuum Unit (Unshielded) 285 71.4 ‐37.1 34 Source: LDN 2020d Fast Food Restaurant To examine the potential stationary noise source impacts associated with the operation of the proposed fast food restaurants, reference noise levels were used for the menu board and speaker post (HME Electronics, Inc., HME SPP2 Speaker Post). The reference noise level of the speaker board is 54 dBA CNEL at 32 feet. The future drive‐thru speakers are located 295 feet from the RV Park property line to the south and resulting in an anticipated noise level of approximately 35 dBA. Therefore, the proposed operations would not exceed the City’s most restrictive daytime threshold of 50 dBA and the most restrictive nighttime threshold of 40 dBA. Therefore, no additional noise reductions would be required. Mechanical Ventilation/HVAC Equipment Rooftop mechanical ventilation units (HVAC) will be installed on the proposed buildings. To evaluate the HVAC noise impacts, the analysis utilized reference noise level measurements taken at a Shopping Center in Murrieta, CA in 2010. The unshielded noise levels for the HVAC units were measured at 65.9 dBA Leq at a distance of 6‐feet. To predict the worst‐case future noise environment, a continuous reference noise level of 65.9 dBA at 6‐ feet was used to represent the roof‐top mechanical ventilation system for the proposed uses. Even though the mechanical ventilation system will cycle on and off throughout the day, this approach presents the worst‐case noise condition. In addition, these units are designed to provide cooling during the peak summer daytime periods, and it is unlikely that all the units will be operating continuously. The noise levels associated with the roof‐top mechanical ventilation system will be limited with the proposed parapet walls on each building that will vary in height but will be roughly 1‐foot higher than the HVAC units to shield them both visually and acoustically. Hence, the parapet wall will block the line‐of‐sight from the adjacent residential units and reduce the noise levels at least 5 decibels. The anticipated noise HVAC noise levels are provided in Table 23. As shown in Table 23, the proposed HVAC operations would not exceed the City’s most restrictive daytime threshold of 50 dBA and the most restrictive nighttime threshold of 40 dBA. Therefore, no additional noise reductions would be required. No impacts are anticipated, and no mitigation is required. Additionally, most of the HVAC units will be located farther from the residential property line as part of the project Riverside/Lincoln Commercial 107 City of Lake Elsinore CEQA Initial Study January 2021 Table 23. Project HVAC Noise Levels at Southern Property Line (Proposed Commercial Development) Building Nearest Distance to Observer Location (Feet) Hourly Reference Noise Level (dBA)(1) Noise Source Reference Distance (Feet) Noise Reduction Due to Distance (dBA) Quantity Property Line Cumulative Noise Level (dBA) Storage 250 60.9 3.0 ‐32.4 4 35 Car Wash 275 ‐33.2 4 34 Fast Food 290 ‐33.7 4 33 Gas Station 360 ‐35.6 4 31 Combined Cumulative Noise Level at Property Line 39 Source: LDN 2020d Notes: (1) 65.9 dBA minus 5 decibels shielding for rooftop parapet Cumulative Noise Conditions The cumulative noise levels from all the sources were combined and are provided in Table 24. The overall noise level complies with the City’s most restrictive daytime threshold of 50 dBA. The only operational noise sources that will occur during the nighttime hours would be from the fast food speakers and the HVAC units. The nighttime cumulative noise levels also comply with the City’s most restrictive threshold of 40 dBA and are also provided in Table 24. SB 330 Compliance/Specific Plan Amendment Noise impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Vehicular trips, and associated noise, would be less with a multi‐family development compared to a Neighborhood Commercial use since trip generation is less with a residential use. Residential uses would be compatible with the adjacent residential development. No new noise impacts are identified. Table 24. Cumulative Noise Levels (Proposed Commercial Development) Source Daytime Noise Levels (dBA) Daytime Threshold (dBA) Nighttime Noise Levels (dBA) Nighttime Threshold (dBA) Air Dryer 48 50 35 40 Vacuum 34 34 Drive thru 35 34 HVAC 35 33 HVAC 34 31 HVAC 33 35 Riverside/Lincoln Commercial 108 City of Lake Elsinore CEQA Initial Study January 2021 Source Daytime Noise Levels (dBA) Daytime Threshold (dBA) Nighttime Noise Levels (dBA) Nighttime Threshold (dBA) HVAC 31 34 Cumulative 49 50 40 40 Source: LDN 2020d Mitigation Measures: The following mitigation measures is required for the Proposed Commercial Development. MM‐N‐1: Stationary Equipment for Construction. If the stationary equipment for construction (e.g., generators, compressors) are be placed within 150 of adjacent multifamily residential property lines, the equipment shall be shielded with barriers constructed using materials such as half inch plywood, mass loaded vinyl, or sound blankets to achieve compliance with the City’s stationary 65 dBA Lmax threshold. Sources: Noise Report (Appendix I); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Generation of excessive groundborne vibration or groundborne noise levels? Less Than Significant Impact Proposed Commercial Development Vibration is a trembling or oscillating motion of the ground. Like noise, vibration is transmitted in waves, but in this case through the ground or solid objects. Unlike noise, vibration is typically felt rather than heard. Vibration can be either natural as in the form of earthquakes, volcanic eruptions, or manmade as from explosions, heavy machinery, or trains. Both natural and manmade vibration may be continuous, such as from operating machinery; or infrequent, as from an explosion. The Lake Elsinore Municipal Code, Section 17.176.080(G), states that operating or permitting the operation of any device that creates a vibration which is above the vibration perception threshold of any individual at or beyond the property boundary of the source if on private property or at 150 feet from the source if on public space or public right‐of‐ way is prohibited. The Municipal Code defines the vibration perception threshold to be a motion velocity of 0.01 in/sec over the range of one to 100 Hz. The nearest vibration‐sensitive uses are the residences on the western and northern property lines. The main construction activities would be located 100 feet or more from the residential structures with infrequent equipment usage along the property lines. Table 25 lists the average vibration levels that would be experienced at the nearest vibration sensitive land uses from the temporary construction activities. As shown in Table 25, construction activities would generate levels of vibration that would not exceed the City criteria for nearby residential uses. Therefore, vibration impacts would be less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 109 City of Lake Elsinore CEQA Initial Study January 2021 Table 25. Vibration Levels from Construction Activities at Residential Receptors (Proposed Commercial Development) Equipment Approximate Velocity Level at 25 Feet (VdB) Approximate RMS Velocity at 25 Feet (in/sec) Approximate RMS Velocity at 25 Feet (in/sec) Large Bulldozer 87 0.003 0.01 Jackhammer 79 0.035 0.004 Loaded Trucks 86 0.076 0.01 Small Bulldozer 58 0.089 0.0004 City Criteria 0.01 Significant Impact? No Source: LDN 2020d Notes: PPV at Distance D = PPVref x (25/D)1.5 SB 330 Compliance/Specific Plan Amendment The site has already been mass graded and any additional grading and earthwork activities for future development on the parcel would be similar to what would have been anticipated for a neighborhood commercial use. Noise impacts were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related groundborne vibrations and noise levels is identified. Mitigation Measures: No mitigation measures are required. Sources: Noise Report (Appendix I); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) For a project located within an airport land use plan within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact Proposed Commercial Development The closest private airstrip located in proximity to the project site is located approximately 4.5 miles northwest of Skylark Airport. The Skylark Airport is a private airport that is the hub for air sports in Lake Elsinore and accommodates organizations that utilize the airport for plane use, glider flights, and skydiving. The runway surface at Skylark Airport consists of gravel and sand; as such, this surface generally does not permit optimal conditions for frequent and convenient airport operations. The project site is not within the Skylark Airport Influence Area as depicted in Figure 2.7, Airport Influence Areas of the City’s General Plan and as such does not need to be evaluated for airport‐related noise impacts. Therefore, the project will not expose people working in the project area to excessive noise levels. No impact will occur for the Proposed Commercial Development. Riverside/Lincoln Commercial 110 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment Noise impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The project site is not within the Skylark Airport Influence Area as depicted in Figure 2.7, Airport Influence Areas of the City’s General Plan and as such does not need to be evaluated for airport‐related noise impacts. Therefore, the project will not expose people working in the project area to excessive noise levels. No new impact is identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR; General Plan Figure 2.7 – Airport Influence Areas; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XIV. POPULATION AND HOUSING a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? No Impact Proposed Commercial Development According to the Department of Finance (DOF) population estimates, the City of Lake Elsinore had a population of 62,949 as of January 1, 2019. The Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Adopted Growth Forecast projects an estimated population of 111,400 by the year 2040. According to the SCAG RTP/SCS, Lake Elsinore had an employment base of 11,200 in 2012 and is projected to increase to 31,700 by the year 2040. The project is a commercial project and would not result in the direct development of residential uses. The types of businesses proposed are anticipated be used by the neighboring community. No new or expanded infrastructure is proposed that could accommodate additional growth in the area that is not already possible with existing infrastructure. No impact is identified for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Population growth associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional population growth beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Mitigation Measures: No mitigation measures are required. Sources: SCAG; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 111 City of Lake Elsinore CEQA Initial Study January 2021 b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? No Impact Proposed Commercial Development The project site is vacant and does not contain any existing residential units. Therefore, the project would not displace a substantial number of existing housing, necessitating the construction of replacement housing elsewhere. The project site has a current zoning designation of Residential Mixed Use (RMU). Per Section 17.86.010 of the Lake Elsinore Municipal Code, the intent of the RMU District is to provide a development opportunity to combine both residential and neighborhood retail and service uses, preferably incorporated into a mixed‐use project. The project is proposing to change the site’s zoning designation to General Commercial District (C‐2), which would eliminate the potential for a mixed‐use project that includes residential uses on the project site. However, as previous stated, the project would not result in the removal of existing housing stock and no impact is identified for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Implementation of the SB 330/Specific Plan Amendment would address the potential loss of housing under the Proposed Commercial Development. It would allow for the development of multifamily residential units instead of a neighborhood commercial use within a portion of the Canyon Hills Specific Plan. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Mitigation Measures: No mitigation measures are required. Sources: Zoning Code; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XV. PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, or need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? Less than Significant Impact Proposed Commercial Development The City contracts for fire services from the Riverside County Fire Department (RCFD) and the California Department of Forestry and Fire Protection (CalFire). The nearest fire station is Station #85 (McVicker Park), located at 29405 Grand Avenue, approximately 3 miles from the Proposed Commercial Development project site. Implementation of the Proposed Commercial Development project would increase demand on fire protection services due to the construction of a new commercial buildings. Riverside/Lincoln Commercial 112 City of Lake Elsinore CEQA Initial Study January 2021 Additionally, Chapter 16.74 of the Lake Elsinore Municipal Code establishes a program for the adoption and administration of development impact fees by the City for the benefit of the citizens whereby as a condition to the issuance of a building permit or certificate of occupancy by the City the property owner or land developer will be required to pay development impact fees or provide other consideration to the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which will benefit such new development. Section 16.74.049 includes a “Fire facilities fee” to mitigate the additional burdens created by new development for City fire facilities. This is a standard requirement and is not considered unique mitigation under CEQA. Since the Proposed Commercial Development project does not propose new housing, any impacts will be considered incremental and can be offset through the payment of the appropriate development impact fees. The Proposed Commercial Development project will also be required to comply with all applicable fire code requirements for construction and access to the site and as such, will be reviewed by the fire department to determine the specific fire requirements applicable to ensure compliance with these requirements. Thus, the Proposed Commercial Development project will not result in substantial adverse physical impacts related to fire protection. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Potential fire service impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Therefore, the potential impacts to fire services were adequately analyzed. At the time future residential development is proposed on the site, the project applicant would be required to pay all applicable development fees, a portion of which go towards funding fire services. No new impacts related to fire protection services is identified. Mitigation Measures: No mitigation measures are required. Sources: Lake Elsinore Fire Department; Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Police protection? Less than Significant Impact Proposed Commercial Development Police protection services are provided by the Lake Elsinore Police Department (LEPD) under contract by the Riverside County Sheriff's Department (RCSD). The Lake Elsinore Police Department/Sheriff's Station is located at 333 West Limited Street, approximately 3 miles east of the Proposed Commercial Development project site. Chapter 16.74 of the Lake Elsinore Municipal Code establishes a program for the adoption and administration of development impact fees by the City for the purpose of defraying the costs of public expenditures for capital improvements (and operational services to the extent allowed by law) which will benefit such new development. The Proposed Commercial Development project will participate in this development impact fee program to mitigate impacts to police protection resources. Any potential impacts would be considered incremental and can be offset through the payment of the development impact fee. This is a standard requirement and not considered unique mitigation under CEQA. Thus, the Riverside/Lincoln Commercial 113 City of Lake Elsinore CEQA Initial Study January 2021 project Proposed Commercial Development will not result in substantial adverse physical impacts related to police protection. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Police protection and law enforcement impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Therefore, the potential impacts to police protection services were adequately analyzed. At the time future residential development is proposed on the site, the project applicant would be required to pay all applicable development fees, a portion of which go towards funding police services. No new impacts related to police services is identified. Mitigation Measures: No mitigation measures are required. Sources: Lake Elsinore Police Department; Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Schools? Less than Significant Impact Proposed Commercial Development The Proposed Commercial Development project site is located within the Lake Elsinore Unified School District (LEUSD) which serves most of the City of Lake Elsinore, all of the cities of Canyon Lake and Wildomar, and a portion of unincorporated Riverside County. The Proposed Commercial Development project site is within the attendance boundaries of Withrow Elementary School, Terra Cotta Middle School and Lakeside High School. Since the Proposed Commercial Development project does not propose new housing, it would not result in a direct generation of new students. The Proposed Commercial Development project would be required to pay school impact fees as levied by the LEUSD, which would provide funding for school facilities. This is a standard requirement and not considered unique mitigation under CEQA. Thus, the Proposed Commercial Development project will not result in substantial adverse physical impacts related to schools. Impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment School impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Therefore, the potential impacts to schools were adequately analyzed. At the time future residential development is proposed on the site, the project applicant would be required to pay all applicable LEUSD school fees prior to occupancy. No new school impacts are identified. Mitigation Measures: No mitigation measures are required. Riverside/Lincoln Commercial 114 City of Lake Elsinore CEQA Initial Study January 2021 Sources: Lake Elsinore Unified School District, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Parks? Less than Significant Impact Proposed Commercial Development The Proposed Commercial Development project does not propose residential uses; therefore, a direct increase in park uses is not expected as a result of project implementation. Indirect impacts to park facilities from commercial development would be the occasional use of a park during a work break. However, the closest parks to the site are Machado Park and Lincoln Street Park, both located approximately 0.8 mile from the Proposed Commercial Development site. Due to their distance, it is unlikely that employees of the project would use those parks. Section 16.34.060 in Chapter 16.34 (Required Improvements) of the Lake Elsinore Municipal Code requires that prior to the issuance of a building permit, the applicant pay fees for the purposes set forth in that section. Paragraph D of Section 16.34.060 describes the City’s Park Capital Improvement Fund and describes that the City Council has the option to request dedication for park purposes or in lieu thereof, request that the applicant pay a fee for the purpose of purchasing the land and developing and maintaining the City park system. As is consistent with all commercial projects, the Proposed Commercial Development project would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land within the City. Since the project does not propose new housing, any potential impacts would be considered incremental and can be offset through the payment of the appropriate park fees. This is a standard requirement and not considered unique mitigation under CEQA. Thus, the Proposed Commercial Development project will not result in substantial adverse physical impacts related to parks. Therefore, impacts are less than significant. SB 330 Compliance/Specific Plan Amendment Park impacts associated with the Canyon Hills Specific Plan wer e analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Therefore, the potential impacts to parks were adequately analyzed. At the time future residential development is proposed on the site, the project design would comply with the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7.12 (Open Space) of the Canyon Hills Specific Plan which require 225 s.f. of usable common open space per residential unit, as well as private open space. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. e) Other public facilities? Less than Significant Impact Riverside/Lincoln Commercial 115 City of Lake Elsinore CEQA Initial Study January 2021 Proposed Commercial Development The City is part of the Riverside County Library System. The nearest library to the site is the Vick Knight Community Library at 32593 Riverside Drive, approximately 0.5 miles from the project site. Section 16.34.060 in Chapter 16.34 (Required Improvements) of the City’s Municipal Code requires that prior to the issuance of a building permit, the Property Owner/Developer pay fees for the purposes set forth in that section. Paragraph B of Section 16.34.060 describes the City’s Library Mitigation Fee and states that an in‐lieu fee for future construction of library improvements shall be paid to the City to assure the necessary library facilities are provided the community. Since the Proposed Commercial Development project does not propose new housing, any impacts would be considered incremental and can be offset through the payment of the appropriate library mitigation fees. Therefore, potential impacts associated with libraries would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Public facility impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Therefore, the potential impacts to public facilities were adequately analyzed. At the time future residential development is proposed on the site, the project applicant would be required to pay all applicable developer fees prior to occupancy, a portion of which funds public facilities. No new impacts to public facilities are identified. Mitigation Measures: No mitigation measures are required. Sources: General Plan EIR, Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XVI. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? No Impact Proposed Commercial Development The City of Lake Elsinore Parks and Recreation Master Plan 2008 – 2030 establishes a goal of providing five acres of park space per 1,000 residents. The Proposed Commercial Development project does not propose elements (e.g., residential development) that would result in substantial increased demands for neighborhood or regional parks or other recreational facilities. Indirect impacts to park facilities from commercial development would be the occasional use of a park during a work break. However, the closest parks to the site are Machado Park and Lincoln Street Park, both located approximately 0.8 mile from the project site. Due to their distance, it is unlikely that employees of the project would use those parks. As described in Item XV.d above, the Proposed Commercial Development project would be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land within the City. Since the project does not propose new housing, any impacts will be considered incremental and can Riverside/Lincoln Commercial 116 City of Lake Elsinore CEQA Initial Study January 2021 be offset through the payment of the appropriate park fees. This is a standard requirement and not considered unique mitigation under CEQA. Thus, the Proposed Commercial Development project will not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Park and recreation impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Therefore, the potential impacts to parks were adequately analyzed. At the time future residential development is proposed on the site, the project design would comply with the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7.12 (Open Space) of the Canyon Hills Specific Plan which require 225 s.f. of usable common open space per residential unit, as well as private open space. Mitigation Measures: No mitigation measures are required. Sources: Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Less than Significant Impact Proposed Commercial Development The Proposed Commercial Development project involves the construction of a new commercial center with a convenience store, gas station, fast food with drive‐thru, car wash and self‐storage. As discussed in Section XVI.a, above, the Proposed Commercial Development project will be required to pay park fees to the City for the purpose of establishing, improving, and maintaining park land within the City. This is a standard requirement and not considered unique mitigation under CEQA. Thus, the Proposed Commercial Development project does not include recreational facilities and does not require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Park impacts associated with the Canyon Hills Specific Plan wer e analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable Riverside/Lincoln Commercial 117 City of Lake Elsinore CEQA Initial Study January 2021 densities. Therefore, the potential impacts to parks were adequately analyzed. At the time future residential development is proposed on the site, the project design would comply with the Development Standards for Multifamily 2 Attached Residential District detailed in Section 8.7.12 (Open Space) of the Canyon Hills Specific Plan which require 225 s.f. of usable common open space per residential unit, as well as private open space. Mitigation Measures: No mitigation measures are required. Sources: Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XVII. TRANSPORTATION a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact Proposed Commercial Development Public Transit The vicinity of the Proposed Commercial Development is serviced by the Riverside Transit Agency Route 8 for bus services. The closest bus stop is on Riverside Drive east of Lincoln Street adjacent to the project site and on the west side of Lincoln Street approximately 100 feet north of the site. The Proposed Commercial Development would not result to any impacts to transit service or result in any conflicts with plans addressing transit facilities. Bicycle Facilities The City of Lake Elsinore Bikeway Plan is presented in Figure 2.5 of the General Plan. Both Lincoln Street and Riverside Drive adjacent to the Proposed Commercial Development site are Class II Bikeway Paths. Riverside Drive currently has on‐street bicycle facilities adjacent to the project site. Pedestrian Facilities A sidewalk already exists along the project frontage on Riverside Drive. The Proposed Commercial Development project frontage along Lincoln Avenue will be improved to include a sidewalk. ADA‐ compliant pathways and pedestrian pathways within the Proposed Commercial Development will enhance pedestrian connections within the site and also to the adjacent sidewalks. In summary, the Proposed Commercial Development would not conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Future development within the SB 330 Compliance/Specific Plan Amendment would adhere to the Circulation Plan (Section 5.0) and the Multifamily Attached Residential 2 District Desi gn Standards (Section 8.7) of the Canyon Hills Specific Plan which address circulation. The proposed SB 330 Compliance/Specific Plan Amendment would not result in any changes related to public transit, bicycle facilities or pedestrian facilities and no impact is identified. Riverside/Lincoln Commercial 118 City of Lake Elsinore CEQA Initial Study January 2021 Mitigation Measures: No mitigation measures are required. b) Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? Less than Significant Impact Proposed Commercial Development California Senate Bill 743 (SB 743) directs the State Office of Planning and Research (OPR) to amend the CEQA Guidelines for evaluating transportation impacts to provide alternatives to Level of Service that “promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.” In December 2018, the California Natural Resources Agency certified and adopted the updated CEQA Guidelines package. The amended CEQA Guidelines, specifically Section 15064.3, recommend the use of Vehicle Miles Travelled (VMT) as the primary metric for the evaluation of transportation impacts associated with land use and transportation projects. Currently, agencies may opt‐in to applying the updated CEQA guidelines for VMT analysis and implementation is required State‐wide by July 1, 2020. The updated CEQA Guidelines allow for lead agency discretion in establishing methodologies and thresholds provided there is substantial evidence to demonstrate that the established procedures promote the intended goals of the legislation. Where quantitative models or methods are unavailable, Section 15064.3 allows agencies to assess VMT qualitatively using factors such as availability of transit and proximity to other destinations. The Technical Advisory on Evaluating Transportation Impacts in CEQA (Technical Advisory) (OPR 2018) provides technical considerations regarding methodologies and thresholds with a focus on office, residential, and retail developments as these projects tend to have the greatest influence on VMT. VMT Assessment and Screening The project VMT impact has been assessed in accordance with guidance from the City of Lake Elsinore Traffic Impact Analysis Preparation Guide (June 23, 2020) [“City of Lake Elsinore guidelines”], which are provided in Appendix A for reference. The City of Lake Elsinore guidelines include screening criteria for when a project is expected to cause a less than significant impact without conducting more detailed, project‐level VMT assessment. The City of Lake Elsinore has established three types of project screening that lead agencies can apply to effectively screen projects from project‐level assessment. A project only needs to fulfill one of the following three screening types to qualify for project screening. These screening criteria are summarized below. Transit Priority Area (TPA) Screening Projects located within a Transit Priority Area (TPA). A TPA is defined as a half‐mile area around an existing major transit stop or an existing stop along a high‐quality transit corridor.2 This presumption may not apply if the project: 2 Pub. Resources Code, § 21064.3 ‐ ‘Major transit stop’ means a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. Pub. Resources Code, § 21155 (“For Riverside/Lincoln Commercial 119 City of Lake Elsinore CEQA Initial Study January 2021 Has a total Floor Area Ratio (FAR) of less than 0.75; Includes more parking for use by residents, customers, or employees of the project than required by the jurisdiction (if the jurisdiction requires the project to supply parking); Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead agency, with input from the Metropolitan Planning Organization); or Replaces affordable residential units with a smaller number of moderate or high income residential units. The Western Riverside Council of Governments (WRCOG) VMT screening tool has been used to determine project type screening for this screening criteria. Based on the WRCOG VMT screening tool, the proposed project is not located within a TPA. Low VMT‐Generating Areas Screening Residential and office projects located within a low VMT‐generating area may be presumed to have a less than significant impact absent substantial evidence to the contrary. Other employment‐related and mixed‐use projects within a low VMT‐generating area may also be presumed to have a less than significant impact if the project can reasonably be expected to generate VMT per service population similar to the existing land uses in the low VMT area. For this screening in the WRCOG area, the Riverside Transportation Analysis Model (RIVTAM) was used to measure VMT performance for individual jurisdictions and for individual traffic analysis zones (TAZs). TAZs are geographic polygons similar to Census block groups used to represent areas of homogenous travel behavior. Total daily VMT per service population (population plus employment) was estimated for each TAZ. This presumption may not be appropriate if the project land uses would alter the existing built environment in such a way as to increase the rate or length of vehicle trips. Based on the WRCOG VMT Screening Tool, the Proposed Commercial Development is located within a low VMT‐generating area. Additionally, the Proposed Commercial Development does not include any features that would alter the built environment in such a way as to increase the rate or length of vehicle trips. In fact, the Proposed Commercial Development will conduct a General Plan Amendment (GPA) that would remove the residential component land use of the project’s parcel replacing it with commercial land uses. The proposed commercial land uses are local‐serving and generally produce less VMT per service population than residential land uses. Therefore, the Proposed Commercial Development satisfies the screening criteria for low VMT‐generating areas and may be presumed to result in a less than significant VMT impact. Project Type Screening Some project types are presumed to have a less than significant transportation impact absent substantial evidence to the contrary as their uses are local serving in nature. Local serving retail generally improves the convenience of shopping close to home and has the effect of reducing vehicle travel. The City of Lake Elsinore guidelines identify the following uses that can be screened from project‐level assessment as they are presumed to have a less than significant impact due to their local serving nature: purposes of this section, a high quality transit corridor means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.”) Riverside/Lincoln Commercial 120 City of Lake Elsinore CEQA Initial Study January 2021 Local‐serving retail uses less than 50,000 square feet Local‐serving K‐12 schools Local parks Day care centers Local‐serving gas stations Local‐serving banks Local serving hotels (e.g., non‐destination hotels) Student housing projects Local‐serving community colleges that are consistent with the assumptions noted in the Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Projects generating less than 110 daily vehicle trips per California OPR VMT Guidance The Proposed Commercial Development is a local‐serving retail project less than 50,000 square feet that also meets the criteria for local‐serving gas stations. Therefore, the proposed project satisfies the project type screening criteria and may be presumed to result in a less than significant VMT impact. In accordance with City of Lake Elsinore guidelines, the Proposed Commercial Development satisfies the VMT screening criteria for low VMT‐generating areas and project type screening. Therefore, a detailed, project‐level assessment is not warranted, and the Proposed Commercial Development may be presumed to result in a less than significant VMT impact based on the guidelines and thresholds adopted by the City. SB 330 Compliance/Specific Plan Amendment The proposed SB 330 Compliance/Specific Plan Amendment which would allow for a multifamily residential use on the site is expected to reduce vehicle miles traveled compared to the existing neighborhood commercial use. Residential uses typically have a lower trip generation rate. Additionally, the proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related to solid waste services and policies is identified. Mitigation Measures: No mitigation measures are required. Sources: VMT Analysis (Appendix J); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less than Significant Impact Proposed Commercial Development The Proposed Commercial Development does not propose any design features that would increase hazards due to geometric design features or incompatible uses. The uses proposed by the project (commercial) are compatible with existing commercial and residential uses in the project vicinity. Riverside/Lincoln Commercial 121 City of Lake Elsinore CEQA Initial Study January 2021 The design of the Proposed Commercial Development includes roadway and frontage improvements to Riverside Drive and Lincoln Street which are designed to City standards. The two driveways on Riverside Drive will be right‐in/right‐out only to minimize traffic conflicts. The Proposed Commercial Development has been designed to safely allow for gasoline fuel deliveries via truck/trailer‐style tanker trucks. Thus, the Proposed Commercial Development will not substantially increase hazards due to a design feature or incompatible uses. Impacts are less than significant for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Future development within the SB 330 Compliance/Specific Plan Amendment would adhere to the Circulation Plan (Section 5.0) and the Multifamily Attached Residential 2 District Desi gn Standards (Section 8.7) of the Canyon Hills Specific Plan which address circulation. The proposed SB 330 Compliance/Specific Plan Amendment would not substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses and no impact is identified. Mitigation Measures: No mitigation measures are required. Source: Project Description; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. d) Result in inadequate emergency access? Less Than Significant Impact Proposed Commercial Development The project includes three access points: two right‐in/right‐out driveways on Riverside Drive and a full access driveway on Lincoln Street. The project is required to comply with the City’s development review process including review for compliance with all applicable fire code requirements for construction and access to the site. The project has been reviewed by the City Fire Department for compliance with the specific fire requirements applicable to the project. This will ensure that the project would provide adequate emergency access to and from the site. Thus, implementation of the project will not result in inadequate emergency access. Impacts are less than significant for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Future development within the SB 330 Compliance/Specific Plan Amendment would adhere to the Circulation Plan (Section 5.0) and the Multifamily Attached Residential 2 District Desi gn Standards (Section 8.7) of the Canyon Hills Specific Plan which address circulation. At the time a development project is brought forward on the SB 330 Compliance/Specific Plan Amendment site, the design would be reviewed by the Lake Elsinore Fire Department to ensure there is adequate emergency access. No impact is identified. Mitigation Measures: No mitigation measures are required. Sources: Project Description; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 122 City of Lake Elsinore CEQA Initial Study January 2021 XVIII. TRIBAL CULTURAL RESOURCES a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Less than Significant with Mitigation Incorporated Senate Bill 18 and Assembly Bill 52 Tribal Consultation Senate Bill 18 (SB 18) requires local (city and county) governments to consult with California Native American tribes to aid in the protection of traditional tribal cultural places (“cultural places”) through local land use planning. SB 18 requires local governments to consult with tribes prior to making certain planning decisions and to provide notice to tribes at certain key points in the planning process. These consultation and notice requirements apply to adoption and amendment of both general plans (defined in Government Code § 65300 et seq.) and specific plans (defined in Government Code § 65450 et seq.). Although SB 18 does not specifically mention consultation or notice requirements for adoption or amendment of specific plans, existing state planning law requires local governments to use the same processes for adoption and amendment of specific plans as for general plans (see Government Code § 65453). Therefore, where SB 18 requires consultation and/or notice for a general plan adoption or amendment, the requirement extends also to a specific plan adoption or amendment. Assembly Bill 52 (AB 52), signed into law in 2014, amended CEQA and established new requirements for tribal notification and consultation. AB 52 applies to all projects for which a notice of preparation or notice of intent to adopt a negative declaration/mitigated negative declaration is issued after July 1, 2015. AB 52 also broadly defines a new resource category of tribal cultural resources and established a more robust process for meaningful consultation that includes: Prescribed notification and response timelines; Consultation on alternatives, resource identification, significance determinations, impact evaluation, and mitigation measures; and Documentation of all consultation efforts to support CEQA findings. A tribe must submit a written request to the relevant lead agency if it wishes to be notified of projects within its traditionally and culturally affiliated area. The lead agency must provide written, formal notification to the tribes that have requested it within 14 days of determining that a project application is complete or deciding to undertake a project. The tribe must respond to the lead agency within 30 days of receipt of the notification if it wishes to engage in consultation on the Proposed Project, and the lead agency must begin the consultation process within 30 days of receiving the request for consultation. Consultation concludes when either 1) the parties agree to mitigation measures to avoid a significant effect, if one exists, on a tribal cultural resource, or 2) a party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached. AB 52 also addresses confidentiality during tribal consultation per Public Resources Code §21082.3(c). As part of the AB 52 and SB 18 consultation processes required by State law, on April 27, 2020, the City of Lake Elsinore sent a notice to the Native American Heritage Commission (NAHC) to obtain a list of Native American tribes with possible traditional or cultural affiliation to the area. The list of tribes was received Riverside/Lincoln Commercial 123 City of Lake Elsinore CEQA Initial Study January 2021 by the City of Lake Elsinore on April 29, 2020. Based on the list of tribes provided by the NAHC, the City of Lake Elsinore sent a 90‐day notification to potentially affected tribes on May 4, 2020. In response to the 90‐day notification, only three tribes responded requesting consultation: the Rincon Band of Luiseño Indians, the Soboba Band of Luiseño Indians, and the Pechanga Band of Luiseño Indians. As a result, the following consultations occurred: Rincon Band of Luiseño Indians: The City held consultation meetings with the Rincon Band of Luiseño Indians on June 17, 2020 and on January 6, 2021. As part of the consultation, the Rincon and of Luiseño Indians did not identify potential TCRs within the project’s potential impact limits. However, the Rincon Band of Luiseño Indians did indicate a concern over the potential for uncovering TCRs or other tribal‐affiliated resources during construction of the project. In response, City Planning staff provided the Rincon Band of Luiseño Indians with recommended mitigation measures for review to address the potential for subsurface TCRs on the project site. The mitigation measures agreed to by the various tribes that were consulted are provided in MM‐ CR‐1 through MM‐CR‐7 in Section V. of this document. The Rincon Band of Luiseño Indians indicated that they were in agreement with the identified mitigation measures, and the AB 52/SB 18 consultation process was concluded on January 6, 2021. Soboba Band of Luiseño Indians: The City held consultation meetings with the Soboba Band of Luiseño Indians on June 25, 2020 and on October 8, 2020. As part of the consultation, the Soboba Band of Luiseño Indians did not identify potential TCRs within the project’s potential impact limits. However, the Soboba Band of Luiseño Indians did indicate a concern over the potential for uncovering TCRs or other tribal‐affiliated resources during construction of the project. In response, City Planning staff provided the Soboba Band of Luiseño Indians with recommended mitigation measures for review to address the potential for subsurface TCRs on the project site. The mitigation measures agreed to by the various tribes that were consulted are provided in MM‐ CR‐1 through MM‐CR‐7 in Section V. of this document. The AB 52/SB 18 consultation is still ongoing with the Soboba Band of Luiseño Indians. Pechanga Band of Luiseño Indians: The City held initial consultation meetings with the Pechanga Band of Luiseño Indians on July 9, 2020 and on January 6, 2021. As part of the consultation, the Pechanga Band of Luiseño Indians did not identify potential TCRs within the project’s potential impact limits. However, the Pechanga Band of Luiseño Indians did indicate a concern over the potential for uncovering TCRs or other tribal affiliated resources during construction of the project. In response, City Planning staff provided the Pechanga Band of Luiseño Indians with recommended mitigation measures for review to address the potential for subsurface TCRs on the project site. The mitigation measures agreed to by the various tribes that were consulted are provided in MM‐CR‐1 through MM‐CR‐7 in Section V. of this document. The AB 52/SB 18 consultation is still ongoing with the Pechanga Band of Luiseño Indians. Potential for Resources As discussed in the cultural resources report prepared for the project (ASM 2020), all accessible areas of exposed soil were visually examined, and no cultural resources were identified during the archaeological survey of the project site. The majority of the project site is covered with dense vegetation, and the vegetation density severely limited the ground surface visibility during the pedestrian survey. Therefore, it is possible that additional cultural materials are present that were not visible during the survey. Mitigation measures MM‐CR‐1 through MM‐CR‐7 identified in the cultural resource section document Riverside/Lincoln Commercial 124 City of Lake Elsinore CEQA Initial Study January 2021 (Section V. of this document) shall be implemented. These mitigation measures pertain to retaining an archaeologist/Native American Monitor, preparation of a Cultural Resources Monitoring Plan, Sensitivity Training, Authority to Stop and Redirect Excavation, Artifacts of Native American Origin, Inadvertent Discoveries of Subsurface Archaeological/Cultural Resources, and Final Archaeological Report, respectively. With the incorporation of these mitigation measures, any impacts will be reduced to a less than significant level for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site for the SB 330 Compliance/Specific Plan Amendment has been mass graded and cultural resources monitoring was conducted per the requirements of the Canyon Hills Specific Plan FEIR and subsequent addenda. The results of the monitoring were summarized in the Cultural Resources Monitoring Report for the Canyon Hills Phase 8 Project (ECORP 2015). The complete report is included as Appendix C2 of this document. The site for the SB 330 Compliance/Specific Plan Amendment is within the larger Phase 8 monitoring area. Within this monitoring areas four previously recorded sites were updated with new information, additionally, artifacts were recovered during earth‐moving activities. Mitigation Measures: See mitigation measures MM‐CR‐1 through MM‐CR‐7 in the cultural resources section of this document. Sources: Cultural Resources Report (Appendix C1) b) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Less than Significant with Mitigation Incorporated Proposed Commercial Development The City has not identified any cultural resources to be present on the project site pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In addition, based upon the cultural resources study prepared for the project (ASM 2020) the project site does not contain any known tribal cultural resources that are significant pursuant to these criteria. However, as described in Section V, Cultural Resources, and as identified above, there remains the potential to encounter unidentified resources during project grading activities should construction go deeper than previously disturbed depths. Implementation of mitigation measures MM‐CR‐1 through MM‐CR‐7 identified in the cultural resource section document (Section V. of this document) shall be implemented. These mitigation measures pertain to retaining an archaeologist/Native American Monitor, preparation of a Cultural Resources Monitoring Plan, Sensitivity Training, Authority to Stop and Redirect Excavation, Artifacts of Native American Origin, Inadvertent Discoveries of Subsurface Archaeological/Cultural Resources, and Final Archaeological Report, respectively. With the incorporation of these mitigation measures, any impacts will be reduced to a less than significant level for this issue area for the Proposed Commercial Development. Riverside/Lincoln Commercial 125 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment The site for the SB 330 Compliance/Specific Plan Amendment has been mass graded and cultural resources monitoring was conducted per the requirements of the Canyon Hills Specific Plan FEIR and subsequent addenda. The results of the monitoring were summarized in the Cultural Resources Monitoring Report for the Canyon Hills Phase 8 Project (ECORP 2015). The complete report is included as Appendix C2 of this document. The site for the SB 330 Compliance/Specific Plan Amendment is within the larger Phase 8 monitoring area. Within this monitoring areas four previously recorded sites were updated with new information, additionally, artifacts were recovered during earth‐moving activities. Mitigation Measures: See mitigation measures MM‐CR‐1 through MM‐CR‐7 in the cultural resources section of this document. Sources: Cultural Resources Report (Appendix C1) XIX. UTILITIES AND SERVICE SYSTEMS a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less than Significant Impact Proposed Commercial Development Water The site for the Proposed Commercial Development is within the Elsinore Valley Municipal Water District (EVMWD) for water service. The project will connect to existing EWMWD infrastructure located in Lincoln Avenue (12‐inch water line) and in Riverside Drive (10‐inch water line). An upsizing of the existing water lines will not be required to serve the Proposed Commercial Development. All construction work associated with the provision of water service to the site will be within the footprint of the Proposed Commercial Development site or within already disturbed areas (roadways). Impacts would be less than significant for the Proposed Commercial Development. Wastewater The Proposed Commercial Development site is within the EVMWD service area for sewer service. The Proposed Commercial Development will connect the existing EVMWD 12‐inch sewer line in Riverside Drive. An upsizing of the existing sewer lines will not be required to serve the project. All construction work associated with the provision of sewer service to the site will be within the footprint of the Proposed Commercial Development site or within already disturbed areas (roadways). Impacts would be less than significant for the Proposed Commercial Development. Stormwater Drainage Stormwater management includes the use of four water quality detention basins along the eastern edge of the Proposed Commercial Development site. Each basin is sized to manage a specific drainage management area on the project site. The detention basins range from 560 s.f. to 1,490 s.f. in size. The detention basins proposed for use for the Proposed Commercial Development will have a 24 sandy loam top that will act as pre‐treatment. Flows will then make their way down to perforated pipes set in a wide Riverside/Lincoln Commercial 126 City of Lake Elsinore CEQA Initial Study January 2021 gravel trench that will allow for further percolation. Runoff from the gasoline fueling area slab has been designed to drain to a catch basin connected to a sand/oil separator and sewer line. Future property owners will be responsible for the ongoing maintenance of the detention basins. No impacts are identified for the Proposed Commercial Development. Electric Power/Natural Gas Electricity service to the project vicinity provided is Southern California Edison (SCE). As part of the Proposed Commercial Development project, the overhead utility line along the site frontage on Riverside Drive will be undergrounded. Natural gas is provided by The Gas Company/SoCal Gas and a 4‐inch gas line is located beneath Riverside drive. The Proposed Commercial Development does not propose the use of natural gas, so no natural gas connections will be required. All construction work associated with the provision electricity service to the site will be within the footprint of the project site or within already disturbed areas (roadways). Impacts would be less than significant for the Proposed Commercial Development. Telecommunications Facilities Telephone service is provided by Southern California Telephone Company, Spectrum provides cable TV, broadband, and telephone service. Frontier provides FIOS TV, broadband and telephone service. All construction work associated with the provision telecommunications services to the Proposed Commercial Development site will be within the footprint of the site or within already disturbed areas (roadways). Impacts would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Public services and utilities impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities are identified. Mitigation Measures: No mitigation measures are required. Sources: Project Plans; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? Less Than Significant Impact Proposed Commercial Development EVMWD obtains its potable water supplies from imported water from Metropolitan Water District (MWD), local surface water from Canyon Lake, and local groundwater from the Elsinore Basin. According to EVMWD’s 2015 Urban Water Management Plan (UWMP), EVMWD has determined that its current and anticipated future supplies are sufficient to meet the projected dry‐year and multiple dry‐year demand. There are sufficient water supplies as well as water shortage contingency plans to protect existing and Riverside/Lincoln Commercial 127 City of Lake Elsinore CEQA Initial Study January 2021 future water needs within the EVMWD service area. Therefore, potential impacts associated with water supplies would be less than significant for the Proposed Commercial Development SB 330 Compliance/Specific Plan Amendment Public services and utilities impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related to water supply are identified. Mitigation Measures: No mitigation measures are required. Sources: EVMWD; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. c) Result in a determination by the wastewater treatment provider, which serves or may serve the project, that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? Less Than Significant Impact The Proposed Commercial Development site is within the EVMWD service area for sewer service. The Proposed Commercial Development project will connect the existing EVMWD 12‐inch sewer line in Riverside Drive. An upsizing of the existing sewer lines will not be required to serve the project. All construction work associated with the provision of sewer service to the site will be within the footprint of the site or within already disturbed areas (roadways). Impacts would be less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Public services and utilities impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related wastewater service or wastewater treatment are identified. Mitigation Measures: No mitigation measures are required. Sources: Water Quality Management Plan (Appendix H); Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 128 City of Lake Elsinore CEQA Initial Study January 2021 d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less than Significant Impact Proposed Commercial Development The Proposed Commercial Development project would generate solid waste and recycling material from the proposed commercial operations. Riverside County Waste Management facilitates solid waste disposal services for Riverside County, and the City of Lake Elsinore contracts with CR&R Waste Services for solid waste collection services. Solid waste generated within Lake Elsinore is transported to El Sobrante Landfill, Badlands Landfill, or Lamb Canyon Landfill. According to the CalRecycle Solid Wates Information System Facility Database, all of these landfills have capacity at this time (CalRecycle 2020a, 2020b, 2020c). Chapter 14.12 of the Lake Elsinore Municipal Code requires that project construction divert a minimum of 50 percent of construction and demolition debris and the Proposed Commercial Development project will comply with the requirement. The amount of solid waste generated by the project is anticipated to be accommodated by these existing landfills and overall solid waste would be reduced by the provision of recycling. Therefore, impacts are less than significant for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment Public services and utilities impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related to solid waste services and policies is identified. Mitigation Measures: No mitigation measures are required. Sources: CalRecycle; Lake Elsinore Municipal Code; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Less than Significant Impact Proposed Commercial Development The California Integrated Waste Management Act of 1989 (AB 939, Sher, Chapter 1095, Statutes of 1989 as amended [IWMA]) under the Public Resource Code requires that local jurisdictions divert at least 50 percent of all solid waste generated by January 1, 2000, and 50 % diversion each year following. As of 2006, the City achieved a 50 percent waste diversion rate. In addition, Chapter 14.12 of the Lake Elsinore Municipal Code requires that project applicant divert a minimum of 50 percent of construction and demolition debris, and the Property Owner/Developer would meet this requirement. The Proposed Commercial Development project would comply with federal, state, and local statutes and regulations related to solid waste. Therefore, potential impacts associated with solid waste would be less than significant for the Proposed Commercial Development. Riverside/Lincoln Commercial 129 City of Lake Elsinore CEQA Initial Study January 2021 SB 330 Compliance/Specific Plan Amendment Public services and utilities impacts associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. No new impacts related to solid waste services and associated federal, state, and local statues and regulations associated with solid waste is identified. Mitigation Measures: No mitigation measures are required. Sources: Public Resources Code; Lake Elsinore Municipal Code, Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. XX. WILDFIRE If located in or near state responsibility areas or lands classified as very high fire hazard severity zone, would the project: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? No Impact. b) Due to slope, prevailing winds, and other factors, exacerbate wildlife risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? No Impact c) Require the installation of maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? No Impact d) Expose people or structure to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post‐fire slope instability, or drainage changes? No Impact Proposed Commercial Development The four wildfire thresholds relate specifically to projects located in or near state responsibility areas or lands classified as very high fire severity zones. The Proposed Commercial Development site is located in an urbanized portion of the City. The site is not located in or near a State Responsibility Area nor is it classified as being located in a very high fire severity zone (CAL FIRE 2009). Therefore, the Proposed Commercial Development would not expose people or structure to a significant risk of loss, injury or death involving wildland fires. No impact is identified for this issue area for the Proposed Commercial Development. SB 330 Compliance/Specific Plan Amendment The site for the SB 330 Compliance/Specific Plan Amendment is located in a very high fire hazard severity zone within a Local Responsibility Area (CAL FIRE 2009). Any future development on the site would be subject to the Fuel Modification requirements detailed in Section 7.0 of the Canyon Hills Specific Plan. Riverside/Lincoln Commercial 130 City of Lake Elsinore CEQA Initial Study January 2021 Additionally, the public service impacts, including fire response, associated with the Canyon Hills Specific Plan were analyzed in the Final EIR and subsequent addenda (SCH No. 87111606). The proposed Specific Plan Amendment to change the parcel from a Neighborhood Commercial land use to a Multifamily 2 Residential District land use would not result in any additional impact beyond what was already analyzed in the certified FEIR and addenda. The proposed residential units would fall within the anticipated development yield for multifamily residential uses in the Specific Plan, since other residential areas of the Specific Plan have not built out at the maximum allowable densities. Mitigation Measures: No mitigation measures are required. Sources: CAL FIRE; Canyon Hills Specific Plan FEIR (State Clearinghouse No. 87111606) and subsequent addenda. Riverside/Lincoln Commercial 131 City of Lake Elsinore CEQA Initial Study January 2021 MANDATORY FINDINGS OF SIGNIFICANCE The following are Mandatory Findings of Significance in accordance with Section 15065 of the CEQA Guidelines. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self‐sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact With Mitigation Incorporated The biological resources analysis identified potential impacts to loggerhead shrike and to avian species protected under the Migratory Bird Treaty Act (MBTA). Implementation of mitigation measures MM‐BIO‐ 1, which requires biological surveys prior to construction during the breeding season, would reduce this impact to below a level of significance. Additionally, the project will pay all applicable MSHCP developer fees. A cultural resources study was prepared for the project and did not identify any resources on the site (ASM 2020). The City also conducted outreach to tribes consistent with the requirements of SB 18 and AB 52 and a summary of that consultation is discussed in the cultural resources and tribal cultural resources sections of this document. Mitigation measures MM CR‐1 through MM CR‐7 would be applicable to the project for any additional grading in previously undisturbed areas and also provides guidance for the unanticipated discovery of human remains. With implementation of MM‐BIO‐1, MM‐BIO‐2 and MM‐CR‐1 through MM‐CR‐7, potential impacts would be less than significant for the Proposed Commercial Development. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) Less Than Significant Impact with Mitigation Incorporated The project would result in potentially significant project‐specific impacts to biological resources, cultural resources, noise, and tribal cultural resources. However, mitigation measures have been identified that would reduce these impacts to below a level of significance. The air quality, biological resources, greenhouse gas, noise and traffic analyses of this document considered cumulative impacts in their respective analyses. No additional mitigation measures would be required to reduce cumulative impacts to less than significant levels for the Proposed Commercial Development. c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Impact with Mitigation Incorporated In the evaluation of environmental impacts in this Initial Study, the potential for adverse direct or indirect impacts to human beings were considered in the response to certain questions in Sections I. Aesthetics, III. Air Quality, VII. Geology and Soils, IX. Hazards and Hazardous Materials, X. Hydrology and Water Quality, XIII. Noise, XIV. Population and Housing, XV. Public Services, XVII. Transportation and XX. Wildfire. As a result of this evaluation, there is no substantial evidence that there are adverse effects on human beings associated with this project. All impacts in these environmental issue areas are less than significant Riverside/Lincoln Commercial 132 City of Lake Elsinore CEQA Initial Study January 2021 or mitigated to below a level of significance through implementation of mitigation measures that will be required as a condition of project approval (MM‐N‐1). Therefore, this project has been determined not to meet this Mandatory Finding of Significance and impacts are less than significant with the incorporation of mitigation for the Proposed Commercial Development. Riverside/Lincoln Commercial 133 City of Lake Elsinore CEQA Initial Study January 2021 PREPARERS This section identifies those persons who prepared or contributed analysis which informed the analysis in this document. This section is prepared in accordance with Section 15129 of the CEQA Guidelines. CONSULTANTS CEQA Documentation Sophia Mitchell & Associates, LLC Sophia Habl Mitchell, LEED AP, Project Manager Melyssa Sheeran, Senior Environmental Consultant Air Quality, Energy, Greenhouse Gas, Health Risk and Noise Assessments Ldn Consulting, Inc. Jeremy Louden, Principal Biological Resources HDR, Inc. Ingrid Eich, Environmental Sciences Section Manager – Biological Sciences Aaron Newton, Associate Biologist Cultural Resources ASM Affiliates Stephen Harvey, MA, RPA, Senior Archaeologist Geotechnical Report Harrington Geotechnical Engineering, Inc. Joseph L. Welch, P.E., G.E. Phase 1 Environmental Site Assessment and Limited Site Investigation GEM Group, Inc. Michael Erving, Junior Geologist Jen Moser, P.G., Environmental Professional Water Quality Management Plan ATC Design Group Jim Turpin, P.E. Traffic Ganddini Group, Inc. Bryan Crawford, Senior Transportation Planner Giancarlo Ganddini, TE, PTP, Founding Principal Riverside/Lincoln Commercial 134 City of Lake Elsinore CEQA Initial Study January 2021 REFERENCES ASM Affiliates. 2020. Cultural Resources Study for the Lincoln Street and Riverside Drive Project, City of Lake Elsinore, Riverside County, California. July 23. ATC Design Group. 2020. Project Specific Water Quality Management Plan. November 20. CAL FIRE. 2009. Lake Elsinore ‐ Very High Fire Hazard Severity Zones in LRA as Recommended by CAL FIRE Map. https://osfm.fire.ca.gov/media/5915/lake_elsinore.pdf Viewed April 6, 2020. California Building Standards Commission (CBSC). 2019. CALGreen Updates ‐ NONRESIDENTIAL MANDATORY MEASURES. Retrieved from https://www.dgs.ca.gov/‐/media/Divisions/BSC/05‐Resour ces/CALGreen/CALGreen‐Updates‐Handout‐ACC‐08‐19.pdf?la=en&hash=2E2AC87E11E43892FBE44D 5501656E386DDAD19C California Department of Conservation. 2017. Riverside County Important Farmland 2016. 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Harrington Geotechnical Engineering, Inc. 2020. Geotechnical Investigation for Design and Construction of a Convenience Store, Fuel Canopy, and Fast Food, Car Wash an d Self‐Storage Buildings at 15209 Lincoln Street, Lake Elsinore, CA. March 13. Lake Elsinore Fire Department (LEFD). 2020. Lake Elsinore Fire Department Information. http://www.lake‐ elsinore.org/city‐hall/public‐safety/fire Viewed April 8, 2020. Lake Elsinore Police Department (LEPD). 2020. Lake Elsinore Police Department Information. http://www.lake‐elsinore.org/city‐hall/public‐safety/police Viewed April 8, 2020 Riverside/Lincoln Commercial 136 City of Lake Elsinore CEQA Initial Study January 2021 Lake Elsinore Unified School District (LEUSD). 2020. District and School Boundaries Lookup Application. https://www.leusd.k12.ca.us/apps/pages/index.jsp?uREC_ID=324467&type=d&pREC_ID=732455 Viewed. April 8, 2020. LDN Consulting. 2020a. Air Quality Assessment Riverside and Lincoln Commercial Project. May 2. LDN Consulting. 2020b. Health Risk Screening Letter for the Riverside and Lincoln Commercial Project. May 2. LDN Consulting. 2020c. Greenhouse Gas Assessment Riverside and Lincoln Commercial Development. May 2. LND Consulting. 2020d. Noise Assessment Riverside and Lincoln Commercial Development. May 6. LDN Consulting. 2020e. Energy Analysis Riverside and Lincoln Commercial Development. June 2. OEHHA. 2015. Risk Assessment Guidelines ‐ Guidance Manual for Preparation of Health Risk Assessments. OEHHHA. Retrieved from : http://oehha.ca.gov/air/hot_spots/2015/2015GuidanceManual.pdf Office of Planning and Research (OPR). 2018. Technical Advisory on Evaluating Transportation Impacts in CEQA. Southern California Association of Governments (SCAG). 2016. Current Demographic and Growth Forecasts Appendix. April. http://scagrtpscs.net/Documents/2016/final/f2016RTPSCS_DemographicsGrowthForecast.pdf Virginia Tech. 2010. Predicting Tractor Diesel Fuel Consumption. Retrieved from https://pdfs.semanticscholar.org/2631/d1ae4f63bcf1b067e69804f904968f318571.pdf LINCOLN ST RIVERSIDE DRLAKE CREST DR ROBIN DRLINNET DRAMBER LNRAVEN DRVIA VALDEZFLANNERY STQUAIL DREISENHOWER DR Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity LINCOLN ST RIVERSIDE DRLAKE CREST DR ROBIN DRLINNET DRAMBER LNRAVEN DRVIA VALDEZFLANNERY STQUAIL DREISENHOWER DR Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Planning Application No. 2020-92APN: 379-111-014AERIAL MAP PR OJECT SITE ´ LINCOLN STRIVERSIDE DRJOY AVE QUAIL DR AMBER LNLAKE CREST DRVI A VALDEZRAVEN DR ROBIN DRLINNET DRVIA VERDEVIA CORDOVAMADISON CT NASHLAND AVE EISENHOWER DR FLANNERY STLAKE MEADOW CTLINCOLN STRIVERSIDE DRJOY AVE QUAIL DR AMBER LNLAKE CREST DRVI A VALDEZRAVEN DR ROBIN DRLINNET DRVIA VERDEVIA CORDOVAMADISON CT NASHLAND AVE EISENHOWER DR FLANNERY STLAKE MEADOW CTPlanning Application No. 2020-92APN: 379-111-014VICINITY MAP PR OJEC T SITE ´ TASSEL WAYRAILROAD CANYON RD WESTRIDGE WAYSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunityTASSEL WAYRAILROAD CANYON RD WESTRIDGE WAYSource: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, U SDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Planning Application No. 2019-64APN: 363-940-011AERIAL MAP PR OJEC T SITE ´ RAILROAD CANYON RD C E D A R H IL L L N POPPY WAYTASSEL W AYB I R C H W O O D D R V I A D E L A V A L L E CANYON HILLS RD GLOXINIA WAY DASY FIELD CTRAILROAD CANYON RD C E D A R H IL L L N POPPY WAYTASSEL W AYB I R C H W O O D D R V I A D E L A V A L L E CANYON HILLS RD GLOXINIA WAY DASY FIELD CTPlanning Application No. 2019-64APN: 363-940-011VICINITY MAP PR OJEC T SITE ´ SURVEY PARCEL MAP(FOR REFERENCE ONLY)C1.01ScaleChecked byDrawn byDateProject numberAs indicated0711-1015209 LINCOLN STREET,LAKE ELSINORE, CA2020-07-15No.DescriptionDate1180 S. BEVERLY DR #300LOS ANGELES, CA 90035424.241.2256FOR REFERENCE ONLY - NOT TO SCALE SHEET INDEX •OD ARCHITECTURE GOLCHEH 28 0� AO.01 TITLE SHEET/ SITE PLAN AO.10 SITE RENDER GROUP no A1.00 7-ELEVEN FLOOR PLAN Qv) A1.20 CAR WASH FLOOR PLAN 1180 S. BEVERLY DR #300 LOS I CONNECT TO EXISTING SIDEWALK 4224.241 ' CA 90035 .2256 E A1.30 MCDONALD'S FLOOR PLAN - A1.31 MCDONALD'S ROOF PLAN O A1.40 STORAGE UNIT FLOOR PLAN ° ° ATC DESIGN GROUP <° ° `° ° ° ° < �g o m A2.40 7-ELEVEN ROOF PLAN ARCHITECTS ENGINEERS ■ SURVEYORS • LL W.W w W W W w .W r • • • r • • < ° I ° ° ° a /5- ? • ?<• `` 4 e ° 4 ° < e LL 4 ie°e e ° < • ° °°• ° < • • <° ° °<° • • • < • ° i • •° < • • < ° 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDI00,CA 92029 ° .W.WWWWWWW 7` : r - LL - : . ° LLr , m ,�° r ; : • r ; : . e �' . ° e4 ' . ; : . r ; : ° LL4 ' © ; . r ; ` • r LL ` ; : . LL4 �LL4 e : • r ; : r er : . re e ; : r : • :7 : r LL4 ° r : LL e 4 ; : r LL4 ° ; r A3.0 7-ELEVEN ELEVATIONS PHONE:(76a)73888GD FAX:{76fl)7388232 eto A3.1 7-ELEVEN ELEVATIONS S F STo R E 0 APPLICANT: N RIVERSIDE GROUP, LLC o A3.00 7-ELEVEN ELEVATIONS ILAN G ATTN: ILAN OLCHEH o = 1180 S. BEVERLY DRIVE, STE #300 q'y�` 2217377 25 8 8 21 ,377 �F 6 8 8 '. -7� �� ° � M A3.1 C 7-ELEVEN ELEVATIONS LOS ANGELES, CA 90035 9'3 - W ILAN©GOLCHEHGROUP.COM W 28 A3.2 CAR WASH ELEVATIONS TEL: 310.923.2594 w 1)7e° ° ° n ° ° n e ° A3.2C FUEL CANOPY ELEVATIONS ARCHITECT: ATC DESIGN GROUP _7W ° 1277 PACIFIC OAKS PL. STE #102 15 27 15 9 0' 61 ago 27 15 _ 27 8 - A3.20 CAR WASH ELEVATIONS PLAN ESCONDIDO, CA 92029 CD CPOST@ATCDESIGNGROUP.COM A3.21 CAR WASH LIGHTING DESIGN TEL: 760.738.8809 ® 10NET FT 7 7 . W7 Cq . A3.30 MCDONALD'S ELEVATION PLAN ASSESSOR'S 10 ��� 7 p' 10 7 10 10 PARCEL# - 1 - LINCOLN ST. 7 7 8 7 `T.J W wW ° ° A3.31 MCDONALD'S LIGHTING PLAN 15209 6 . . . . wwwW wW wWwwww LAKE ELSINORE, CA i 4 W' '. A5.00 DETAILS 24 i 12 BLDG INFO: W 30.5' 14 i '� A5.01 DETAILS GROSS ACERAGE. 6.29 ACRES of 1 p 10 10 g CIV TOTAL BLDG AREA: 51,101 SF 10 10 -Z.00 7-ELEVEN MATERIALS BOARD 8 CANOPY AREA: 7,697 SF 9.5'W !� 2 1' A 2 1 10 .Ww W W . 9 0 C1.00 SURVEY (FOR REFERENCE ONLY) LOT COVERAGE: 29 7 - a E - W - W - W - - w . w - LANDSCAPING LOT COVERAGE. ' _ 8 ; 8 7 WW 14 10 7 -Www 7 _ 4 v C1.01 SURVEY PARCEL PLAN FOR REFERENCE LANDSCAPING PROVIDED: W 29 v ��• 10 .W.'W'-Ww`-w - W-WwW w . W iW wWWWWWWW 25 . 9' ONLY) REQUIRED BLDG SETBACKS: 91 10 _ g .Ww ❑1 27 I * I 2 3' i° ❑ W 10 - 1 - - r _ C1.30 PRELIMINARY GRADING AND DRAINAGE FRONT: Q " 27 15 r w 10 .Ww 15 .W. 7 ELEVEN 7 .W. PLAN REAR: 6 1 ❑ ` ���� ❑1 8f SIDE 1 INTERIOR: L.L o o - _ <___W. oo SIDE 2 INTERIOR: �^ ° r 1 p TORE C1.50 PRELIMINARY UTILITY PLAN Q C~ 33.1 i 1 4 650 SF 1 -`W`- I LANDSCAPE O �+ Ir o G a f n 7 I 7 7W '° i 0 3 10 � 0 W W 44.9 J W. 11 i 12 -WWW- L1.0 PRELIMINARY LANDSCAPE PLAN 15 W 17 of 11 W W O 7 W 21 i .`W ELECTRICAL Q `� 00 i� 7 w .� <-� -- - - <---- <---- < 1 g F_ -- �° , Oo 2 g 25. LO 7' W`WW. 10 WwW J J J J J J J J J J 10 W•W.W E1.00 PRELIMINARY LIGHTING PLAN w L.L U 06 1 p "* O W 9 BAN 21 ®W W `-W W W W W N E9.00 SITE PHOTOMETRIC PLAN 27 i J ❑1 i �_ W 10 i 7 - -� J 21 ® (E) NEW/�Y. � 10 W.W. n �^^ 7 10 11 10 7 CONSTRUCTION NOTFS' co g p 15 Cy � 24 � °�° �i ° � 27 7 0 n° I I ❑1 BUILDING 16 TURNAROUND PARKING .- 30.5' , 24.0' 25.7' +1 � 11 T 5 10 15 15 STALL ❑2 GAS CANOPY 27 27 30.0' a v 10 10 3 ' - -. 17 CAR WASH SIGNAGE i p 2 °� 10 2 .0' 12 7 © _ _ 119.0' - _ ❑3 CAR WASH ' ' ° 18 WAY FINDING SIGN ® - U COPY MPS S ❑4 DRIVE-WAY APPROACH, N0. Description date �V 8 �� _� 2 pf - 25 20.4 TYPE 1 1 g LOADING AREA FOR AFTER 8 2 7 7 """"' �,, 4,291 SF, 4 5 HOURS ONLY 7 7 � - ❑ ❑ FUEL TANK V ` laJO�� 15 . ® - �,p= Q. ps p,<� - 6 20 HEALY TANK 0 �f 15 ® ® ❑ TRASH ENCLOSURE 10 1 p 10 10 W.W 1° 21 6" BOLLARDS 10 11 11 7 10 10 8 LANDSCAPE 27 15 o ,` ❑ 22 17" H, 6" THICK WALL TO 12 0 1 15 ` 1 5 w ° 8 CONCRETE ABSORB AND MOVE 15w W ® CD 10 M M g 6 W I 9 SOUND AWAY FROM 7 ❑ ASPHALT RESIDENTS. _ f - W 10 7 282.9 10 ❑ 24 i 26 15 10 10 ";; 10 11 10 4 W w V£ 10 CURB 23 FIRE HYDRANT. 23 N RV/BOAT PKG RV BOAT PKG L W WW WW ..� .WwW W.W 15" W. R /BOAT PKG RV/BOAT PKG w w Ww W w w " 11 ADAACCESSSTRIPING/ ° 24 6 HIGH MASONRY WALL. %WW WWW.W w W W W 3 W. W w W .W.w.WWW w Ww . w w W W w W .�.W • ACCESSIBLE PATH OF WWLp .W .W.W w �. ❑4 -W W .Ww-WwW '.'.` �r 7 10 .`W`. WW.W.W.W.W. W. W 2 .7. w W.W.W. .Wwy.WW .W. -WWw`. .7. .. W .-.`.WWW WW -26 W' W`° TRAVEL 25 TRANSFORMER . . WwW . . w -. W . . . w . . . . w . . . w . . . w . . . . ww . . w ❑ 12 ROLL OUT AREA. ° DEWALK 8° 26 8 26 PROPOSED SIGNAGE 13 CURB RAMP � � ° ° � -�-s � � ❑ 27 NO LOITERING SIGN H OHE -�7t � hr OHE 10 � OH OHE OHE Uri E_ n �`/ 14 DRIVEWAY LINE OF SIGHT 28 EXISTING FIRE HYDRANT CD 300.0' E) B & GUTTER z ❑ (E) DROP INLET �� 15 GUTTER 29 VACUUM CANOPY. SEE 15209 LINCOLN STREET, (H]) �ZL20bSIQS � +vd�M� � z CAR WASH ELEVATION UTILITY LIGHTS AND TELTCOM BOXES LAKE ELSINORE, CA � c� A3.20 TO BE RELOCATED UNDER SEPARATE � z O O PARKING CHART: PROJFCT INFORMATION: GFNFRAI NOTFS: I RETAIL PARKING REQUIREMENT: 1 PARKING SPACE PER 250 SOFT. PARCEL A 1. NOTE TO CONTRACTORS: THE EXISTENCE AND LOCATION OF ANY TIMES DURING CONSTRUCTION, AS APPROVED BY THE CITY SECTION REQUIRED. SECTION THICKNESS SHOW ARE FOR BONDING , RESTAURANT PARKING REQUIREMENT: 1 PARKING SPACE PER a' Little Caesars Pizza UNDERGRPLANS WEOUND UTILITY RE OBTAINED BIYEA SOEARCHEDTOFES SHOWN ON THESE AVAILABLE RECORDS REQUIRER OR HIS IMMEDIATERWORK REPRESENTATIVE. FAILURETO DO SO SHALL PURPOSES ONLY. I CAR WASH PARKING REQUIREMENT: 10PARK G SPACE SITE PLAN Jack.nthe8ox9 CONTAINING AN AREA OF 110,299 Q SQ. FT. OR 2.53 ACRES, MORE APPROVAL OF THESE PLANS BY THE CITY OF LAKE ELSINORE 10. ALL EXISTING UNDERGROUND UTILITIES AND STRUCTURES MUST BE PER EMPLOYEE Taqucria Nayant OR LESS. DOES NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY 5. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO HAVE POTHOLED AND ELEVATIONS VERIFIED PRIOR TO CONSTRUCTION. 0 15 30' SELF STORAGE PARKING REQUIREMENT: UNKNOWN--1 PARKING ,.aker'a.eRv OR COMPLETENESS OF THE LOCATION, NOR THE EXISTENCE OR DEPENDABLE REPRESENTATIVE AT THE JOB SITE, AT ALL TIMES THE ENGINEER OF RECORD SHALL BE NOTIFIED OF ANY SPACE PER 500 SQFT LakehOUse Apanrnenl5 All SIar Berge Re5op and Lodge NECESSARY REVISIONS TO THE APPROVED PLANS. THE REVISIONS NON-EXISTENCE OF ANY UNDERGROUND UTILITY, PIPES OR DURING CONSTRUCTION. SCALE: 1'=30' Sierra Vtsta Apanmertts 0 �h/ ,. PARCEL B STRUCTURE WITHIN THE LIMITS OF THE PROJECT. THE SHALL BE IN THE FORM OF "AS BUILT" PLANS SUBMITTED TO THE 7 ELEVEN GAS STATION REQUIRED: 18 ` CONTAINING AN AREA OF 39,297 CONTRACTOR IS REQUIRED TO TAKE ALL DUE PRECAUTIONARY 6. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CITY ENGINEER FOR APPROVAL PRIOR TO FINAL ACCEPTANCE OF 7 ELEVEN GAS STATION PROVIDED: 34 4 RV BOAT Project number 0711 -10 MEASURES FOR THE PROTECTION OF ALL UTILITIES, PIPES OR ARRANGE FOR THE NECESSARY RELOCATION OF ANY UTILITIES. THE PROJECT. 7 ELEVEN HANDICAP REQUIRED: 1 SQ. FT. OR 0.90 ACRES, MORE STRUCTURES, WHETHER SHOWN ON THESE PLANS OR NOT. ANY CONTRACTOR SHALL NOTIFY ALL UTILITY COMPANIES INVOLVED, AT 7 ELEVEN HANDICAP PROVIDED: 1 "a4 OR LESS. UTILITY(IES) DAMAGED DURING THE PERFORMANCE OF THE WORK LEAST FORTY-EIGHT (48) HOURS PRIOR TO BEGINNING WORK. 11. ALL EXISTING MONUMENTATION DISTURBED OR DESTROYED DURING 2020-07-1 5 PCT \ MCDONALD'S REQUIRED: 46 Date `1/4 MILE SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE THE CONTRACTOR SHALL ALSO CONTACT UNDERGROUND SERVICE CONSTRUCTION SHALL BE REPLACED TO CITY STANDARDS, AS MCDONALD'S PROVIDED: 47 MIUS PARCEL C GOVERNING AGENCY BY THE CONTRACTOR, AT HIS EXPENSE. APPROVED BY THE CITY ENGINEER. CENTERLINE TIES ARE TO BE � ALERT (U.S.A.) AT 1-800-422-4133, AT LEAST FORTY-EIGHT MCDONALD'S HANDICAP REQUIRED: 2 CONTAINING AN AREA OF 48,886 (48) HOURS PRIOR TO BEGINNING WORK. FURNISHED TO THE CITY ENGINEER UPON COMPLETION OF THE MCDONALD'S HANDICAP PROVIDED: 2 Drawn by \ Lakew"Apanv ' 2. ALL WORK SHALL CONFIRM TO CITY CODES, STANDARD PROJECT AND BEFORE ACCEPTANCE IS GRANTED. SQ. FT. OR 1.12 ACRES, MORE OR CAR WASH REQUIRED: 30 La Laguna Reson . SPECIFICATIONS FOR PUBLIC WORKS (LATEST EDITION), AND 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CLEANING OF a .4 Boat LESS. CAR WASH PROVIDED: 33 26 VACUUMS 4 STANDARD DRAWING OF THE COUNTY OF RIVERSIDE. IT IS THE THE PROPOSED WORK AREA AND RELOCATION AND COST OF ALL 12. AN ENCROACHMENT PERMIT SHALL BE REQUIRED FOR ALL CAR WASH HANDICAP REQUIRED: 1 Checked by PARCEL D CONTRACTOR'S RESPONSIBILITY TO BE FAMILIAR WITH THESE EXISTING UTILITIES. SUBDIVIDER MUST INFORM THE CITY OF LAKE CONSTRUCTION WORK DONE WITHIN PUBLIC RIGHTS-OF-WAY. CAR WASH HANDICAP PROVIDED: 1 CONTAINING AN AREA OF 57,015 STANDARDS AND CODES AT ALL TIMES. ELSINORE OF THE CONSTRUCTION SCHEDULE, PRIOR TO BEGINNING BEFORE ISSUANCE OF SAID PERMIT, THE CONTRACTOR/DEVELOPER SELF STORAGE REQUIRED: 1 SQ. FT. OR 1.30 ACRES, MORE OR CONSTRUCTION. MUST PROVIDE THE CITY ENGINEER WITH CERTIFICATE OF SELF STORAGE PROVIDED: 76 LESS 3. THE CONTRACTOR SHALL NOTIFY THE CITY PUBLIC WORKS INSURANCE AND REQUIRED BONDING FOR PUBLIC IMPROVEMENTS. SELF STORAGE HANDICAP REQUIRED: 8 AO . 01 107 INSPECTOR, FORTY-EIGHT (48) HOURS PRIOR TO BEGINNING ANY 8. ALL UNDERGROUND FACILITIES AND LATERALS INCLUDING BUT NOT THE ENCROACHMENT PERMIT MUST BE PRESENT AT THE JOB SITE VICINITY MAP TOTAL LAND AREA WORK. CALL FOR INSPECTION AT (951)674-3124, EXTENSION LIMITED TO SEWER, WATER, TELEPHONE, ELECTRICITY, GAS AND DURING THE TOTAL TIME OF THE PROJECT CONSTRUCTION ALONG SELF STORAGE HANDICAP PROVIDED: 8 1"=800' 247, BETWEEN THE HOURS 9:OOAM AND 4:OOPM, MONDAY DRAINAGE FACILITIES, SHALL BE IN PLACE PRIOR TO PAVING THE WITH AN APPROVED SET IMPROVEMENT PLANS. CONTAINING AN AREA OF 255,497 THROUGH THURSDAY. STREET SECTION. 14. PROPOSED BUILDINGS NOT TO BE CONSTRUCTED WITH ANY SQ. FT. OR 13. IF AN ENCROACHMENT PERMIT IS REQUIRED THROUGH DISTRICT RETAINING WALLS. 5.865 ACRES, MORE OR LESS. 4. CONTRACTOR SHALL MAINTAIN TRAFFIC CONTROL IN ACCORDANCE 9. ALL STREET SECTIONS ARE TENTATIVE. ADDITIONAL SOIL TEST WILL NO.8 OFFICE OF CALTRANS, PLEASE MAKE REFERENCE TO THIS Scale As indicated WITH CALTRANS TRAFFIC MANUAL AND WATCH MANUAL AT ALL BE TAKEN AFTER ROUGH GRADING, TO DETERMINE THE EXACT FACT IN THE "GENERAL NOTES" SECTION OF THE IMPROVEMENT 15. PROPOSED SITE NOT TO INCLUDE ANY FENCES OR GAGE ALONG PLANS. ANY FRONTAGES. t, •ti+)q Illy _ -- . MEOW GOLCHEH k_R • ' - GROUP "_ - 1180 S. BEVERLY DR #300 LOS ANGELES, CA 90035 424.241.2256 i U 1r• . s — _ _ 1 1,•• — —~--r - _ ATC DESIGN GROUP ' ARCHITECTS • ENGINEERS ■ SURVEYORS - 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDIDO,CA 92029 - PHONE:(760)738-8800 FAH:(760)738-8232 J APPLICANT: LINCOLN RIVERSIDE GROUP, LLC ATTN: ILAN GOLCHEH 1180 S. BEVERLY DRIVE, STE #300 LOS ANGELES, CA 90035 ILAN©GOLCHEHGROUP.COM TEL: 310.923.2594 ARCHITECT: ATC DESIGN GROUP 1277 PACIFIC OAKS PL. STE #102 { ESCONDIDO, CA 92029 CPOST@ATCDESIGNGROUP.COM TEL: 760.738.8809 _ ASSESSOR'S PARCEL# 379- 1 1 1-014 * 15209 LINCOLN ST. - - LAKE ELSINORE, CA BLDG INFO: r GROSS ACERAGE: 6.29 ACRES 1 TOTAL BLDG AREA: 51,101 SF CANOPY AREA: 7,697 SF r LOT COVERAGE: LANDSCAPING LOT COVERAGE: LANDSCAPING PROVIDED: dt { - - REQUIRED BLDG SETBACKS: FRONT: _ REAR: _ SIDE 1 INTERIOR: i SIDE 2 INTERIOR: IL r'• No. Description Date CORNER OF RIVERSIDE DRIVE AND LINCOLN STREET - FACING SOUTH WEST :v" ti ._ __ __ _ = 11 1r1- f 15209 LINCOLN STREET LAKE ELSINORE, CA SITE RENDER RIVERSIDE DRIVE FACING NORTH WEST Project number 0711 -1 0 Date 2020-07-1 5 Drawn by Checked by AO . 10 Scale As indicated c 0 Q L 92-$ LAYOUT INFORMATIONcn 0 ROLLER GRILLS 2 (SELF SERVE) SANDWICH CASE 9' ICE 30 9 30 I 1g 74176 168 o I 1 J 1 16 � �- - -� I I 1 ® NON ALC. VAULT DRS 11 0 973 965 630343 T-11" 823825 TEMP 823826 37 37 1 ' 1 G 9 Ir I I I I N I I I IALC. VAULT DRS 4 77 1 I �® 0 124 -1 = I 1 I "' / 1 I I:(3 LOW TEMP DOORS 2 961 M 630 376 169 16 \\ — J ICE MERCH. DOORS 2 O 343 70 70 6 22 99 3 99 6 39 64399@WC143 — — — — — _ _ — — — 17 95 105 143 373 399 1 i _ _ _ NOVELTY CASE 1 329330 11 17411 0 374374 ` L —� — — 47 47 475 BAKERY CASE 1 LG 1 I 135 303378379 m \ / 475 O 479 434 ( ) ELECTRICAL 96 I I 391 34 18 93 `� ® ® O ���//// L RPEE BARREL 0 1 I __ S U S 8 107 — � 1 1 34934 8 73 75369 76 69368 75 68 X1 1 _ _ _ _ _ _ 359 1479 479 10'-5" J389 38g 3' 10' 1° 4 8 364 O 88 88 88 90 47 — 434— J 479 475 GONDOLA UNITS (60"H) 34 � 364 32 88 32 8 88 g0 39565 651 841655394 475 47 961 343 4'-10" JJE 364 32 88 88 32 gg 90 _ _ _ FPF BEER 630 CAVE 364364 88 88 89 654 656 MEND$ END CAPS (60"H) 10 364 37 88 68 331 6-5" WOMEN'S 106 POWER WINGS (02) - NOT IN TOTAL b X z 364 „„,,,,,„, i J < 973 973 965 630343 391 364365 11 74 73 73 105 20 , L _ _ - _ LOW WALLS (36 H) 00 Z � M o U O � °' 366 - - - - — U _ HIGH WALLS (72"H) 00 z C � z � 366366 851 65 65 360 %Pic 20 20 \\ 1 TOTAL 44 = o 06 ° 145 144 83 8 366 \� 1 1 L — — — — J w fn 630 81 81 81 66 1 BEER 343 8 83 3'_0„ ; I 20 20 TOTAL SQ FT = 4 650 SF LLJ L o w 5'-1" 476 \ 1 — J Y 839 CAVE 80 1 — < BSTORTOCK \ , I 476 SALES FLOOR AREA 25683 SF Ly , J STORAGE 110 630343 83 161855 49 84 91 1 1 _ > IL 839Ejj( 4838E_7j COOLER 598 81 81 81 81 o / VAULT 630 4'-0" 8 598 LL 6 5 906 82 33 ° ` 1 _ CD 839 O O - �� GAS: YES LIQUOR: NO 04 M 343 83 8 49 0 1 � _ _ _ � 53600 o0 0o BEER: YES WINE: YES 405 529 529 5,-1„ 81 81 81 85 84 84.1 551 839 529 8 83 co 16 Efl630 24 45 L 6 486 H 37 M 21 21 529529 343 �� 92 O 486 60 — J 21 21 21 21 o OCCUPANCY LOAD (>49) = 48 839 529 529529 MERCHANDISE - 83 856 TRAVEL DISTANCE (<200) = 94' 529 630343 101 M 16 449 4'-8 4'-0" COMMON PATH OF TRAVEL <7 5 = 57 529 'v v 83 58 45 145 145 ( )529 81 81 81 81 191 6'-5� 92 463 Vll 34 01 RESTROOMS REQUIRED = 2 529529 iv 630 864 3'-11" 173 34 06 144 — 839 529529 N 343 83 8 179173 60 34 34 649 839 5, 8„ 144 840 62 81 81 81 O BACKROOM EXITS REQUIRED = 2 925 8 944935 5'-1" 83 34 839 944 630343 O 1? 922392 393 3 35 146 78 7 104 �R 45 45 I — 53 13901 co OVERHEAD SHELVES = 34 FT Ll 95o I III I I 90 840 gag 598 484D4 1� 464 FLOOR SHELVES - 65 FT STORAGE 1� 1 914 1 I I 4, 4„ 11'-2" / PRE-BOOKS/PROMOS 1a UTUR SALES Z L 839 — — — — — — — — — — aaE, 1 — — — — 161 I POS3 102 534 13 1 8404 630 PRE-BOOKS/PROMOS/NRIs U4-Y_j V 9 120 1535 839 343 — — — — — — — — — — — — — \r 83 6 ° 886891 m 61 1 20 20 38 9'_2" I 8 03 6'-10" 161843 1� 61 61 20 WALL TYPE LEGEND 630 5'-3" 04, 1 I 04 04 104 I 04 04 104 I 04 16t845 1Z 61 61 n 11 4 9 1 868 OO 84 T-8" 838 343 886 1 76 61 1 1 1 1535 _ 0 BEER or 4-WAY ❑ 61 cn 535 OFFICE 688 839 119 O EXISTING WALL 84 C84 66 / 61 21 1 1 1 O 1 � — MERCHANDISER 61- (depending on store type) I 103SEATING AREA io 28 61 U I 86g - - _1 838 926 343 — — — — — — - - 159 EXISTING COLUMN .� � — ❑ 1 � � 04 04 04 04 04 � 17915917 1 / O � 118 20 60 I - - - - 1 1 I I \ 0 20 839 5'-011 839 G P D GROUP 551 1 520 South Main Street,Suite 2531 I I 891 Y i NEW WALL Akron,OH 44311 1 1 1 ss6 1� 0 16 876 79 16 533 330.572.2100 Fax: 330.572.2102 23 I 37 I o I 1 I I T " I ADA 19WIM T�" 1 1 164 1a 1� �1 lJ 871 o I / 688 co A II I I I Z L J 534 L — J 04 I 1 148 148 1' 84 —1 — — — 1 L _ _ J 05 05 85 10 ®� p® 53 -,/ 1 45 145 NEW PARTIAL HEIGHT WALL ------------ o — 40 40 41 47 41 40 ICE NEW COOLER WALL 00 CO LU C 0 511 1 2 511 O 3 O� Z co 64 1 I o < m L - - _J — 0 m OCCUPANCY CALCULATION CIO 0 MERCHANDISE 2363 SF / 60 = 40 PEOPLE z02�°C ��'� O•N E`� U O — KITCHEN / SALES 320 SF / 200 = 2 PEOPLE 0 U STORAGE/ BACK ROOM 1483 SF / 300 = 5 PEOPLE °' ° '� m ` w - o �� cn >-0 0 a) ° N U N o OFFICE 57 SF / 100 - 1 PERSON o.. ��_a N � Oa)� om '>00 := CD RESTROOM 427 SF / N/A = 0 PEOPLE cV r o +� (n U U L C a::), (B.� O N�-O N O TOTAL = 48 PEOPLE o� QW u) 0_0� Qa �, a 0 N(D Oaf CD �P 1045395 - LAKE ELSINORE CA - FP2 LAYOUT 1 03/17/20 o �� w Q� w o� RIVERSIDE DR & LINCOLN ST SCALE: %4"=1 '-0" APPROVED: YES NO LAKE ELSINORE, CA 00/00/20 SHEET: CD N m z A1 . 00 w z z � � o 01 121'-2" 7'-6" 9'-0" V 8'-0" 64'-3" 8' 9" 8'-10" 8'-8» .. I I I r I -� cV I I I ' MECHANICAL ELEC. OFFICE I ROOM BOOTH ROOM- RIQOM/ � L J O I O O r7 o CAR WASH o TUNNEL N N 130'-0" 138'-0" Al 20 ■ F x O z �oPTti BICKEL GROUP1E AR WASI I GOOG C FLOOR PLAN ARCH ITECTU RE 0 BICKEL GROUP INCORPORATED Scale . 1 /8" = 1 '- 011 3600 BIRCH STREET, SUITE 120 NEWPORT BEACH , CA 92660 Jul 13 , 2020 \ ` P: 949 .757 .041 1 F: 949 .757 .0511 15209 LINCOLN STREET y ;�o w w w . b i c k e I g r p . c o m LAKE EL I N R E A L I FR N IA The F:\20\20160 Lake Elsinore, Riverside- Fl Dr Google Wash\Design\Floor S O ' � O Plan\x20160 - Floor Plan.dwg plans,ideas,arrangements and designs indicated or represented by this drawing are owned by,and are the properly of BICKEL GROUP,and were created and developed solely for use on,and in connection with this specific project,and shall not be used,in whole or in part,for any purpose for which they were not originally intended without written permission from BICKEL GROUP©2015. 97'-4" (ON ROO) 1 (ON ROOF) 1 Ir _ IFA I I r � 400 CFM � I I � ' N � 1 I 2 2 I ECTION I - CFM I I I FF I 1 L - 7- oa SAFE L — J I (ON ROO 1t0F0 / \ rr I EFCU IA ON ION ROOF 13001CFM EF OOF &il W14' r ROOF PLAN ECTION 97'-4" e " WOMEN'S AANGI J.C. ROO LA o. FREEZER/ U COOLER 2 SUPPORT ECTION M EN'S FIRE 4'-0" RISER DINING I LUG II CUSTOM ER 0O I r MCDONALD 'S SERVICELO CREW ± 4 ,456 SF ROOM (4597 PROTO ) �L KITCHEN - ❑ SW ITCHGEAR ORDER PRESENTER PRESENTER Jr _J �F N O T E S : 42'-4" 30'-0" 0 ALL ROOFTOP MOUNTED EQUIPMENT TO BE FLOOR PLAN Z �) SCREENED FROM VIEW , LOCATIONS OF ALL 1i'l EQUIPMENT TO BE CONFIRMED DURING CD PHASE Vol A 1 0 300 FLOOR & ROOF � B ICKEL GROUP I - A R C H I T E C T U R E MCDONALD S 0045013 PLANS BICKEL GROUP INCORPORATED Scale : 1 /8" = 1 '- 0" 3600 BIRCH STREET, SUITE 120 NEWPORT BEACH , CA 92660 May 20 , 2020 P: 949 .757 .041 1 F: 949 .757 .0511 SWC LINCOLN STREET & RIVERSIDE DRIVE \\`�� w w w b i c k e l g r p c o m FM9\19790 - McD Lake Elsinore, SWC Lincoln St & Riverside LAKE ELSINORE CAL IFORN IA Dr\Design\Floor Plan\x19790 - Floor Plan.dwg The plans,ideas,arrangements and designs indicated or represented by this drawing are owned by,and are the property of BICKEL GROUP,and were created and developed solely for use on,and in connection with this specific project,and shall not be used,in whole or in part,for any purpose for which they were not originally intended without written permission from BICKEL GROUP©2015. 97'-4° 27'-11" WOMEN'S J.C. AOJANGi � ROO F. .o. FREEZER/ a COOLER 2 SUPPORT ECTION M EN'S FIRE 4'-0" RISER D IN INCO G CUSTOM ER MCDONALD 'S SERVICE T Ln I QO ± 4 ,456 SF L2 CREW ROOM (4597 PROTO ) KITCHEN oo El SW ITCHGEAR mi ORDER PRESENTER PRESENTER �GF 42'-4" 30'-0" _ F_ 0 1 z Al ECTION ■ ti �1 B I C K E L G R O U McDONALD ' S 004 - 5013 FLOOR PLAN E ARC H I T E C T U R E Sc BICKEL GROUP INCORPORATED3 6 ppa��le`' ^1/8"= 1'-�o' N E W P O T H B E A C HT CAI TE 9 2 6 6 0 SWC LINCOLN STREET & RIVERSIDE DRIVE F919\19790-MCD ILakee Elsinore, WOLOLincoln St&Riverside P: 949.757.0411 F: 949.757.0511 Dr\Design\Fioor Piai,M9790-Floor Plan.dwg www . blckeIgrp . com LAKE ELSINORE, CALIFORNIA "'.' etl b/NI etl b/,an fO M�aoe oL veloFetlICELOFOU 0 vi pert to e 1 Pu pase�orviFiN�ay sere nab o B+elrylr�entletlunFON xrinen Ge'missan hom BNP..215 300 424.241.2256 -doe F��1 POT!0!m 1d0. :1 ii EL Wj 06100 1 1 Ij mw6mmm am La - - - - - Description I UI&MA1116 O 1 1 O 1 1 - . ■ I 1 1 _ ■� � 1 1 1 ■il, ■dl, ■, ■�l, ■1g �N � � 1 1 ■1. oil ■�� OR OR �� '� '� - : . - . - . • OROR ■lll ■ll ■ll ■R IS oil ■lll OR OR ■ l �j j '� .OROR ■lll 11 ■ll, .il, ■lli --- ---- ■ll oil ■lll ■ll, oil OR oil ■il, ■lll ■ll oil OR � Nil Nil -,11 ,� ■ OR ■ll; Nil - �■ ■ 1 OR iil. ■111 OR Isll ■lll ® " ■ll, ■!I ■�I ■lll � - ■ll ■[I ■ill ■il oil ■[q OR Nil ■ilk OR oil Of W full ■il, ■il, ■ih O , � 1 GENERAL NOTES 1. ROOF MATERIAL IS MINERAL SURFACE ROLL ROOFING. CLASS A FIRE RATING MINIMUM. 2. NEW MECHANICAL CURBS SHALL BE A MINIMUM OF 8" HIGH. 3. MECHANICAL EQUIPMENT SHALL BE SET ON APPROVED CURBS OR PLATFORMS. IN LIEU OF CURBS OR PLATFORMS, EQUIPMENT MAY BE SET ON LEVEL REDWOOD SLEEPERS WHICH SPAN STRUCTURAL ROOF FRAMING MEMBERS. SLEEPERS SHALL Q zo � BE SET INTO A FULL BED OF ROOFING MASTIC AND SECURED WITH LAG SCREWS INTO v Z: STRUCTURAL FRAMING MEMBERS. LAG SCREW HEADS SHALL BE COVERED WITH cn > � DOLLOP OF MASTIC. � o � U W � J ~ U U O O � N N 0 \ \ N � O O N 11 11 15 11 15 15 11 T16 15 11 M O z _ KEYNOTES IUD B — — — — — — — — — — — — — — — — — — — — — Q J w w w w SINGLE PLY ROOFING OVER ROOF DECK W p o - o - I oT I o - U � Zu) co cn cn � 2❑ ROOF CRICKET WITH TAPERED INSULATION TYP. J N VALLEY VALLEY VALLEY z J co 0 6 3� ROOF AND OVERFLOW DRAIN 0 U Q J 11 3 2 2 4❑ FLEXPACK UNIT w 0 > 0� 0- 2 nnn 6 nnnn nn 6 11 / � O Q 2 5 RTU UNIT J V_ p J 6 REFRIGERANT PIPE PORTAL W EXHAUST VENT ~ m Q 5 — 5 5 PLUMBING VENT U > �� O O — 15 8 _ 5 5 L L _L CD flWALKING PAD TO BE A MINIMUM 30 AROUND MECHANICAL UNIT. p N 15 I L —1 L 8 F 10 ROOF ACCESS HATCH u i 11 PRE-FINISHED METAL COPING 9 9 9 I I 12 LOTTO H O SATELLITE DISH INTERNALLY ILLUMINATED SIGNAGE (UNDER SEPARATE PERMIT) I I I I W 1 I 14 I SKYLIGHT pm 0 15 WALL SCONCE LIGHT FIXTURE I W 13 I I I 16 EMERGENCY EGRESS LIGHT FIXTURE 10 I 11 17 ROOF JOIST w o a I I �, o 1 1 U) � ° I oP moo I0 0 0 O I a o > 1 I � w 17 � w I I aQ CD co oN co O I TYP. O I I I I c� v 2 00 " 0N 1 I 0 I I Za ^ ^ 3 Q� L 9 I o I) Q� 3 °<0� a I I L i N ❑4 in I Lu 15 I 14 14 I J low g � a o a ILH N 15 TYP... .... ..: � O 2 11 0 I o Y N p W II U) _ VALLEY VALLEY . . U A.1 a— I I — (n p p U z _ z A z � ooci' � 20-- cw � C1 w PC w o w o V o w o x m - - - - - - — — — — — — - - - - - - - - o w `• w m z z Q v' ' wwc � H � HQ R. cv o., wgH � o 0 11 rl5 15 11 15 El 15 15 15 11 E' er �' " � 15 13 16 w o0 wa- z6z_ E- wed x z wz n, w 0 z CD 0 Of 0 0 ci co L o SHEET' W W (? zC/5 0 Y LJ m Z A2 . 4 oz SCALE: z ROOF PLAN 1/411 = 1 -0" � o o z a o U � UJ w� 0 of z Li J 3 5 T U T _ _ ±22'-4"j4 3 5 4 T.O. PARAPET 2 5 4 � N +20'-0" _ _ N V T.O. PARAPET V B.O.EIFS TRIM 1 2 2 2 T.O. PARAPET ±17'-0" ±17'-0" T.O. PARAPET r - T.O. EIFS TRIM T�±14'-6" � � - - � I ±14'-6" F - - i LT - - - - - - - - � - - � � � - � Q - � LT - - -d - - T.O. R T - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - — — — — — — — — — — — — — — — — — — — — — — — — — — — — M CO 12 12 - - - - - +1 LO �'C.L. OF VENT GRILLE B.O. SOFFIT ti U) Z � Z C.L. OF LIGHT FIXTURE C.L. OF LIGHT FIXTURE � ~ U�' � 11 30 30 z J N 0 C.L. OF LIGHT FIXTURE co 06 U Q � T�' .O. PILASTER CAP - T.O. PILASTER CAP W � c) Lu w > z � = O � W v� O ±T-0" _ _ _ _ +3'-0"j4 0 J B.O. SILL LINE w Lu LJJ B.O. SILL LINE � W m J LLI A+0'-0" _ ' loins _ +0'-0-0" Y LLJ Fes' INISH FLOOR FINISH FLOOR' Q > 2 � 27 5 5 22 26 5 25 27 26 5 5 27 C) TYP. CN M W SCALE: pm EXTERIOR ELEVATION - SOUTHWEST 1 1/4" -0° 2 W > o a c Lu oP moos w o co t�i U N o 6 U O N c `D Q N O N E N a 07� O z ^ a 3 °a0° Q 0 5 4 7 0 N 3 ±23 T rn w I , T.O.PARAPET 0 2 5 4 5 4 N _±17'-9-9" C.L. OF SIGNAGE Y - = 9 06 � TKO. PARAPET PARAPET� A+18'-8-8" +17'-0" O V B.O.EIFS TRIM - - - - - - - T.O. EIFS T 00 �' T.O.EIFS TRIM I I O Y c) N ,6� — — � B.O..O.EIFSTRIM �L - - - - - - - - � - - - - - /rI - - - - - - - - - W II \ T - - - - - - - - - - - - - - - - - - _ ±15 5' U) = 10 T. o O. r m m � + - 12 12 12 12 B.O. SOFFIT B.O.SOFFIT V V 11 - - - ±9'-10" (n 0 0 + C.L. OF LIGH U T.O. STOREFRONT T FIXTURE�' x m 2 o O H U m 711 $ 24 ; zoE- zo � E- ccc, H , zo_ o - 0+ _ / T.O. PILASTER CAP o w T.O. PILASTER CAP wz � gzzoc� c� ` q w z wow c� o o _ ozow � wo � cd N �' H w w H H Q mr cz wqH o �� o �'B.O. SILL LINE 7/7 B.O. SILL L C w z z 6 4� a. U a o � w c "6+0'-0" _ _ +0'-0" FV' INISH FLOOR FINISH FLOG CD 0 `n 27 32 17 15 5 33 5 5 6 9 5 18 33 27 16 18 0 w TYP. J W ckf w x w 0 rri 00 c o SHEET- w w cn cz A3 . 0 0 Y LJ EXTERIOR ELEVATION - NORTH EAST STOREFRONT) 14cAifSLE 1 � -011 � o KEYNOTES 1❑ ROOF LINE 2❑ MECHANICAL UNIT BEYOND ❑3 ELEVATION BEYOND p cn z Q o cn 4❑ 20 GA. PREFINISHED METAL PARAPET CAP Q w 0 � 3 �5 EIFS TRIM WITH FLASHING 2 7 4 5 3 w +221-411 �6 ALUMINUM STOREFRONT SYSTEM T.O. PARAPET oN INTERNALLY ILLUMINATED FASCIA SIGN (UNDER SEPARATE PERMIT)- PROPOSED 2 LOCATION 0CN T.O. PARAPET T.O. PARAPET 8 6"WHITE VINYL STREET ADDRESS o T�+l — I I — +1 '_ �9 7-ELEVEN FILM STRIPING. APPLY PER SIGNAGE DRAWINGS (UNDER SEPARATE PERMIT) a O. EIFS TRIM I T.O.EIFS TRIM +16'-0-O" _ _ 10 PREFABRICATED METAL CANOPY �' B.O.EIFS TRIM I — _ ±14�-6" ❑ +15'-5" — — — — _=A B.O.EIFS TRIM EMERGENCY EGRESS LIGHT ROO — — — — — — — — F — - - - - - - - - - - -� T.O. ROOF�' 12 WALL SCONCE FIXTURE 5 M Co 12 13 RECESSED LIGHT FIXTURE C) B.O.SOFFIT ~ 14 ELECTRICAL SERVICE METER CABINET Q J ±91-4" — C.L. OF LIGHT FIXTURE 15 EMERGENCY SHUT OFF FOR FUEL DISPS MTD AT 48-INCHES AFF r ; L Lu z N Z T.O. FAUX WINDOW V SYSTEM 16 ALTERNATE LOCATION FOR EMERGENCY SHUT OFF FOR FUEL z J H00 06 < 0 _ ±6'-10" Q co "t (> > + — T.O. PILASTER CAP 17 EXTERIOR OUTLET MTD AT 24-INCHES AFF 7 p � >- L J T.O. PILASTER CAP UJ (� 0 W 18 EXTERIOR OUTLET AT 24-INCHES AFF Z r = O > > z oe 19 HOSE BIB WITH LOCKABLE BOX w � � O_ q'B.O. SILL LINE B.O. SILL LINE 20 CO2 TANK CAGE w Lu W W w ❑ i � Y ti w X +0'-0" _ _ ±0'-0" 21 N2 TANK CAGE Y w J W Fes' INISH FLOOR FINISH FLOORU � 22 EMERGENCY EGRESS DOOR = � 5 27 5 33 27 27 5 CD 23 ELECTRICAL ROOM DOOR CN 24 KNOX BOX 25 GAS METER 26 OVERFLOW ROOF DRAIN SPOUT; SET BOTTOM AT 6-INCHES AFS 27 STONE VENEER W 28 SECURITY CAMERA EXTERIOR ELEVATION — NORTHWEST (FACING LINCOLN STREET) 14" 11-011 2 29 PROPANE EXCHANGE W 30 PREFINISHED DARK BRONZE LOUVER 31 WALL HYDRANT > > ° w • 1n � 0 �6 � 32 PARKING BOLLARD P o co0) U oN E 33 FAUX WINDOW WITH GLAZING TO MATCH ALUMINUM STOREFRONT SYSTEM u co co co6 CDo u H c 'o o . c 2 &E z 2 74 o E c ^ 3 Q o ^ 3 c c u J °a0° Q 0 N O Imm 3 7 2 4 5 3 a _ +22'-4" -4 T.O.PARAPET 0co) 0 T.O. PARAPET B.O. EIFS TRIM V B.O.EIFS TRIM T.O. PARAPET - - - - — _ +18'-8" O B.O.EIFS TRIM r — +1 C) O a 1 ±16'-0" I -1 T.O. EIFS TRIM N _1 (n p _ _ _ C.L. OF SIGNAGE I a W II — - - - - - ±14'-1011 - - - -+ —4 T.O. ROOF01L � +11'-9-91 _ >+ m co Y T.O.EIFS TRIM 12 N c: -�e Y B.O. SOFFIT 0- co (� a) B.O.CANOPY ±9'-10" _ _ _ _ _ _ _ _ _ Cam' L. OF LIGHT FIXTURE C.L. OF LIGHT FIXTURE z w 5 cp � zoE- zOP4 � � CD +� _ // \\ T.O. PILASTER CAP zx �_ � � � w _ N T.O. PILASTER CAP N � o z c z z z H w i� o B.O. SILL LINE B.O. SILL LINE w z z d; x aEQ � ooEz� U ±0'—O" F�' INISH FLOOR FINISH FLOOR 0 0 27 5 5 23 27 TYP. w 0 x w r!j co cn o SHEET- W W 0 Y W m Z All � o EXTERIOR ELEVATION — SOUTHEAST 14�A1E011 1 `o w . z 1 1 4 4 1 1 1 4 y g A B C C B A B C o z w U ±AP T.O. PARAPET � \ *� o T.O.PARAPET ±20''T Xk *� T.O. PARAPET j B.O.EIFS TRIM � 'Il N � K T.O.PARAPET - - - -- I - - - O T.00. E I F � O.RO -- - - I I - - - - i]I � � � � - - I II ±14,-6 L - - - - - - J- - L . . - . - - - - - - - - - - - - - - - -� _ Z.7 _ - - - - - - - - - - - - -- - - - - - - - - tr -d - - - - -- - - - _ - - - - - - - - - - _. - -T.O. ROOF T OF Q±1 ±12,-3�� h B.O.O.SO� Io � Lo O VENT GRILLE - - - - - ® ® Z O C.L.OF LIGHT FIXTURE 6 C.L. OF LIGHT FIXTURES O M Q Li N C.L.OFLIGHT FIXTURE '1 — — — — 4 ±s-1o° Z ¢ aU w 00 +6010" ER CAP t =�y p 7.0. PILASTER�CAP Z O } L O W Z r 20 a' ' � - � Z W IL8„ _ _ -r' _ _ L LINE _ - - -�' - B.O.SILL LINE h FINISH FLOOR FINISH FLOG 2 O 0 O N M 3 1 1 3 1 3 A A A A `W • EXTERIOR ELEVATION - SOUTHWEST 14CA1E: 2 ?� W v vv o vs moos w N U m o C a6 moo« m < �o'o - x o .5YE z_ '- C 1 1 4 4 1 1 1 4 A B C C B A B C �" ° <ooV ` °aO" e s N ` N s23'-0" r ~ T.O.O.PARAPET a 0 ±17'7 _ 9"J. 8 Q C.L. OF SIGNAGE ,a TKO.PARAPET T.O. PARAPET Nor �STRIM — ±18•_8„ _ ±iT_p„ O T.O. EIFS T _ _ 0 (L 2 STRIM — W II B�+15,-5, — — — — — I 7RIM L - - - - - - - - - - _ /- - - - - - - - � - - - — \ — _ — J— — — — h T.O. ROOF m T co CD � ±' 5 *1044 0 BOO.SOFFIT - B.O.SOFFIT V (6 L Y T.O.STOREFRONT 6 C.L. OF LIGHT FIXT — — U E URE _ 711O � F � eer � d �g � :: `lE q ±� o mogFNmF o ±6-10ga - / A - -_ _ �- T.O. PILASTER CAP r., m T L STER CAP _ / A - _ m ` te a F S r s cLLINE - - 1 - -r �' -� - - 1 r' 1 r f.� - B.O.SILL Ldz � zmammm +0_0 FY INISH FLOOR FINISH FLOORY z 1 3 3 2 7 3 3 1 s A A 2 0 SHEET: xN EXTERIOR ELEVATION - NORTHEAST (STOREFRONT) 14CA1E0 A3 . 00 MATERIAL SAMPLES C ` O N 1 1 4 1 C 1 4 1 B C J W K I C, 1- _ Z W DARK BRONZE 'TUSCAN VILLA' ±zPARAPET* KAWNEER CORONADO STONE T.O. ANODZIED ALUMINUM FLORENTINE d N N t� t2 O T.O. PARAPET � T.O. PARAPET I I th 1T-p" — ! t1T-0"h T.O. EIFEIFS TRIM - T.O.EIFS TRIM � B0STRIM •• _ tW-6"A Til 5'-6" F_ I _ Ir_ ! B.O.EIFS TRIM _ - - - - . - - — � _ — ±14'-6r T.O. R M P! (o BELIEVABLE BUFF SW6120 BAGUETTE SW6123 0 B—o.soF SHERWIN WILLIAMS SHERWIN WILLIAMS cn Z Z �t9 " C.L. OF LIGHT FIXTURES F_ V coT.O�FAUX WINDOW — — — - U (/j � z N SYSTEM Z � It � N J 4 ±a _ ¢ � U w +. 6-10" • i� .,L D ,. , r, T.O. PILASTER CAP z O (� } W Q T.O. PILASTER CAP = � '� "+`, 'E` ` "_�_ \w\ (7 D �2 w B3O. SILL LINE B.O.SILL LINE Lij � W w FRENCH ROAST SW6069 FIERY BROWN SW6055 IlL W Q w to'o° to o"h SHERWIN WILLIAMS SHERWIN WILLIAMS Y wJ O F�FLOOR - FINISH FLOG 2 O O O N M 3 1 3 1 1 3 A A A - `W ® WALL SCONCE 'APOLLO' PANTONE 'PQ-440C' EXTERIOR ELEVATION - NORTHWEST (FACING LINCOLN STREET) 1/4" 1Eo ECLIPSE LIGHTING BOLLARD COVER, TYP. FINISHES 7/8" EXTERIOR CEMENT PLASTER OVER 3.4# EXP. v o c w DIAMOND MESH OVER "TYVEK" COMMERCIAL WRAP OVER a m 80 H 15# BUILDING PAPERS V U m o MANUFACTURER: LA HABRA STUCCO A LIGHT DASH. MACHINE APPLY a < m ho .EYE �2 P\ <po C 1 4 4 1 1 ALUMINUM STOREFRONT FRAME SYSTEM 451VTG �� a- s<o a A C C B A BY: KAWNEER FINISH: DARK BRONZE ANODIZED N ±z STONE VENEER 'TUSCAN VILLA' ~ c T.O.—PARAPET BY: CORONADO STONE - ±20'-o" ±zi'-o^ FINISH: FLORENTINE TKO. PARAPET B.O.EIFS TRIM p„h BS TRIM T.O. PARAPET _ t1a-a" 4 CORNICE/TRIM: �_ o B.o.EIFs r " EXTERIOR STUCCO OVER EIFS CORNICE ±n'-o°,6 A SMOOTH STEEL TROWEL 00 o ti6'-p" r 0 1 I ® T.O. EIFSTRIIM N _� 1e aNnGE — — �� I — 5 ALUMINUM CANOPY w J ® - ---- 11 ±1 BY: MAPES, INC tq - - - _ _ _ _ _ _ _ _ _ _ T.O. Ro P - - FINISH: DARK BRONZE ANODIZED T m 4 T.E FS TRIM m ±1o'-s^ 6 EXTERIOR WALL SCONCE 'APOLLO BASIC' ai BO FIT O.SOF 3 B.O.CANO BY: ECLIPSE LIGHTING 'GALILEO' F CIS s ± FINISH: DARK BRONZE ANODIZED —°� U) 0 0 U C.L. OF LIGHT FIXTURE _ C.L. OF LIGHT FIXTURE - � PARKING BOLLARD PLASTIC COVER M o gl y m m = BY: BROWN - PANTONE 'PQ-440C' 4 t6'-1o"0 MFR: T.B.D. om � s = gym t0" i T.O. PILASTERM o h LASTER CAP hh c B�L LINE i B.O.SILL LINED U _ MATERIAL SAMPLES _ ... OmmY Iz BELIEVEABLE BUFF SW6120 - SHERWIN WILLIAMS F � . o per ' g ' A ±o•-p-p" � , -p•, FY INISH FLOOR - FINISH FLOORY B BAGUETTE SW61231 - SHERWIN WILLIAMS 3 1 3 1 3 A A A FRENCH ROAST SW6069 - SHERWIN WILLIAMS 2 s FIERY BROWN SW6055 - SHERWIN WILLIAMS SHEET: xN All C EXTERIOR ELEVATION - SOUTHEAST 1/4CA1E0., 1 KEYNOTES 1❑ INTERCOM CALL BOX. MECHANICALLY FASTENED TO COLUMN. MOUNT AT 46-INCHES MAX..ABOVE SLAB TO BUTTON FIRE EXTINGUISHER-ADA MOUNTING HEIGHT TO BE MAX.48-INCHES FROM GRADE TO PAPER TOWEL OPENING ❑3 3-FEET X 3-FEET ILLUMINATED(LOGO SIGN((UNIDER SEPARATE PERMIT) p cn zcn 0�. 0 cn ❑4 TATEYAMA IMAGE TRI-STRIPE(NON-ILLUMINATED) 0 � W ❑5 OVERFLOW PROTECTION AS REQUIRED. SEE CANOPY DRAWINGS AND SPECIFICATIONS SPECIFICATIONS w ❑6 WASH BUCKET-ADA MOUNTING HEIGHT TO BE MAX.48-INCHES FROM GRADE TO PAPER 119'-0" TOWEPEREE DWEL OPENING CD0 ❑7 GAS DISPENSER 0 2'-0" T-0" 2'-0" 4 9 2'-0" ❑8 CANOPY COLUMN 0 0 ±20'-0" � �k T.O. CANOPY a ACM CANOPY FASCIA — 3 BARI®I ull 10 IRPGSB� 5 +17'-0" ,, T.O.CANOPY 11 61R3 WE TRIM 12 EIFS DECORATIVE TRIM WITH FLASHING Loco ti J Q J W 12 T.O.EIFS TRIM W 0 LL UCD 11 cf) ~ z N Z Q � 0 oti 7 > z � = 0 J TYP. w W r oW O 48or 4� w CC r Lu 0 W Q� I ~ m ~ � Q X U > W Q +01-0112 FINISH FLOOR p O N 2 10 r� TYP. W SCAL EXTERIOR ELEVATION - NORTHEAST (FACING RIVERSIDE 1 4" 1-o„ 2 W > o o a > o ^ 0 a) m � a moos w o U) (L) u NoN E u 00 ° d o - < o x � a �L5 - E O)o E z ^ 3 a- 60 3 ° J oN a 3 a0_ a O N O N 36'-0" in w a 2'-0" T-0" 2'-0" g 4 2'-0" a O ±20'- U 0" � Q T.O. CANOPY " od 3 u +17'-0" j T.O.CANOPY 00 O � N Y 8 � O W 0 ap STREET SIDE STORE SIDE co � m� Q O >, ±11'-9" m 12 T.O.EIFS TRIM 11 � U 0 U m (n 0 0 U N z m o N c w w 6zo � xE-' � F=mow N 06 clf 1 O 6 r� zw � � zpowHo m ❑❑' I II ❑ , ❑ z 2 LL T'lI IL U- TYP. D a =L lII 10 w w z z w co I TYP. ±0' � z � 0 FINISH FLOORIJ J_ L� N Z >Q W W 0 W CD Q co SHEET- wW zLo 0 Y LJA 3m Z ■ oz EXTERIOR ELEVATION - NORTHWEST (FACING LINCOLN ST. ) 14CA1Eo91 1 z � o MATERIAL SAMPLES LAO N - z n O_ U N W � W � 0 � O 1— U w Y BELIEVABLE BUFF SW6120 BAGUETTE SW6123 2 SHERWIN WILLIAMS SHERWIN WILLIAMS d o I I * Hd L T.O.CANOPY - - - ELEY®n - {{#s T.O.CAN O 'TUSCAN VILLA' FIERY BROWN SW6055 L J 1 tii'-s° COFLOORENTNADO WENE SHERWIN WILLIAMS 0) J Lu ID �- — T.O� W O o LL (� vi zo N to Itt Z 4 Z ¢ co O 00 Lu � � LU w w > z T =z w LLI > 4t o J as°AFFs as�AFF J � Luw O Lli ow 5 PANTONE 'PQ-44OC' f� W � � Q W 1' BOLLARD COVER, TYP. Y Lu J X U > w *0•-0" h 2 FINISH O N M `W ® EXTERIOR ELEVATION - NORTHEAST (FACING RIVERSIDE 14CA1E: 2 FINISHES ■ W 1/8" EXTERIOR STUCCO OVER EIFS CAP TRIM m vv c Nw mOOvdi ACM CANOPY FASCIA V U 10 6 ° 803 m a Z x avoo C9 o ^\71 << J CANOPY COLUMN °` 1 . a N 2 N A STONE VENEER 'TUSCAN VILLA' 2--0• T-o" r-0. 2--0" BY: CORONADO STONE n i201 FINISH: FLORENTINE - -0" ,� a _ T.O.CAN PARKING BOLLARD PLASTIC COVER ~ a ELEren BY: BROWN - PANTONE 'PQ440C' ® t17•-o" ► MFR: T.B.D. T.O.CANOPY o W N Y 3 N ~ a co w O STREET SIDE B STORE U) Lo O T CD _ D 51 T.O.EIFS TRIM N O U (6 N N r 4 MATERIAL SAMPLES o Y-ELEVEfI -, 10 7-ELEVER F e e r BELIEVEABLE BUFF SW6120 - SHERWIN WILLIAMS r D LL LL BAGUETTE SW61231 - SHERWIN WILLIAMS s o e e m a - � a � = �o�_o�� h o FIND C FRENCH ROAST SW6069 - SHERWIN WILLIAMS 5 � _ D FIERY BROWN SW6055 - SHERWIN WILLIAMS 2 0 SHEET: xN A3 . 2 EXTERIOR ELEVATION - NORTHWEST (FACING LINCOLN ST.) 14CA1Eo � SIGNAGE UNDER SEPARATE REVIEW T.O. TOWER —Z T.O. TOWER 31'-6" 31'-6" CAIN WAS STUCCO BENJAMIN MOORE "WHITE WISP" STUCCO STUCCO SIGNAGE UNDER BENJAMIN MOORE BENJAMIN MOORE TRIM SEPARATE REVIEW "ELECTRIC ORANGE" "SYMPHONY BLUE" STUCCO STUCCO TRIM BENJAMIN MOORE BENJAMIN MOORE BENJAMIN MOORE BENJAMIN MOORE "SYMPHONY BLUE" STUCCO SIGNAGE UNDER "ELECTRIC ORANGE" "WHITE WISP" "SYMPHONY BLUE" T.O. TOWER T.O. TOWER CANOPY BENJAMIN MOORE SEPARATE REVIEW "W HITE W ISP" CANOPY 20'-8" 20'-8" STUCCO BENJAMIN M OORE "SYM PHONY BLUE" B.O. CANOPY/ T.O. PARAPET BENJAMIN MOORE BENJAMIN MOORE "SYMPHONY BLUE" B.O. CANOPY ELECTRIC ORANGE" 16-$ 000000 STUCCO 15'-6" UNDERSIDE OF CANOPIES Q Q O Q 2 H BENJAMIN MOORE UNDERSIDE OF CANOPIES LED STRIP LIGHTING, "WHITE WISP" FAUX NEON LED STRIP LIGHTING, COLOR: BLUE STUCCO CANOPY ® BENJAMIN MOORE AWNING COLOR: BLUE "SYMPHONY BLUE" BENJAMIN MOORE STUCCO BENJAMIN MOORE "SYMPHONY BLUE" "SYMPHONY BLUE" BENJAMIN MOORE STUCCO "SYMPHONY BLUE" BENJAMIN MOORE FINISH FLOOR O O 'WHITE W ISP" � FINISH FLOOR 0'-0" 0'-0" STUCCO TRIM AWNING RADIAL LED STUCCO AWNING DOOR GLAZING/ STUCCO GLAZING/ STUCCO STUCCO BENJAMIN MOORE BENJAMIN MOORE BENJAMIN MOORE WALL SCONCE, TYP. BENJAMIN MOORE BENJAMIN MOORE BENJAMIN MOORE WINDOW BENJAMIN MOORE WINDOW BENJAMIN MOORE BENJAMIN MOORE "W HITE W ISP" "SYMPHONY BLUE" "SYMPHONY BLUE" COLOR: SILVER "W HITE W ISP" "SYMPHONY BLUE" "WHITE WISP", TYP. "W HITE W ISP" "SYMPHONY BLUE" "W HITE W ISP" NORTH ELEVATION EAST ELEVATION STUCCO BENJAMIN MOORE TRIM "ELECTRIC ORANGE" BENJAMIN MOORE STUCCO SIGNAGE UNDER "SYMPHONY BLUE" BENJAMIN MOORE SEPARATE REVIEW T.O. TOWER "W HITE W ISP" T.O. TOWER R // \ STUCCO 31'-6" 31'-6n V VII ICI II BENJAMIN MOORE TRIM STUCCO ILuJJ ILuJJ "ELECTRIC ORANGE" BENJAMIN MOORE SIGNAGE UNDER BENJAMIN MOORE "SYMPHONY BLUE" SEPARATE REVIEW "WHITE WISP" SIGNAGE UNDER CANOPY STUCCO STUCCO SEPARATE REVIEW T.O. TOWER BENJAMIN MOORE BENJAMIN MOORE BENJAMIN MOORE CANOPY a O O ® C n "SYMPHONY BLUE" "WHITE WISP" "SYMPHONY BLUE" BENJAMIN MOORE C Q R W Q 0 H 20-8 "SYMPHONY BLUE" — B.O. CANOPY/ T.O. PARAPET B.O. CANOPY 16'-8" 16'-8" UNDERSIDE OF CANOPIES UNDERSIDE OF CANOPIESLED STRIP LIGHTING, LED STRIP LIGHTING, FAUX NEON STUCCO FAUX NEON COLOR: BLUE BENJAMIN MOORE COLOR: BLUE "ELECTRIC ORANGE" STUCCO BENJAMIN MOORE STUCCO STUCCO "W HITE W ISP" BENJAMIN MOORE BENJAMIN MOORE "SYMPHONY BLUE" "W HITE W ISP" OO FINISH FLOOR N— FINISH FLOOR STUCCO BENJAMIN MOORE BENJAMIN MOORE "W HITE W ISP" "W HITE W ISP" SOUTH ELEVATION WEST ELEVATION � F i 5 t F 1 1 li i i I CAR WASH VACUUM CANOPY A3020 BICKEL GROUP ELEVATIONS \� ARCH ITECTU RE BICKEL GROUP INCORPORATED Scale . 1 /8" = V- 0" 3600 BIRCH STREET, SUITE 120 � ,. NEWPORT BEACH , CA 92660 July 13 , 2020 \ , P: 949 .757 .0411 F: 949 .757 .0511 15209 LINCOLN STREET w w w . b i c k e I g r p . c o m F:\20\20160 - Lake Elsinore, Riverside Dr Goog ie LAKE ELSINORE CALIFORN IA Wash\Design\Elevations\x20160 - Elevation.dwg The plans,ideas,arrangements and designs indicated or represented by this drawing are owned by,and are the property of BICKEL GROUP,and were created and developed solely for use on,and in connection with this specific project,and shall not be used,in whole or in part,for any purpose for which they were not originally intended without written permission from BICKEL GROUP©2015. A3021 T.O. PARAPET T.O. PARAPET f20'-O" t20'-O' AftDonald"'s I lip III 411i, .� T.O. CMOPY = T.O. CANOPY #10'-2' a ,, o o �10'-2' 0 4 FINISH 1F0 LOOR , _ FINISH 11FLOOR 7 71 1-7- '-02T.O. PARAPET T.D. PARAPET t20'-O° T t20'-O' T T.O. PARAPET B o B t15-0° �- j T.O. CANOPY -� T.O. WINDOW + /13 ' ` FINISH FLUOR FINISH FLOOR 2"X2" ALUMINUM BATTEN ALUMINUM COMPOSITE REVEAL PANEL PLASTER/STUCCO tSTER/STUCCO STOREFRONT B+N INDUSTRIES ALPOLIC BENJAMIN MOORE PANTONE 123 � FDRTlNA RAL METAL ERA RAL FAIRVIEW TAUPE DARK BRONZE TA-647 7022 WEATHERED ZINC 7022 HC-85 ALUMINUM A3 . 30 BICKEL GROUP ELEVATIONS ARCH ITECTU RE MCDONAI D S 004 5013 BICKEL GROUP INCORPORATED Scale: 1 /8" = 1 i_nil 3600 BIRCH STREET, SUITE 120 V NEWPORT BEACH , CA 92EE0 SWC LINCOLN STREET & RIVERSIDE DRIVE January 31 , 2020 P: 949.757.0411 F: 949.757.0511 w w w . b i c k e l g r p . c o m FA-1 9\19�7y90 - McD Lake Elsinore,pSnWC yLiincoln St & Riverside LAKE ELSINORE , CALIFORNIA The plans,ideas,a ever s Mls d ��r . tspeVicepro a�t7w�1"perty in parlL GROUP,and were created and developed solely for use on,and in connection Hn1h this specific project,and shall not 6e used,in whole or in pan,[or any purpose 10r which they were not onginally intended n+rinW written pSwrnewon Irorn BICKEL GROUP C'2015. BB20 Design Elements - In Depth // LIGHTING f ._ l e4 Ift!I I 11.11.1; LINEAR LED ACCENT FIXTURE RADIAL LED WALL SCONCE RADIAL LED WALL SCONCE ARCHITECTURAL LED FLOOD LIGHT 6" LED DOWNLIGHT BY SECURITY LIGHTING BY SECURITY LIGHTING BY SECURITY LIGHTING BY SECURITY LIGHTING BY SECURITY LIGHTING COLOR: RAL 7022 COLOR:WHITE COLOR:SILVER COLOR: RAL 7022 COLOR:WHITE BATTEN AREAS WHITE CANOPY BACK OF HOUSE WHITE CANOPY (ABOVE) DRIVE THRU CANOPIES DRIVE THRU CUSTOMER ENTRIES AT GOLD UNDERSCORE A3031 MATERIAL SAMPLES (UGOLCHEH UGROUP 1180 S. BEVERLY DR #300 LOS ANGELES, CA 90035 424.241.2256 CASA BLANCA - SW 7571 MEXICAN SAND - SIN 7519 SHERWIN WILLIAMS SHERWIN WILLIAMS ATC D.11S�I N GROUP A ARCHITECTS • ENGINEERS + SURVEYORS 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDIDO,CA 92029 PHONE:(760)73MBOO FAX:(760)738-8232 Ll APPLICANT: LINCOLN RIVERSIDE GROUP, LLC -- ATTN: ILAN GOLCHEH 1180 S. BEVERLY DRIVE, STE #300 LOS ANGELES, CA 90035 ILAN©GOLCHEHGROUP.COM TEL: 310.923.2594 ARCHITECT: ATC DESIGN GROUP SCALE: 1277 PACIFIC OAKS PL. STE #102 ENCLOSURE SECTION IF _ �_ 7 ANODIZED DARK BRONZE PANTONE 'PQ-44QC' ESCONDIDO, CA 92029 3/8 - 1 a KAWNEER BOLLARD COVER, TYP. CPOST®ATCDESIGNGROUP.COM TEL: 760.738.8809 ASSESSOR'S PARCEL# 379- 111-014 15209 LINCOLN ST. LAKE ELSINORE, CA BLDG INFO: GROSS ACERAGE: 6.29 ACRES _2 \ TOTAL BLDG AREA: 51,101 SF CANOPY AREA: 7,697 SF LOT COVERAGE: LANDSCAPING LOT COVERAGE: LANDSCAPING PROVIDED: REQUIRED BLDG SETBACKS: FRONT: �r SACK REAR: SIDE 1 INTERIOR: SIDE 2 INTERIOR: A I FINISHES 718" EXTERIOR CEMENT PLASTER OVER 8"X8"X16"X6'-0" H CMU WALL. PROVIDE GRAFFITI RESISTANT COATING.4# SCALE: SCALE: EXP. DIAMOND MESH OVER "TYVEK" COMMERCIAL WRAP ENCLOSURE ELEVATION 318" - 1'-CP 6 ENCLOSURE ELEVATION 3f8', - 1'-01t 2 OVER 15## BUILDING PAPERS MANUFACTURER: LA HABRA STUCCO A LIGHT DASH. MACHINE APPLY B A 4"X4" STEEL COLUMNS /TRELLIS No. Description Date _ FINISH. DARK BRONZE ANODIZED MFR: T.B.D. 16 GA. RIBBED METAL GATES FINISH. DARK BRONZE ANODIZED In MFR: T.B.D. METAL FLASHING CAP wI # v c FINISH: SHERWIN WILLIAMS 0 p MFR: T.B.D. -aj -it �-7 ° PARKING BOLLARD PLASTIC COVER C) a _ FINISH: BROWN - PANTONE 'PQ-440C' T 7 P MFR: T.B.D. CORRUGATED METAL PANEL FINISH: MEXICAN SAND - SW7519 MFR: T.B.D. w P. ¢ P vv , . a a 15209 LINCOLN STREET, tr � tr - �aP LAKE ELSINORE, CA /' 6A CL MATERIAL SAMPLES R U) ' p, F a CASA BLANCA - SIN 7571 F A SHERWIN WILLIAMS DETAILS L> 1-4 MEXICAN SAND - SIN 7519 SHERWIN WILLIAMS f Project number 0711 -10 ❑ - DARK BRONZE #40 C KAWNEER Date 2020-07-15 C a V � Drawn by ° Q p Checked by A5 . 00 ENCLOSURE ROOF PLAN SCALE: i, ENCLOSURE PLAN SCALE: , 1 Scale As indicated 3/8 - 1 a 318 - 1 0 GENERAL NOTES _ 1. TRASH ENCLOSURE SHALL COMPLY WITH THE FOLLOWING: GOLCHEH A. HOOF WITH A MINIMUM CLEARANCE HEIGHT TO ALLOW THE BIN LID TO COMPLETELY OPEN, GROUP B. CONSTRUCTED OF REINFORCED MASONRY WITHOUT WOODEN GATES, AND WALL SHALL BE AT LEAST 6 FEET HIGH. C. THIS DESIGN IS FOR A FREE-STANDING, NON-RETAILING CONDITION. D. 6" CMU WALL SOLID GROUTED- MEDIUM WEIGHT BLOCK, INSTALLED WITHOUT SPECIAL INSPECTION- 1180 S. BEVERLY DR #300 E. PROVISION OF CONCRETE SLAB FLOOR. LOS ANGELES, CA 90035 F. ALL TRASH SINS IN THE TRASH ENCLOSURE SHALL BE LEAK PROOF WITH LIDS THAT 424.247.2256 ARE CONTINUOUSLY KEPT CLOSED. 2- REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION 3- REFER TO THE FOLLOWING SHEETS FOR ADDITIONAL INFORMATION: �,T A1.3 -ARCHITECURAL SITE PLAN ATC D t'.S�I`�l�! GROUP A6.2- MATERIALS AND SCHEDULES ARCHITECTS ■ ENGINEERS ■ SURVEYORS 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDIDO,CA 92029 PHONE!(760)738-8800 FAX:(760)738-8232 APPLICANT: LINCOLN RIVERSIDE GROUP, LLC ATTN: ILAN GOLCHEH 1180 S. BEVERLY DRIVE, STE #300 LOS ANGELES, CA 90035 ILAN©GOLCHEHGROUP.COM TEL: 310.923.2594 ARCHITECT: ATC DESIGN GROUP 1277 PACIFIC OAKS PL. STE #102 ESCONDIDO, CA 92029 CPOST®ATCDESIGNGROUP.COM TEL: 760.738.8809 ASSESSOR'S PARCEL# 379- 111-014 15209 LINCOLN ST. CMU WALL CAR BY CMU MFR. LAKE ELSINORE, CA T.Q. CMU WALL BLDG INFO: GROSS ACERAGE: 6.29 ACRES 44 VERTICAL REBAR AT 16" O.C. IN PCC TOTAL BLDG AREA: 51,101 SF FILLED CELLS WITH ALTERNATE BENDS CANOPY AREA: 7,697 SF 44 HORIZONTAL REBAR AT 24"O.C, LOT COVERAGE: LANDSCAPING LOT COVERAGE: ` LANDSCAPING PROVIDED: 6" X6"X16" CMU WALL ORCO SPLIT FACE (EXTERIOR) m COLOR; ORCQ"BROWN" REQUIRED BLDG SETBACKS: SOLID GROUTED ;; FRONT: REAR: SIDE 1 INTERIOR: SIDE 2 INTERIOR: — T.0 CURB ❑� ^� is —— (2)44 CONT. REBAR TOP AND BOTTOM, 3"CLEAR FROM EDGE OF FOUNDATION i Ii HEALY TANK ENCLOSURE 3,,, V o. 4 KEYNOTES ❑ CANE BOLT AND CANE BOLT RECEPTACLE. 6 A1.51 F2] PROVIDE PVC SLEEVES IN CONCRETE TYP. T.O. CMU WALL ❑ 1 3J8 No. Description Date � 3 " CORRUGATED METAL PANEL WELDED TO 2}{2 METAL ANGLE WITH DIAGONAL ❑ ❑ TYP BRACING, CONTINUOUS WELD ALL JOINTS; PRIME AND PAINT. . (4) HEAVY-DUTY METAL HINGE, CQNTINUGUSLY WELDED TO GATE AND JAMB TUBE. _ TYP 1 I 4 6" X 8" X 16"CMU BLOCK WALL WITH DRCD SPLIT FACE (EXTERIOR), SOLID GROUTED, a I TYP ❑ ❑ HSS 4" X 4" X ill" COLUMN — _ TYP SOLID CONCRETE CAP BY MANUFACTURER 1Ll -i i - HEALY TANK UNDER SEPARATE PERMIT T.0 CURB ❑ ❑ FUEL VENTS, UNDER SEPARATE PERMIT 5 3 A1.51 9 ENCLOSURE SECTION 3 { 1E0„ 2 15209 LINCOLN STREET, LAKE ELSINORE, CA DETAILS • TYP ,1% SLOPE Project number 0711 -10 A1.62 Date 2020-07-15 TYP Drawn by �' ' '•�'�'• Checked by TYP. r A5 . 01 SCALE: Scale As indicated ENCLOSURE ELEVATION N. - V -0 w� WALL SCONCE BELIEVABLE BUFF BAGUETTE FRENCH ROAST FIERY BROWN TUSCAN VILLA APOLLO`BASIC' SW6126 SW6123 SW6669 SW6055 'FLORENTINE' ECLIPSE LIGHTING SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS CORONADO STONE -41 �0 i4 r- - - ----------------- Lj711 ra - NORTHEAST ( STOREFRONT ) ELEVATION A7000 TAIT 7 - ELEVEN # 1038847 MATERIALS BOARD E TAIT&ASSOCIATES 2019 ALL RIGHTS RESERVED RIVERSIDE DRIVE , H WV Y 74 & LINCOLN EL���� Since 1964 LAKE ELSINORE , CA 92530 ■ GOLCHEH �VGROUP I I I I I m � 12$3-48 k I 1 i 12w.AZP 129� I 1--1 00 1180 S. BEVERLY DR #300 1282.98 CNC RP 17a3-46 CNC 1289.44 , 283.04�C 1293.13 I I FL BC �} -- �w � LOS ANGELES, CA 90035 - I I 424.241.2256 OW sw ram} 1283-38 ' ' O BC t283.35 F289-8d I = 1283.31 TC POC 1 . -- -- _ - - . - 282-46 TC eC 128251 1283-58 1in17 1253.95 12 4482 128788 12 _ 1299.25 FL RC I m rw>SW 1282.57 pI w - 1289.51 Of ry 1258.74 Z83.D2 ,aa2.sa w e I 1289.32 °W 282.36 FL ec v�v Fa eT Tc ,� k x 12$3.90 1282.93 1283.38 1293-37 1283.25 +2$3.68 1264,29 12 .87 1287.FL 1287.s1 1288 74 1 -80 1 89.°9 128.8 VG 855 I 0 (Q) 1282.9a LIP g TC BC LIP FCC 4W FL TC FL TC L{p GB C8 t273 .46 1282,98.0 TC DW POC g 1` 120.65 x 1263.57 FL NNERY STREET ?�L FO B7 rC P G O J - 12a3.04 12a2.25 �z$ ,p° a o.P TC DW x PRIVATE STREET P� I y g1�g � 72�y9 qS P I = W_ 0 ARCHITECTS • ENGINEERS + SURVEYORS FN DI 1282-36 �1 _ 0S _ g S g!� G5 �� 9 69' m U _ ���� _ _ _ _ _ " _ - _ by a _ ���� _ _ _ _ _ _ 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDEC,O,CA 94029 1282-18 1282.75 1282-88 CNC 1282.23 � gap �6 rt�6 �vx en 0p 9� g6• ,� - p3 {f} 1281.9s I 01 aa� �za 1 za3 N37'03'04"E 693.00' yes• _ , 4 �a" ? _ r_ ,� ,��9- 1285.50 I Fn s,?oL r m W PHONE:(760}738 8800 FAX'(760j 738-8232 FNFN ---- - - - - 7?88.19 tip tn 1282.52 d,°1' F END VG 95 ��a 1 `LSB� _ AP FN 1282-44 EP $zap - -- -_� - k - --- - -- a" '' ' 1288.D8 I LLJ d Z co APPLICANT: LINCOLN RIVERSIDE GROUP LLC (E) DROP INLET �G� - f rs 1$58.93 , ; FL PL O 1--I �,���ae - 1284.42-�5 55 -p- 5 ,5P SS 55 ��+ S $ . S5 get 6 TC END F a 11asa.°s rn p' 30' 60' ' FrR�_ - - l - -- - - - - -- - --F sL„4 S"'" - ���° +287,57 SWR MH .�tiz�'• � BR�s I� W � � ATTN: ILAN GOLCHEH A� W 1180 S. BEVERLY DRIVE, STE #300 5 �� 1 n z ,aa�az a6 ^~ ~ ~~ �z$5• �z n SCALE: 1" - 30' � 0 1 LOS ANGELES, CA 90035 �� � ILAN@GOLCHEHGROUP.COM ,, a5 �z$� 1 128 Q CD za �`z t T8s fac FL c7° I ran DO ENCROACHMENT NOTE 1 W w TEL: 310.923.2594 EXISTING SEWER MANHOLE ND LEGEND: COY . ,2$1 F �?` z ��$ UNDERGROUND SEWER LINES_ NO SEWER _J r- ARCHITECT: ATC DESIGN GROUP EASEMENT LISTED IN THE TITLE ORT. 6- SATE MANHOLE 0 1277 PACIFIC OAKS PL. STE #102 0 ELECTRICAL UTILITY BOX ESCONDIDO, CA 92029 � DRAIN MANHOLE a CPOST®ATCDESIGNGROUP.COM � •�, ��' -{a I m ,26+-?° ��� 3° 6� �, '` -•� { I HYDRANT O SEWER MANHOLE PT TEL: 760.738.8809 9 a 1 ra `a$®, �t�ga1a 1aa"N 1 * CO-) POWER POLE ASSESSOR'S ❑T TRAFFIC UTILITY BOX OR LIGHT PARCEL# 379-111-014 _p o a56� - ® WATER SERVICE METER 15209 LINCOLN ST. z 26677T CQ WATER VALVE LAKE ELSINORE, CA a5 rya?$o $6,7$ 1 SM LID (0 GAS VALVE BLDG INFO:TC I T286•88 ® SEWER CLEANOUT GROSS ACERAGE: 6.29 ACRES SZ 1256.29 Q o 12a6•t5 M GAS SERVICE METER 4 in TOTAL BLDG AREA: 51,101 SF F" 0"'� � F` �, o °101 CANOPY AREA: 7,697 SF m3&' r 66 - 30 0' A • LOT CORNER = N LOT COVERAGE: T, 1 � FIRE HYDRANT LANDSCAPING LOT COVERAGE: �z$}ba II �D COMMUNICATION UTILITY BOX y�� �i � � LANDSCAPING PROVIDED: STREET LIGHT ❑ (E) VACANT LOT 5' �� I W x (E) FENCELLJ FRONT:REQUIRED BLDG SETBACKS: 4 j z APN 379-1 1 1 -014 I CHE (E) OVERHEAD POWER REAR: 6.35 ACRE LOT II o SIDE 1 INTERIOR: C14 � m Ffl ( } uG FIBER OPTIC SIDE 2 INTERIOR: Lo 1279.9 6v -�� -F' C l c (E) UG GAS FP 1284-80 8,L-19 12 .4C FL WL�2 285-68 cv �,a�gtig ��a f'�a��l eyg° ua f a J LEGAL DESCRIPTION: u_ o ��a 4• , m F aw w ForAPN/ParcellD(s): 379-111-014-3 I a rD po �a�6� {E) DRIVEW t , N W �,aa� g�� 4 ok I THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LAKE Iti + �'� �9 I J m= ELSINORE, ~� W > IL m COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: r ' Fry 72� �ti7.8�'• .98 LL !9 �A T ' ei THAT PORTION OF LOT 24 IN BLOCK B OF ELSINORE, IN THE CITY OF LAKE 12a31s7 II ELSINORE,COUNTY OF RIVERSIDE,STATE OF CALIFORNIA,AS PER MAP z FL RECORDED IN BOOK 8, PAGE 377 OF MAPS, RECORDS OF SAN DIEGO V J ,a� �,��g� ,�a �1�1g6A ��aa°�9 �'a�• 0 {E) DRIVEWAY I l COUNTY,CALIFORNIA, DESCRIBED AS FOLLOWS: V J tix �ri5oi3 I BEGINNING AT THE MOST EASTERLY CORNER OF SAID LOT, BEING THE 1275.E -A�$ I II INTERSECTION OF THE NORTHWESTERLY LINE OF RIVERSIDE STREET WITH a THE SOUTHWESTERLY LINE OF LINCOLN STREET;THENCE NORTHWEST, } 0 O , = 420.00 FEET ON THE NORTHEAST LINE OF SAID LOT;THENCE SOUTHEAST, 1 �1aa ,zs°� . 1 II m 693.00 FEET, PARALLEL WITH THE SOUTHEAST LINE OF SAID LOT;THENCE No. Description Date "3" 1�ati �,�az4 SOUTHEAST,420.00 FEET, PARALLEL WITH THE NORTHEAST LINE THEREOF 41- -Ail �9zz 1g3g. + !' TO THE SOUTHEAST LINE OF SAID LOT;THENCE NORTHEAST,693.00 FEET 4 -P�716° ;z19g1ep ON SAID SOUTHEAST LINE TO THE POINT OF BEGINNING. I� EXCEPTING ANY PORTION LYING WITHIN THE FOLLOWING DESCRIBED 3277'FN PROPERTY: r 123z $ +r a . FLa: c , ALL THAT PORTION OF LOT 24 IN BLOCK B OF ELSINORE,AS SHOWN BY MAP 1xat.as ON FILE IN BOOK 8, PAGE 377 OF MAPS, RECORDS OF SAN DIEGO COUNTY 0 0 , TC 2az.853r its 07 CALIFORNIA, PARTICULARLY AS FOLLOWS: •� 1- CAT y'I'• y1 i14' 19;Sn 9 gZ 1282.65 L[P z T BEGINNING AT THE SOUTHWESTERLY CORNER TO SAID LOT;THENCE CO S2'29'21"E 36.20 T NORTHEASTERLY ON THE SOUTHEASTERLY LINE OF SAID LOT,330.00 FEET 12�s,31 127755 0 tLBz TO THE TRUE POINT OF BEGINNING OF THE PARCEL HEREIN TO BE CNC FN } 77.48 CNC 7 USA Gs UG (E) SIDEWALK sreo 0 1 rtc 5 Ls2 s DESCRIBED;THENCE NORTHWESTERLY AND PARALLEL WITH THE L W 127628 E} UG LTI1LkTY VAULT 1251.37 1251.62 CNC PNPN - 1276.29 z .� a . 12 1.6 1 va VG SOUTHWESTERLY LINE OF SAID LOT, 1,320.00 FEET TO THE cyyc .LT sw sw 537'03'fl4"W 665.08' SW OH sw nP L]T zFL FL 12S,.a o+�E H QHE off QHE OHE OHE QHE CHE OHE E CHE OHE OHE ❑T FL NORTHWESTERLY LINE THEREOF;THENCE NORTHEASTERLY ON SAID NORTHWESTERLY LINE,297.00 FEET;THENCE SOUTHEASTERLY AND 127s.2ry 1275.93 1277.18 1277-Sz �277.s5 .2a �278.62 1279.34 ,28a.23 12sv-ae 1zal.na 12sD.8s i28i � ARALLEL WITH THE SOUTHWESTERLY LINE OF SAID LOT, 1,320.00 FEET TO 127549 f7- 1 1�'iF:4 T= C - C- FL SIP FL ec t281.31 k vc Fl TC DI 1281.43 1281.55 VG -k-127s AC i 1270-04 AC (r) CURB GUTTER -1z79az AC -1zao76 AC US" �T SE TC BC � THE SOUTHEASTERLY LINE THEREOF;THENCE SOUTHWESTERLY ON THE , £} DROP INLET a 12at.st n° 1276-59 I /.�1'L 1278-29 12a1.05 SOUTHEASTERLY LINE,297.00 FEET TO THE TRUE POINT OF BEGINNING. YL _ ,�t276-62 AC - .�1278.34 AC �?7x. f - - I ALSO EXCEPT THAT PORTION OF SAID LAND CONVEYED TO THE CITY OF 1 1281-96� - LAKE ELSINORE BY DEED RECORDED AUGUST 5, 1982 AS INSTRUMENT NO. -fir WL = - - - - - - - --- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 134704 OF OFFICIAL RECORDS.1276.63 J 1278.17 YL YL wL ABBREVIATIONS: RIVERSIDE DRIVE 15209 LINCOLN STREET, AC = ASPHALT CONCRETE MH = MANHOLE PUBLIC STREET AP = ANGLE POINT MON = MONUMENT BASIS OF BEARINGS: LAKE ELSINORE, CA CNC = CONCRETE OHE = OVERHEAD ELECTRIC LINE SURVEYOR'S STATEMENT z CLK = CHAIN-LINK PP = POWERPOLE THE BEARING OF N52'57'26"W, SHOWN FOR THE THIS MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND COR = CORNER RET = RETENTION WALL CENTERLINE OF LINCOLN STREET ON PARCEL MAP IS BASED UPON A FIELD SURVEY IN ACCORDANCE WITH THE NO. 13633, MAP 300K 82, PAGE 55, WAS USED LAND AREA: LOCAL BENCHMARK- DI = DROP INLET RW = RIGHT-OF-WAY AS THE BASIS OF BEARINGS HEREON. CALIFORNIA LAND SURVEYOR'S ACT AND LOCAL ORDINANCE AT DW = DRIVEWAY RIW - RIGHT-OF-WAY THE REQUEST OF ILAN GOLCHEH IN JANUARY OF 2020. (E) = EXISTING SD =STORM DRAIN CONTAINING AN AREA OF 6.36 ACRES, MORE OR LESS TOP OF SPINDLE AND WASHER AT EP = EDGE OF PAVEMENT SGN = SIGN CENTERLINE INTERSECTION OF LINCOLN SURVEY (FOR REFERENCE FD = FOUND SPG = WATER SPIGOT NOTES: LEGAL DESCRIPTION STREET AND FLANNERY STREET ��o LAND SC�p ONLY) FC = FACE OF SMH = SEWER MANHOLE �v<' i ALL DISTANCES AND DIMENSIONS SHOWN HEREON LARRY GLEN -` FF = FINISH FLOOR STR = STEP PORTION OF LOT 24 IN BLOCK B. OF ELSINORE, IN - o ARE IN FEET AND DECIMALS THEREOF. ELEVATION: 1289.00 FEET � CANTERBERRY � FL = FLOWLINE TC TOP OF CURB THE CITY ❑F LAKE ELSINORE, COUNTY OF RIVERSIDE, FN = FENCE TOE = TOE OF SLOPE STATE OF CALIFORNIA, AS PER MAP RECORDED IN2 6�� 112112020 * 0 THE PROPERTY LINES SHOWN HEREON ARE RECORD. LARRY 'BERRY, LS 776 DATE LS 8776 a _ BOOK S. PAGE 377 OF MAPS s � w GR = GRASS TOP = TOP OF SLOPE _ INV = INVERT WD = WOOD q�FOF CA0� w �' Project number 0711 -1 0 IP = IRON PIPE WI = WROUGHT IRON LL LP = LOW POINT WILL = WALL O NG = NATURAL GROUND Date 2020-07-1 5 Drawn by Checked by FOR REFERENCE ONLY NOT TO SCALE C 1 . 00 Scale As indicated oo���� A E RIGHT-OF-WAY o�'9 Q�' A GOLCHEH CP o � 1289.00 GROUP E CUL DE SAC CURB 1283.46 >�� E 10' HALF ,� PROPOSED DEDICATION C:) T'� '� E 10' HALF FSC�?CL GUTTER, SIDEWALK FSC�CL RIGHT-OF-WAY `;� � ;;°o� AND STREET "' ` RIGHT-OF-WAY 1288.93 TC CD w '� _ � �� -2�� FLANNERY STREET IMPROVEMENTS 1L �-�' - - - - - - - - - - - - - - - - - A o T2 1288.43 FL 1180 S. BEVERLY DR #300 IMPROVEMENTS S 1283.36 TC 0 86 N HALF 30 N CURB o N HALF 30' 1288.59�EG LOS ANGELES, CA 90035 6 o (LOCAL PRIVATE STREET - � 424.241.2256 o GHL-OF-WAY o - HT- F-WAY JOIN EXIST f1283.Od FG •$yo6','.i.''`.�. <r <• PROPOSED DEDICATION o 1283.56 BW (20 DEDICATION) o ��- (20 DEDICATION) ADA CURB AMP y�Ej DfOPy1NE` ` AND STREET (1288.05)FL ° IMPROVEMENTS < . <° so EX. 10' DRAINAGE EASEMENT �<128r� �;`; �, . �•°• , . . . ` • . ��� ` , . ` ATC D.L S1I �1 1 GROUP SEE DWG. NO 81-134 ° < < • ` `�� . • • , : • ° ` • '` ARCHITECTS ENGINEERS SURVEYORS . . T 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDEUO,CA 94029 PHONE:(760)73MBOO FAx:(760)738-8232 SELF STORAGE N == � 211377 S F '• -44W-�i�-.-�N�W►ao s..a�ao arr+Wo w.Mrryia s.�Vg ..M EX 2 18" RCP 1.5' W 0 PL APPLICANT: LINCOLN RIVERSIDE GROUP, LLC SEE DWG. NO 81-134 ATTN: ILAN GOLCHEH 1180 S. BEVERLY DRIVE, STE #300 ° s, • ° ° • ° 4 ° ° , , , • V LOS ANGELES, CA 90035 ° • ° ° ° , :° ILAN©GOLCHEHGROUP.COM '1282. 5 F ep 12 6.50 TEL: 310.923.2594 � M �1 I ' - - • N ,tip ��' ARCHITECT: ATC DESIGN GROUP - - 1277 PACIFIC OAKS PL. STE #102 v ® 1283.50 FL 1284.78 FL ° ESCONDIDO, CA 92029 1 2.00 FL 1282.50 F 1283.60 FS 1286.00 CPOST®ATCDESIGNGROUP.COM 1283.10 FS 1283.85 FS 1284.10 FS GUTTER SLOPE=0.7% ,��yg (1285.88) TEL: 760.738.8809 - FS® ASSESSOR'S 1285.05 FS 1286.50 FS PARCEL# 379- 111-014 f 15209 LINCOLN ST. v . . �.. 14 Cq Cq _ 0.9% _ '• G��� LAKE ELSINORE, CA FPF�l1283.50 1284.66 FIL 86.80 °i 1282. FL 83.40 FL - 0.8y, 1284.55 FL GUTTER SLOPE=0.9% 1286.00 �� s ° T `i FL-HP �' W BLDG INFO: °V 5% uJ GROSS ACERAGE. 6.29 ACRES 281.45 FL 282.2 ° n' T J 0.5% 00 �'.' MAX II TOTAL BLDG AREA: 51,101 SF q I 14 2g .50 TC 12 5.5 T W ��8.3% � CANOPY AREA: 7,697 SF w v ^ o o N� , 12 5.0 F LOT COVERAGE: 1 TY E 1 COMMERCIAL 2.0% ..� .' D WIDTH=40' PER I LANDSCAPING LOT COVERAGE: p ��� i w v i * TG@TD �'• -,•,•� 283.50 120_ T / TD 118A LANDSCAPING PROVIDED: o / v ����� ;�` FF-1285.45 1285. FS REQUIRED BLDG SETBACKS: G E FRONT: EX. CLEAN-OUT (n 2.3% 2.3% ° i j ,� 1 - <--- W i J REAR: JUNCTION STRUCTURE O 9�2 _ 3 6% = 4,650 S F J SIDE 1 INTERIOR: SEE DWG. NO 81-134Lo ti J SIDE 2 INTERIOR: LU �1 P r. pIF 18 ♦^ 00 (� v - Q .�. <-- -- - - <---- <---- < -- LL LL be LL U ' 285,27 C • / 1281.071FL .� V r1 O n __-�, O VAN N © _ 1285. 8 w ® J / - w 284 77 S FEssi u ° •� FF=1282.20 G ® GB FSC�DCL oQRo T R H9� n ♦Ll.l i v y E 30' HALF ` V l j o o �° O �,_ $ o ` ° 30' RIGHT-OF-WAY W x m 22 4 `� l N o0 �� i bo GUTTER OPE=1.7% '� GUTTER SLOPE=1.7% O ' • N HALF 34' No. C-84132 2.0% 3 0 i � - - - V n• cv V 09 30 2021 FF=VARIES 1 2.2% FF=VARIES ( l 1 ^ • 2.0% 1283.55 FL I ' RIGHT-OF-WAY (4 s� P civic �P 2.3% DRAIN IN TUNNEL t v TI i �- . 34.0 I DEDICATION) q�FOF �A�1E0�� ALONG BLDG ALONG BLDG t 1282.10 FIL 1282. 3 NNECT TO SEWER v I o i _0.9% 0•9%- O E CURB AND GUTTER _ _ � j. 25 25 HALF ROADWAY 5 EX. 10 DRAINAGE EASEMENT ,i " 1'9% ei ' T 6 E D ° ' SIDEWALK ' '. 0. °�,a n s m�,e SEE DWG. NO 81-134 ® 1280.50 FS �'` ) ' - 7FUEL CANOPY (8 MPD' 278.84 FL 279.5 2 0% 3 ` ° N CURB AND nOA 4 2 1 S F GUTTER 24 HALF 4 4 ® o o ' 24.0' No. Description Date J °V p .p. °p• °p,. SIDEWALK) 10' EX 2 18" RCP 1.5' W 0 PL V ° ,V 4 ao _ _ _� SEE DWG. NO 81-134 ti 1279.50 FL - II 0.20 F •� 1280.20 FL NO UNOFF SHALL CROSS INTO v 1279.64 FL 1280.25 FS 0 1281.45 FL OR OUT OF FUELING AREA. � II FUEL AREA SLAB SHALL DRAIN 1278.60 FS 1279.00 FL TO CATCH BASIN CONNECTED FL-INTO BMP 1279.35 TO AND/OIL SEPARATOR AND 1 V. ® 1278.26 FL FL SEWER LINE 282 1282.00 FL INTO BMP °°° ' - 1282.65 TC 1 .75 S 1278.02 FL 1278.75 FL n 4 >° 1282.98 FL m INTO MP 1 0% ��2 1 1 0.2% 1280.112 RV/BCC / PKG RV/BOAT PKG ^ '/BOAT PKG RV/BOA 0.7% ' f 1277.50 BW ° 282.85 BW 1282. 8 BMP A BMP B .� � BMP C1 •;�` .�� BMP D .` '+.'.'.�.�... .�. . . . .�. . . . 1490 SF 560 SF 672 SF 784 SF ° FS(�CL ° � ° ' ° • TO• p y ' °. • ° °-- - - ° N ADA CURB RAM ° : t 1278.00 BW f 1278.75 BW J . INTO 9 BMP.21 L f 1279.80• BW OUTLET TO CURB N f 1281.53 BW Lq 7 1288.93 T 1288.43 FL OURS TO ±1279.00 BW OUTLET TO CURB RIVERSIDE DR. (128&59)E o o J XIS s OUTLET TO CURB ;n o o � ,, 1280.66 FL ��'ss' c./) 61 JOIN EX. CURB - BEGIN WIDTH=36 PER STD 118A WIDTH=40 PER STD 118A � - WIDENING TRANSITION 1281.95 FS �'�s m z > 15209 LINCOLN STREET, BEYOND CATCH BASIN - n D LAKE ELSINORE, CA s� W QY QY O WQMP INFORMATION E_ Q Q ' E , Caw a w � UJ 0 � 0 � �. 0 85TH % ISOHYET = 0.85" HCOC - NOT APPLICABLE (CONDITION C) M � N U` N PRELIMINARY GRADING INFILTRATION RATE =1.96 IN/HR a 'I' a `� AREA SUMMARY w d- AND DRAINAGE PLAN AREA ALr. - SITE GRADING & EARTHWORK CD LABEL AREA %IMP WQMP VOLUME (85TH% ISO = 0.85") SANDY LOAM TOP OVERFLOW OUTLET R/W NEW CURB 1. SOILS IN NEW STRUCTURE AREAS PLUS FIVE FEET IN EACH SOIL ACTS AS ELEVATION GUTTER & AREA A 108,000 SF 95% 6,579 CF PRE-TREATMENT SIDEWALK ALONG DIRECTION, SHOULD BE REMOVED TO A MINIMUM OF 3 FEET, OR Project number 0711 -10 2.48 AC RIVERSIDE DR TO THE DEPTH NECESSARY TO EXPOSE COMPETENT SOIL. PER AREA B 39,350 SF 95% 2,379 CF ACCESS LIDS GEOTECH RECOMMENDATIONS. AS REQUIRED Date 2020-07-15 0.90 AC 2. ASPHALT: PARKING AREAS SHALL BE PAVED WITH 4" AC OVER 4" AREA C 48,960 SF 95% 2,982 CF \ \24" PONDING BASE. DRIVE LANES SHALL BE 5" AC OVER 4" BASE. SECTION I AREA B I AREA C I AREA D I 1.12 AC %� � � � DEPTH � I I I AREA D 57,050 SF 95% 3,475 CIF CURB OVERFLOW OUTLET TO SHOULD BE PLACED MIN. 2' COMPACTED SOIL. PER GEOTECH Drawn by J U CURB DRAIN. HCOC RECOMMENDATIONS. (1.31 AC) �����; DETENTION NOT UIRED �� (CONDITION C 3. BUILDING PADS ASSUMED 10" BELOW FF ELEVATION. (4" SLAB Checked by RR BMP SUMMARY. OVER 6" SAND) PER GEOTECH RECOMMENDATIONS. - LABEL FOOTPRINT AREA VOLUME REQ. VOL Q10 OVERFLOW � � � EARTHWORK VOLUMES 2 48" DIA. HDPE OR CMP PIPES C 1 . 30 BMP A BMP B BMP C BMP D BMP A 105 X14 1,490 SF 6,615 CF 6,579 CF X.X CFS - PERFORATED IN 5 DEEP X 12 , TESTED INF. RATE - 1.96 IN/HR WIDE GRAVEL TRENCH , BMP B 40 X14 590 SF 2,520 CF 2,379 CF X.X CFS DESIGN INF. RATE = 0.65 IN/HR (F.S.3) CUT (TO R&R LIMITS) 20,000 CY BMP C 48X14 672 SF 3,024 CF 2,982 CF X.X CFS WQMP & DETENTION BASIN TYPICAL SECTION FILL (TO RG PAD) 20,000 CY 0 15' 30' Scale AS indicated BMP D F56 X14 784 SF 3,528 CF 3,475 CF X.X CFS SCALE: 1"=5' NET (IMPORT/EXPORT) t0 CY SCALE: 1"=30' GOLC14EH E HYDRANT EXISTING 6" WATER GROUP / APPROX. 16' W\O CL EVMWD 3 O E CATCH BASIN EX. W EX. W EX. W m 1180 S. BEVERLY DR #300 LOS ANGELES, CA 90035 424.241.2256 r - - - - - - - - - - - - - - - - - - - - I E SMH FLANNERY STREET w 1 _ EX. SID — 3'O "E 693.0 LOCAL PRIVATE STREET — E SMH EXISTING 12" WATER EX. 10' DRAINAGE EASEMENT 1 O A PROX. 10' W\0 CL SEE DWG. NO 81-134 1 ' ' • �' ' ° • ° ° • ° ° = EVMWD DROP 1NlE�' ° .1 ° < <• •<• ° • • 1 • ♦ < •♦ • C ♦ ° 1 ° . ° 1 <a •< • . ♦M ♦ <• ♦ < r�/♦• °1 ♦• •� : ♦ �1/i ° . < < <a ° • ` ••1 • '°I m E SMH tle% X 1 W . • < • • • • • • • • • • • • • • ° ° ° ° • r r ° r • • ` r • • ° r • • •1° ° • 1 ♦ ° < • . y r e • • • ` ° r r . • r r r a • ` • r r r r e • r a • 4 r e • • • ° • O r e • • • • O r e • ° 4 • 4 ° • ' r 4 • • • • ° r w • • ° ° ° r ° • ° ° ° Y ° r ° • ` Y j- • - • <• °� EX 2 18" RCP 1.5' W/0 PL °° ° r SEE DWG. NO 81-134 1 4 r • • • ' ' SELF STORAGE W RUSSELL CONSULTING & ENGINEERING ' -''I 310.614.4116 rob@russellcemm ) R C Como F1 211377 S F Cn PEXISTIN 1750 N. HARVARD BL.VD#1C9, L OS ANGELES CA 9CO2!7 IR1Cn ILAN@GOLCHEHGROUP.COM e ° • ° ° ° W4 W3 G SEWER TEL: 310.923.2594 e ° ,. °� °° p^ e ° ° � • ° .� e =� APPROX. 15' E\0 CL . , ° EVMWD ARCHITECT: ATC DESIGN GROUP ' " SERVICEIS•REQUIRED F5 E) 1277 PACIFIC OAKS PL. STE #102 RAN E HYDRANT ESCONDIDO, CA 92029 F W FW FW F W F CPOST®ATCDESIGNGROUP.COM w °I F •, F5 TEL: 760.738.8809 v ® I FW FW FW FW ASSESSOR'S F1 F4 F2 - c� �}, PARCEL# 379-111-014 " . ` C 15209 LINCOLN ST. �° ® •4 W �• LJJ LAKE ELSINORE, CA r w BLDG/ " v : 14 i * cn GROSS ACOERAGE: 6.29 ACRES U) � TOTAL BLDG AREA: 51,101 SF 12 w CANOPY AREA: 7,697 SF .• O o !" .v • , p LOT COVERAGE: ' LANDSCAPING LOT COVERAGE: 1 X `-- LANDSCAPING PROVIDED: 1 w w ,• 1 �� " - - - - ^ FF= 1285.45 IR1 T w J REQUIRED BLDG SETBACKS: w , 120 , J FRONT: 1 - i 7-ELEVEN' 2 w I p REAR: v ' c� ` SIDE 1 INTERIOR: - " ^ C STOR W 1 = W2 W5 V EX. CLEAN-OUT - " - SIDE 2 INTERIOR: JUNCTION STRUCTURE O A - ".' i S1 4,650 SIF F1 - W SEE DWG. NO 81-134 0 00 , p F= 282.20 J J '�' •I O LLI = o " I7j] SS - W3 " F I CURB DRAIN::-- I rn I "" - I e el ".`." ` `�J I ." `"` " . p " 18 00 ""---"• .� . . <---- -- - - <---- <---- < -- F5 LLL , I �// , , J J J J J J J J J J ) J J J J FZ F3 ° X QROFESS/p <<O T ! v (� w w , ; LL Q v^ °I " Q O ---� J O VAN 0 - 7l NFw9Y.". c� O� r m '4 j '1 1 ' ^ 1 ® " � _ a �//'�� ' I w r m V) I w I 7 Z L J No. C 84132 V A i I v p. 09-30-2021 CIVI ° i l O 1 S3 •' sf9 OF CAL\F \P W I 4 U 0 o V FF= VARIES g o i T ' n T u! T ONG BUILDIN t S1 w1 '• EX. 10' DRAINAGE EASEMENT - .I' V / — — — — O) DRI Y."- SEE DWG. NO 81-134 GR S1 F1 I " O ,p. •p,. „p„ .p,. '. ® I, S1 WA T I a No. Description Date I , S4 -FUEL CANOPY (9 MPD Sy p ® j I_ lJ " 4 W 1 V v 10: s0• 10• n0u ' Iv EX 2 18" RCP 1.5' W/0 PL FF= VARIES �f1L SEE DWG. NO 81-134 .*.[ALONG BUILDI i v AREA DRAIN FOR THE FUEL PAD 01 N N O O (NO DIRECT RAINFALL) ° O O SS W2 N ® CONFIRM IF SEWER S2LL. " tv S1 SERVICE REQUIRED S2 "- S2 S3 s W2 '• . . 1 `9' 1-1 W5 Q •e D1 " O7 W5 " " " 1 1 RV/BOAT PKG RV/BOAT PKG R4/BOAT PKG RV/BOAT PKG BMP A ""- BMP B - IR2 U BMP C1 -`�� 2 " " -."-W " . � "I� BMP D -'�o-- T 1490 SF N 560 SF 672 SF 784 SF c^ ° ° ° . • n . s. (�)�U(u �1TILIT4 vH`ULi „� s' n 1 " n �' IR Ef�I ALK • IR1 •n ° c °. . E "'•- '• °e • e • • . e • • . • • n F3 665.08' D1 •F3 D1 ❑T OHE OHE H OHE E OHE OHE OHE 0 E OH 0 OHE OHE ❑T � W D1 W4 N N 1 A�C1i BAS1QI N - - - D2 uRR R� cI ITTFR (E) DROP INLET 3 - — "GAS __EXIST-ING ID"WATFR �" 15209 LINCOLN STREET, D2 u1 u1 D2 ��4 RIVERSIDE DRIVE D2 / APPRO . 10' N\O CL M LAKE ELSINORE CA z - 1 2"ss - - - - S5 — �w� 55 — -1 2"SS F5 W3 - - 5 - - -12"SS — SMH 8„SS S5 F5 EXISTING SEWER — — — PRELIMINARY UTILITY APPROX. 5'S\O CL 0 - -3"W PLAN UTILITY CONSTRUCTION NOTES: UTILITY LEGEND: SANITARY SEWER FIRE WATER IRRIGATION EX. G EXISTING GAS SI BUILDING SEWER POINT OF CONNECTION. FI BUILDING FIRE SPRINKLER WATER POINT OF CONNECTION IRI IRRIGATION METER BOX. EVMWD STD. DWG. NO. W-12. Project number 0711 -10 SS SS PROPOSED SEWER S2 PVC SEWER PIPE. CLEANOUTS REQUIRED PER CODE. 2% MIN. SLOPE UNLESS F2 SITE FIRE WATER PIPE. SIZE AND MATERIAL TBD IR2 BACKFLOW ASSEMBLY EVMWD STD. DWG. NO. W-21A & W-21B. Date APPROVED BY ENGINEERING. EX. SS EXISTING SEWER 2020-07-15 F3 FIRE DOUBLE DETECTOR CHECK METER INSTALLATION. EVMWD STD. DWG. N0. W-23 S3 SAND/OIL SEPARATOR. EVMWD STD. DWG. NO. S-16A FIRE HYDRANT ASSEMBLY. EVMWD STD. DWG. NO. W-7. CONFIRM REQUIRED MISC. UTILITIES -SD—SD—SD—SD— PROPOSED STORM DRAIN Drawn by J U S4 GREASE INTERCEPTOR. EVMWD STD. DWG. NO. S-17A F4 HYDRANT(S) AND LOCATION(S) WITH FIRE DEPARTMENT. UI OVERHEAD POWER LINES SHALL BE UNDERGROUNDED, POLES REMOVED. EX. SD EXISTING STORM DRAIN S5 SEWER LATERAL CONNECTION. EVMWD STD. DWG. NO. S-15 F5 CONNECT TO EXISTING MAIN. EVMWD STD. DWG. NO. W-29. Checked by RR STORM DRAIN DOMESTIC WATER w w PROPOSED WATER DI INFILTRATION BMP FOR WQMP. SEE SECTION ON C1. DCV STORED AND INFILTRATED. OVERFLOW TO WI BUILDING DOMESTIC WATER POINT OF CONNECTION ■ G 0 71 CURB DRAIN. NO HYDROMOD REQUIRED. EX. W EXISTING WATER C1 J OD2 W2 SITE WATER PIPE. SIZE AND MATERIAL TBD , BMP OVERFLOW TO CURB PARKWAY DRAIN W3 DOMESTIC WATER SERVICE CONNECTION. SIZE TBD. EVMWD STD. DWG. N0. W-10. PROPOSED FIRE WATER D3 TRAFFIC RATED TRENCH DRAIN. DISCHARGE THRU ADJACENT CURB DRAIN AS ELEVATION ALLOWS. 0 15' 30' TRAFFIC RATED AREA DRAIN W4 WATER METER BOX. EVMWD STD. DWG. N0. W-12. IR IRR PROPOSED IRRIGATION Scale As indicated D4 W5 BACKFLOW ASSEMBLY EVMWD STD. DWG. NO. W-21A & W-21B SCALE: 1"=30' ino GOLCHEH . . . • , F . ■ 1 GROUP . <. • (Ej Df{OP dN it-ET' ., , • 1 ° , < < 1 ° < •° , • 1. 1180 S. BEVERLY DR #300 1 . . <. ° •S � � � ° � ° • � r r • < � LOS ANGELES, CA 90035 ' °1 1• • • • ° u 424.241.2256 .\- -.I. SELF STORAGE L - 18,20 •Iow 3/4» C.4# , o 21 ,377 SF +1#10 GR m ATC D.11S�I N GROUP ARCHITECTS • ENGINEERS + SURVEYORS + 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDIDO,CA 92029 e PHONE:(760)73MBOO FAX:(760)738-8232 ' (E) APPLICANT: LINCOLN RIVERSIDE GROUP, LLC ATTN: ILAN GOLCHEH ® /® -`• •; i 1180 S. BEVERLY DRIVE, STE #300 ° LOS ANGELES, CA 90035 +1#10 GRD - ILAN©GOLCHEHGROUP.COM •�\;+`- TEL: 310.923.2594 2 �\ 411 — — — — — — — — — — — — — — — — — — — — — ARCHITECT: AT C DESIGN GROUP . O J L 3j' 1277 PACIFIC OAKS PL. STE #102 �° ESCONDIDO, CA 92029 3 3 14 CPOST®ATCDESIGNGROUP.COM I TEL: 760.738.8809 0O ASSESSOR'S I n `-` °> ' •° — — — •` == PARCEL# 379- 111-014 8 15209 LINCOLN ST. 3 �' 1 LAKE ELSINORE, CA w ° ' L - 18,20 I w 3/4» C.4#1 BLDG INFO: I +1#�a �EVEN GROSS ACERAGE: 6.29 ACRES I V - 18, 0 c��� ` 4 ' TOTAL BLDG AREA: 51,101 SF / C STORE CANOPY AREA: 7,697 SF LL 1 g 3/4» C. - -- n ° ' +1 10 G < LOT COVERAGE: '/'r� # I 4 650 SF ' ` LANDSCAPING LOT COVERAGE: O Ii v Ln O (f� v - 18,20 i J n LANDSCAPING PROVIDED: UJ Z • a /4" C.4#10, ; ` •, v J I • ° ` _ • # •` REQUIRED BLDG SETBACKS: �^ +1 10 GRD. O 18 V J �{ n <---- -- - - <---- <---- < -- FRONT: I �// I J J J J J J J J J J J J J J J ` e REAR: rr V�) FA K I SIDE 1 INTERIOR: LL Q 'I . O V"" '�'� SIDE 2 INTERIOR: L LJ ; n I T HN ::: . . n � C) � � �`.- I• ♦ +I VJ I ■p t O (E) DR ° 1" PVC. 2 1044'uI-L ®PY° P®'S i•'-'. +1#10 D 10 �v MA ---> ` MWIL \ o C•, 1 PVC. 2#10 r�•� \ \ +1#10 GRD 1 PVC. 2#10 1 PV 2#10A7 10 \ +1#10 GRD +1#1 RD No. Description Date ® / 4 .° 7 11 b-460AT PKGRV/BOAT PKG R /BOAT PKG RV/BOAT PKG LL — 7 11 4 �-.=� . ` a _ e • L r LotT L • H OHE OHE — - OHE OHL - ,F_ — 0 G W •0 z� �(E) DROP INLET 0 � 0 � z (7 D OUTDOOR LIGHTING FIXTURE SCHEDULE SYMBOLS LEGEND SITE LIGHT ALVM1NUA.CAP 15209 LINCOLN STREET, r yFf SE NOwN aE CaWR SYMBOL TAG QTY CATALOG NUMBER DESCRIPTION LAMP FILE LUMENS LLF WATTS MOUNTING SME rafa srowN GCNERAL srREFr LrcNrrN�pLlN. s375•0,° LAKE ELSINORE, CA EXTERIOR WALL LIGHT FIXTURE DACE T 70 4r Lxwr rS ARM AoutEnr ro LY1R@, wsr ARM FWPT 62 FWPT080 OUTDOOR LED WALLPACK LED FWPT080.IES 9,825 1.00 80 WALL ® LED CANOPY LIGHT WR@£L7lL CWNAY£XrAC CRAAb1I; DR APPM7VEC EiNRIL FALC 84 FALC200 OUTDOOR AREA LIGHTS, LED FALC200-T3.IES 26,200 1.00 200 POLE KEY NOTES PRELIMINARY LIGHTING CWITH OAT UV RESISTANT POWDER 1❑ WALL SCONCE WITH BUILT-IN OCCUPANCY SENSOR AND DIMMING PLAN ❑2 SIGHT LIGHT REFER TO LIGHTING FIXTURE SCHEDULE ® ❑3 72" X 96" CONCRETE PAD PER SCE SPECIFICATION FCPA 16 FCPA240 IP 65 RATED CANOPY LED FCPA240_IESNA2002.IES 32,000 1.00 240 SURFACE LIGHTING ® TRANSFORMER PER SCE Project number0711 -10 ■4'-0:$IANZWV _ ❑5 400A 120/208V. 3 -4W PULL/METER SECTION r W AW SML"aV `°� GENERAL NOTES ALL EQUIPMENTS SHALL BE U.L. LISTED, OR CERTIFIED BY A NATIONAL Date 2020-07-1 5 RECOGNIZED TESTING LABORATORY ACCREDITED BY THE UNITED STATES © TRASH ENCLOSURE " AXCHOR CR RM�s 1. ELECTRICAL CONTRACTOR TO FURNISH AND INSTALL ALL NEW ELECTRICAL EQUIPMENTS AS SHOWN OCCUPATIONAL SAFETY HEALTH ADMINISTRATION ON THIS SITE PLAN AND ASSOCIATED CONDUITS WITH CONDUCTORS AS SHOWN ❑7 MONUMENT SIGN. PROVIDE WP JBOX WITH 20A/1 P DISCONNECT QUA P-s• Drawn by 2. ELECTRICAL CONTRACTOR SHALL DIG ALERT AT 800.227.2600 TWO (2) WORKING DAYS CONDUCTORS SWITCH AND MAKE CONNECTION TO SIGN AS REQUIRED. Norc BEFORE DIGGING. ALL CONDUCTORS SHALL BE COPPER AS FOLLOWS: ® Underground Service Alert UWrrSt AM IN os ,r�5LHPCRSEDE77 @"L SMEET LSrANDAaa rw srRvrvc Checked by DRIVE-WAY APPROACH � 1177C1r1',Y rNEr•ARE RI ACLI7ROANCE w.rll ME NA m7NAL SiAE£I CfWN►1NC CWDE. TV*WORkING DAr5 BEFORE YOU WIC S�t3. ALL ROOF/WALL PENETRATION SHALL BE PROPERLY SEALED. • #12 AWG AND SMALLER - SOLID, THHN/THWN-2 ❑9 NOT USED "'`'°°9�u °rt°'7. °'4 `"` " "� "'°"°' CITY OF LADE ELSINORE NvmEe.ae Feu�elne o Pam"[le 4. THIS SITE PLAN IS FOR REFERENCE ONLY. #10 AWG AND LARGER - STRANDED, THWN-2, THHN OR XHHW ° , I&°,,i'.Wq W�� � # Exco+ot•.III"��Fy,.,�,�,Alarl ARTERAL HIGHWAY M0 BURY CONDUIT AT MINIMUM OF 24 BELOW GRADE CaIITOLLFREE CW1 TOLL FREE GATOLLFREE — P1 Lam■ ALA` LIGHTING 502 J E1 . 00 ALL TERMINATIONS AND CONDUCTOR SIZES ARE BASED ON 75C , 1-800 1-800 1-800 5. CONTRACTOR TO CONTACT SCE BEFORE COMMENCING ROUGH-IN TEMPERATURE RATING I " 3 227-2600 227-2600 ;S�.u"_lnv�c"iar"a! INmm°m Gldarual {r{•radai ALL ELECTRICAL WORK SHALL BE DESIGNED PER 2014 LOS ANGELES COUNTY 0 15' 30' LIGHT POLE FOUNDATION DETAIL ELECTRICAL CODE, 2016 CALIFORNIA ENERGY CODE AND 2014 NATIONAL Scale As indicated ELECTRICAL CODE AND 2016 BUILDING ENERGY EFFICIENCY STANDARDS. SCALE: 1"-30' i . . . . . . . . . . . . GOLCHEH . � < ° . <° , • • ° • < ♦ � ♦ 1 • o :• ♦ < ° • <' • •� ° GROUP ` °♦ °° " ' � �°♦ •<♦ ♦ •< !n. 71•�'�� X (+y X x � .0. _ X X y y X X X `0� X 4 �Y x . -X , - Ji .�V .' • < a �Y •1 ° � �V x` x� >� x . . o` 4 J(.�yy` x x y T\ S( X y •m ° 1. y < 4 . .a 1180 S. BEVERLY DR #300 ° LOS A NGELES, CA 90035 yY " k SELF STORAGE 424.241.2256 211377 SF ° (z 629.3' 6. ° k ATC DESIGN GROUP ° ARCHITECTS ■ ENGINEERS + SURVEYORS 9.0, °O X I 1277 PACIFIC OAKS PL.,SUITE 102 ESCONDEUO,CA 94029 T 61 o6 ` X ` PHONE:(760)73MBOO FAX:(760)738-8232 °1♦ d•"d �7 M APPLICANT: LINCOLN RIVERSIDE GROUP, LLC .-X•` ® ♦ ♦ C*4 o x ATTN: ILAN GOLCHEH x' a? z 1180 S. BEVERLY DRIVE, STE #300 •X -x x X x X• X X x *X •X x x- x x X •x x x x x• w » x x x e( •x x x x x•I�r-x=x-ac-•z-z_x x x-x a(-x x x_x- x• >a x x * �( x X .x.x X. x. x )4 )t > z LOS ANGELES, CA 90035 — — �— D ILAN©GOLCHEHGROUP.COM i ,., ♦ ♦ TEL: 310.923.2594 30.5' 4 i * ARCHITECT: ATC DESIGN GROUP 'n x ♦ K' 1277 PACIFIC OAKS PL. STE #102 •v 2 1' 2 R8.6 g p� o ESCONDIDO, CA 92029 1 n' .i, .ii. x x -i• i - ;r„�t ( is .ii. x x x O � CPOST®ATCDESIGNGROUP.COM k, •x ! < TI O 14 < M c -U TEL: 760.738.8809 LL.I v n o ° o I,- ', .v.v.X X X « .v•v��► x x .x .v.v x X >4 x .v.r.v x x �` 91.9' ASSESSOR'S °1 ' ♦ ° x I f 120' "' `x x ^ PARCEL# 379- 111-014 F '1./ 1. I"I"I i * .3' i° 0 — `� ` i t x` T 1 7-ELEVEN 15209 LINCOLN ST. 1 6 1' i. v x 0 ��� X X ' X.'x`.X X.`x -x x x X X 8 +; LAKE ELSINORE, CA 1 Q g s ^ C STORE O ^ Pei33.1 LL v x 1 ; 4,650 S F '`X BLDG INFO: GROSS ACERAGE: 6.29 ACRES �� 1� x y 44.9' W n . x TOTAL BLDG AREA: 51,101 SF `X ,1 O LLJ = 10 X� _____ X �' ` ^ 1 'x ,x 1 ` '� ° CANOPY AREA: 7,697 SF 1 ,^^ x` ``y�' ° LOT COVERAGE: O 18 00� ,J " — O <—� <-- — — <---- <---- < -- LANDSCAPING LOT COVERAGE: X '� O Oo °1 25.7' LL LANDSCAPING PROVIDED: J �♦ � cfl v > � X x J CI) 0 x X ' LLJ 1 LL , oo V O n — O9 Vpry . , REQUIRED BLDG SETBACKS: ; 'x ; >d x x -�- ® �("` FRONT: v J �4 el x 1 X �; REAR: .w` v/ v n w t X 1 SIDE 1 INTERIOR: X SIDE 2 INTERIOR: Q 1 6 Tv ' 14 1 i t O ♦ x` 30.5 e i 4. #� 25.7' �� i 3 ' 3 r v 5 X O ° ♦1' ° `L 2 .0 1 6 . ♦ ,e 119.0 ® ; U CANOPY (9 MPD'S 20.4' . : ° x I yy '� 4,291 SF4 4 • ° ,v li I . `� /XI �0�� 1 k )( X X ��. 4 �{' X .�s a0. e�e vrl.. r is %.�° x.')4 X i 4 °�' - � J Q '� i t •,( - ♦ 8 1 (0 cD p (n V ® � M C) -� - ,. 30".0 - � I � x x x X No. Description Date ® m �, 4 _ X x ' X `,� RV/BOAT PKG R OAT G R /BOAT P RV/ T PKG 'x J ' N x` °� y x• x `�' � ' x`x'X`� `X.` ` .X. .*. '.v .x ` � � ` Ix e. • lJ n ' , • ° � (H7) D1/200" - < _ +t�Ml r� �_ Mao = o ♦ � D � � � o RIVERSIDE DR. MD � � om -F1 C--) rp 15209 LINCOLN STREET, PROPOSED PLANT LEGEND PROPOSED LANDSCAPE AREA CALCULATIONS LAKE ELSINORE, CA SYMBOL BOTANICAL NAME OTY. CONTAINER SIZE WATER USE QTY. CONTAINER SIZE BOTANBIE�A TOTAL AREA: 255,497 S.F. SYMBOL COMMON NAME MATURE H X W COMMENTS MATURE H X W COMMCS1�Pq, A4 TS TOTAL LANDSCAPE AREA: 41,200 S.F. 18 REQUIRED LANDSCAPE %: 15.0% TREES: 24" BOX MODERATE 15 GALLON MODERATE PRELIMINARY LANDSCAPE RED CRAPE MYRTLE 20' X 15' O ROSAWHIT F. 'ICEBERG' ROSE 10 30" X 30" TOTAL LANDSCAPE %: 16.1% 15 GALLON LOW PLAN SALVIA LEUCANTHA 87 3' X 3' PHOENIX CANARIENSIS 20' BTH LOW MEXICAN BUSH SAGE CANARY ISLAND DATE PALM 4 25' X 20' (CITY STREET TREE OR OTHER SPECIES APPROVED BY THE COMMUNITY 15 GALLON LOW DEVELOPMENT DIRECTOR) �� OASTWESTRINGIA F.ROSEMARYMOKEY' 19 4' X 4' Project number 0711 -10 RHUS LANCIA VINES: 5 GALLON MODERATE ° AFRICAN SUMAC 6 24" BOX 17 PARTHENOCISSUS TRICUSPIDATA 35 Date 2020-07-15 25' X 25' LOW BOSTON IVY x SHRUBS" 15 GALLON Drawn by CALLISTEMON 'LITTLE JOHN' 373 36" X 30" LOW COMPACT BOTTLEBRUSH e ELAEGNUS P. 'FRUITLANDII' 10 15 GALLON Checked by 6' X 4' LOW SILVERBERRY 208 5 GALLON L1 . 00 OO HEMEROCALLIS 'STELLA D'ORO' 24" X 24" MODERATE YELLOW DAYLILY 0 5 4' GALLON 44 O LEPTOSPERMUM S. 'SNOW WHITE' 4' X 4' LOW NEW ZEALAND TEA TREE ® 27 5 GALLON MUHLENBERGIA RIGENS 30" X 30" LOW DEER GRASS 41 15 GALLON 0 15 30 Scale As indicated ® PHORIUM T. 'AMAZING RED' 3' X 3' LOW SCALE: 1 =30 NEW ZEALAND FLAX 0-0 0.0 0.0� � 0 � � '00 � O8 b0 0.0 0�0 b0� OD 0�0 � � � � 1.9 2.1; j 0.0 B8..G 4. GOLCHEM GROUP 0.0 9.8 5.4 1 1180 S. BEVERLY DR # 0.0 22. 17 3;�7.� 15.1 8. 7.7 -13--0- 6. 11. 12. 7. 15.0 8.3 7. 13 8 .8 6. 16. 12.1 16. 9. 8.3 13. 6. 11. 11.1 6. 15. 8. 13. 10. 10. 5.5 14.1 7.8 7.6 13. 6. 14. 19. 11.3 6.5, 300 I LOS ANGELES, CA 90035 L 424.241.2256 0.0 21. 15. 5 4.4 4.2 [4.� I 8.8 7.� 5? 5.2 4.� 41� 5.3 5.6 6�7 8. .�I 7.4 5. 4. � ��.0 3� 4.5 .0 5.� 6�4 �.1 5.�i 5.7 4. 4. � 4.1 3u3143. 4.0 4.2 5�5 6. 12.1 15. I 12.6 7. 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I 9. � IrO 55. 3. � R� � 7 10. � � 1$ 33 3.6 4 � V 4` Site 1" = 30'-0" LUMINAIRE SCHEDULE Q_p+ LUMINA/RE 22.000 ALUMINUM CAP LUMEN HIGH PRESSURE SODIUM SYMBOL TAG QTY CATALOG NUMBER DESCRIPTION LAMP FILE LUMENS LLF WATTS TYPE TO BE SHOWN ON GENERAL STREET UGHT/NG PLAN. 2.375' O.D. a LIGHT Is I FWPT 62 FWPT080 OUTDOOR LED WALLPACK LED FWPT080.IES ABSOLUTE 1.00 80 ADDJACfHr TOE CURB, "4ST ARMLLED LENGTH SHALL BE I'-0' ---�AURSEL/TE, ORNAMENTAL GRAN/T£. OR APPROVED COUAL FALC 84 FALC200 OUTDOOR AREA LIGHTS, LED FALC200-T3.IES ABSOLUTE 1.00 200 WITH UV RESISTANT POWDER COAT N 7-ELEVEN RAPIDS CAR WASH FCPA 16 FCPA240 IP 65 RATED CANOPY LED FCPA240-IESNA2002.IES ABSOLUTE 1.00 240 15209 L I N C O L N STREET, ® LIGHTING LAKE ELSINORE , CA { 'STATISTICS 6'-0- STANDARD o GROUT 1 1'-6" WHEN SIDEWALKS ARF NOT PROPOSED FOR INSIALLAT/ON SITE PHOTOMETRIC DESCRIPTION METRICS AVG MAX MIN MAX/MIN AVG/MIN of I 1 x55,4" h ANCHOR RODS PLAN PARKING LOT ILLUMINANCE 11 FC 81 FC 0.00 FC N / A N / A . 2•-6 Project number 0711-10 SOUAR OR ROUND NOTE. THESE L/GHT/NG STANDARDS MAY or SUPERSEDED BY THE STANDARDS OF THE S£RV/NC• Date 2020-03-23 UTILITY /r THEY ARE /N ACCORDANCE WITH THE NATIONAL STREET LIGHTING GUIDE. POLE MOUNTED FIXTURES ARE MOUNTED ON A 27' POLE WITH 36" HIGH CONCRETE BASE WITH INTERNAL HOUSESIDE SHIELD PLUS EXTERNAL SHIELD .>r 110 fNGINfER/NC am07109 CITY OF LAKE ELSINOIZE Drawn by GG w.orcn Sr MFPAWD NY P1UK WOWS A/ �� ARTERIAL HIGHWAY No Checked by JU PLANNING NOTE c,YY iw arr LIGHTING 502 1. THAT IF ECONOMICALLY FEASIBLE, THE APPLICANTS SHALL PROVIDE AT LEAST 75% OF ALL ROOF SURFACE WITH A MINIMUM SOLAR REFLECTIVE INDEX (SRI) OF AT LEAST 78 SO AS TO REDUCE POTENTIAL FOR UNECESSARY BUILDING HEAT ABSORPTION TO THE SATISFACTION OF THE COMMUNITY CITY DETAIL NO . 502 DEVELOPMENT DIRECTOR E9 . 0 2. LUMENS OF LIGHTING SHOWN ON PLANS NOT TO EXCEED 0.5 FOOTCANDLES N 0 T TO SCALE STORE OPERATES 24HR /7-DAYS Scale 1" = 30'-0" Issue Date TABLE OF CONTENTS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 1 JANUARY 2021 CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 CITY OF LAKE ELSINORE TABLE OF CONTENTS 1.0 INTRODUCTION AND PURPOSE OF SPECIFIC PLAN AMENDMENT NO. 3 1.1 Purpose and Intent of Canyon Hills Specific Plan Amendment No. 3 1.2 Specific Plan Authority 1.3 California Environmental Quality Act (CEQA) Compliance 1.4 Content, Chapters, and Components of Specific Plan Amendment No. 3 1.5 Purpose and Intent of Amendment No. 4 2.0 DESCRIPTION OF SPECIFIC PLAN AMENDMENT NO. 3 AREA 2.1 Location of Specific Plan Amendment No. 3 Area 2.2 Existing Development and Improvements 2.3 Relationship with City of Lake Elsinore General Plan 2.4 Relationship with City of Lake Elsinore Zoning Code 2.5 Relationship with Canyon Hills Specific Plan Amendment No. 2 3.0 SPECIFIC PLAN AMENDMENT NO. 3 DESCRIPTION 3.1 Development Concept 3.2 History and Background 3.3 Objectives of Specific Plan Amendment No. 3 3.4 General Discussion of Specific Plan Amendment No. 3 3.4.1 Phase 7 Development 3.4.2 Phase 8 Development 3.5 General Discussion of Specific Plan Amendment No. 4 TABLE OF CONTENTS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 2 JANUARY 2021 4.0 LAND USE PLAN 4.1 Reasons for Changes to Land Use Plan 4.2 Description of Changes to Land Use Plan 4.3 Amended Land Use Plan 5.0 CIRCULATION PLAN 5.1 Reasons for Changes to Circulation Plan 5.2 Description of Changes to Circulation Plan 5.3 Amended Circulation Plan 6.0 OPEN SPACE, LANDSCAPING, AND PARK PLAN 6.1 Reasons for Changes to Open Space, Landscaping, and Park Plan 6.2 Description of Changes to Open Space, Landscaping, and Park Plan 6.3 Amended Open Space, Landscaping, and Park Plan 7.0 FUEL MODIFICATION PLAN 7.1 Reasons for Changes to Fuel Modification Plan 7.2 Description of Changes to Fuel Modification Plan 7.3 Amended Fuel Modification Plan 8.0 INFRASTRUCTURE AND UTILITIES PLAN 8.1 Reasons for Changes to Infrastructure and Utilities Plan 8.2 Description of Changes to Infrastructure and Utilities Plan 8.3 Amended Infrastructure and Utilities Plan 9.0 DEVELOPMENT STANDARDS 9.1 Reasons for Changes to Development Standards 9.2 Description of Changes to Development Standards 9.3 Amended Development Standards 10.0 IMPLEMENTATION AND ADMINISTRATION TABLE OF CONTENTS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 3 JANUARY 2021 10.1 Reasons for Changes to Implementation and Administration 10.2 Amended Implementation and Administration TABLES FIGURES 1. Regional Location Map 2. Exhibit of Canyon Hills 3. Exhibit showing the SPA 3 areas on the Canyon Hills Map 4. Enlargement of Phase 7 and 8 as affected by SPA 3 5. Planning Area and land use designation shown 6. Exhibit comparing SPA 2 and SPA 3 land uses 7. Circulation Plan Please review Public Facilities Plan (p. 5-2 of SPA 2) to see if there is any conflict with roadways 8. Amended roadway cross sections with landscaping (Fennell) 9. Conceptual Drainage Plan (for each area affected by SPA 3). Please review Drainage Concept (p. 6-29 of SPA 2) to see if there is any conflict with your new drainage plan 10. Conceptual Water Plan (for each area affected by SPA 3) Please review Utilities Concept Plan (5-12 of SPA 2) to see if there is any conflicts 11. Conceptual Sewer Plan (for each area affected by SPA 3) 12. Conceptual Dry Utilities Plan (for each area affected by SPA 3) 13. Conceptual Landscape/Open Space Plan (for each area affected by SPA 3) 14. Conceptual Park Plan (Fennell) 15. Fuel Modification Plan (Fennell) Section 31.0 CANYON HILLS SPECIFIC PLAN AMENDMENT NOs. 3 & 4 SEPTEMBER 20208 1-1 SEPTEMBER INTRODUCTION AND PURPOSEDescription of Specific Plan Amendment Nos. 3 and 4 Elevation for the Phase 8 area. It is anticipated that the applicant, nearer the time of development, would engage both the Planning and Engineering Departments for initial site plan review and conformance with the conditions set forth herein. 3.5 GENERAL DISCUSSION OF SPECIFIC PLAN AMENDMENT NO. 4 Specific Plan Amendment No. 4 will regulate future development and design only within the Phase 8 area of the overall Canyon Hills Specific Plan. Future development outside of Phase 8 will continue to be regulated by SPA Nos. 2 and 3. Figure 2-2 provides an exhibit of the Phase 8 area. In general, the Phase 8 Planning Area is located within the western portion of the Specific Plan area, west of Railroad Canyon Road. The following generally describes future development proposed for Phase 8. Specific Plan Amendment No. 4 (SPA No. 4) changes the Land Use Designation of Neighborhood Commercial (C-1) to Multifamily 2 Residential District (MF2) located within Phase 8 of the Canyon Hills Specific Plan SPA No. 3. The change anticipates the subdivision of land for the purposes of Condominium residential development and the construction of approximately 60 residential units and related improvements. The project area is located on the northeast side of the intersection of Railroad Canyon and Tassel Way (APN: 363-940-011) within Planning Area 2B. The existing SPA No. 3 assessed the total buildout of Phase 8 of the Canyon Hills Specific plan, which included 915 multi-family residential units and 9.1 acres of commercial development. Because the build out of Phase 8 has only yielded 456 residential units and no commercial development, the conversion of the commercial site to a residential development with a maximum density of 219 units still represents a net deficit of 240 residential units for the Phase 8 area. Section 41.0 INTRODUCTION AND PURPOSECONCEPTUAL LAND USE PLAN CANYON HILLS SPECIFIC PLAN AMENDMENT NOs. 3 & 4 SEPTEMBER 20208 1-1 SEPTEMBER 4.2 PROPOSED CHANGES TO LAND USE PLAN This section describes those land use changes being proposed with SPA No. 3 as compared to SPA No. 2, including the following: Reconfigure the various Planning Areas within he Phase 7 and 8 areas to accommodate changes in product to meet changing market demand. Grant more parkland to better serve the community. Provide more retail opportunities for community residents.(removed with SPA No. 4) Ensure that a total of 4,275 residential units are constructed within the entire Canyon Hills Specific Plan area. 4.2.1 LAND USE CHANGES WITHIN PHASE 8 AREA The overall Phase 8 area is viewed as a separate community or village given its detachment from the rest of Canyon Hills area. The Planning Areas were reconfigured to allow for multi-family units, provide additional commercial uses (removed with SPA No. 4), provide a new part and pedestrian pathway to connect all uses within Phase 8, and provide a possible link to the San Jacinto River Trail system. The final elevation of the building pads could vary based upon development costs in the future. The applicant will consult with the Planning and Engineering Departments during development of the site plan to ensure conformance with the provisions set forth herein. A new neighborhood park will be provided for the use and enjoyment of the community. (SPA No. 2 did not propose any neighborhood park). Additional commercial and retail uses will now be proposed. (removed with SPA No. 4) A pedestrian pathway will be provided to connect with future multi-family units, existing and future commercial uses, and new public neighborhood park. Allow the option, dependent upon market conditions, to construct lower density housing types such as single-family detached homes and detached condominiums. 4.2.2 LAND USE CHANGES WITHIN PHASE 7 AREA Planning Ares 31 and 32 are combined into a single Planning Area 31. The product will be the same in these two Planning Areas. Development within Planning Areas 31 and 32 are proposed to occur at the same time, so distinction between the two Planning Areas was unnecessary. Section 41.0 INTRODUCTION AND PURPOSECONCEPTUAL LAND USE PLAN CANYON HILLS SPECIFIC PLAN AMENDMENT NOs. 3 & 4 SEPTEMBER 20208 1-2 SEPTEMBER Planning Areas 28A, 28B, 28C, and 32 are reconfigured to accommodate a different product mix to respond to changing market conditions. Section 41.0 INTRODUCTION AND PURPOSECONCEPTUAL LAND USE PLAN CANYON HILLS SPECIFIC PLAN AMENDMENT NOs. 3 & 4 SEPTEMBER 20208 1-1 SEPTEMBER PLANNING AREA 2B Phase: 8 Acres: 9.1 Acres Density: 6.6 DU/AC (up to 24 DU/AC) Land Use/Zoning Designation: MF2 (Multi-Family Attached Residential 2 District) Dwelling Units: 60 DU Product: Multi-Family Condominiums School District: Lake Elsinore Unified School District Design Features: Incorporate cut slope variations. Preserve views of river and adjacent open space, where possible. Provide for unifying pedestrian trail system. Section 8.0 DEVELOPMENT STANDARDS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 1-1 JANUARY 2021 8.7. A MF2: MULTIFAMILY ATTACHED RESIDENTIAL 2 (PLANNING AREA 2B) 8.7. A.1 PURPOSE The MF2 (Planning Area 2B) is intended to provide for quality residential projects, consisting of products other than single-family detached developments, at densities up through 24 units to the gross residential acre, and in compliance with the Canyon Hills Specific Plan designation of Multifamily Attached Residential 2 (Planning Area 2B). This zone is employed in an urban environment with available public services and infrastructure, within Planning Area 2B (Phase 8) where access and surrounding uses are conducive to low density attached development. With the density range permitted in this zone, possible products include small lot single-family detached homes on private streets, duplexes, townhouses (three or more units per building), and townhouse/flat combinations. 8.7. A.2 PERMITTED USES Uses permitted in this district shall include those uses listed below, when developed in compliance with the purpose and intent of this zone: A. Accessory uses and structures. B. Duplexes and patio homes. C. Multiple-family attached and detached dwellings, including triplexes, townhouses, condominiums and flats. D. Government buildings and service facilities. E. Public utility distribution and transmission facilities excluding private radio, television, and paging antennas and towers. F. Small family day care and residential care facilities, pursuant to Chapter 17.16 of the Zoning Ordinance. G. Small lot single family detached dwelling units; one dwelling unit per lot if the project is developed with private streets. 8.7. A.3 USES SUBJECT TO A CONDITIONAL USE PERMIT It is recognized that certain uses, while similar in characteristics to the aforementioned Permitted Uses, may have the potential to impact surrounding properties, and therefore require additional approval and consideration. Such uses to be permitted in the MF2 Planning Area 2B District shall require a Conditional Use Permit pursuant to Section 10.0 of SPA No. 3 document and shall include the following: A. Commercial day care centers. B. Convalescent and retirement homes, rest homes, sanitariums, and similar congregate care facilities. C. Large family day care homes in compliance with the provisions of LEMC 17.415.130. D. Tennis clubs and swimming clubs. Section 8.0 DEVELOPMENT STANDARDS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 1-2 JANUARY 2021 8.7. A.4 ACCESSORY USES AND STRUCTURES The following accessory buildings and uses may be located on the same lot with a permitted use, provided that they are found to be compatible with the residential character of the neighborhood, and that all buildings or structures be harmonious with the architectural style of the main building(s). A. Uses: 1. Home occupations; subject to be the completion and approval of an application for a home occupation permit issued by the Planning Division and in compliance with the provisions of Chapter 17.48 of the Zoning Ordinance. 2. Non-commercial hobbies. 3. Keeping of household pets (when no commercial activity is involved). For the purpose of this zone, a household pet is an animal clearly considered customary to a residential use, e.g., dogs, cats, birds, and fish. Said pets shall be limited to a maximum of three weaned dogs and/or cats. The maximum number of birds and fish shall be specified by the City’s adopted Animal Control Ordinance. B. Structures: 1. Antennas, satellite dishes, and similar devises; subject to compliance with the provisions of Chapter 17.16 of the Zoning Ordinance. 2. Carports and garages. 3. Community recreation buildings and facilities for use by the residents of a permitted development. 4. Equipment storage structures not exceeding 400 SF. On duplex and triplex lots, sheds, children’s play houses, and similar enclosures of less than 120 SF and a height of 6 ½ feet may encroach into the required side and/or rear yard and shall have no required setback, provided the design of the structure complies with the City’s fire and Building Codes. 5. Lattice patio covers, and gazebos. 6. Rental offices and management offices; only when they serve the project on which property they are located. 7. Special use rooms such as laundry rooms and pool dressing rooms. 8. Swimming pools, Jacuzzis, spas, and associate equipment shall be located in a required yard area. 8.7.A.5 LOT AREA Section 8.0 DEVELOPMENT STANDARDS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 1-3 JANUARY 2021 The minimum lot area for any lot created in the MF2 (Planning Area 2B) District for small lot single family detached home purposes shall be 3,000 SF. The minimum lot area for any lot created in the MF2 (Planning Area 2B) District for condominium units shall be 1 ½ net acres, and within the boundaries of said lot, the minimal unit size shall be 1,000 SF for attached condominium units and 2,520 SF for detached condominium units. The minimum average area required for each dwelling unit in the MF2 (Planning Area 2B) District shall be 2,200 SF per unit. To determine the maximum number of units that may be constructed on a given property, divide the total net lot area by the square footage required for the type of product. The resultant number should be rounded down to the nearest whole number. 8.7.A.6 STREET FRONTAGE WIDTH The minimum street frontage width for any new single-family detached lot created in the MF2 (Planning Area 2B) District shall be as follows: A. Standard interior lots: 35 feet B. Lots on curvilinear streets: 35 feet measured at the building setback distance C. Corner lots: 45 feet D. Knuckle or cul-de-sac lots: 25 feet; provided the average width is 35 feet. 8.7.A.7 SETBACKS The following minimum standards shall apply to all new construction within the MF2 (Planning Area 2B) District: A. Front yard: 1. Main dwelling unit building: A setback of 10 feet, measured from the back of sidewalk on private streets. 2. Garages: The setback to a straight-on garage shall be a minimum of 18-feet from the front property line or back of sidewalk (if the sidewalk is located within an easement on the property). The setback to the garage may also be 5-feet, subject to Design Review approval and compliance with the following: when the setback is 5-feet, an automatic roll-up garage door shall be utilized for the garage. When the garages front on a street (public or private), no more than 50% of the units shall incorporate the 5-foot setback. B. Side yard: Section 8.0 DEVELOPMENT STANDARDS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 1-4 JANUARY 2021 1. Adjacent to interior lot lines, there shall be a minimum setback of 4-feet. Adjacent to a public right-of-way or private street, the minimum setback shall be 10-feet, with the exception that where a straight-in entry garage gains access via the side yard, the setback shall be 20-feet. 2. For any buildings next to public natural open space or another Planning Area, the minimum setback shall be 8-feet. 3. Lattice patio covers may encroach to within 5-feet of a side property line. C. Rear yard: 1. Adjacent to interior lot lines, a public right-of-way, or a private street, the minimum setback shall be 10-feet, with the exception that where a straight-in entry garage gains access via the rear yard, the setback shall be 20-feet. 2. For any buildings next to public natural open space or another Planning Area, the minimum setback shall be 12-feet. 3. Lattice patio covers may encroach to within 10-feet of the rear property line. 8.7.A.8 LOT COVERAGE The maximum lot coverage in the MF2 (Planning Area 2B) District shall be 50%, including all buildings and accessory structures. Attainment of the permitted maximum coverage shall be a secondary consideration to compliance with all other design regulations contained within this zone. 8.7.A.9 BUILDING HEIGHT Except as otherwise provided for accessory structures, the maximum building height in the MF2 (Planning Area 2B) District shall be 30-feet. However, within 25-feet of an SF1, SF2, or SF3 District, the maximum height shall be 17-feet. 8.7.A.10 MINIMUM DWELLING UNIT SIZE To ensure continuity with SPA Nos. 2 and 3 and other areas of Canyon Hills, multi-family residential development within Phase 7 and 8 will be regulated by the same minimum dwelling unit size standards as SPA Nos. 2 and 3. The minimum dwelling unit size with the MF2 (Planning Area 2B) District, exclusive of any balcony or patio area, shall be as follows: A. Studio units (sleeping quarters within the living room area): 900SF B. One-bedroom units: 900SF C. Two-bedroom units: 1,000SF, plus 100SF for each additional bedroom. 8.7.A.11 OPEN SPACE Section 8.0 DEVELOPMENT STANDARDS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 1-5 JANUARY 2021 In addition to any open space required by other provisions of the Zoning Ordinance, all projects developed in the MF2 (Planning Area 2B) District shall provide the following open space: A. Private open space: 1. Duplexes, patio homes and single family detached lots: Each dwelling unit or lot shall be provided with a usable private open space area, in the form of a patio or courtyard or rear yard, with a minimum area of 350SF and a minimum dimension of 15-feet. 2. Multiple-family attached dwellings: Each dwelling unit shall be provided with a usable private open space are in the form of a patio, a courtyard, or a balcony as follows: Units 900SF or less: 80SF, with a minimum dimension of 8-feet Units larger than 900SF of floor area: 140SF and minimum dimension of 10-feet. For the purposed of this zone, private open space shall mean a fenced or otherwise screened area, which is devoid of structures and improvements, other than those provided for landscape or recreation purposes. Common open space may be provided in lieu of private open space, if for each 1SF of private open space reduction there shall be 1 ½ SF of common open space added to the project over and above requirements of this zone. 8.7. A.12 SEPARATION BETWEEN BUILDINGS The minimum required separation between multifamily main buildings shall be as follows: A. Front to front: 20-feet for one-story buildings, plus each additional story shall be set back 5 additional feet. B. Front to rear or rear to rear: 15-feet for one-story buildings, plus each additional story shall be set back 5 additional feet. C. End wall to front or rear: 10-feet for one-story buildings, plus each additional story shall be set back 5 additional feet. D. In order to encourage obliquely aligned buildings, where such alignments are used, the distances in A or B, as applicable, may be decreased by 5-feet. Unless otherwise provided by any other adopted City regulations, accessory structures may be located without regard to a minimum separation, subject to Design Review approval. 8.7. A.13 WALKWAYS Section 8.0 DEVELOPMENT STANDARDS CANYON HILLS SPECIFIC PLAN AMENDMENT NO. 4 1-6 JANUARY 2021 Where walkways pass between buildings, fences, or other structures, there shall be a minimum separation between said structures of 10-feet. 8.7. A.14 LAUNDRY FACILITIES All projects developed within the MF2 (Planning Area 2B) District shall provide laundry facilities adequate to accommodate the number of units proposed within the project. The minimum number shall be one washer and one dryer per each nine units; however, in no case shall there be less than one washer and one dryer provided. This requirement is waived if all dwelling units in the project (Planning Area) are provided washer/dryer hookups. 8.7.A.15 WALLS AND FENCES Decorative masonry walls a minimum of 6-feet in height, as measured from the highest grade elevation on either side of the wall, shall be provided along all side and rear property lines that abut a major utility easement, natural open space, or another development project (Planning Area). However, where view opportunities exist, open fencing may be utilized (1) next to public natural open space, provided an adequate fire management zone is provided; and (2) where residential planning areas abut, provided a minimum 18-foot vertical separation is employed. Other fencing material may be deemed appropriate subject to approval by the Community Development Director or designee. 8.7. A.16 STORAGE A storage space of 85 cubic feet with a minimum dimension of 2 feet shall be provided for each dwelling unit in a location external to the unit. This requirement is waived if the dwelling unit has its own attached garage or garage on the same individual lot as the main dwelling unit. 8.7. A.17 PARKING The provisions of Chapter 17.66 of the Zoning Ordinance shall be used to determine the required parking for development in the MF2 (Planning Area 2B) District. 8.7. A.18 SIGNS The provisions of Section 8.11 or a Sign Program shall be used to determine permitted signs in the MF2 (Planning Area 2B) District.